CONTRACT 4467 Reimbursement Agreement CLOSEDAgreement No. 4467
REIMBURSEMENT AGREEMENT
This Reimbursement Agreement ( "Agreement ") is entered into as of Maya,
2013 by and between the City of El Segundo, a general law city and municipal
corporation ( "City "), and The Realty Associates Fund IX, L.P. a Delaware limited
partnership ( "Owner "), who agree as follows:
L Recitals. This Agreement is made with reference to the following facts and
circumstances:
a. Owner owns real properties generally located at 888 -898 North Sepulveda
Boulevard.
b. Owner is seeking to develop its property and establish a Specific Plan to
allow the construction of an approximately a five- story, 77 -foot tall hotel
building with a partially subterranean parking level. The hotel building
will contain 190 guest rooms and approximately 107,090 square feet of
gross floor area and the subterranean parking level will contain 72 parking
spaces. The hotel will share parking with an existing office building
containing 86,276 square feet of gross floor area and a proposed remote
airport parking facility in an existing 7- story, 808 -space parking structure
on the property.
C. In order for Owner to accomplish such development, City must assign
certain City staff or consultants to complete a number of tasks including
environmental review, zoning review, plans review for compliance with
City standards, building code compliance, analysis of technical studies,
preparation of staff reports, development of potential mitigation measures,
and project management duties (collectively, "Services ") which will
exceed the capacity of the current city staff.
d. City believes it is in the public interest for Owner to pay for such Services.
2, City Reimbursement. City has estimated the costs and expenses of completing the
Services as being approximately $259,245 (of which $189,245 is estimated for
environmental consulting services and $70,000 is estimated for contract
administration services). However, the Owner acknowledges that the actual
amount of such costs and expenses may be different. Nonetheless, even though
the actual amount of such costs and expenses may be different, the Owner agrees
to reimburse the City for the full amount of such actual costs and expenses in the
manner provided in this Agreement. Upon completion of the Services, City will
provide Owner with an accounting of those costs and expenses, which accounting
the Owner agrees will be conclusive, in the absence of manifest error. The total
of the costs and expenses, as disclosed by the accounting, is called the
"Reimbursement Amount."
Agreement No. 4467
3. Method of Reimbursement.
a. Except as provided below, upon execution of this Agreement, Owner
agrees to deposit with City $64,245 ( "Deposit Amount "), which represents
approximately twenty -one percent (25 %) of the estimated Reimbursement
Amount. Beginning two months after the date of executing this
Agreement, and every two (2) months thereafter for a total of three (3)
periods, Owner agrees to deposit an additional $65,000 to the Deposit
Amount until the full estimated Reimbursement Amount is paid. Should
the actual Reimbursement Amount exceed the Deposit Amount, Owner
agrees to promptly pay City any difference. Should the Reimbursement
Amount be less than the Deposit Amount, City will refund any remaining
Deposit Amount to Owner within thirty (30) days after determining the
final actual Reimbursement Amount.
b. The Deposit Amount will be placed in a non - interest bearing trust account
established by the City Manager. Owner understands and agrees that City
will not pay interest to Owner on the Deposit Amount and Owner will not
seek such interest payments from City. Costs associated with the Services
will be charged against the Deposit Amount. The City may require Owner
to replenish the amount should the balance fall below $25,000.
4. City Administrative Costs. Administrative costs incurred by City, including,
without limitation, staff time, fees and services, must be reimbursed on a time and
materials basis based on current City reimbursement rates. Costs shall be paid
from Owner's Deposit Amount. The City shall provide a monthly statement
indicating the billing for the previous month and the remaining balance of the
Deposit Amount. Should the billing for the previous month result in a balance
that exceeds the remaining balance of the Deposit Amount, Owner agrees that it
will pay for such costs on a monthly basis within thirty (30) days of receiving an
invoice from City.
5. Termination of Agreement. Owner or its successors have the right, upon ten (10)
day's prior written notice to City, to terminate this Agreement if it determines in
its sole discretion that it is in its best interest to do so. If Owner so terminates
Agreement, City agrees, within sixty (60) days, to reimburse Owner all monies in
excess of that required to cover the City's Services. In the event Owner so
terminates this Agreement and there are insufficient funds to cover the City's
Services before City's receipt of the termination notice, Owner agrees to
reimburse City in an amount equal to the difference between the actual costs for
Services performed by City and the Deposit Amount. Other than costs for
Services that accrued as of the effective date of termination, in no event will
Owner be responsible for the payment of costs incurred by City in providing the
Services after City's receipt of the written termination notice. This Agreement is
terminated upon completion of the project which will occur once the City issues a
certificate of occupancy.
Agreement No. 4467
6. Owner Default. Should Owner 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 Owner 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.
7 Compliance with Law. Owner 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.
8. 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.
9. Insolvenc • Receiver., Either the appointment of a receiver to take possession of
all or substantially all of the assets of Owner, or a general assignment by Owner
for the benefit of creditors, or any action taken or offered by Owner under any
insolvency or bankruptcy action, will constitute a breach of this Agreement by
Owner, and in such event this Agreement will automatically cease and terminate.
10. 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:
Owner at: Marcus Berry
The Realty Associates Fund IX, L.P..
1301 Dove Street, Suite 860
Newport Beach, CA 92660
City at: City of El Segundo
Attn: Director of Planning and Building Safety
350 Main Street
El Segundo, CA 90245
Either party may change its address for the purpose of this Section by giving
written notice of the change to the other party.
11, Acceptance of Facsimile 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
Agreement No. 4467
delivered by facsimile transmission. Such facsimile signature will be treated in
all respects as having the same effect as an original signature.
12. Goveminiz Law. This Agreement has been 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.
13. 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.
14. Inte rag tion. This instrument and its attachments constitute the sole agreement
between City and Owner respecting the matters above and correctly sets forth the
obligations of City and Owner. Any Agreement or representations respecting the
Property or its licensing by City to Owner not expressly set forth in this
instrument are void.
15. 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.
16. Authoritv /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. City's city manager, or designee, may execute
any such amendment on behalf of City.
17. 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.
Agreement No. 4467
IN WITNESS WHEREOF the parties hereto have executed this contract the day
and year first hereinabove written.
City of El Segundo,
a ur rllcip corpora "on.
fir (.,ar ,,11ter, City an�age�......�
The Realty Associates Fund IX, L.P
a Delaware limited partnership.
By: Realty Associates Fund IX LLC,
a Massachusetts limited liability
company, its general partner
C
ATTEST:
By.
Tracy War, C �y Clerk,.
Rev 12/07/09
Realty Associates Advisors LLC,
a Delaware limited liability
company, its manager
Realty Associates Advisors Trust,
a Massachusetts business trust,
its nial
g
By:
Scott W. AM ,Officer
'��oY1w1
Agreement No. 4467
EXHIBIT "A"
DESCRIPTION OF SERVICES
See attached Atkins Proposal for Consulting Services
PAI'lanning & Building SafetyW Planning - 0MConsullaw Ping ServiceMeinibursement Agr"inenW888 N Sepulveda Hotel Prqjw
(EA 997)
ATKINS
March 14, 2013
Kimberly Christensen, AICP, Planning Manager
Planning and Building Safety Department
City of El Segundo
350 Main Street
El Segundo, California 90245
Agreement No. 4467
Atkins North America, Inc.
12301 Wilshire Boulevard, Suite 430
Los Angeles, California 90025
Telephone: +1.310.268.8132
Fax: +1.310.268 8175
www.atkinsgiobal.com /northamerica
Subject: Proposal to Prepare an IS /MND or Focused EIR for the 888 North Sepulveda Project
in the City of El Segundo, CA
Dear Kim:
The project that is the subject of this proposal involves environmental review for the property
located at the southeast corner of Sepulveda Boulevard and Walnut Avenue, currently occupied by
an eight -story office building, seven -story parking structure, and vacant land. The project proposes
to construct a five -story hotel with one level of underground parking on the vacant southern portion
of the site. The 107,090- square -foot proposed hotel would offer 190 rooms. It is our understanding
that the Applicant has applied for a Specific Plan which applies to the entire project site and will
allow for the hotel, as well as remote airport parking, as conditionally permitted uses on -site.
