CONTRACT 6800 Reimbursement AgreementAgreement No. 6800
REIMBURSEMENT AGREEMENT
BETWEEN THE CITY OF EL SEGUNDO AND
GRIFFIN CAPITAL COMPANY, LLC
This Reimbursement Agreement ("Agreement") is entered into as of November, 2023
by and between the City of El Segundo, a general law city and municipal corporation
("City"), and Griffin Capital Catalyst Development Fund, LLC, a Delaware limited liability
company ("Applicant"). The parties agree as follows:
1. Recitals. This Agreement is made with reference to the following facts and
circumstances:
a. The Applicant filed applications for Environmental Assessment No. 1353
for a proposed development of consisting of a 323-unit multi -family residential
development and a 490-space multi -level parking structure, a specific plan,
and zone change on a 3.6-acre site at the northeast corner of Kansas Street
and Grand Avenue (1521 E. Grand Avenue) (the "Project").
b„ The Project requires the retention of professional consultants; the costs of
attorneys' fees; the costs of work performed by City staff to complete the
number of tasks including drafting documents and environmental review;
zoning review, plans review for compliance with City standards, building
code compliance, preparation of reports, and project management duties;
the reasonable processing costs related to review and inspection of the
Project; and the costs of implementing the conditions of approval
(collectively, "Project Costs") as indicated in Exhibits A and B (attached).
C. City believes it is in the public interest for Applicant to pay for such Project
Costs. Applicant understands that all work performed by the City related to
the Project will be under the direction of City, but at Applicant's expense.
2. City Reimbursement. Applicant agrees to fully reimburse the City for the Project
Costs. The City has estimated the Project Costs for processing as being
approximately $510,000.00. However, the Applicant acknowledges that the actual
amount of such costs and expenses may be different. Nonetheless, even though
the actual amount of such Project Costs may be different, the Applicant agrees to
reimburse the City for the full amount of such actual costs in the manner provided
in this Agreement. City will provide Applicant with an accounting of the Project
Costs on a monthly basis, which accounting shall include any City Administrative
Costs (as discussed in Section 5 below), which accounting the Applicant agrees
will be conclusive, in the absence of manifest error. The total of the costs of the
Project, as disclosed by the accounting, is called the "Reimbursement Amount."
3.. City has No Obligation to Approve Project. By signing this agreement, Applicant
acknowledges and understands that this Agreement in no way obligates the City
to approve any of the entitlements or environmental documents for the Project.
The City and its elected and appointed officials retain sole discretion to either
approve or deny any of the environmental documents or entitlements that are
subject of this Agreement and need to effectuate the Project.
Agreement No. 6800
4, Method of Reimbursement.
a. Except as provided below, upon execution of this Agreement, Applicant
agrees to deposit with City $100,000.00 ("Deposit Amount") which
represents 20-percent of the estimated Reimbursement Amount for
processing. Costs associated with the Project will be charged against the
Deposit Amount. Once the Deposit Amount balance falls below $5,000.00,
a minimum Replenishment deposit of $100,000.00 must be submitted to
the City in accordance with Section 4(c) below.
b.. The Deposit Amount will be placed in a non -interest bearing trust account
established by the City Manager. Applicant understands and agrees that
City will not pay interest to Applicant on the Deposit Amount and Applicant
will not seek such interest payments from City.
C. Replenishment Deposit. Whenever the Deposit Amount balance falls below
$5,000.00, the City may request in writing to the Applicant that it replenish
the Deposit Amount ("Replenishment Deposit"). Applicant agrees to deliver
a Replenishment Deposit to the City within 10 business days following the
City's request. If a Replenishment Deposit is not received within 10 business
days following the City's request, then all work on the project shall cease
immediately.
d. Should the actual Reimbursement Amount exceed the Deposit Amount,
Applicant agrees to promptly pay City any difference. Should the
Reimbursement Amount be less than the Deposit Amount, City will refund
the Applicant any remaining Deposit Amount to applicant within 30 days after
determining the Reimbursement Amount.
5, City Administrative Costs. Administrative costs incurred by City, including, without
limitation, staff time, legal costs, fees and services, must be reimbursed on a time
and materials basis based on current City reimbursement rates. Such costs will be
deducted by City from the Deposit Amount on a monthly basis.
6. Applicant Default. Should Applicant fail to perform any of its obligations under this
Agreement, then City may, at its option, pursue any one or more or all of the
remedies available to it under this Agreement, at law or in equity. Without limiting
any other remedy which may be available to it, if Applicant fails to perform any of
its obligations under this Agreement, City may cease performing its obligations
under this Agreement and may bring an action to recover all costs and expenses
incurred by the City in completing the studies, together with interest thereon from
the date incurred at the rate of 10% per annum. However, notwithstanding
anything contained to the contrary herein, Applicant shall not be liable for any
indirect, incidental, consequential, special or punitive damages of any nature or
kind resulting from or in connection with this Agreement.
7. Term. This Agreement will terminate either: (i) 12 months from the date the
Applicant's application is approved by the City; or (ii) when the Project is
disapproved or the application is formally withdrawn. Disapproval of the Project or
the Applicant's withdrawal of the application does not excuse Applicant from
Agreement No. 6800
reimbursing the City for the Project Costs incurred up to such date of disapproval
or withdrawal pursuant to this Agreement.
8. Compliance with Law. Applicant will, at its sole cost and expense, comply with all
of the requirements of all federal, state, and local authorities now in force, or which
may hereafter be in force, pertaining to this Agreement.
9. Waiver of Breach. Any express or implied waiver of a breach of any term of this
Agreement will not constitute a waiver of any further breach of the same or other
term of this Agreement.
10. Insolvenc • Receiver. Either the appointment of a receiver to take possession of
all or substantially all of the assets of Applicant, or a general assignment by
Applicant for the benefit of creditors, or any action taken or offered by Applicant
under any insolvency or bankruptcy action, will constitute a breach of this
Agreement by Applicant, and in such event this Agreement will automatically cease
and terminate if Applicant or its successor or assign cease or fails to timely pay
any amount due and payable by Applicant (or its successor or assign) under this
Agreement.
11. Notices. Except as otherwise expressly provided by law, all notices or other
communications required or permitted by this Agreement or by law to be served
on or given to either party to this Agreement by the other party will be in writing
and will be deemed served when personally delivered to the party to whom they
are directed, or in lieu of the personal service, upon deposit in the United States
Mail, certified or registered mail, return receipt requested, postage prepaid,
addressed to:
Applicant/
Developer at: Griffin Capital Catalyst Development Fund, LLC
c/o Griffin Capital Company, LLC
Griffin Capital Plaza
266 Kansas Street
El Segundo, CA 90245
Attn: William Messori
Email: wmessori@griffincapital.com
Phone: 310-213-8512
With a copy to: Griffin Capital Company, LLC
790 Estate Drive, Suite 180
Deerfield, IL. 60015
Attn: Mary P. Higgins
Email: mho ins riffinca ital.com
Phone: 847-267-1180
City at: City of El Segundo
Attn: Eduardo Schonborn, Planning Manager
350 Main Street
El Segundo, CA 90245
(310) 524-2312
Agreement No. 6800
Either party may change its address for the purpose of this Section by giving written
notice of the change to the other party.
12. Acceptance of Electronic Signatures. The Parties agree that agreements ancillary
to this Agreement and related documents to be entered into in connection with this
Agreement will be considered signed when the signature of a party is delivered by
electronic mail in "portable document format" (i.e., .pdf) form, or by facsimile
transmission. Such signature will be deemed to be and treated in all respects as
an original signature.
13. Covernin Law. This Agreement is made in and will be construed in accordance
with the laws of the State of California, and exclusive venue for any action involving
this Agreement will be in Los Angeles County.
14. Partial Invalidity. Should any provision of this Agreement be held by a court of
competent jurisdiction to be either invalid or unenforceable, the remaining
provisions of this Agreement will remain in effect, unimpaired by the holding.
15. Integration. This instrument and its attachments constitute the sole agreement
between City and Applicant respecting the matters above and correctly sets forth
the obligations of City and Applicant.
16. Construction. The language of each part of this Agreement will be construed simply
and according to its fair meaning, and this Agreement will never be construed
either for or against either party.
17. Authority/Modification. The Parties represent and warrant that all necessary action
has been taken by the Parties to authorize the undersigned to execute this
Agreement and to engage in the actions described herein. This Agreement may be
modified by written amendment. The City's manager, or designee, may execute any
such amendment on behalf of City.
18. Counterparts. This Agreement may be executed in any number of counterparts,
each of which will be an original, but all of which together will constitute one
instrument executed on the same date.
[Signatures on following page]
Agreement No. 6800
IN WITNESS WHEREOF the parties hereto have executed this contract the day
and year first hereinabove written.
CITY OF EL SEGUNDO,
A municipal corporation.
City Manager
ATTEST:
' A-P--0--VV1
Tracy Weaver, City Clerk
APPROVED AS TO FORM:
Mark Hensley,
City torney
GRIFFIN CAPITAL CATALYST
DEVELOPMENT FUND, LLC,
a Delaware limited liability company
By: Griffin Capital Catalyst Manager,
LLC, a Delaware limited liability
company, its sole member
By: Griffin Capital Private Equity Holdco,
LLC, a Delaware limited liability
company, its sole member
held, Co -Chief
Officer
{If Corporation or similar entity, needs two officer signatures or evidence that one signature
binds the company}
ti 626 Wilshire Boulevard Agreement No. 0G asscii F.con 1
- Suite 1100
Los Angeles, CA 90017
213.599.4300p„Oono
213.599.4301 Ifw(
EXHIBIT A
May 5, 2023
Eduardo Schonberg, AICP
Planning Manager
City of El Segundo
350 Main Street
El Segundo, CA 90245
Subject: CEQA Environmental Impact Report for 1521 E. Grand Avenue, El Segundo, CA
Dear Eduardo:
Environmental Science Associates (ESA) thanks you for the opportunity to submit our proposal to provide
California Environmental Quality Act (CEQA) services for the 1521 E. Grand Avenue Residential Project.
Included in this proposal is our understanding of the project, scope of work, estimated schedule, and
anticipated fees to prepare and complete a Subsequent Environmental Impact Report (EIR) forthe project.
Firm Profile and Experience
Founded in 1969 by three scientists, ESA quickly became known for its high -quality CEQA documentation and
science -based environmental impact analyses. But ESA is not just a firm that prepares environmental
documents —we've evolved into a broad -service science and planning firm committed to effective problem -
solving, sustainability, and delivery of integrated environmental and planning solutions throughout California,
particularly southern California. We assist clients in the earliest phases of project conception and alternatives
screening, through environmental review and regulatory approval, to project implementation and mitigation
monitoring. We are committed to providing excellent technical and strategic environmental support services
tailored to meet our clients' unique requirements. ESA is a 100 percent employee -owned, California -based firm
with a staff of more than 500 stationed in our 20 offices in the western and southeastern United States from
which we have seamlessly been able to continue the high -quality work and responsiveness ESA is known for.