Additionally, the existing entitlements for the proposed project site will be amended. Planning
entitlements for the proposed project, which encompasses all three project parcels, would include a
General Plan Amendment, a Zone Change, a Zone Text Amendment, a development agreement, a
Conditional Use Permit (for the hotel and remote airport parking uses), a lot subdivision (from two
parcels to three parcels), and a Parking Demand Study to reduce the parking requirements for the
hotel and office uses (joint use) on -site below the required 396 spaces. Each of the three new parcels
on the proposed project site would have an individual use as follows: (1) five -story hotel, (2) office
building, and (3) office /hotel parking and remote airport parking to serve Los Angeles International
Airport (LAX).
This proposal includes a scope of work, schedule and budget for preparation of an Initial Study and
Mitigated Negative Declaration (IS /MND) or a focused Environmental Impact Report (EIR). Our
cost proposal includes preparation of a Traffic Impact Study and two optional tasks to prepare a
Preliminary Geotechnical Investigation and a Sewer Capacity Study. Our experience with similar
environmental projects throughout the local area, as well as the depth of our senior leadership with
environmental and planning issues in the greater Los Angeles area, will allow us to complete the
requested work in a timely, complete, and cost - effective manner. In relevant part Atkins offers:
■ Relationship with the City of El Segundo, which provides extensive local experience
■ Recent environmental review experience and knowledge of issues pertaining to mixed -use
development throughout California, which provides specific expertise with the type of
project that is proposed
Kim Christensen, Planning Manager
March 14, 2013
Page 2
Agreement No. 4467
I l�uuumuuuu �luo. 11114S
■ Commitment of senior Atkins staff to work on the project, which provides unique
intellectual capital that can be leveraged to the benefit of the proposed project
Atkins is a multidisciplinary environmental, urban planning, transportation, water resource, and
engineering firm. We are proud of our long history collaborating with local jurisdictions and
transportation agencies in the strategic advancement of the environmental review process. With over
8,500 successful environmental documents completed pursuant to CEQA, NEPA, state and federal
Endangered Species Acts, the Clean Water Act, the Clean Air Act, the National Historic
Preservation Act, and a host of other state and federal pieces of environmental legislation, our team
offers professionals that can provide high -quality and legally defensible work products.
Atkins is able to provide the full range of services required for the environmental process including a
sewer capacity study, if needed. We are pleased to have Kimley -Horn and Associates, Inc. join our
team for preparation of the Traffic Impact Study and Ninyo & Moore join our team for preparation
of the Preliminary Geotechnical Investigation. As you are aware, Kimley -Horn and Associates, Inc.
has prepared many traffic studies for projects in the City of El Segundo. They are very familiar with
the City, its traffic issues, and traffic study requirements, and have modeled future traffic conditions
throughout the City for both short -term and long -term conditions. We are confident that this
concentration of expertise and experience on our team will result in a smooth, coordinated effort
that is free of unnecessary delays.
Due to our recent completion of an EIR for the Imperial Avenue Assisted Living /Senior Housing
project and MNDs for both the Military Entrance Processing Station (MEPS) and Segundo Business
Park projects, we are familiar with the issues unique to the City of El Segundo. Our participation in
public meetings for all three projects has also given us insight into the local community's concerns
for the project area. Together, this knowledge better prepares us to assist the city with the
environmental clearance process for the proposed project.
Thank you for the invitation to submit this proposal for the 888 North Sepulveda project. If
selected, Atkins is agreeable to execute the city's Professional Services Agreement and will provide
proof of insurance as noted in the Agreement. If you have any questions or would like more
information about our proposal, please feel free to contact me at 310.893.2324 or by email at
ruta. thomas g atkinsglobal. corn.
We look forward to continuing our work with the city.
Best regards,
Ruta K. Thomas
CEQA /NEPA Senior Group Manager
Contents
Agreement No. 4467
Atkins North America, Inc.
12301 Wilshire Boulevard, Suite 430
Los Angeles, California 90025
Telephone: +1.310.268.8132
Fax: +1.310.268.8175
Project,rea«i,.~~...~.~.....~~.~.~.~.~~~.......,~~,~^~~~~.~~~^~~.,,~,~.~,~~.,,.~,~ .... I
Scopeof Work .~..~.~.~~_~'~~~~~~~^_~~^_,~~,~~~~,~~,~.~~~~~~~.~.~~,,~~.~~~~,~~~~,,~.~~.~~~~,~.~~,~3
Schedudes................................. ~~.~~.~~.~..~~^.~~~~~~.~.~.~.-..-.~~,^.,,~,..~,,~~.,~,~,.,~~~~^,~~—.~,37
Affachments
8itachn#nt A
Attachment Standard 1`�*ecSchedule
Proposal to Prepare an Environmental Document for the 8D8 North Sepulveda Project
Agreement No. 4467
Piplect Management Team"
Project Management Team
The project management team for the 888 North Sepulveda project (hereinafter referred to as the
proposed project) consists of Ruta K. Thomas, CEQA /NEPA Senior Group Manager for the Los
Angeles office and Julian Capata, Project Manager. Additionally, we are pleased to have Kimley -Horn &
Associates join our team for preparation of the traffic study and Ninyo & Moore join our team for
preparation of the Preliminary Geotechnical Investigation. Serine Ciandella will be the project manager
for preparation of the traffic impact study and other related tasks. Michael Rogers will be the project
manager for preparation of the geotechnical investigation and other related tasks.
Ruta K. Thomas, who has over seventeen years of CEQA /NEPA experience, will serve as the Project
Manager for the proposed project. Ms. Thomas is the Los Angeles Office CEQA /NEPA Senior Group
Manager, as well as a Senior Project Manager responsible for managing the preparation and coordination
of highly complex, controversial, and visible environmental documentation for redevelopment projects
throughout the state of California. She has experience managing a diversified mix of projects, such as the
Los Angeles Unified School District (LAUSD) Central Los Angeles Area Learning Center No. 1
(Ambassador) EIR, the New South Coast County Golf Course EIR in the City of Rolling Hills Estates,
and the MEPS Mitigated Negative Declaration in the City of El Segundo. As a result of her extensive
CEQA experience and knowledge, the Association of Environmental Professionals (AEP) has asked Ms.
Thomas to instruct CEQA courses for new practitioners regularly since 2007. As a former Registered
Environmental Assessor (REA),' she has been determined by the state of California to have the academic
training, occupational experience, and professional reputation necessary to objectively conduct one or
more aspects of environmental assessment and site cleanup activities. Ms. Thomas brings scientific rigor
to the projects on which she works, and with demonstrated expertise in writing and negotiation, she
equally is able to communicate with agencies and technical colleagues towards the successful attainment
of her client's goals. She has a calm demeanor, is able to relay scientific and regulatory information in a
way that is easy to understand, and has the unique ability to gain the trust of a wide range of constituents.
She facilitates community workshops and outreach events in a way that ensures participants leave feeling
that their concerns have been addressed and that they are an integral part of the solution. Ms. Thomas
received a B.A. in Biology /Economics from Lehigh University in Pennsylvania and an M.A. in
Environmental Studies from Brown University in Rhode Island.
Julian Capata, who has over eight years of CEQA experience, would serve as the Deputy Project
Manager for the proposed project. As a Project Manager and noise specialist for Atkins, he provides
technical support for a variety of environmental documentation projects. Mr. Capata's most recent
experience with projects in the City includes the noise impact analyses he prepared for the 222 Kansas
1 Please note that as of July 1, 2012, the Governor of California discontinued the REA Program due to budgetary issues.
Ms. Thomas was an REA since 1999 and as such provided expert guidance and coordination for all of Atkins' projects
with environmental hazards issues. Despite the Program ending, Ms. Thomas continues to provide environmental
hazards expertise on our projects.
Proposal to Prepare an Environmental Document for the 888 North Sepulveda Project
Agreement No. 4467
ATKINS
and Imperial Avenue School projects. His background includes experience in both federal and state
environmental policy. Mr. Capata has worked on a number of high - profile and highly complex projects,
which required expert level analytic abilities and superior communication skills. He managed the very
contentious Expo Light Rail EIR for the MTA. Mr. Capata received a B.A. in Geography with an
emphasis on Environmental Studies from California State University, Northridge. Mr. Capata also
recently completed training to use the new air dispersion modeling tool, CalEEMod that is being
conducted by the South Coast Air Quality Management District (SCAQMD).