ESA has the experience and expertise required to address the needs of the project, informed through the
completion of hundreds of CEQA documents within the greater Los Angeles area, including within the City El
Segundo. To name only a few, recent CEQA documents that have analyzed infill development in close proximity
to sensitive uses (i.e., residential uses) similarto the project include: 670 Mesquit Mixed -Use Project EIR, Fourth
and Central Project EIR,11469 Jefferson Boulevard Project MND, Culver Crossings EIR, 668 S. Alameda Mixed -
Use Project EIR, Hollywood Center EIR, 6220 Yucca Street EIR, Miramar Hotel EIR, and 6220 Onni Times Square
EIR. In addition, ESA prepared the EIR for the Continental Grand Campus Specific Plan in the City of El Segundo.
This experience reflects a significant amount of work with successful outcomes on high visibility and
Agreement No. 6800
Page 2
controversial projects. Included within these efforts, ESA has addressed issues with contaminated soils and soil
vapors involving DTSC regulatory oversight and/or review.
Project Understanding
The approximately 3.62-acre project site, which is comprised of six assessor parcels (4139-008-010, -011, -012,
-018, -046, -047), is located at 1521 E. Grand Avenue in El Segundo. The project site occupies a City block and is
bound to the south by Grand Avenue, to the north by Holly Street, to the east by Washington Street (a private
street), and to the west by Kansas Street.
The project site is currently developed with three industrial buildings that are one to three stories in height and
provide approximately 99,029 square feet of floor area and associated surface parking. The buildings, which
are currently vacant, were previously occupied by a semiconductor manufacturing facility, an electrical
laboratory, and maintenance and parts repair. The City has issued a demolition permit and it is anticipated
that the buildings will be removed in 2023.
The site is located in a mixed -use area. Immediately across Holly Street, to the north of the site, is a single-
family residential neighborhood consistingofone-totwo-story residences and to the northwest is Holly Kansas
Park, a small park with a playground, and to the northeast is Freedom Park, a linear park with walking trails.
Commercial development is located immediately across Washington Street to the east of the site; the uses
include automotive repair, scooter and motorbike sales, and other similar uses. Commercial uses are also
located to the south of the site, immediately across Grand Avenue. Multifamily residential complexes with a
total of 88 condominium units are located to the west of the site across Kansas Street.
The project would develop a total of 350 multi -family dwelling units, and would include amenities and
recreation areas, as well public and private open space. The project will include a mix of studio, one -bedroom,
two -bedroom and three -bedroom units within a single building. The project will include private open space,
with approximately 11,000 square feet of indoor amenity and recreation areas as well as private balconies and
patios for most units. Outdoor open space will be provided in three outdoor courtyards that open to the Kansas
Street frontage and three roof decks. The residential building, which will total approximately 313,000 square
feet of gross floor area, will range from three to six levels, measuring up to 60 feet in height (excluding parapet).
Vehicular access, including ingress and egress, will be provided via Grand Avenue and Washington Street.
Parking will be provided in a 7-level parking structure that will have approximately one level below grade and
6 levels above grade. The parking structure, which will be located at the southeast corner of the project site,
will total approximately 140,000 square feet of gross area. The garage will be partially wrapped by the
residential building and would daylight along Washington Street. The parking structure will be approximately
60 feet in height. The entrance to the parking structure will be from Washington Street. The project will also
Agreement No. 6800
Page 3
gate Washington Street (a private street) north of the garage entrance and just south of the Holly Street
intersection, prohibiting public access through the street and preventing traffic flow through the residential
neighborhood to the north of the Site. Emergency vehicles, refuse trucks, and delivery trucks will access the
Site from Washington Street.
Construction of the project is anticipated to be in multiple phases with an overall construction duration of
approximately 28 months. Construction is anticipated to commence in 2024.
The project site is located within the Smoky Hollow Specific Plan area within Smoky Hollow East. The project
site is designated Smoky Hollow Mixed -Use in the City's General Plan and is zoned Smoky Hollow East (SH-E).
The City Council certified a Program EIR and adopted the Smoky Hollow Specific Plan in October 2018 and the
Specific Plan was amended in March 2022. The Specific Plan establishes the vision, uses, and development
standards for the area. The Program EIR stated that implementation of the Specific Plan would increase
development intensity and lead to a shift in land uses from industrial to offices and related uses. Residential
uses, with the exception of caretaker units, are not permitted in the Smoky Hollow Specific Plan area.
Therefore, the project will require a General Plan Amendment and a Zone Change. Revisions will be necessary
to the Specific Plan as well, which could occur as amendments to the Specific Plan or the adoption of a revised
Specific Plan. In addition, the project will require Site Plan Review and may require other City approvals, which
will be determined early in the process. Therefore, the scope of work that follows is for the preparation of a
Subsequent EIR that will use relevant information from the Program EIR and other environmental documents
for development within the Specific Plan area.
Scope of Work
I III i wo I< fPLA� ,'wJ
The table below lists the tasks required for the timely completion of the environmental review process via an
EIR. Following the table is a description of each separate task and their associated deliverables.
Task 1: Project Initiation, Collect Data, and Prepare Project Description
ESA will attend a kick-off meeting with the City to discuss the status of the project, available information,
overall priorities for the CEQA process, communication protocols, next steps, and the project schedule.
SA,
Agreement No. 6800
Page 4
Following the meeting and a thorough review of the most recent project plans and related information,
including the Smoky Hollow Specific Plan and associated EIR, ESA will prepare a data needs memorandum
listing additional information and assumptions that may be required to support completion of the CEQA
process. Examples of data to be confirmed include anticipated completion date, proposed sustainability
features (i.e., LEED° certification), construction schedule, construction equipment and phasing, demolition
and excavation volumes, narratives concerning architectural and landscape designs, and various details
concerning operation of the project. ESA assumes team responses to the majority of our data needs will be
provided within approximately three weeks of receipt of our request, in a consolidated format, and that a
prolonged iterative process to obtain the information needed to complete the process will not be required.
Upon receipt of necessary project information identified in our data needs list, ESA will prepare a draft Project
Description for City review. As discussed below, this Project Description will be included in an Initial Study
package and will be used as the basis for preparing the Explanation of Checklist Determinations within the
Initial Study package. Upon receipt of team comments, ESA will make necessary changes to the Project
Description. ESA assumes that two iterations of the Project Description will be required.
PRODUCTS
— Data Needs Memorandum
— First Draft of Project Description
— Final Project Description to Support Initial Study & EIR analyses
Task 2; Prepare and Distribute Initial Study/Notice of Preparation (NOP)
ESA will prepare an Initial Study that will consist of the City's Initial Study Checklist accompanied by an analysis of
each resource area, and the Project Description described above. The Initial Study will identify issues that will be
analyzed in the EIR and, importantly, substantiate why other issues will not require further study. The Initial Study
Checklist is comprised of a number of technical questions in 20 broad categories, each of which must be addressed
with a data and/or logic -based analysis. For each environmental issue addressed in the Initial Study Checklist, it will
be determined whether the project would result in no impact, a less than significant impact, a less than significant
impact with mitigation or a potentially significant impact. For issues where a potentially significant impact is
identified, the issue will be carried forward for detailed analysis in the EIR.
The Initial Study will identify relevant mitigation measures in the adopted Mitigation Monitoring and Reporting
Program (MMRP) that resulted from the Program EIR prepared for the Smoky Hollow Specific Plan. If an
applicable mitigation measure will serve to reduce a potentially significant environmental impact to less than
significant, the issue will not warrant further review in the Subsequent EIR.
Agreement No. 6800
Page 5
Based on our review of the project the following issues are assumed to have the potential for significant project
impacts or otherwise warrant analysis in the Subsequent EIR: aesthetics, air quality (construction and
operation), energy, greenhouse gas emissions, hazards and hazardous materials, hydrology and water quality
(potentially), land use and planning, noise, population/housing, public services/recreation, transportation,
tribal cultural resources, and utilities and service systems. If it becomes apparent based on completion of the
Initial Study, review of technical reports, and/or discussions with the Team that any of the above listed issues
can be excluded from the Subsequent EIR or if additional issues need to be addressed in the Subsequent EIR,
ESA will notify the City and adjust the scope of work and budget accordingly. In the event that additional issues
are added to the Subsequent EIR, additional costs may be required.
With regard to archeological and paleontological resources, because the Program EIR prepared forthe Smoky
Hollow Specific Plan included mitigation measures for these issues that can be applied to the project, further
environmental review in the Subsequent EIR does not appear necessary. However, ESA will conduct a records
search through the California Historical Resources Information System -South Central Coastal Information
Center (SCCIC) to identify any previously recorded archaeological resources and studies within the project site
and a 0.50-mile radius, a Sacred Lands File search from the California Native American Heritage Commission in
orderto solicit information on sensitive or undocumented traditional/cultural sites in the vicinity of the project,
and a brief archaeological sensitivity assessment to identify the potential for encountering subsurface
archaeological resources or human remains during ground disturbance. Thus, ESA assumes these issues will
be scoped out of the EIR in the Initial Study.
With regard to biological resources, there are a number of mature trees on the project site, which may be used
for nesting by migratory birds and thus, are protected under the federal Migratory Bird Treaty Act (USC 16 703-
712). If removal of the vegetation occurs during nesting season (typically between February 1 and September
1), the project applicant is required to conduct nesting bird surveys in accordance with the California
Department of Fish and Wildlife requirements prior to removal of the trees. Furthermore, the project would be
subject to Municipal Code tree replacement requirements. ESA assumes compliance with the Migratory Bird
Treaty Act, the City's municipal code, and other applicable regulations would ensure impacts to nesting birds
are less than significant. ESA also assumes a Tree Study will be provided to ESA that will document the existing
conditions on the project site. If a Tree Study is not available, ESA can provide the Study under a separate scope
and fee. Should mitigation be required, or the City prefers a different approach, this issue may need to be
analyzed in the EIR.
Once drafted, ESA will submit the Initial Study package to the City for review. Upon review by the City, ESA will
make any necessary changes to the Initial Study package. Although ESA cannot accurately predict the level of
City comments, for purposes of this scope of work, it is assumed that only minor revisions to the Initial Study
will be required. ESA assumes that up to two rounds of City comments will be provided.
Agreement No. 6800
Page 6
As part of this task, ESA will also prepare an NOP of a Draft Subsequent EIR for review by the City. In addition,
ESA assumes that a virtual public scoping meeting will be held and thus, a Notice of a Public Scoping Meeting
will be incorporated into the NOP. In accordance with CEQA requirements, the NOP/Notice of Public Scoping
Meeting will include a brief description of the project, a list of the probable environmental effects of the project,
a conceptual site plan, a copy of the radius map and the date, time and location of the public scoping meeting.