Serine Ciandella, AICP is a Senior Project Manager with more than 25 years of experience in
transportation planning, traffic impact studies, parking evaluation studies, transportation demand
management practices, and environmental impact projects. In performing these studies, she has become
quite proficient in working with community groups, and presenting issues and options on complex and
controversial projects to a variety of audiences. She has managed many large -scale traffic impact studies,
including a number of Specific Plan and General Plan Update projects. Serine is also experienced with
neighborhood traffic calming; transportation demand management and trip reduction programs; parking
accumulation and shared parking analyses; and evaluation of preferential and paid parking. Ms. Ciandella
is a certified planner with the American Institute of Certified Planners, and has a certificate in
Transportation Demand Management from the UCLA Extension program. She is a shareholder and Vice
President / Senior Associate of Kimley -Horn and has been with the firm for 18 years. She is also a
member of the American Planning Association (APA) and Board Member (4 years) and past President of
the Orange County Traffic Engineering Council. Ms. Ciandella has a Bachelor of Science in Mass
Communications from Syracuse University.
Michael Rogers, PG, CGE is a Senior Project Geologist with Ninyo & Moore with over 20 years of
experience providing geotechnical consulting services and project management for public works,
commercial and residential projects. He has performed geologic and seismic hazard evaluations, provided
geotechnical design services, and conducted forensic evaluations for a variety of projects throughout
California. Mr. Rogers' projects have included hotels, water treatment plants, power generating facilities,
transmission lines, pipelines, renewable energy projects, and commercial and residential buildings. Mr.
Rogers conducts geologic field evaluations, including detailed logging of large and small- diameter
borings, rock cores and trenches, analyzes site geologic conditions and potential geologic hazards, and
develops recommendations for site preparation and mitigation of adverse conditions. As Senior Project
Geologist, Mr. Rogers performs project administration and management, prepares geotechnical reports
and provides technical support to staff -level engineers and geologists and field technicians. Mr. Rogers
has a Bachelor of Science in Geology from the University of California, Los Angeles.
2 Proposal to Prepare an Environmental Document for the 888 North Sepulveda Project
Agreement No. 4467
ATKH� qS
Scope of Work
Project Understanding
The proposed project site, located at the southeast corner of Sepulveda Boulevard and Walnut Avenue, is
currently occupied by an eight -story office building (898 N. Sepulveda Boulevard), seven -story parking
structure (892 N. Sepulveda Boulevard), and vacant land (888 N. Sepulveda Boulevard). Our
understanding is that the office building has been used for office /administration type operations since
development in 1976. According to the 2010 Phase I Environmental Site Assessment (ESA), the parking
structure is used for office building tenant parking and short - /long -term remote airport parking with a
free shuttle service. There is a courtyard between the office building and parking structure. The proposed
project site is bordered to the east and north (beyond Walnut Avenue) by Boeing facilities. To the south
and west (beyond N. Sepulveda Boulevard), the proposed project site is bordered by commercial
businesses and office uses.
The project proposes to construct a five -story hotel with one level of underground parking (72 spaces)
on the vacant southern portion of the site (888 N. Sepulveda Boulevard). The 107,090- square foot
proposed hotel would be 77 feet tall and offer 190 rooms. The existing parking structure includes 808
parking spaces. City code requires 396 parking spaces for an office /hotel use. The Applicant has
requested a parking reduction for the hotel /office uses based upon the results of the Applicant's
proposed Parking Demand Study of a shared parking analysis, indicating that they would only need 278
spaces of the 808 parking spaces currently available in the existing parking structure for the combined
office /hotel use on -site since the proposed hotel would offer 72 spaces in an underground parking
structure; thereby using a total of 350 parking spaces for the combined office /hotel use. As a result, the
existing parking garage would have 530 additional parking spaces available, which the Applicant is
proposing to redevelop for remote airport parking uses as part of the proposed project. The shared
parking analysis will be peer reviewed as part of this scope of work. We understand that the shared
parking analysis will need to be confirmed for accuracy and accepted by the City during the course of the
environmental review process before the number of parking spaces required for the on -site combined
office /hotel use is finalized.
It is our understanding that the Applicant has applied for a Specific Plan which applies to the entire
project site and will allow for the hotel, as well as remote airport parking, as conditionally permitted uses
on -site. The remote airport parking is intended to serve the Los Angeles International Airport (LAX)
specifically. Additionally, the existing entitlements for the proposed project site will be amended.
Planning entitlements for the proposed project, which encompasses all three project parcels, would
include a General Plan Amendment, a Zone Change, a Zone Text Amendment, a development
agreement, a Conditional Use Permit (for the hotel and remote airport parking uses), a lot subdivision
(from two parcels to three parcels), and a Parking Demand Study to reduce the parking requirements for
the hotel and office uses (joint use) on -site below the required 396 spaces. Each of the three new parcels
Proposal to Prepare an Environmental Document for the 888 North Sepulveda Project 3
Agreement No. 4467
ATICAMS
on the proposed project site would have an individual use as follows: (1) five -story hotel (1.52 acres),
(2) office building (0.42 acre), and (3) office /hotel parking and remote airport parking (1.04 acres).
Project Approach
The approach of the Atkins Project Team is based on meeting the following objectives.
■ Serving as a key element of the City's team to anticipate controversial issues, provide unbiased
recommendations, devise solutions to potential impacts and /or other issues that may arise, and
provide expert planning, policy, and environmental compliance consultation
■ Committing senior management to the project to provide close coordination with, and
accessibility to, the City to ensure technical accuracy, document objectivity, and legal defensibility
■ Complying with the California Environmental Quality Act (CEQA), the current CEQA
Guidelines, as well as current case law, and serving as a public educator of CEQA and the CEQA
process
■ Complying with all unique City processing requirements
■ Responding to all significant issues of concern raised by the various governmental agencies,
private entities, individuals, and community groups
■ Submitting all required deliverables within the mutually agreed upon time frames
At the request of the City, we have provided a scope of work, schedule and budget for preparation of
either an IS /MND (Option 1) or a Focused EIR (Option 2) for the proposed project. Based on the
results of the Task 2 below, we would determine which option is the appropriate level of environmental
review for the proposed project. Atkins will take full responsibility for project initiation and organization,
data compilation, impact assessment, development of mitigation measures, report compilation,
monitoring and review for CEQA adequacy, attendance at public meetings and hearings, response to
public comments, coordination of the internal project team, and preparation of a Mitigation Monitoring
and Reporting Program.
Report format and content will be in full compliance with CEQA (as amended through the date of
submittal of the environmental document), the CEQA Guidelines (also as amended through the date of
submittal of the environmental document), and the City's environmental guidelines and procedural
requirements. General environmental document organization will include a discussion of existing
conditions, potential direct and indirect/ secondary environmental impacts, and the recommendation of
mitigation measures for each affected issue area. To present information in a concise and easily
understood format, text will be supplemented with graphics, charts, maps and tables on 8.5 x 11 white
paper, unless a larger format is critical to the readability of the document. Work products will consist of
professionally photocopied reports in comb bindings, which are printed on recycled paper. The majority
of graphics, charts, and maps will be presented in black ink, although some color graphics may be
included to help convey necessary information. All work products will be submitted in hard -copy format
and in electronic format and will be prepared using Microsoft Word 2003 and other formats (i.e., PDF)
that are compatible with the City's software applications. All documents and plans shall be the property
of the City of El Segundo.
4 Proposal to Prepare an Environmental Document for the 888 North Sepulveda Project
Agreement No. 4467
nTKiNs
TASK 1 Participate in Project Startup Activities
Subtask 1 A Attend One Project Kick -Off Meeting
The Atkins team will attend one project kick -off meeting with representatives from the City of El
Segundo and, most likely, the Applicant's team. The purpose of the kick -off meeting is to compile the
relevant background data and reports; clearly define the proposed project for the purposes of the
environmental analysis; finalize the cumulative projects list with the City; discuss the City's format for the
draft Findings of Fact; discuss the project schedule and important assumptions for achieving the
schedule; identify all anticipated discretionary actions; establish early communication among various
project team members, as well as the protocols for ongoing communication; and to familiarize the Atkins
project team with the issues and concerns that the City determines to be important issues for analysis in
the environmental document. Based on the discussions and issues raised during the kick -off meeting, the
Atkins project management team will refine the scope of work, schedule, and budget, if necessary.
List of Products
❑ Attend one (1) kick -off meeting
❑ Submit one (1) written request for additional information, if necessary
TASK 2 Conduct Preliminary Analyses
Subtask 2A Prepare Traffic Impact Study
Kimley -Horn & Associates (KHA) will prepare the traffic impact study for the 888 North Sepulveda
project. The study will address the following conditions:
■ Existing Conditions
■ Existing Plus Project Conditions
■ Cumulative Conditions (Opening Year) Without Project
■ Cumulative Conditions (Opening Year) With Project
The study will evaluate project impacts during the morning and evening peak hours on a typical weekday
at up to twelve area intersections, to be agreed upon with City Staff KHA will prepare a study that
complies with the Los Angeles County Congestion Management Plan (CMP) and the traffic impact study
requirements of the City of El Segundo. The following scope of services is based on our understanding
of the project issues and the study requirements of the City of El Segundo.