ESA will need assistance from the City in coordinating and preparing the mailing list for public agencies and
interested parties. Once the NOP/Notice of Public Scoping meeting is signed by City staff, ESA will distribute
the NOP/Notice of Public Scoping meeting via certified mail to the agency/Interested Parties List to begin the
30-day public comment period. We assume that the owners/occupants list and mailing labels will be provided
by the project applicant and the City will handle the distribution. During the NOP comment period, the Initial
Study will also be made available by City staff for public review.
Products
-- 15Y Draft Initial Study Package for City Review
_. 2"d Draft Initial Study Package for City Review
Final Initial Study Package based on City Comments (electronic files and web -ready CD)
-- Draft Notice of Preparation/Notice of Public Scoping Meeting
-- Final Notice of Preparation/Notice of Public Scoping Meeting
Task 3: Prepare and Distribute Draft EIR
Upon completion of the NOP comment period, ESA will collect all public comments submitted during the
comment period and during the scoping meeting to determine if any additional relevant issues raised within
the comments need to be addressed within the Draft Subsequent EIR. ESA will prepare a Draft Subsequent EIR
analyzingthe project's potential environmental impacts. ESAwill design a Draft Subsequent EIRthatwill reflect
the scope of issues determined by the Initial Study, additional relevant issues raised within NOP comments,
and City consensus for approaching key environmental issue areas. The Draft Subsequent EIR will include all
statutory sections required by CEQA, including an Executive Summary, Project Description, Environmental
Setting, and impact analyses for each environmental issue to be addressed, including mitigation measures
where required and an analysis of cumulative effects. The EIR will also address areas of controversy, effects
found not to be significant, growth inducement, alternatives, significant irreversible environmental effects,
significant and unavoidable environmental effects, references, and organizations and persons consulted.
ESA will work with the City to create a comprehensive set of project objectives within the Project Description
and to identify alternatives to the project. Project objectives play a key role in the CEQA process as they are the
basis for considering or rejecting alternatives to the proposed project. Alternatives to the proposed project are
of primary importance in an EIR as they are required to be included under CEQA as a way to reduce or eliminate
Agreement No. 6800
Page 7
the significant impacts of a project and are also carefully reviewed and considered by the public and decision -
makers. ESA assumes that three alternatives will be evaluated, including the No Project Alternative, which
would constitute development consistent with the adopted Smoky Hollow Specific Plan, as required under
CEQA. In addition, two alternate project scenarios will be developed that will reduce potentially significant
environmental impacts identified in the preparation of the Draft EIR.
The scope of the environmental impact analyses in the Draft Subsequent EIR will be determined by the Initial
Study and may be modified to include additional topics based on comments received duringthe NOP comment
period. Based on ESA's understanding of the development and our long-standing history of experience in
preparing EIRs, we anticipate that the Draft Subsequent EIR will analyze the following environmental issue
areas.
Aesthetics
• Air Quality
• Energy
• Greenhouse Gas Emissions
Hazards and Hazardous Materials
• Hydrology and Water Quality
• Land Use and Planning
• Noise
• Population/Housing
• Public Services (Police, Fire, and Schools)
• Transportation
• Tribal Cultural Resources
• Utilities and Service Systems
Summary descriptions of our proposed analytic approach and scope for each of these environmental topics is
presented below.
For each of the subsections below, an analysis of project -related and cumulative impacts will be provided in
the Draft Subsequent EIR. The Subsequent EIR will consider the impacts of the project and compare it against
the analysis and impact conclusions contained in the certified Smoky Holly Specific Plan Program EIR (2018)
(certified Program EIR). The purpose is to determine whether the project would substantially increase the
severity of impacts previously identified in the certified Program EIR, result in a new impact not previously
identified, or require application of mitigation measures that were previously found infeasible, and were
therefore not adopted for the prior project, are currently feasible and should be incorporated into project
a p prova is.
„) Agreement No. 6800
Page 8
Aesthetics
The project site is not in a Transit Priority Area (TPA). As such, the Project is not exempt from significant
aesthetics impacts per Public Resources Code (PRC) Section 21099(d) which states that, "aesthetic and parking
impacts of a residential, mixed -use residential, or employment center project on an infill site within a transit
priority area (TPA) shall not be considered significant impacts on the environment.” The project would
introduce residential use in the Smoky Hollow Specific Plan area, which requires a General Plan Amendment,
Zone Change, and a Specific Plan Amendment or new Specific Plan. Since the aesthetics of this type of project
were not evaluated in the Smoky Hollow Specific Plan EIR and because of the proposed height, aesthetics
impacts will be evaluated in the Draft EIR.
r°,,I',"l!;/"'�Plr /.!ti /f�/)l1��/„ P>
Due to the presence of one- and two-story single family residential uses and the proposed height of the
residential building, ESA has included an optional task for the preparation of shade/shadow simulations to
analysis the potential for shade/shadow impacts on surrounding uses. After receiving the 3D digital model of
project supplied by the architect, ESA will prepare four shade/shadow graphics using combination of Trimble
SketchUp Pro, Illustrator, AutoCAD and Illustrator. ESA will develop a working model of surrounding buildings
and terrain using project site plans, aerial photographs, and other available information. The analysis will
evaluate shadows impacts resulting from the project for the following dates and time:
• December 21: 9am, noon and 3pm (Areas shadowed 3 hours or more)
• March 21: 9am,11am, 1pm, 3pm and 5pm (Areas shadowed 4 hours or more)
• June 21: 9am,11am, 1pm, 3pm and 5pm (Areas shadowed 4 hours or more)
• September 21: 9am,11am, 1pm, 3pm and 5pm (Areas shadowed 4 hours or more)
ESA will prepare a shade/shadow analysis in the Draft EIR and the supporting graphics will be provided in an
appendix to the Draft EIR.
Ah, (hdity
ESA will assess the potential air quality impacts that may arise from implementation of the project which
consists of the construction of a residential building with amenities, recreation areas, and parking structure on
the project site. The construction activities at the project site along with long-term project operation would
result in emissions of criteria air pollutants, such as particulate matter, and ozone precursors. The project site
is located within the South Coast Air Basin (Air Basin), which is under the local jurisdiction of the South Coast
Air Quality Management District (SCAQMD). The air quality analysis will be prepared in accordance with the
procedures and methodologies set forth in the SCAQMD's CEQA Air Quality Handbook and supplemental
guidance including the Localized Significance Threshold (LST) Methodology (July 2008).
ESA will briefly discuss pertinent air quality statutes and regulations at the local, regional, state, and federal
level that are applicable to the project. ESA will define the air quality significance thresholds applicable to the
aft° Agreement No. 6800
Page 9
project based on SCAQMD criteria and guidance. The air quality analysis will include an evaluation of the
project's conformance with the applicable air quality management plan (AQMP) for the Air Basin focusing on
AQMP regulations and strategies directly applicable to project -related emission sources and consistency with
growth projections.
ESA will quantify the project's construction and operational regional emissions using the SCAQMD-approved
California Emissions Estimator Model (CaIEEMod) and the on -road vehicle emissions factor (EMFAC) model and
will evaluate the emissions against the applicable SCAQMD significance thresholds to determine whether
potential airquality impacts would result. The calculation of the project's construction emissions will be based
on the number and types of construction equipment that would be used at the project site during the project
construction phases (e.g., site preparation, grading, etc.). With regard to operational emissions, the project's
mobile -source emissions will be estimated based, in part, on data provided in the transportation impact
assessment that is anticipated to be prepared for the project. Overall, the estimated construction and
operational regional emissions forthe project will be quantified and evaluated against the applicable SCAQMD
thresholds of significance.
ESA will also assess the project's potential impacts on local air quality (localized carbon monoxide, nitrogen
dioxide, and particulate matter) at nearby sensitive receptor locations from its construction and operational
emissions based on the screening criteria in the SCAQMD's LST Methodology. The nearest air quality -sensitive
receptors include single-family residential uses to the north across Holly Avenue and multi -family residential
uses to the west across Grand Avenue. In addition, park uses including Holly Kansas Park and Freedom Park,
are located northwest and northeast of the project, respectively, across Holly Avenue. Localized impacts will
be evaluated using the SCAQMD Localized Significance Threshold (LST) Methodology mass -rate lookup tables,
which provides screening level emissions for sites five acres and smaller. All modeling conducted to support
the analysis within the Air Quality EIR section will be included as an appendix to the Draft Subsequent EIR.
The potential for operational toxic air contaminant impacts will be assessed based on land use compatibility
recommendations from CARB and the SCAQMD. Based on our understanding of the project, increases in long-
term operational toxic air contaminant emissions would be minimal. ESA assumes that the project site will not
generate trips in excess of 50 heavy-duty diesel trucks per day and will not include routine (non -emergency)
use of diesel generators; as such, a quantitative operational health risk analysis will not be required. Therefore,
ESA will perform a qualitative analysis of operational toxic air contaminant impacts, which will be included in
the EIR Air Quality section.
ESA will also evaluate impacts associated with localized carbon monoxide hotspots at nearby intersections to
the project site based on project traffic data supplied by the transportation consultant for project -generated
vehicle trips to contribute to localized carbon monoxide hotspots at congested roadway intersections would
Agreement No. 6800
Page 10
be evaluated qualitatively using screening levels. ESA assumes no carbon monoxide hotspot modeling is
required.
Potential odor emissions will be addressed based on CARB and SCAQMD land use compatibility guidance and
the project's compliance with regulatory measures to minimize odorous emissions. ESA will address potential
cumulative impacts from concurrent development of projects in proximity to the project, consistent with
SCAQMD's Cumulative Impacts White Paper methodology and emission thresholds.
The California Supreme Court's opinion in Sierra Club v. County of Fresno (the "Friant Ranch" case) stated that
a reasonable effort should be made in CEQA analyses to substantively connect a project's air quality impacts
from criteria air pollutant emissions to specific health consequences (or explain why it is notfeasible to do so).
Consistent with this decision, ESA will discuss the potential health impacts associated with construction and
operational criteria air pollutant emissions from the project (note- this is a separate and distinct analysis from
the health risk assessment for toxic air contaminant (TAC) emissions discussed below). Health impacts will be
addressed qualitatively and a detailed refined analysis using the Community Multiscale Air Quality (CMAQ) and
Benefits Mapping and Analysis Program (BENMAP) models is not required. If the City determines that a
quantitative analysis of health impacts is needed, a separate scope and cost will be provided.
If potentially significant air quality impacts are identified, ESA will develop mitigation measures for
construction and operational emissions where feasible to address significant air quality impacts. Mitigation
measures will be based on measures recommended by the City and the SCAQMD, as well as other appropriate
measures. ESA will quantify emissions reductions from feasible mitigation measures that can be readily
quantified using standard emissions modelingtools. ESA will provide the air quality analysis and impact results
in the appropriate section of the subsequent EIR, including the potential for any significant regional, localized,
and cumulative impacts to air quality, and associated mitigation measures. The section will be closely
coordinated with the subsequent EIR's Project Description, Greenhouse Gas Emissions analysis, and
Transportation analysis to ensure the project and associated environmental effects are consistently
characterized. ESA will provide the supporting modeling outputs and calculations in an appendix to the
subsequent EIR. A standalone technical study is not included in this scope of work.
With regards to the air quality analysis, ESA assumes that the project applicant will provide reasonably
complete and comprehensive data regarding construction and operations. Such data include but are not
limited to: construction schedule and fleet information, construction materials, size and location of buildings
to be demolished, cubic yards of soil to be excavated, hauled or imported. Data from the final transportation
assessment which evaluates project vehicle trip generation rates, VMT, and intersection impacts upon project
build -out will also be needed.
Agreement No. 6800
Page 11
Excavated soil may exhibit some level of contamination, which may require disposal or remediation at
hazardous landfills or hazardous material facilities. Should material be required to be transported to
hazardous landfills or hazardous material facilities, ESA will require the City or project applicant to identify
appropriate receiver locations in order to characterize emissions from haul trucks. As further discussed in
Hazards and Hazardous Materials below, based on site investigations, there are impacts to soil and soil vapor
associated with volatile organic compounds (VOCs), which appear to be sourced from (i) contaminated
groundwater flowing below the Site and/or (ii) contaminated soil vapor originating from nearby properties
where VOC concentrations were detected at levels that significantly exceeded those detected at the Site. In
August 2022, the owner of the property entered into a Voluntary Cleanup Agreement with the Department of
Toxic Substances Control (DTSC) to further investigate the property with respect to known, threatened or
potential releases of any hazardous substance at or from the property, and implement a Removal Action
Workplan (RAW) to remediate those releases under the oversight of DTSC to allow for unrestricted use,
including the proposed project. It is anticipated that DTSC will serve as a Responsible Agency pursuant to
CEQA. The Voluntary Cleanup Agreement, RAW and intended remediation measures will be discussed
qualitatively in the Air Quality Section as it pertains to VOCs. This scope assumes no further remediation efforts
are required. If these data are not known, ESA can assist in developing reasonable assumptions, which could
be subjectto approval of additional fees. ESA assumes construction and operational emissions will be analyzed
for one construction scenario and one operational scenario (at one full buildout year). Should the project
include more than one development scenario or if the project requires analysis for more than one buildout
year, these efforts and fee would be negotiated as out -of -scope items.
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Given the proximity of air quality sensitive uses, ESA recommends the preparation of a quantitative health risk
assessment (HRA) to evaluate potential health risks associated with construction -period toxic air contaminant
emissions to air quality -sensitive receptors in the vicinity of the project. If the City determines a HRA is
necessary, ESA would conduct a quantitative construction HRA in accordance with the Office of Environmental
Health Hazard Assessment (OEHHA) Air Toxics Hot Spots Program Guidance Manual for the Preparation of
Health Risk Assessments using the U.S. Environmental Protection Agency (USEPA)-approved AERMOD
dispersion model and the California Air Resources Board (CARB) Hot Spots Analysis Reporting Program (HARP)
model or spreadsheet methodology to quantify potential impacts from TACs emitted during construction,
specifically diesel particulate matter (DPM). This scope assumes that no other TACs other than DPM will be
analyzed. Additional pollutants may be evaluated for a separate scope and fee. If the HRA is included within
ESA's scope, the results of the quantitative construction HRA will be included in the EIR Air Quality section and
the supporting calculations will be included in an appendix.
Agreement No. 6800
Page 12
::u..Vergy
ESA will quantify the project's anticipated construction energy needs based on estimated fuel consumption for
construction equipment, haul trucks, vendor trucks, and construction workers using the project information
and assumptions described under the Air Quality and GHG tasks. ESAwill also quantifythe project's anticipated
net increase in operational energy needs at full buildout conditions based on the estimated electricity and
natural gas usage for the project uses. The project's water demand would result in electricity usage from the
supply, conveyance, distribution, and treatment of potable water and will be included in the estimated
electricity usage. The operational energy needs will take into account compliance with the Title 24 Building
Energy Efficiency Standards and California Green Building (CALGreen) Code as applicable. If the project would
implement additional energy or water efficiency measures beyond regulatory requirements, the effect of these
measures on the project's energy impacts will be evaluated and quantified if data is readily available. ESA will
also estimate the transportation -related energy needs based on the estimated fuel consumption for vehicle
trips to and from the project site using trip rates in the project's transportation impact assessment and the
estimated VMT. It is assumed that the project engineer will provide anticipated project electricity
requirements; otherwise, ESA wilt rely on energy estimates in CaIEEMod.
ESA will summarize the project's anticipated energy needs and conservation measures, including project
commitments, design features, and mitigation measures that would minimize and reduce the project's
consumption of fuel and energy. The findings of the energy analyses will be provided as part of the Subsequent
EIR Energy section with supporting calculations detailed in an appendix. A standalone technical study is not
included in this scope of work.
Forthe purposes of this scope, it is assumed thatthe analysis will reflect consistent data regarding construction
and operations as described in the air quality and GHG tasks. ESA assumes energy use for construction and
operation will be analyzed for one scenario and one full buildout year. Should the project include more than
one development scenario or if the project requires analysis for more than one full buildout year, these efforts
and fee would be negotiated as out -of -scope items.
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The GHG assessment for the project will evaluate the potential impacts associated with the project's
generation of GHG emissions during construction and operations. Similar to the air quality task, the GHG
analysis will include an estimation of the project's GHG emissions, which would be attributed to project -related
construction equipment, area sources (e.g., use of landscaping equipment), energy consumption (electricity
and natural gas), water consumption, and solid waste generation.
Agreement No. 6800
Page 13
Construction- and operations -related GHG emissions will be quantified using the CaIEEMod and EMFAC models
as discussed under the Air Quality task. Neither the City nor SCAQMD have formally adopted a numerical
threshold of significance that would be applicable to the project. Thus, given the City's discretionary authority
under the State CEQA Guidelines, the GHG assessment will evaluate the project's GHG impacts based on the
City's recommended approach using a consistency analysis with respect to relevant City plans, policies, and
regulations, including the City of El Segundo Climate Action Plan, that address GHG emissions. Furthermore,
the project's GHG emissions will be discussed with respectto the goals and recommended actions of the State's
Climate Change Scoping Plan, SB 32, and other applicable state regulations. In particular, the GHG impacts
analysis will focus on locating the project's residential uses within an urban area in proximity to commercial
uses and other residential uses. If potentially significant GHG impacts are identified, ESAwill identify applicable
and feasible mitigation measures. GHG emissions impacts are exclusively cumulative in nature and there are
no project -level only impacts from a GHG emissions perspective. Therefore, the GHG analysis will also satisfy
the CEQA requirement for a cumulative impact analysis. ESA will prepare a comprehensive Subsequent EIR
section summarizing findings of the GHG technical analyses, including the potential for any significant direct,
indirect, and cumulative impacts from GHG emissions, and associated mitigation measures. The section will
be closely coordinated with the Subsequent EIR's Project Description, Air Quality analysis, Transportation
analysis, and Energy analyses to ensure the project and associated environmental effects are consistently
characterized. ESAwill provide the supporting modeling outputs and calculations in an appendix. Astandalone
technical study is not included in this scope of work.
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As indicated in the Air Quality task, ESA assumes that the project applicant will provide reasonably complete
and comprehensive data regarding construction and operations. For the purposes of this scope of work, it is
assumed that no more than one project option (schedule) and one build -out year will be analyzed. Additional
project options can be analyzed under a separate scope and fee.
Based on site investigations, there are impacts to soil and soil vapor associated with volatile organic
compounds (VOCs), which appear to be sourced from (i) contaminated groundwater flowing below the Site
and/or (ii) contaminated soil vapor originating from nearby properties where VOC concentrations were
detected at levels that significantly exceeded those detected at the Site. In August 2022, the owner of the
property entered into a Voluntary Cleanup Agreement with the Department of Toxic Substances Control (DTSC)
to further investigate the property with respect to known, threatened or potential releases of any hazardous
substance at or from the property, and to remediate those releases under the oversight of DTSC to allow for
unrestricted use, including the proposed project. It is anticipated that DTSC will serve as a Responsible Agency
pursuant to CEQA.
Agreement No. 6800
Page 14
ESA assumes the project applicant will provide a Phase I Environmental Site Assessment (ESA) and/or the
results of any subsequent investigations, including Phase II investigation if warranted, that have been prepared
or may be required to support EIR analysis of the presence or absence of recognized or suspected
environmental conditions on the project site, due to historic or ongoing on -site or off -site land uses. It is
assumed that these reports will generally contain the information necessary to support an adequate analysis
of all potential impacts related to hazards and hazardous materials under CEQA. For this scope of work, we
assume that no more than 2 rounds of ESA review will be required to review the hazardous materials reports
at up to a total of 4 hours of staff review/comment time. This section of the EIR is expected to demonstrate
that with compliance with regulatory requirements and mitigation measures recommended by the technical
report(s), construction and operation of the project would not result in significant impacts related to hazards.
With respect to hydrology/water quality, this issue is heavily regulated with requirements for government
review, approval, and oversight of applicable reports, plans and subsequent related activities pertaining to
hydrology and water quality. Nonetheless, given the extent of grading, excavation and overall construction
activities, as well as the potential for groundwater quality issues due to soil contamination as noted above, this
analysis may be carried forth into the EIR. However, should the Initial Study analysis reveal that groundwater
impacts would be less than significant, potentially this issue may be scoped out of the EIR via the Initial Study.
Another factor will be whether a technical hydrology and water quality report from a civil engineer will be
required and if so, will be provided in a timely manner to be available for Initial Study. If such a report is
required, it is assumed that the report will generally contain the information necessary to support an adequate
analysis of all potential impacts related to hydrology and water quality under CEQA. For this scope of work, we
assume that no more than two rounds of ESA review will be required to review the reports at up to a total of
four hours of staff review/comment time. ESAwill coordinate with the Cityto determine the need fora technical
report and whether the issues be carried into the EIR based on the factors considered herein.
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The projectsite, which is located within Smoky Hollow East, is designated Smoky Hollow Mixed -Use in the City's
General Plan and is zoned Smoky Hollow East (SH-E). The project will introduce residential uses into the Smoky
Hollow Specific Plan area. Currently, residential uses, with the exception of caretaker units, are not permitted
in the Smoky Hollow Specific Plan area. Therefore, the project will require a General Plan Amendment, Zone
Change, and amendmentsto the Specific Plan orthe adoption of a revised Specific Plan. In addition, the project
may require revisions to development standards in the Specific Plan, such as building height. Given the change
in land use and other revisions that may be necessary in the Specific Plan to allow the proposed project, the
land use analysis will evaluate the project relative to the CEQA Appendix G questions. The analysis of land use
impacts will evaluate the project's consistency with existing land use plans, policies and regulations adopted
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Agreement No. 6800
Page 15
for the purpose of avoiding or mitigation an environmental effect. ESAwill fully address the project's requested
land use -related approvals in the context of applicable CEQA requirements.