Project Initiation
■ Obtain a complete project description and a to -scale copy of the project site plan, including:
> Site layout and building and hardscape footprints
> Square footage of existing site uses to remain and to be removed
> Hotel room count
> Square footage of proposed hotel ancillary uses, such as meeting rooms and restaurant areas
> Project site entrances
Proposal to Prepare an Environmental Document for the 888 North Sepulveda Project 5
Agreement No. 4467
nTKiNs
• Existing and proposed parking supply
• On -site vehicle flow lines; and any other site features that will affect the flow of traffic into
and out of the site
Traffic Impact Analysis
• Obtain current weekday morning and evening peak hour traffic count data for the study
intersections.
• Develop project trip generation estimates for the proposed project, using the Institute of
Transportation Engineers (ITE) Trip Generation publication (9t" Edition).
• Trip generation assumptions will take into account the potential internal trip capture and trip
synergy between the hotel and the surrounding office buildings.
• The site trip generation estimates will also need to take into account the trip - generating
characteristics of the proposed remote airport parking. The ITE Trip Generation resource
does not provide trip generation rates for a parking use. KIIA will draw from other data
sources for this analysis.
• We will confer with staff on trip generation assumptions before proceeding with the analysis.
• Develop trip distribution and assignment assumptions for the hotel and the remote airport
parking components.
• Submit trip generation and trip distribution assumptions to City Staff and the project team for
concurrence.
• Distribute the project traffic to the surrounding street system.
• Obtain cumulative project information from the City of El Segundo and surrounding cities.
• Collaborate with the City and the project team to identify the anticipated Opening Year for the
proposed project.
• Develop Opening Year peak hour forecasts at the study intersections, using the cumulative
projects' traffic and ambient growth rates.
• Conduct intersection analysis for each of the study scenarios as follows:
> Intersection analysis will be conducted using the intersection capacity utilization (ICU)
methodology, in accordance with City standards.
> Analysis of intersections on State Highway facilities and at freeway terminal ramps will also
be analyzed using the Highway Capacity Manual (HCM) delay methodology, in accordance
with the Caltrans Guide for the Preparation of Traffic Impact Studies.
■ Identify any project impacts, and project mitigation, if necessary. Any project traffic mitigation, if
needed, will take into account future recommended intersection improvements outlined in the
Circulation Element of the City's General Plan.
■ Develop a summary of project parking requirements for the project. Provide a peer review of the
Shared Parking Analysis prepared by Walker Parking Consultants for the existing office,
proposed hotel, and proposed remote airport parking uses. Based on a review of the Shared
6 Proposal to Prepare an Environmental Document for the 888 North Sepulveda Project
Agreement No. 4467
AT��<INS
Parking Analysis, prepare an evaluation of the adequacy of the proposed parking supply for peak
operating conditions and make recommendations to the City.
■ Evaluate the proposed site access and on -site circulation provisions, including an evaluation of
the current access from Sepulveda Boulevard.
■ Prepare a stand -alone traffic study summarizing the analysis methodology, study findings, and
recommendations.
■ Assist in preparation of Responses to Comments (up to 8 hours).
Traffic Scope Assumptions
■ To -scale site plans and a complete project description, available on -site and off -site improvement
plans, record drawings, and existing aerial photographs or topographic maps will be provided to
KHA.
■ The scope and fee assumes analysis of one development scenario, and one analysis phase. Any
additional project alternatives or phased analysis will require an additional fee.
■ Any changes or revisions to the site plan or project description once the analysis has begun will
require additional or changed analysis, which will constitute additional services, and will require
an adjustment to the project schedule and budget.
The results of the traffic impact study will be included as part of a separate report, as well as in the
environmental document.
Subtask 213 Conduct Air Quality Modeling
Atkins will use the results of the traffic impact study, information regarding construction phases,
schedules, and equipment, as well as information regarding specific activities and hours of operation to
model the potential impacts of the proposed project on air quality. By conducting the air quality
modeling early in the environmental review process, Atkins can determine whether there will be
significant impacts to air quality, and if these impacts can be mitigated.
Local carbon monoxide (CO) concentrations will be modeled at up to eight intersections to be selected
in coordination with the City of El Segundo. Atkins can revise the number of intersections studied based
on input from the City. Local CO impacts associated with project traffic will be predicted using the
CALINE -4 program and compliant with the recommendations of the CALTRANS Transportation
Project -Level Carbon Monoxide Protocol (Revised December 1997). The CALINE -4 computer
dispersion model will be applied to the intersections most affected by project traffic, and nearby
proximity to sensitive receptors.
The air quality analysis will also evaluate potential air quality impacts of project - related construction
activities. The maximum expected equipment to be in use during each phase of construction will be used
to quantify maximum daily emissions. Emissions will be compared to the thresholds of significance
presented in the SCAQMD Handbook. Mitigation measures for construction- related particulates will
follow guidance from the SCAQMD CEQA Handbook In addition to the air emission thresholds
established by SCAQMD, potential localized impacts for certain criteria pollutants with regard to project-
Proposal to Prepare an Environmental Document for the 888 North Sepulveda Project 7
Agreement No. 4467
Al KI 1\1 S
related emissions are calculated using a separate method. For smaller projects (less than 5 acres), localized
significance thresholds (LSTs) were developed in response to the SCAQMD Governing Board's
Environmental Justice Enhancement Initiative I -4. LSTs represent the maximum emissions from a
project that are not expected to cause or contribute to an exceedance of the most stringent applicable
federal or state ambient air quality standard, and are developed based on the ambient concentrations of
that pollutant for each source receptor area and distance to the nearest sensitive receptor. A LST
screening analysis using the SCAQMD provided mass -rate lookup tables only applies to projects that are
5 acres or less in size and are only applicable to CO, NOx, PMlo, and PM25. For this project, an analysis
of localized concentrations of relevant criteria air pollutants (LSTs) during construction activities would
also be conducted in compliance with the recommendations of the SCAQMD Final Localized
Significance Thresholds Methodology (2003).
The regional criteria pollutant analysis will examine vehicular and stationary sources associated with
operation of the proposed project. Based on estimated vehicle trips, vehicular emissions of carbon
monoxide, ozone precursors (reactive organic gases and oxides of nitrogen), and small particulate matter
(PM,,) will be predicted and quantified using EMFAC 2007 emission factors and the SCAQMD's
recommended CalEEMod software, which will then be compared to the SCAQMD significance
thresholds to determine whether the proposed project would violate a State or federal air quality standard
or contribute substantially to an existing or projected air quality violation. The criteria pollutant emissions
from future stationary sources (sources that are permitted by the air district such as generators) will also
be estimated in the same manner. The SCAQMD's regulatory structure to evaluate and offset these
emissions will be described. The air quality analysis will also qualitatively evaluate the potential exposure
of sensitive receptors to substantial pollutant concentrations where the project may cause emissions of
identified pollutants in excess of the pounds per day or tons per quarter standards established by the
SCAQMD. Mitigation measures will be identified for potentially significant impacts, and their
effectiveness will be quantified to the extent feasible.
Potential conflicts with or potential to obstruct implementation of the applicable air quality plan where it
may cause or contribute to emission of identified air pollutants in excess of levels stated in the plan or
where it may fail to implement a remedial or mitigation measure required under the plan will be analyzed.
The results of the updated air quality impacts analyses will be discussed with the City and included as part
of the environmental document.
Subtask 2C Conduct Noise Modeling
Atkins will use the results of the traffic impact study, information regarding construction phases,
schedules, and equipment, as well as information regarding specific activities and hours of operation to
model the potential noise impacts generated by the proposed project. By conducting the noise modeling
early in the environmental review process, Atkins can determine whether there will be significant noise
impacts, and if these impacts can be mitigated.
Existing ambient daytime noise levels will be measured at locations (to be selected in coordination with
the City) within and around the proposed project site to establish current baseline noise levels. These
locations will be identified on a map. The daytime noise levels will be measured using a Larson -Davis
8 Proposal to Prepare an Environmental Document for the 888 North Sepulveda Project
Agreement No. 4467
nTKirus
Model 814 precision sound level meter, which satisfies the American National Standards Institute (ANSI)
for general environmental noise measurement instrumentation.
Noise will be characterized in the following terms:
■ Leq, the equivalent energy noise level, is the average acoustic energy content of noise for a stated
period of time; for evaluating community impacts, this rating scale does not vary, regardless of
whether the noise occurs during the day or the night
■ L,,;,,, the minimum instantaneous noise level experienced during a given period of time
■ L..., the maximum instantaneous noise level experienced during a given period of time
Existing 24 -hour noise levels will be calculated for various roadway segments in the project vicinity using
the Federal Highway Administration Highway Noise Prediction Model (FHWA -RD -77 -108) and current
traffic counts from the traffic report prepared for the project. The model will calculate the average noise
level at specific locations based on traffic volumes, average speeds, roadway geometry, and site
environmental conditions. Vehicle noise energy rates in the FWHA model will be modified to
incorporate rates utilized by Caltrans, which better represent vehicle noise levels in California. The
analysis of operational noise impacts will address future noise levels at the project site and in the project
vicinity. Future noise levels along the roadway segments in the project vicinity will be calculated to
determine whether traffic generated by the project causes a substantial increase in noise at off -site
locations.
Noise levels generated during construction will be estimated based upon anticipated construction
schedules, techniques, and building types, and all assumptions in the noise analysis will be consistent with
what is assumed in the air quality and transportation/ traffic analyses. The potential for construction
noise to impact nearby noise - sensitive land uses (i.e., residences) will be characterized by quantifying
anticipated noise levels (e.g., based on distance). Furthermore, vibration impacts from project - related
construction activities will also be evaluated if any pile- driving or other vibration- inducing activities
occur.
For any impacts that exceed identified significance thresholds, feasible mitigation measures will be
identified, which may include modification of construction techniques or hours, changes in project
design or layout, provision of temporary or long -term barriers to noise transmission, or limitations on
outdoor nighttime activities. The results of the updated noise level impacts analyses will be discussed
with the City and included as part of the environmental document.
List of Products
❑ One (1) electronic copy of the traffic impact study report in Microsoft Word 2003 format
Proposal to Prepare an Environmental Document for the 888 North Sepulveda Project 9
Agreement No. 4467
Scope of Work
OPTION 1: IS /MND
TASK 3 Prepare Administrative Draft IS /MND, Screencheck Draft
IS /MND and Notice of Completion (NOC)
Subtask 3A Prepare Administrative Draft IS /MND, Screencheck Draft
IS /MND and NOC
Atkins will prepare an IS /MND and Notice of Completion (NOC) for the proposed project that is
consistent with the procedural and substantive provisions of CEQA Guidelines Sections 15063 and
15072 and Appendices C and G. (An IS /MND must now also be accompanied with a Notice of
Completion, instead of a Notice of Availability, much like distribution of a Draft EIR.) The objective of
this task is to prepare a comprehensive, accurate, and objective project -level IS /MND for the proposed
project that fully complies with CEQA and the CEQA Guidelines (both as amended throughout
submittal of the Draft IS /MND) and all applicable guidance and procedures established by the City of El
Segundo for the purpose of environmental review.
The main purpose of the Draft IS /MND will be to thoroughly and accurately analyze the environmental
impacts of the proposed project. The document will be as free as possible of jargon so that the
information it contains is accessible to the City and the public. The methodology and criteria used for
determining the impacts of the project will be clearly and explicitly described in the IS /MND, including
any assumptions, models, or modeling techniques used in the analysis.
The IS /MND will be prepared in conformance with a City- approved Initial Study checklist format, and
the NOC would be consistent with CEQA Guidelines Appendix C. All seventeen CEQA issue areas will
be sufficiently analyzed in the IS /MND. All appropriate mitigation measures for these resources would
be included in the IS /MND and incorporated into the Mitigation Monitoring and Reporting Program.
The following resources will be analyzed in the Addendum.
• Aesthetics
• Agriculture /Forestry Resources
• Air Quality
• Biological Resources
• Cultural Resources
• Geology /Soils
• Greenhouse Gas Emissions
• Hazards /Hazardous Materials
• Hydrology /Water Quality
• Land Use /Planning
• Mineral Resources
• Noise
• Population /Housing
• Public Services
• Recreation
10 Proposal to Prepare an Environmental Document for the 888 North Sepulveda Project
Agreement No. 4467
Scope of We
• Transportation /Traffic
• Utilities /Service Systems
It is assumed that key construction and operational features of the project would be available at the
beginning of work on the IS /MND such that an accurate, finite, and stable project description could be
prepared prior to beginning substantial work on the IS /MND. This approach has proven to result in the
most expeditious preparation and processing of an IS /MND.
As per our previous experience working with the City, only electronic copies of the Administrative Draft
IS /MND will be provided to City staff in an effort to cut down on printing costs. Once comments on
the Administrative Draft IS /MND have been received from the City, Atkins will incorporate all
comments and submit (electronically only) a Screencheck Draft IS /MND to the City for final review
before preparing the Draft IS /MND for public review. It is anticipated that comments received on the
Screencheck Draft IS /MND would be minimal and mostly editorial in nature. Substantive comments
requiring a second round of substantial edits would require an amendment to the budget proposed. A
Final Check Copy of the Draft IS /MND in electronic format (WORD and PDF) will be submitted to
the City for final review before printing.
All technical studies, survey results, data, and public and agency comments will be included as appendix
material to the Draft IS /MND.
The scope of work for the environmental issue areas expected to be analyzed in the Draft IS /MND is
further described at the end of this Scope of Work in the "Environmental Impact Analysis" section, with
an emphasis on unique and /or important components of the environmental analysis.
List of Products
❑ One (1) electronic copy of the Administrative Draft IS /MND, including Technical Appendices
in Microsoft Word and /or PDF formats
❑ One (1) electronic copy of the Final Check Copy of the IS /MND in Microsoft Word 2003
format and PDF format
❑ One (1) electronic copy of the Administrative Draft NOC for City review
TASK 4 Prepare Public Review Draft IS /MND and NOC, and Attend
Public Meeting on the Draft IS /MND
Subtask 4A Prepare Public Review Draft IS /MND and NOC
Atkins will prepare a Draft IS /MND for a 30 -day public review that incorporates all of the comments on
the Administrative Draft IS /MND and Screencheck Draft IS /MND. The Draft IS /MND will be comb -
bound, using heavy stock paper for the cover, rather than plastic or laminate. Atkins will prepare and
distribute twenty (20) printed bound copies of the Draft IS /MND (with technical appendices), one (1)
printed unbound camera -ready copy of the Draft IS /MND, forty (40) electronic copies of the Draft
IS /MND on CD, one (1) electronic copy in Microsoft Word 2003 format, and one (1) electronic copy in
Adobe Acrobat (PDF) format. Additionally, Atkins will prepare and distribute one (1) printed copy of
the Executive Summary, twenty (20) CD copies of the Executive Summary, and one (1) printed unbound
Proposal to Prepare an Environmental Document for the 888 North Sepulveda Project 11
Agreement No. 4467
AT�KIIIMS
camera -ready copy of the Executive Summary. Atkins will distribute the requisite fifteen (15) copies of
the Draft IS /MND (including its technical appendices and Executive Summary) to the State
Clearinghouse. If appropriate at the time of publication, Atkins may submit the Draft IS /MND to the
State Clearinghouse on CD, including hard copies of the Executive Summary (15 copies of each). As
appropriate, to save paper and other resources, appendices will be provided on CD when hard copies of
the IS /MND are printed. However, this scope of work and budget assume full, printed copies of the
appendices.
Atkins would also be responsible for preparation of the NOC, as well as any applicable filing fees. Atkins
will distribute the NOC along with the Draft IS /MND to the State Clearinghouse. It is assumed that the
City would be responsible for distribution of the NOC to area property owners, local organizations, and
departments within the City (some of which will also receive a copy of the Draft IS /MND), as well as
publication of the NOC in a local newspaper. Atkins would be responsible for transmittal of the NOC to
the County Clerk of Los Angeles.