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Implementation of the project would result in the generation of noise and vibration within areas surrounding
the project site during construction as well as project operations. Additionally, potential vibration impacts on
surrounding land uses may occur during project construction from the operation of heavy-duty construction
equipment. Noise -sensitive land uses within proximity to the project site include single-family residential uses
to the north across Holly Avenue and multi -family residential uses to the west across Grand Avenue. In addition,
park uses including Holly Kansas Park and Freedom Park, are located northwest and northeast of the project,
respectively, across Holly Avenue.
To identify baseline noise conditions, ESA will conduct up to three short-term (15-minute) ambient noise level
measurements at the project site and representative nearby sensitive receptors using sound level meters that
satisfy the American National Standards Institute (ANSI) for general environmental noise measurement
instrumentation. Ambient noise measurements will be conducted during daytime hours. ESA may also re-
evaluate the appropriateness of conducting noise measurements and provide a substitute methodology for
establishing the existing noise environment. ESA assumes the project would not generate substantial
nighttime noise precluding the need to conduct nighttime ambient noise measurements. However, nighttime
ambient noise measurements can be provided, if needed, for additional scope and fee.
Construction noise levels at the nearby noise -sensitive receptors will be estimated using the Federal Highway
Administration's (FHWA) Roadway Construction Noise Model (RCNM) and based on the type of construction
equipment that will potentially be used, the amount of activity that would occur, and the distance that noise -
sensitive receptors are from the project site. In addition, potential vibration impacts on surrounding land uses,
including building damage and human annoyance effects, that may occur during project construction from the
operation of heavy-duty construction equipment will be evaluated using vibration data provided by the
Federal Transit Administration (FTA) and the California Department of Transportation (Caltrans) for different
pieces of construction equipment.
During operation of the project, noise would be generated primarily from vehicle trips traveling to and from
the project site. As such, ESA will conduct traffic noise modeling using the Federal Highway Administration's
(FHWA) Traffic Noise Model methodologyto estimate the existing, existing plus project, future, and future plus
project traffic noise levels on roadways within the Transportation Assessment study area, based on inputs
provided by the project transportation consultant. ESA will also evaluate stationary noise such as mechanical
equipment, any outdoor gathering areas, and parking/refuse collection areas. If potentially significant noise or
Agreement No. 6800
Page 16
vibration impacts are identified, ESA will recommend mitigation measures to reduce noise or vibration
impacts.
ESA will evaluate potential cumulative impacts on noise and vibration, including potential overlapping
construction from nearby related projects. ESA will also model cumulative plus project traffic noise based on
cumulative traffic data, if provided. ESA will prepare a comprehensive Subsequent EIR section summarizing
findings of the technical analyses, including the potential for any significant direct, indirect, and cumulative
noise impacts, and associated mitigation measures. The section will be closely coordinated with the
Subsequent EIR's Project Description, Air Quality analysis, and Transportation and Traffic analysis to ensure
the project and associated environmental effects are consistently characterized. A standalone technical study
is not included in this scope of work.
ESA assumes that the City and project applicant will provide reasonably complete and comprehensive data
regarding construction and operations. Such data include but are not limited to: construction schedule and
fleet information, construction materials, and cubic yards of soil to be excavated, hauled or imported out. If
these data are not known, ESA can assist in developing reasonable assumptions, which could be subject to
approval of additional fees. ESAwill require vehicle trip data and peak hour roadway intersection volume data
from the project's Transportation Assessment for existing, existing plus project, future, and future plus project
conditions. ESA assumes construction and operational noise and vibration will be analyzed for one
construction scenario and one operational scenario (at one full buildoutyear). Should the project include more
than one development scenario or if the project requires analysis for more than one buildoutyear, these efforts
and fee would be negotiated as out -of -scope items. ESA assumes the project would not generate substantial
nighttime noise and nighttime ambient noise monitoring is not included in this scope of work.
The project will locate 350 residential units in the Smoky Hollow Specific Plan area, which will constitute a
change in currently allowed uses in the area. The evaluation of the project's potential impacts on population,
housing, and employment will evaluate the project's potential to induce substantial unplanned population
growth in an area, either directly or indirectly. This section of the EIR will address the increase in housing that
will result from project development, which will help to achieve the City's housing goals in the 2021-2029
Housing Element. The analysis will consider the increase in total population within the City and evaluate
consistency with the City's General Plan and growth anticipated by the City in relevant regional planning
documents (i.e., SCAG projections).
Agreement No. 6800
Page 17
The analysis of public services will consider potential project impacts on the delivery of police and fire
protection services as well as school services. ESA's evaluation of the potential project impacts on fire
protection services will address location, response times, staffing, and equipment levels for the fire stations
that serve the project site; identify existing constraints to service and relevant plans or proposals for new fire
stations or increases in staffing and equipment and evaluate the project's conformance with regulations and
standards (e.g., fire hydrant flow, and emergency response times). Additionally, in consultation with the El
Segundo Fire Department, the analysis will assess the increase in demand for fire protection and the
Department's ability to serve the project and maintain adequate levels of service.
ESA's evaluation of potential project impacts on police services will address the location, police beats,
facilities, staffing, equipment levels and response times for the police station that serves the project site. Any
existing constraints to police services in the project area will be identified, based on a consultation with the El
Segundo Police Department. The analysis will assess the increase in demand for police services and the
Department's ability to serve the project area and maintain adequate levels of service.
The project's development of new residential units would increase the demand for school facilities. ESA's
evaluation of potential project impacts on school services will address the location, facilities, staffing,
enrollment and capacity for the public schools that would serve potential student generation associated with
the project. Consultation with the serving School District will be conducted to estimate the level and type of
demand associated with the project and potential impacts will be analyzed in the EIR.
With regard to parks and recreation, the project's development of new residential units would increase the
demand for parks and recreation facilities. ESA's evaluation of potential project impacts on parks and open
space will identify existing neighborhood and community parks in the area, including Holly Kansas Park and
Freedom Park, which are located northwest and northeast of the project, respectively, across Holly Avenue.
The analysis will evaluate whether the project's increase in population would increase the use of parks or other
recreational facilities such that substantial physical deterioration of the facilities would occur or be
accelerated. In addition, the analysis will evaluate the potential impact that the increase in population could
have on the City's park land to population ratio.
In addition, the Subsequent EIR will consider potential impacts on library services. Consultation with El
Segundo Public Library staff will be conducted to evaluate potential impacts on library service and facilities.
The evaluation will identify the size and capacity of the El Segundo Public Library and the service population.
The analysis will identify any existing facility or service constraints and identify any relevant plans for new or
expanded facilities or services.
Agreement No. 6800
Page 18
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The Draft Subsequent EIR will contain a summary of the analyses and findings contained in a Transportation
Study. This scope assumes preparation of the technical analysis and section by Fehr & Peers Transportation
Consultants, who ESA would retain as a sub -consultant.
An initial meeting (via online call) will be held with the City to discuss the overall approach to the transportation
study, including the identification of the study area and parameters of the study. Fehr & Peers will summarize
the parameters of the study in a methodologies and assumptions memorandum for review and approval by
the City. Fehr & Peers anticipates one additional call with the City of El Segundo during the preparation of this
study and two calls with the project team. Based on coordination with the City, Fehr and Peers will prepare and
submit a Methodologies &Assumptions Memorandum to the project team and City.
Fehr & Peers will prepare a CEQA transportation analysis following the City of El Segundo SB 743
Implementation Guidelines for the project. If applicable, this analysis will inform mitigation measures that
would allow the project to cause less -than -significant transportation impacts. The City's SB 743
Implementation Guidelines includes a screening methodology referred to as "map -based screening". This
screening criteria allows smaller residential and office projects located in an area that is under the threshold
as shown on the City's screening map to be presumed to cause a less -than -significant transportation impact.
This screening methodology may not be applied to projects determined to represent significant growth as to
substantially change regional travel patterns, as determined by the City.
From an initial review of the City of El Segundo Sketch Planning Tool "TREDLite", Fehr & Peers anticipates that
the project will qualify to be screened -out of VMT analysis based on map -based screening. Fehr & Peers will
review the map -based screening criteria, and if applicable, coordinate with the City to reach a determination
on if the project represents a substantial change in regional travel patterns. If the project is determined to
qualifyfor map -based screening, Fehr& Peers will summarizethese findings in the EIR Transportation Chapter.
If the project is determined by the City to represent a substantial change in regional travel patterns and
therefore disqualify from map -based screening, a modified scope and fee will be submitted to prepare a full
VMT impact analysis.
In addition to the VMT screening, Fehr and Peers will also address the transportation checklist questions listed
in Appendix G from the Governor's Office of Planning Research (OPR)'s technical guidance, which includes
addressing the following questions:
Agreement No. 6800
Page 19
• Does the project conflict with a program, plan, ordinance, or policy addressing the circulation system,
including transit, roadway, bicycle and pedestrian facilities?
• Does the project substantially increase hazards due to a geometric design feature (e.g., sharp curves or
dangerous intersections) or incompatible uses (e.g., farm equipment)?
• Does the project result in inadequate emergency access?
The Appendix G checklist questions as they apply to the project will be addressed in the EIR Transportation
Chapter.
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A non-CEQA Local Transportation Assessment will be developed, following the City of El Segundo guidelines.
Due to the project size, the assessment will include the following components:
• Trip Generation - Estimate project trip generation using Trip Generation,11th Edition from the Institute of
Transportation Engineers.
• Trip Distribution - Prepare project trip distribution and assignments based on distribution patterns of
similar projects, local traffic patterns, Big Data, and discussions with City staff. This scope and fee includes
the data collection cost for origin -destination data using Streetlight Big Data to inform trip distribution.
• Project Trip Assignment - Weekday morning and evening peak hour project trips will be assigned to the
roadway network serving the site using the trip generation estimates and trip distribution agreed upon
with the City of El Segundo. A figure illustrating the assignment of these trips will be developed.
• Cumulative Projects -A review of other pending nearby development projects in the Citywill be conducted.
Pending project trips will be added to the project trip assignment and shown in a figure.
• Traffic Counts - Based on Fehr & Peers' preliminary evaluation, 10 study intersections are included in this
scope of work. The ultimate number of study intersections will depend on concurrence from the City of El
Segundo. This scope of work and fee proposal will need to be adjusted if additional study intersections are
required. Once the study intersection locations are decided upon, Fehr & Peers will procure AM and PM
peak hour turning movement counts for these intersections.
• Level of Service Analysis - Fehr & Peers will conduct an ICU Level of Service (LOS) analysis that the City has
typically required for signalized intersections and HCM LOS analysis using Synchro 11 software for
unsignalized intersections. The LOS analysis will be conducted fortraffic operations in the weekday AM and
PM peak hours for each of the study intersections.
• For the LOS Analysis, the following scenarios will be analyzed:
- Existing Conditions
- Opening Year Conditions
- Opening Year Plus Project Conditions
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Agreement No. 6800
Page 20
Fehr & Peers will prepare a Local Transportation Assessment Memorandum documenting the results of the
tasks described above. A draft of the report will be prepared and submitted to the City for review. A revised
draft will be prepared in response to consolidated City staff comments.