List of Products
❑ Twenty (20) printed bound copies of the Draft IS /MND (with technical appendices)
❑ One (1) printed unbound camera -ready copy of the Draft IS /MND
❑ Forty (40) electronic copies of the Draft IS /MND on CD
❑ One (1) electronic copy of the Draft IS /MND and Executive Summary in Microsoft Word 2003
format and PDF format
❑ One (1) printed copy of the Executive Summary
❑ One (1) printed unbound camera -ready copy of the Executive Summary
❑ Twenty (20) CD copies of the Executive Summary
❑ Forty (40) printed copies of the NOC to accompany the Draft IS /MND
❑ One (1) printed copy of the NOC
❑ One (1) electronic copy of the NOC
Subtask 4B Attend Public Meeting on the Draft IS /MND (OPTIONAL)
If required, Atkins's Project Manager and Deputy Project Manager, as well as Kirnley- Horn's Project
Manager, will attend a public meeting on the Draft IS /MND. It is assumed that the City of El Segundo
would coordinate and facilitate the public hearing (or community meeting) and that presentation
materials describing or illustrating the project will be provided by the Applicant. Atkins would take
detailed notes regarding the issues raised by commenting individuals that should be addressed in the
Final IS /MND. In addition, Atkins would be available to provide an overview of the CEQA process and
answer questions raised by the public regarding the CEQA process and /or questions regarding the
analysis in the IS /MND.
List of Products
❑ OPTIONAL: Attend one (1) public meeting on the Draft IS /MND
12 Proposal to Prepare an Environmental Document for the 888 North Sepulveda Project
Agreement No. 4467
- ,Scope. of, Work-
TASK 5 Prepare Administrative Final IS /MND, Screencheck Final
IS /MND and Mitigation Monitoring and Reporting Program
(MMRP)
Subtask 5A Prepare Administrative Final IS /MND (Response to
Comments and Text Revisions), Screencheck Final
IS /MND and MMRP
The Response to Comments volume of the Final IS /MND will include all comments received, responses
to those comments, and standard introductory material. The Mitigation Monitoring and Reporting
Program (MMRP) would be provided separately, but prepared concurrently with the Final IS /MND. All
comments will be numbered (to indicate comment letter and comment number), and the responses to
those comments will be similarly numbered to allow easy correlation. In addition, where the text of the
Draft IS /MND must be revised, the text will be isolated as "text changes" in the Response to
Comments, indicating deleted text by strikeout and inserted text by double- underline. The text of the
Draft IS /MND will not be revised. The Final IS /MND will collectively consist of the Draft IS /MND,
the Response to Comments document, and the technical appendices.
It is assumed that the Final IS /MND would be provided at least 10 days prior to consideration for
certification by the City to any commenting public agency and any member of the public who has
requested the document. Further, the MMRP will be designed to ensure compliance with all adopted
mitigation measures during project implementation. The MMRP will be in table format and will specify
project - specific mitigation measures, as well as standard conditions of approval that are applicable to the
project, if requested by the City. Mitigation timing and responsible parties will also be identified. The
objective of the MMRP is to ensure compliance with Public Resources Code Section 21081.6, as
mandated by Assembly Bill 3180 (Cortese 1988), which requires that a lead agency adopt an MMRP at
the time an IS /MND is certified.
An estimated budget has been prepared for the responses to comments effort. While the actual scope
and extent of public comments (in either written or oral format) cannot be definitively determined at this
time, we have tried to provide a conservative, yet realistic, estimate of the scope of work that would be
required for this project, in order to avoid the need for a contract amendment.
As per our previous experience working with the City, only electronic copies of the Administrative Final
IS /MND will be provided to City staff in an effort to cut down on printing costs. Once comments on
the Administrative Final IS /MND and MMRP have been received from the City, Atkins will incorporate
all comments and submit (electronically only) a Screencheck Final IS /MND and MMRP to the City for
final review before preparing the Final IS /MND and MMRP for public review. It is anticipated that
comments received on the Screencheck Final IS /MND and MMRP would be minimal and mostly
editorial in nature. Substantive comments requiring a second round of substantial edits would require an
amendment to the budget proposed. A Final Check Copy of the Final IS /MND in electronic format
(WORD and PDF) will be submitted to the City for final review before printing.
Proposal to Prepare an Environmental Document for the 888 North Sepulveda Project 13
Agreement No. 4467
All KINS
List of Products
❑ One (1) electronic memorandum indicating the adequacy of the estimated budget for the
responses to comments work effort (if needed)
❑ One (1) electronic copy of the Administrative Final IS /MND in Microsoft Word 2003 format
and PDF format
❑ One (1) electronic copy of the Screencheck Final IS /MND in Microsoft Word 2003 format and
PDF format
❑ One (1) electronic copy of the Final Check Copy Final IS /MND in Microsoft Word 2003 format
and PDF format
TASK 6 Prepare Final IS /MND for Public Review, Attend Certification
Hearings, and File Notice of Determination
Subtask 6A Prepare Final IS /MND for Public Review
Atkins will prepare a Final IS /MND and MMRP that incorporates all of the comments on the
Administrative Final IS /MND, Screencheck Final IS /MND and MMRP. Atkins will provide the City
with fifteen (15) printed bound copies of the Final IS /MND and MMRP, one (1) printed unbound
camera -ready copy of the Final IS /MND and MMRP, one (1) electronic copy of the Final IS /MND and
MMRP in Microsoft Word 2003 format, one (1) electronic copy of the Final IS /MND and MMRP in
PDF format, and fifteen (15) CD copies of the Final IS /MND and MMRP. For public agencies that
commented on the Draft IS /MND, they would be provided with a Final IS /MND at least ten days prior
to the meeting during which the City would consider certification of the IS /MND.
List of Products
❑ Fifteen (15) printed bound copies of the Final IS /MND (with technical appendices) and MMRP
❑ One (1) printed unbound camera -ready copy of the Final IS /MND and MMRP
❑ One (1) electronic copy of the Final IS /MND and MMRP in Microsoft Word 2003 and PDF
format
❑ Fifteen (15) CD copies of the Final IS /MND and MMRP
Subtask 6B Attend Planning Commission and City Council Hearings
and File NOD
Members of the Atkins team will attend one hearing before the Planning Commission and up to two
hearings (if more than one is required) before the City Council during which approval of the project and
certification of the Final IS /MND would be considered. Specifically, Atkins's Project Director and
Project Manager, as well as Kirnley- Horn's Project Manager, will attend all hearings. It is assumed that
the City of El Segundo would coordinate and facilitate the meeting and that oversized presentation
materials describing or illustrating the project will be provided by the City. Atkins would be available to
answer questions raised concerning the CEQA process and /or technical questions regarding the analysis
contained in the IS /MND.
14 Proposal to Prepare an Environmental Document for the 888 North Sepulveda Project
Agreement No. 4467
I' 1 p
Atkins would prepare and file the Notice of Determination (NOD) with the County Clerk (within five
days of certification of the IS /MND). Atkins would also be responsible for any applicable filing fees.
List of Products
❑ Attend one (1) Planning Commission hearing
❑ Attend one (1) City Council hearing
❑ OPTIONAL: Attend second City Council hearing
❑ One (1) printed and one (1) electronic copy of the NOD
[NO TASK 7 AS PART OF OPTION 1 - CONTINUE TO TASK 8 BELOW]
OPTION 2: FOCUSED EIR
TASK 3 Prepare Initial Study /Notice of Preparation (IS /NOP) and
Attend Scoping Meeting
Subtask 3A Prepare IS /NOP
Atkins will prepare an Initial Study /Notice of Preparation (IS /NOP) for the proposed project that is
consistent with the procedural and substantive provisions of Sections 15063 and 15082 and Appendices
C, G, and I of the CEQA Guidelines and would be used to narrow the focus of the environmental issues
addressed in the EIR. Atkins would be responsible for preparing the Notice of Completion (NOC) for
the proposed project. (In recent past, an IS /NOP must now also be accompanied with a NOC, instead
of a Notice of Availability, much like distribution of a Draft EIR.)
The Initial Study will be prepared in conformance with a City- approved Initial Study checklist format.
Based upon review and comment by the City, Atkins will revise the IS /NOP, as appropriate. It is
anticipated that the following issue areas will be sufficiently analyzed in the Initial Study to allow them to
be scoped out from further analysis in the Focused EIR.
• Agriculture /Forestry Resources
• Biological Resources
• Cultural Resources
• Geology /Soils
• Hazards /Hazardous Materials
• Hydrology /Water Quality
• Land Use /Planning
• Mineral Resources
• Population/ Housing
• Public Services
• Recreation
• Utilities /Service Systems
All mitigation measures included in the Initial Study would be incorporated into the Mitigation
Monitoring and Reporting Program. All appropriate mitigation measures identified in the Initial Study
Proposal to Prepare an Environmental Document for the 888 North Sepulveda Project 15
Agreement No. 4467
A I ......... . KINS
would be provided in an appendix of the Focused EIR to consolidate all mitigation measures required of
the project (from both the Initial Study and Focused EIR) for ease in public reading and understanding.