ESA will assist the City with tribal consultation required by Senate Bill (SB 18) and Assembly Bill (AB) 52. ESA
will assist the City with preparing and distributing SB 18 and AB 52 notification letters via email, respond to
tribal responses, and attend one tribal consultation meeting, including compiling meeting notes. ESA will
summarize the results of the SB 18 and AB 52 consultation efforts in the Tribal Cultural Resources section of
the EIR.
ESA assumes no more than 15 tribes will be notified, no more than one tribe will request consultation, tribal
responses will include no more than 10 pages of consultation materials, the consultation meeting will be
virtual, and no tribal cultural resources will be identified within the project site or immediate vicinity.
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The analysis of utilities will address the availability of water supply at the project site, assess the capacity of
water and wastewater infrastructure servingthe project site, and analyze solid waste impacts. ESAwill analyze
water supply impacts based on available water -related information available from the City's Department of
Public Works, Water Division. The project will develop 350 residential units and amenities and therefore, would
not meet the thresholds requiring the preparation of water supply assessment (WSA) pursuant to Senate Bill
610 (effective January 1, 2002 and codified in California Water Code Section 10910 et seq.).
In addition, based on technical input (a report) from the project applicant's civil engineer, the analysis of water
in the Subsequent EIR will also describe the local water distribution system and evaluate whether the off -site
water infrastructure can adequately accommodate the demand for water generated by the project. For this
scope of work, we assume the technical reportwill provide sufficient information to support an adequate CEQA
analysis.
The analysis of utilities will also address potential impacts associated with wastewater conveyance and
treatment. Project implementation would increase wastewater generation and could result in the demand for
sanitary sewer improvements in the project area. ESA assumes the project civil engineer will prepare a
technical report or provide input that adequately characterizes existing and future projected wastewater
generation volumes as well as collection, conveyance and treatment systems for the project site and area,
including provision of a wastewater service inquiry in coordination with the City. The report should also
Agreement No. 6800
Page 21
indicate any necessary improvements or mitigation measures to reduce impacts. ESA will summarize report
findings in the Subsequent EIR. For this scope of work, we assume the technical report will provide sufficient
information to support an adequate CEQA analysis.
ESA will quantify solid waste generation from project development during construction and operation. The
analysis will estimate if the project's generated solid waste would exceed the capacity of solid waste facilities
serving the project site.
In addition, based on CEQA Guidelines recommendations, the Utilities section will also address whether the
construction of new or expanded electrical power or natural gas facilities will create adverse environmental
impacts. We assume that technical input from the project applicant (i.e., civil tech reports) and/or service
letters (wit[ serve) will be provided to ESA to determine the necessary extent of such upgrades on- and off the
project site.
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Once drafted, ESA will submit the Draft Subsequent EIR to the City for review. ESA anticipates that two rounds
of City comments will need to be incorporated and a proof -check version prepared before the Public Review
Draft EIR copy is finalized. As the precise amount of time and associated fees required for review and
incorporation of team and City comments cannot be specifically predicted, ESA has proposed an "allowance"
for completion of these tasks. Thus, if the fee is less than the fee cited in the fee table below, the balance will
not be billed. In addition, if fees are more than required, ESAwill seekwritten authorization priorto proceeding.
We have budgeted approximately 33 staff hours for addressing City comments through the various review
cycles required to produce the Public Review Draft EIR.
ESA will assist the City with the preparation of a Notice of Completion and a Notice of Availability (NOC/NOA).
ESA will assist in the distribution of the Draft EIR to a list of agencies, organizations and interested parties
agreed to by the City. That list will include the State Clearinghouse, the County Clerk, Responsible Agencies,
local libraries, State and local agencies, nearby homeowners' associations and others who commented on the
NOP. ESA will also prepare files for posting the Draft EIR on the City's website and produce CDs or flash drives
of the Draft EIR for City distribution. ESA will also provide two hardcopies of the Draft Subsequent EIR to the
City to use at City Hall and the City's Library.
Products
— 1st Draft EIR City Review (electronic files)
— 2nd Draft EIR (electronic files)
— Proof -Check Draft EIR for City Review (electronic files)
— Two hardcopies of the Draft Subsequent EIR for City use
e
Agreement No. 6800
Page 22
Public Review Draft EIR (electronic and hardcopy files)
— Notice of Completion and Availability
Task 4: Prepare and Distribute Final EIR
At the close of the public review period for the Draft EIR, ESA will coordinate with the City to obtain all public
comments. ESA will review the comments and meet with the City to discuss issues raised and establish an
approach for responding to comments. After consultation with the City regarding the issues raised, ESA will
prepare a Draft -Final EIR. The Final EIR will include: a summary of the proposed project and its associated
impacts; corrections and additions to the Draft EIR; a list of persons, organizations, and public agencies
commenting on the Draft EIR; comments submitted regarding the Draft EIR and responses prepared to address
those comments; copies of the Draft EIR comment letters; and a Mitigation Monitoring Program (MMP).
As discussed in more detail below, ESA can only speculate as to the extent of public comment regarding the
Draft EIR. We assume a relatively low to moderate level of public comments will be submitted to the City
requiring responses. In addition, it is anticipated that ESA will need assistance from the City with regard to
comments that are more political in nature or that are specific to the design of the project. As discussed in the
Proposed Fees section below, ESA has assigned allowances for responding to these comments and have
budgeted approximately 90 staff hours, including 16 hours for Fehr and Peers, for completion of the first draft
responses to comments and Final EIR to the Team. As an allowance, this budget is an estimate of our labor
efforts. Upon receipt of comment letters on the Draft EIR, ESA will assess the adequacy of the estimated cost
allowance for responding to comments based on the actual nature and extent of comments received. While
we anticipate comments to the project, the overall complexity and volume of comments cannot be specifically
predicted at this time. Upon receipt of the comments, ESA will re -assess our budget with the City and update
budgets/staff hours within this task, as needed.
ESA anticipates that the City will review the Screencheck Final Subsequent EIR once before approving its
contents. ESA has budgeted approximately 16 staff hours as an allowance to address City comments. Once the
City approves the Final Subsequent EIR, ESA will assist the City with distribution of the Final EIR to the
appropriate agencies and organizations, including those agencies that commented on the Draft Subsequent
El R and to the El Segundo Library. ESA will also prepare a Notice of Completion to be sent along with copies of
the Final EIR to the State Clearinghouse and County Clerk. As with the Draft Subsequent EIR, ESA will prepare
electronic files for posting of the docu ment to the City's website and will prepare CDs and/or flash drives of the
Draft Subsequent EIR for distribution by the City. This notice will state the library where the Final Subsequent
EIR is available for review and the address for review of the Final Subsequent EIR on the City website. Ten days
after the Final EIR issentto commenting agencies, public hearings regarding the project can commence.
Agreement No. 6800
Page 23
In addition, ESA will prepare the Findings and if necessary, Statement of Overriding Considerations. ESA will
submit a draft to the City for review. The budget anticipates one iteration of the Findings.
Upon project approval, ESA will file the Notice of Determination with the County Clerk. This notice will start a
30-day statute of limitations with regard to approval of the project and certification of the Final Subsequent
EIR. ESA has not included filing fees and assumes all County Clerk filing fees will be paid by the project
applicant.
Products
1st Draft -Final EIR for City Review
— 2"d Draft -Final EIR for City Review
-.. Proof -Check Final EIR for City Review (electronic files)
Final EIR for Public Distribution (electronic files)
Notice of Completion (electronic files)
Findings and Statement of Overriding Considerations
Notice of Determination (electronic files)
Task 5: Management, Meetings/Teleconferences & Coordination
The precise number of meetings and the duration and staffing of meetings required to complete the
environmental review process cannot be accurately predicted at this time, accordingly ESA has assigned a
budget allowance for this task. We have assumed that weekly conference calls will occur during the period
leading up to publication of the Draft Subsequent EIR. Meetings and coordination with public agencies will also
be necessary throughout the process, and particularly during preparation of the Draft Subsequent EIR. As
discussed above, ESA assumes that a virtual scoping meeting will be held for the project during the NOP
comment period and that ESA and Fehr and Peers will attend one Planning Commission and one City Council
hearing. Should the City desire Fehr & Peers attend additional public hearings, a new scope/fee request will be
submitted.
EIR Schedule
The table below illustrates the general anticipated timeline for completion of the Subsequent EIR process up
to public hearings but may be refined based on City input. Fundamental to maintaining schedule and budget
is that the Project Description is unchanged throughout the process. Also, the schedule is often dependent on
City review times, particularly the Draft Subsequent EIR. City review assumes batch submittals to City. The
estimated project schedule is provided in the table below.
The ESA Project Team will commit the necessary resources to ensure the preparation of the Subsequent EIR
and related environmental documents within the desired time frame. However, in the event that changes to
Agreement No. 6800
Page 24
the Project Description occur after it has been drafted, project information is not available or complete,
involved changes in technical reports prepared by others are required, comments greatly exceed anticipated
levels, or if changes in the scope occur, the schedule would be affected. ESA will notify the City at the earliest
point possible if issues arise with the potential to affect the project schedule.
110101010MMEMEMMENEENNEMMOMEM
Collect Data/Prepare Project Description Month 1
Prepare and Circulate Draft Initial Study/Notice of Preparation (assumes -1
month City review time)
30-Day CEQA review period
Prepare 1st Draft Subsequent EIR
City Review of 1st Draft Subsequent EIR
Revise and Distribute Public Review Draft EIR
45-Day CEQA review period
Prepare Screencheck Final Subsequent EIR
City Review and Distribution of Final Subsequent EIR
Overall EIR Schedule up to public hearings
EIR Cost Estimate
Months 2-3
Month 4
Months 4-7
Months 7-8
Month 8-10
Months 10-11
Month 11-12
Month 12-14
14 Months
Based on our understanding of the project and the Scope of Work provided in the previous section, our
estimated fee to prepare the Subsequent EIR and associated documentation is outlined in the table below. ESA
reserves the right to transfer fees among line items, as budget flexibility is needed to respond to shifts in effort
that invariably occur due to unexpected circumstances. Should the need arise for additional professional
services beyond those set forth in the scope of services due to changes in the process or the regulatory
environment, ESA will request written authorization from the client to proceed prior to the initiation of the
additional services.
Factors triggering an increase in the scope of services and a revised fee may include, but are not necessarily
limited to: a prolonged interactive data gathering process in associated with the information needs
memorandum prepared under Task 1, modifications in the project after the Project Description has been
drafted; analysis of technical issues other than those identified in this scope of work; changes in City guidance
Agreement No. 6800
Page 25
directing organization and content of EIRs; receipt of inadequate technical reports; revisions due to changes in
the technical reports prepared by others; more team or City comments other than those due to errors; more
meetings/meeting time than contemplated; more public comments than contemplated; production of
additional documents; or significant delays in the project beyond the control of ESA.
Task Description Fees
Task 1: Collect Data /Prepare Project Description
Task 1 Total
$12,888
Task2: Prepare & Distribute Initial Study/Notice of Preparation (IS/NOP)
Prepare Draft IS/NOP
$13,708
Prepare Final IS/NOP
$3,055
Notice and Distribute IS/NOP
$3,941
Task 2 Total
$20,704
Task 3: Prepare and Distribute Draft Subsequent EIR
Administrative Draft Subsequent EIR
$120,732
Second Screencheck Draft Subsequent EIR
$11,202
Notice and Distribute DER for Public Review
$5,102
Task 3 Total
$137,036
Task 4: Prepare and Distribute Final Subsequent EIR
Prepare 1st Draft Final EIR/Responses to Comments
$13,806
Prepare 2nd Final EIR/Responses to Comments
$3,026
Mitigation Monitoring and Reporting Program (MMRP)
$1,173
Findings of Fact/Statement of Overriding Considerations
$6,650
Prepare and File Notice of Determination
$1,355
Task 4 Total
$26,010
Task 5: Management, Meetings/Teleconferences & Hearings
Meetings/Coordination
$19,628
Virtual Scoping Meeting
$2,580
Public Hearings
$5,735
Task 5 Total
$27,943
Subtotal ESA Labor
$224,581
Direct Expenses a,b,`
$3,853
Total ESA
$228,434
Transportation (Fehr and Peers)
$88,090
Total with Transportation
$316,524
Optional Task. Shade/ShadowAnalysis
$3,100
Optional Task. Health Risk Assessment
$10,893
Total with Optional Tasks
$330,517
Agreement No. 6800
Page 26
Fees and charges will be billed monthly on a Time and Materials basis in accordance with the schedule of ESA's
current Billing Rates and Expense Charges. The terms of this scope of work shall remain valid for sixty (60) days
and subject to change after that time. Please contact Luci Hise-Fisher, AICP at 310.266.8331 or via email at
lhise-fisher(@esassoc.com with any questions.
Sincerely,
Luci Hise-Fisher, AICP
Senior Managing Planner
Attachment A— ESA 2023 Billing Rates and Expense Charges
MA ""A .
RAM-,
Mike Harden
Senior Managing Associate
626e Wilshire
Boulevard Agreement No. 6800s����"soy;a�.��� rn
Suit
100
Los Angeles, CA 90017
213.599.4300 p:^uhonc,
213.599.4301 fax
ESA 2023 Billing Rates and Expense Charges
I. Personnel Category Rates
Charges will be made at the Category hourly rates set forth below for time spent on project management,
consultation or meetings related to the project, field work, report preparation and review, travel time, etc. Time
spent on projects in litigation, in depositions and providing expert testimony will be charged at the Category
rate times 1.5.
Project Technician
Consultant
Associate Consultant
Senior Consultant
Managing Consultant
Principal Consultant
Senior Principal
Consultant
$62
$87
$112
$136
$161
$186
$89
$97
$105
$114
$122
$125
$128
$137
$146
$155
$164
$173
$140
$150
$167
$181
$194
$208
$180
$195
$209
$224
$238
$250
$199
$219
$239
$259
$279
$299
$250
$272
$295
$318
$341
$364
(a) The range of rates shown for each staff category reflects ESA staff qualifications, expertise
and experience levels. These rate ranges allow our project managers to assemble the best
project teams to meet the unique project requirements and client expectations for each
opportunity.
(b) From time to time, ESA retains outside professional and technical labor on a temporary
basis to meet peak workload demands. Such contract labor may be charged at regular
Employee Category rates.
(c) ESA reserves the right to revise the Personnel Category Rates annually to reflect changes
in its operating costs.
II. ESA Expenses
f'V rr�✓f�l I �'u�r1.
1. Transportation
a. Company vehicle -IRS mileage reimbursement rate
b. Common carrier or car rental -actual multiplied by 1.10
2. Lodging, meals and related travel expenses -direct expenses multiplied by 1.10
Agreement No. 6800
Black & White -8.5xll
Black&VVhite-llxlT
Color -&5xll
$0.0
$0.20
$0.40
Quality)
would cost $2.40 per sheet
Presentation Quality)
would cost $6.00 per sheet
24x36 Color Drawing would
Quality)
cost $12 per sheet
Color- Plotter (Inkjet-
$4.00/sf
2436 Color Drawing would
Presentation Quality)
cost $24 per sheet
CD
$10.00
Digital Photography
$20.00 (up to 50 images)
All Other Items
At cost plus 10%
(including bindings and covers)
|
[� /��&��
CENEEMEMEMCIMI
Project Specific Equipment:
Vehides-Standandnize
$ 40a
$ 180
Vehicles -4x4/Tmck
85
Vehicies-AlV
125
Noise Meter
lOO
HydnoacousticNoise Monitoring
Equipment
150
Eiectrofisher
300
1,200
Sample Pump
25
Field Traps
40
Digital Hypsometer(Nikon)
20
�
Stilling Well/ Coring Pipe (3inch
aluminum)
|
2/ft
Backpack Sprayer
35
�
�
Beach Seine
50
Otter Trawl
100
Wildlife Acoustics Bat Detector
125
400
Fiber Optic Endoscope
125
500
Spot Light
30
Spotting Scope
50
200
Topographic Survey Equipment:
Auto Level
40
Total Station
200
600
DJI Quad Drone
300
1,200
RTK-GPS
300
1,200
RTK-GPS Smartnet Subscription
50
200
Trimble GPS
75
350
iPad/Android Tablet+ 1m GNSS External Sensor
75
350
(Trimble R1, Bad Elf)
iPad/Android Tablet only
50
225
(includes Garmin Glo external sensor)
Laser Level
60
Garmin GPS or equivalent
25
Hydrologic Data Coflection, Water Current, Level and Wave Measurement
Equipment:
ISCO 2150 Area Velocity Flow Logger
$ 25
$ 100
Logging Rain Gage
10
40
Marsh-McBirney Hand -Held Current Meter
50
200
FloWav Surface Velocity Radar
50
200
Logging Water Level - Pressure Transducer
10
30
Logging Barometric Pressure Logger
5
15
Well Probe / Water Level Meter
20
80
Bottom -Mounted Tripod / Mooring
25
100
Handheld Suspended Sediment Sampler
20
Water Quality Equipment:
Logging Turbidimeter/Water Level Recorder
$ 25
$ 100
Logging Conductivity/Water Level Recorder
20
60
In -Situ Troll9500 logging water quality multiprobe
200
Logging Temperature Probe
3
10
Hach Hand -Held Turbidimeter Recording
1 50
200
Conductivity Meter w/Datalogger
Refractometer
20
80
YSI Hand -Held Salinity Meter or pH meter
30
120
Hand -Held Conductivity/Dissolved Oxygen Probe
40
160
(YSI 85)
HOBO Salinity Gauge
Water Quality Sonde
YSI 650 with 6920 Multi Probe
180
500
ISCO 6719 Portable Sampler w/ISCO 2105 Module
40
250
Agreement No. 6800
900
900
600
250
......... .......
$ 350
125
100
50
400
250
$ 400
200
800
40
125
800
1500
900
Agreement No. 6800
Sedimentation I Geotechnical Equipment:
Peat Corer
$ 75
$ 300
601b Helly-Smith Bedload Sampler with Bridge
175
700
Crane
Suspended Sediment Sampler with Bridge Crane
75
300
Guelph Permeameter
50
200
Vibra-core
100
400
Shear Strength Vane
50
200
Auger (brass core @ $ 5/each)
20
80
Boats:
14' Aluminum Boats with 15 HP Outboard Motor
$ 100
$ 400
Single or Double Person Canoe/Kayak
30
120
20' Lowe Boat w/115 HP Outboard
300
1,500
17' Boston Whalerw/90 HP Outboard
300
1,500
a Actual project charges will be either the IRS mileage reimbursement rate or the daily rate, whichever
is higher..
III. Subcontracts
Subcontract services will be invoiced at cost multiplied by 1.10.
W. Other
The fees above do not include sales tax. Any applicable or potential sales tax will be charged when appropriate.
V. Payment Terms
Unless otherwise agreed in writing, ESA will submit invoices on a monthly basis. Any unpaid balances shall
draw interest at one and one half percent (1.5%) per month or the highest rate allowed by law, whichever is
lower, commencing thirty (30) days after date of invoice. All invoices not contested in writingwithin fifteen (15)
business days of receipt are deemed accepted by Client as true and accurate and Client thereafter waives any
objection to Clients invoices, which are payable in full.
Agreement No. 6800
000
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002
0013
Dan
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SAGECREST
PLANNING + ENVIRONMENTAL
May 19, 2023
EXHIBIT B
Eduardo Schonborn, AICP
City of El Segundo
350 Main Street
El Segundo, CA 90245
SUBJECT: City of El Segundo Planning Services - Scope of Work for 1521 E Grand Ave
Dear Mr. Schonborn:
Thank you for the opportunity to submit a proposal in response to the City of El Segundo's (City's)
request for planning services. The team at Sagecrest Planning+Environmental (Sagecrest) provides
planning and environmental review services to local jurisdictions throughout California. Our planners
have expertise in discretionary case processing, preparation and review of zoning codes, specific plans,
general plans, and other planning documents, code compliance, project management, and
environmental analysis, documentation, and review. Our planners have all worked in various positions
for local jurisdictions.
Sagecrest delivers the highest level of service with proactive solutions, ongoing communication, and
dependable coordination. We adapt our services to the City's needs and complement its in-house
resources as an extension of City staff. Our planners are trained on the latest planning, zoning and
environmental legislation and case law and are adept at using public counter permit tracking and GIS
systems.
Sagecrest is a local Southern California -based firm with corporate offices in San Juan Capistrano. Our
clients are in Orange, San Diego, Riverside, San Bernardino and Los Angeles Counties, which allows us to
be accessible to our clients at a moment's notice. We are accustomed to being proactive and
anticipating the needs of our clients and recommending practical solutions to complex planning issues.
In addition, due to our efficient structure, we are competitive on price while adhering to stringent
budgets and schedules.
Sagecrest looks forward to your favorable review of our firm's scope of work. For additional information
or to further discuss our qualifications, please contact me directly at the phone numbers or email below,
Sincerely,
11 01-V %9" �
Amy Vazquez, President
Phone: (949) 996-7243
E-mail: avaz uez so ecrest ia17nir7o.corn
27128 Paseo Espada • Suite 1524 • San Juan Capistrano, CA 92675
Agreement No. 6800
.7Ai2
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T;�,GI ✓
SAGECREST
PLANNING a ENVIRONMENTAL
Sagecrest's approach to providing planning and administrative services, including representative tasks
as appropriate for the class title assigned, is described below:
Review, analyze and process Sagecrest provides entitlement processing services for
discretionary cases consistent development applications and management of City -initiated
with City codes, policies and projects that may require general plan amendments, specific
standards. Utilize City
plans, reclassifications, Conditional Use Permits, subdivision maps,
electronic and paper files to
variances, design review, annexations, and other discretionary and
research previous and/or
administrative actions. Sagecrest planners are skilled project
related cases.
managers who provide excellent customer service to the applicant
and the City. We guide the applicant through the entitlement
process, timelines, technical studies, interdepartmental
comments, revisions to the application, and the review and
approval process. Team members utilize the City's historical files,
Geographic Information Systems, permit tracking software, and
zoning code to respond to inquiries at the public counter and to
research entitlements.