The "Environmental Impact Analysis" section at the end of this Scope of Work discusses each of these
resources in more detail.
Once completed, Atkins will submit to City staff for internal review an electronic copy of the
Administrative Draft IS /NOP. Once comments on the Administrative Draft IS /NOP have been
received from the City, Atkins will incorporate all comments and submit (electronically only) a
Screencheck Draft IS/ NOP to the City for final review before preparing the Final IS /NOP for public
review. It is anticipated that comments received on the Screencheck Draft IS /NOP would be minimal
and mostly editorial in nature. Substantive comments requiring a second round of substantial edits would
require an amendment to the budget proposed. A Final Check Copy of the IS /NOP in electronic format
(WORD and PDF) will be submitted to the City for final review before printing.
Atkins will prepare and distribute twenty (20) printed bound copies of the Draft IS /NOP (with technical
appendices), one (1) printed unbound camera -ready copy of the Draft IS /NOP, forty (40) electronic
copies of the Draft IS /NOP on CD, one (1) electronic copy in Microsoft Word 2003 format, and one (1)
electronic copy in Adobe Acrobat (PDF) format. As appropriate, to save paper and other resources,
appendices will be provided on CD when hard copies of the IS /NOP are printed. However, this scope
of work and budget assume full, printed copies of the appendices.
Atkins will distribute the IS /NOP to the State Clearinghouse (SCH) and responsible agencies, trustee
agencies, and any other interested parties pursuant to the City's mailing list. During the 30 -day public
review period of the IS /NOP, Atkins will begin preparation of the Draft Focused EIR in order to reduce
the overall project schedule.
Subtask 3B Attend Scoping Meeting
Members of the Atkins team will attend a scoping meeting for the proposed project. Specifically, Atkins's
Project Manager and Deputy Project Manager, as well as Kimley- Horn's Project Manager, will attend the
scoping meeting. It is assumed that the City of El Segundo would coordinate and facilitate the scoping
meeting and that oversized presentation materials describing or illustrating the project will be provided
by the Applicant. Atkins would provide relevant meeting handouts, including a summary of the IS /NOP,
a CEQA Process flowchart, the purpose of the scoping meeting, environmental issue areas, and a sign -in
sheet. Atkins would also take detailed notes regarding the issues raised by commenting individuals that
should be addressed in the Draft Focused EIR. In addition, Atkins would be available to present the
purpose of the scoping meeting, provide an overview of the CEQA process, and answer questions raised
by the public regarding the CEQA process and /or general questions regarding technical and analytic
methods, as needed. Atkins's primary role in the scoping meeting is to solicit and /or record public input
regarding the scope and content of the Draft Focused EIR.
List of Products
❑ One (1) electronic copy of the Administrative Draft IS /NOP in Microsoft Word 2003 format
and PDF format
16 Proposal to Prepare an Environmental Document for the 888 North Sepulveda Project
Agreement No. 4467
KI Ii qS
❑ One (1) electronic copy of the Screencheck Draft IS /NOP in Microsoft Word 2003 format and
PDF format
❑ One (1) electronic copy of the Final Check Copy of the IS /NOP in Microsoft Word 2003 format
and PDF format
❑ Twenty (20) printed bound copies of the Final IS /NOP (with technical appendices)
❑ One (1) printed unbound camera -ready copy of the Final IS /NOP
❑ Forty (40) electronic copies of the Final IS /NOP on CD
❑ One (1) electronic copy of the Final IS /NOP in Microsoft Word 2003 format and PDF format
❑ Attend one (1) Scoping Meeting
TASK 4 Prepare Administrative Draft Focused EIR and Screencheck
Draft Focused EIR
Subtask 4A Prepare Administrative Draft Focused EIR and
Screencheck Draft Focused EIR
The objective of this task is to prepare a comprehensive, accurate, and objective project -level Focused
EIR for the proposed project that fully complies with CEQA and the CEQA Guidelines (both as
amended throughout submittal of the Draft Focused EIR) and all applicable guidance and procedures
established by the City of El Segundo for the purpose of environmental review.
The main purpose of the Draft Focused EIR will be to thoroughly and accurately analyze the
environmental impacts of the proposed project with respect to resources for which impacts have not
been scoped out in the IS /NOP. The document will be as free as possible of jargon so that the
information it contains is accessible to the City and the public. The methodology and criteria used for
determining the impacts of the project will be clearly and explicitly described in each section of the
Focused EIR, including any assumptions, models, or modeling techniques used in the analysis.
The Draft Focused EIR will include the following sections:
■ Contents
■ Introduction
■ Executive Summary, including a comprehensive summary table of impacts and mitigation
measures, areas of controversy, issues to be resolved, and a summary discussion of the proposed
project and its alternatives
■ Project Description, including project objectives, project location(s), project characteristics, and
required approvals
■ Introduction to the Analysis
■ Environmental Analysis
> Environmental Setting
> Regulatory Framework (applicable federal, State, local, plans, policies, and standards)
> Thresholds of Significance
Proposal to Prepare an Environmental Document for the 888 North Sepulveda Project 17
Agreement No. 4467
nTKiNs
• Project Environmental Impacts (short -term, long -term, direct, and indirect)
• Mitigation Measures (for potentially significant environmental issues)
• Level of Significance after Mitigation
• Cumulative Environmental Impacts (short -term, long -term, direct, and indirect)
■ Alternatives
■ Long -Term Implications (including growth - inducing impacts, a summary of project - related and
cumulative significant and unavoidable impacts, and significant irreversible environmental
changes or commitments of resources)
■ List of EIR Preparers
■ References
■ Technical Appendices
It is assumed that key construction and operational features of the project would be available at the
beginning of work on the Focused EIR such that an accurate, finite, and stable project description could
be prepared prior to beginning substantial work on the Focused EIR. This approach has proven to result
in the most expeditious preparation and processing of a Focused EIR.
The scope of work for the environmental issue areas expected to be analyzed in the Draft Focused EIR
is further described at the end of this Scope of Work in the "Environmental Impact Analysis" section,
with an emphasis on unique and /or important components of the environmental analysis. In order to
ensure a common understanding of the scope and content of the Focused EIR, Atkins will prepare a
comprehensive list of each of the thresholds that would be evaluated in the Focused EIR, as well as
every impact statement that would be addressed to respond to each of the thresholds for review and
approval by the City prior to beginning work on the Focused EIR (some thresholds may contain more
than one impact statement).
Cumulative Impacts
Cumulative impacts will be specified in the individual environmental issue areas of the Focused EIR. The
cumulative analysis will be qualitative in nature and will be based upon known projects, either approved,
proposed (applications on file), or reasonably foreseeable, within a defined area around the proposed
project, as determined by the factors relevant to each environmental issue area and identified in the
traffic impact study prepared as part of Task 2. The cumulative impact assessment will be based on
potential development projects that may, in combination with the proposed project, create cumulatively
considerable environmental impacts, as required by Section 15130 of the 2007 CEQA Guidelines. Atkins
will review and finalize the list of cumulative projects to be used as part of the cumulative impacts
analysis during the kick -off meeting; we will discuss including projects outside the City of El Segundo as
part of this list.
18 Proposal to Prepare an Environmental Document for the 888 North Sepulveda Project
Agreement No. 4467
AT 1I VVplll ", II qS
Other CEQA Sections
Summary. This section will be in tabular format and will briefly describe the impacts of the proposed
project, the level of significance of impacts, recommended mitigation measures, and the level of
significance after the recommended mitigation measures are implemented.
Long -Term Implications. The Focused EIR will discuss all significant unavoidable adverse impacts.
The Focused EIR will discuss any potential growth- inducing and irreversible impacts of the proposed
project. Potential sources of growth inducement and their corresponding impacts, such as removal of
obstacles to growth will be qualitatively analyzed, to the extent that they are applicable.
Alternatives. In order to accurately define alternatives, Atkins will work with the City to first clearly
articulate project objectives. The Focused EIR can then most effectively assess alternatives in light of
CEQA's mandate to reduce significant project - related impacts while meeting the project's basic
objectives. Atkins proposes a two -tiered approach to the alternatives analysis, which is to (1) describe the
alternatives screening process and (2) describe and analyze those alternatives selected for detailed study.
This will allow the Focused EIR to demonstrate the consideration given to a sufficiently broad range of
alternatives.