Prepare environmental
Sagecrest planners are well versed in current environmental law
analysis, including, but not
and preparing CEQA documents for discretionary projects or City -
limited to, Initial Studies and
initiated plans and programs. The Sagecrest team includes
Negative Declarations, as
planners who can prepare streamlining checklists, Initial Studies,
required by the California
(Mitigated) Negative Declarations, EIRs, Mitigation Monitoring and
Environmental Quality Act
Reporting Programs, and all required CEQA notices. Sagecrest
(CEQA).
planners have also managed CEQA consultant teams. We have
reviewed and commented on numerous CEQA documents from
outside agencies to ensure the City's comments and concerns
are represented.
Route plans to City
Sagecrest planners are experienced project managers.
departments; consolidate
Entitlement case processing generally entails routing plans to
comments; and present
various City departments; consolidating comments; resolving
recommendations and
internal inconsistencies; and presenting recommendations and
revisions to the applicant.
revisions to the applicant. Once the application is complete, our
Work with other departments
planners will write clear, concise, and accurate staff reports and
to ensure consistency of
manage the project through public outreach, reviews and
comments. Prepare staff
approvals by staff, Planning Commission, any other required
reports and presentations to
approval body, and the City Council.
citizen committees and
decision -making bodies.
Agreement No. 6800
SAGECREST
PLANNING . ENVIRONMENTAL
Maintain communication with Sagecrest takes pride in our communication and customer service
applicants, interested parties, with applicants, interested parties, property owners, homeowner
property owners, homeowner associations, various governmental agencies, and other City
associations, etc. Respond to departments. Our planners quickly learn the frequently asked
inquiries about projects from questions (i.e. business license, special events, building inspection
residents and applicants. requests, etc.) and provide "one -stop shopping" at the public
counter.
Prepare notices for public Sagecrest understands the importance of preparing timely, clear,
meetings and hearings in concise and accurate public notices. We are experienced in
accordance with City and preparing publications for the newspaper, posting on and/or near
CECIA requirements. the project site and mailing notices to interested parties who may
be affected by a proposed action.
Attend community meetings Sagecrest planners have solid presentation skills and have
and public hearings, as presented entitlement applications and reports to city councils,
required, and present reports commissions, and community groups. We are often
to various Boards, commended for the ability our staff has to take complex issues
Commissions, and the City and present them in a way that is clear and concise. We are
Council. passionate about working with stakeholders to communicate the
direction of the City early in the process so they understand
what the goals are and how to be a part of the ultimate
solution.
open, maintain and close
Proper records management and organization is crucial. Our
electronic and paper files in
planners have all worked for public agencies and understand the
accordance with City
importance of working diligently to maintain the public record,
procedures.
proper publications, filing, indexing, and safekeeping of all
proceedings of the Planning Commission and City Council. We
work with the City Clerk to ensure the public record is kept
permanently and is set up for efficient retrieval.
Review grading and building Plan checking is completed in accordance with conditions of
plans for consistency with approval associated with each discretionary approval and
discretionary approvals and applicable codes, ordinances and standards adopted by the City.
environmental mitigation, if
applicable.
Provide staff at the public Our team members are skilled at reviewing a City's historical
information counter. files, zoning map, zoning code and other data and files to
respond to inquiries at the public counter. Our planners are well
versed in determining when a project is ready for plan submittal.
We quickly learn the frequently asked questions (i.e. business
license, special events, building inspection request, etc.) that
are typical to customers visiting City Hall to provide as
much assistance as possible and help provide "one -stop
shopping" for questions and needs. We take pride in our
exceptional customer service skills.
Agreement No. 6800
ww
SAGECREST
FLANNING n ENVSROMMLN tAL
Sagecrest is an award winning, full service, professional planning firm providing contract planning, land
use, and environmental consulting to public agencies throughout California. The American Planning
Association (APA) recently awarded Sagecrest the 2018 Emerging Planning & Design Firm by the Orange
Section and the 2019 Grassroots Initiative Award by the California State Chapter and the Orange
Section.
With considerable experience in Southern California, the Sagecrest team has strong working
relationships with key staff, applicants and public officials. Our mission is to provide outstanding service
at competitive rates to the clients and communities we serve while adding value and making a positive
impression with each assignment. Because of our extensive experience and focus on providing planning
staff to public agencies, Sagecrest is uniquely qualified to deliver high -quality on -call planning services.
We have assembled an exceptional team of experienced planners and administrative services staff. Our
staff has professional planning experience in the public sector, giving them a unique and thorough
understanding of the processes and the challenges faced by planning departments. We employ highly
qualified and experienced professionals whose skills, qualifications and previous responsibilities are a
strong match to the needs of the City of El Segundo. We ensure this high level of quality by employing
the following practices:
• City contract managers interview proposed staff before they are assigned.
• Our staff has experience working for public agencies prior to working with us, allowing them to
integrate seamlessly into department operations.
• We know that our reputation is our most valuable asset. With that in mind, we do not
overcommit our staff and only accept work that our staff has the qualifications to perform.
• Our staff maintains ongoing professional development and we provide extensive training in
project management, land use law, California Environmental Quality Act (CEQA), writing and
public presentation skills.
• We are based in San Juan Capistrano, maintain regular office hours, and are accessible as
needed.
• We reliably meet departmental standards, including: deadlines, quality of work products,
courtesy and accessibility, accuracy of reports and information given to the public, and
responsiveness.
• We ensure we have a clear understanding of expectations and maintain consistent
communication with our clients.
• We are committed to providing services that are cost effective while maintaining high standards
of quality and productivity.
Agreement No. 6800
woo
moo
MOO
UGO
SAGECREST
PLANNING . ENVIRONMENTAL
Four (4) references for Planning Services are provided below. Additional references are available upon
request.
om
Jonathan Borrego, AICP
On -Call Planning
February 2019-
City of
Interim City Manger
Services
present
Oceanside
iborreP_o@ci.oceanside,ca.us,
(760) 435-4373
Jennifer Le
On -Call Planning
September 2017-
City of Costa
714-754-5617
Services
present
Mesa
Jennifer.le costamesaca. ov
Wayne Morrell
On -Call Planning
City of Santa Fe
Director of Planning
Services
July 2017-present
Springs
via nemorretll. santafes rin s.or
.........
(562) 868-0511 �......
Jim Campbell
Deputy Community Development
On -Call Planning
August 2017-
City of Newport
Director
Services
Present
Beach
`ca�@new ortbe ,c�ov
(949) 644-3210
Sagecrest will perform consulting services based on the following breakdown of classification of
hourly rates for key personnel:
Position
Hourly rate
Planning Director
$220.00
City Planner
$200.00
Zoning Administrator
$160.00
Principal Planner
$160.00
Senior Planner
$140.00
Associate Planner
$120.00
Assistant Planner
$90.00
Planning Aide
$80.00
Project Management
Project management is a dynamic process that can include different variables that can impact the
time needed to review a project (complexity of project, quality of applicant submittal, response from
other departments, type of CEQA assessment, public comments, etc.). Sagecrest understands the
r
SAGECREST
PLANNING - ENVIRONMENTAL
Agreement No. 6800
proposed project would entail processing entitlements for a 350-unit multi -family residential
development, supportive amenity and recreation areas, public and private open space, and a 375-stall
parking structure at 1521 E Grand Ave. Based on the proposed project and site, the City of El
Segundo anticipates preparing an Environmental Impact Report (EIR), which will be prepared by a
separate consulting firm. Sagecrest will review the EIR to ensure it complies with the California
Environmental Quality Act (CEQA) and addresses the City's concerns. Additionally, it is anticipated
that the project would include a high involvement of community communication.
The proposal includes two optional tasks, which would be completed at the City's direction. The first
of these would be to conduct a community meeting. The community meeting would be held in
conjunction with the project applicant to allow them the opportunity to present the project benefits
to the community, as well as to listen to community concerns. The second optional task would be for
the development agreement negotiations. The Sagecrest Project Manager can participate in the
negotiations with the City and Developer on a Development Agreement. This optional task would be
limited to assisting the City with determining appropriate terms. Should the City need Sagecrest to
be the primary negotiator, an additional scope would be provided.
This project would be assigned to Principal David Blumenthal, AICP (billed at the Principal Planner
rate). The following is an estimate of time needed for the
project; however, actual hours will be
billed at the above -listed hourly rates and may exceed these
amounts.
The anticipated processing
time from notice to proceed to completion is 18-months.
in
SEEM,
Initial project submittal
Plan completeness review, review
35
$5,600
specific plan, prepare comment letter w
Coordinate IDC
15
_. $2,400
......
Project Resubmittals (3 rounds)
Plan completeness review, prepare
45
$7,200
comment letter
................ ....
_._ .......................
Coordinate IDC
10
$1,600
CEQA
Kick -Off Meeting
4
$640
Management of CEQA Consultant
18
$2,880
Public Scoping Meeting (presentations,
15
$2,400
notice, meeting attendance)
Screencheck review CEQA document
60
$9,600
and technical reports (2 reviews)
Proofcheck review CEQA document
30
$4,800
and technical reports (2 reviews)
Printcheck review CEQA document and
10
$1,600
technical reports (2 reviews)
Coordinate review with other
20
$3,200
departments ....
_._._.
AB 52/SB 18 Tribal Consultation
20
$3,200
Agreement No. 6800
SAGECREST
GB.ANNINO m EN RONMENIAL
Planning Commission (2 Wmeetings)
Public Notice
3
$480
Staff Report/Resolution
35
$5,600
on ion
Prepare Presentati
4
$640
Attend Public Hearing
10
$1,600
City Council (2 meetings)
Public Notice
3
$480
Staff Report/Resolution
30
$4,800
Prepare Presentation
4
$640
Attend Public Hearing
10
$1,600
Project Coordination
Monthlycoordination m eeti ngs
18
$2,880
General project coordination,
40
$6,400
meetings, emails, phone calls, etc.
Estimated Total
439
_..�.......
$70,240
�......
....
Optional
Tasks W W..
Community Outreach (1 meeting)
Public Notice
2 ._....
. $320
Prepare Presentation
_.._..__.
2
$320
.............
Attend Meeting
5
$800
Meeting summary memorandum
2
$320
Development Agreement ....m.w
Review draft development agreement
20
$3,200
Meetings, emails, phone calls, etc.
50
$8,000
Estimated Total Optional Task
TOTAL (INCLUDING OPTIONAL TASKS)E:::����$S�;,200