The alternatives screening process will provide an opportunity for the Focused EIR to describe the
process used to identify alternatives. The section will describe a range of alternatives initially considered,
including their ability to meet "screening criteria." Alternatives not carried forward for detailed analysis
will be identified, and the reason for rejection of these alternatives will be specified.
For those alternatives described in detail, the Focused EIR will qualitatively address the anticipated
environmental impacts, focusing on the environmental issue areas fully analyzed in the body of the
Focused EIR but also considering all seventeen environmental issues areas as the alternative may result in
impacts to issue areas that they project did not. Atkins will work closely with City staff to develop a
maximum of three alternatives to the proposed project including the No Project scenario, as required by
CEQA. Potential alternatives to the proposed project include: 1) a smaller hotel; 2) if the remote airport
parking use is not accepted by the City; 3) code compliant parking at the proposed project site; and /or 4)
an office use at the proposed hotel site.
The alternatives will be provided in a sufficient level of detail for comparison with the proposed project.
Each alternative will be evaluated with respect to each key impact category. The advantages and
disadvantages of each alternative and the reasons for rejecting or recommending the alternative will also
be discussed and the environmentally superior alternative will be identified. During the course of the
environmental analysis, minor variations to the proposed project that could have the effect of reducing
or eliminating environmental concerns may become apparent. These variations will be recommended,
where feasible.
Appendices. All technical studies, survey results, data, and public and agency comments will be included
as appendix material to the Draft Focused EIR.
All appropriate mitigation measures identified for these resources in both the Initial Study (as discussed
under Task 3) and the Draft Focused EIR would be provided in an appendix of the Draft Focused EIR
Proposal to Prepare an Environmental Document for the 888 North Sepulveda Project 19
Agreement No. 4467
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to consolidate all mitigation measures required of the project (from both the Initial Study and Focused
FIR) for ease in public reading and understanding. All mitigation measures included in the Initial Study
would be incorporated into the Mitigation Monitoring and Reporting Program.
As per our previous experience working with the City, only electronic copies of the Administrative Draft
Focused EIR will be provided to City staff in an effort to cut down on printing costs. Once comments
on the Administrative Draft Focused EIR have been received from the City, Atkins will incorporate all
comments and submit (electronically only) a Screencheck Draft Focused EIR to the City for final review
before preparing the Draft Focused EIR for public review. It is anticipated that comments received on
the Screencheck Draft Focused EIR would be minimal and mostly editorial in nature. Substantive
comments requiring a second round of substantial edits would require an amendment to the budget
proposed. A Final Check Copy of the Draft Focused EIR in electronic format (WORD and PDF) will be
submitted to the City for final review before printing.
List of Products
❑ One (1) electronic copy of the Administrative Draft Focused EIR in Microsoft Word 2003
format and PDF format
❑ One (1) electronic copy of the Screencheck Draft Focused EIR in Microsoft Word 2003 format
and PDF format
❑ One (1) electronic copy of the Final Check Copy Draft Focused EIR in Microsoft Word 2003
format and PDF format
TASK 5 Prepare Public Review Draft Focused EIR and Attend Public
Meeting on Draft Focused EIR
Subtask 5A Prepare Public Review Draft Focused EIR
Atkins will prepare a Draft Focused EIR for a 45 -day public review period that incorporates all of the
comments on the Administrative Draft Focused EIR and Screencheck Draft Focused EIR. The Draft
Focused EIR will be comb - bound, using heavy stock paper for the cover, rather than plastic or laminate.
Atkins will prepare and distribute twenty (20) printed bound copies of the Draft Focused EIR (with
technical appendices), one (1) printed unbound camera -ready copy of the Draft Focused EIR, forty (40)
electronic copies of the Draft Focused EIR on CD, one (1) electronic copy in Microsoft Word 2003
format, and one (1) electronic copy in Adobe Acrobat (PDF) format. Additionally, Atkins will prepare
and distribute one (1) printed copy of the Executive Summary, twenty (20) CD copies of the Executive
Summary, and one (1) printed unbound camera -ready copy of the Executive Summary. Atkins will
distribute the requisite fifteen (15) copies of the Draft Focused EIR (including its technical appendices
and Executive Summary) to the State Clearinghouse. If appropriate at the time of publication, Atkins
may submit the Draft Focused EIR to the State Clearinghouse on CD, including hard copies of the
Executive Summary (15 copies of each). As appropriate, to save paper and other resources, appendices
will be provided on CD when hard copies of the Focused EIR are printed. However, this scope of work
and budget assume full, printed copies of the appendices.
20 Proposal to Prepare an Environmental Document for the 888 North Sepulveda Project
Agreement No. 4467
ATKINS
Atkins would also be responsible for preparation of the NOC, as well as any applicable filing fees. Atkins
will distribute the NOC along with the Draft Focused EIR to the State Clearinghouse. It is assumed that
the City would be responsible for distribution of the NOC to area property owners, local organizations,
and departments within the City (some of which will also receive a copy of the Draft Focused EIR), as
well as publication of the NOC in a local newspaper. Atkins would be responsible for transmittal of the
NOC to the County Clerk of Los Angeles.
Subtask 5B Attend Public Meeting on Draft Focused EIR (OPTIONAL)
If required, Atkins's Project Manager and Deputy Project Manager, as well as Kimley- Horn's Project
Manager, will attend a public meeting for the Draft Focused EIR. It is assumed that the City of El
Segundo would coordinate and facilitate the public meeting and that presentation materials describing or
illustrating the project will be provided by the Applicant. Atkins would take detailed notes regarding the
issues raised by commenting individuals that should be addressed in the Final Focused EIR. In addition,
Atkins would be available to provide an overview of the CEQA process and answer questions raised by
the public regarding the CEQA process and /or questions regarding the analysis in the Focused EIR.
List of Products
❑ Twenty (20) printed bound copies of the Draft Focused EIR (with technical appendices)
❑ One (1) printed unbound camera -ready copy of the Draft Focused EIR
❑ Forty (40) electronic copies of the Draft Focused EIR on CD
❑ One (1) electronic copy of the Draft Focused EIR and Executive Summary in Microsoft Word
2003 format and PDF format
❑ One (1) printed copy of the Executive Summary
❑ One (1) printed unbound camera -ready copy of the Executive Summary
❑ Twenty (20) CD copies of the Executive Summary
❑ OPTIONAL: Attend one (1) public meeting on the Draft Focused EIR
TASK 6 Prepare Administrative Final Focused EIR, Screencheck Final
Focused EIR, and MMRP
Subtask 6A Prepare Administrative Final Focused EIR, Screencheck
Final Focused EIR, and MMRP
The Response to Comments volume of the Final Focused EIR will include all comments received,
responses to those comments, and standard introductory material. The Mitigation Monitoring and
Reporting Program (MMRP) would be provided separately, but prepared concurrently with the Final
Focused EIR. All comments will be numbered (to indicate comment letter and comment number), and
the responses to those comments will be similarly numbered to allow easy correlation. In addition, where
the text of the Draft Focused EIR must be revised, the text will be isolated as "text changes" in the
Response to Comments volume, indicating deleted text by strikeout and inserted text by double -
underline. The text of the Draft Focused EIR will not be revised. The Final Focused EIR will collectively
consist of the Draft Focused EIR, the Response to Comments document, and the technical appendices.
Proposal to Prepare an Environmental Document for the 888 North Sepulveda Project 21
Agreement No. 4467
ATKINS
It is assumed that the Final Focused EIR would be provided at least 10 days prior to consideration for
certification by the City to any commenting public agency and any member of the public who has
requested the document. Further, the MMRP will be designed to ensure compliance with all adopted
mitigation measures during project implementation. The MMRP will be in table format and will specify
project - specific mitigation measures, as well as standard conditions of approval that are applicable to the
project, if requested by the City. Mitigation timing and responsible parties will also be identified. The
objective of the MMRP is to ensure compliance with Public Resources Code Section 21081.6, as mandated
by Assembly Bill 3180 (Cortese 1988), which requires that a lead agency adopt an MMRP at the time an
EIR is certified.
All appropriate mitigation measures identified for these resources in both the Initial Study (as discussed
under Task 3) and the Draft Focused EIR would be provided in an appendix of the Draft Focused EIR
to consolidate all mitigation measures required of the project (from both the Initial Study and Focused
EIR) for ease in public reading and understanding. All mitigation measures included in the Initial Study
would be incorporated into the Mitigation Monitoring and Reporting Program.
An estimated budget has been prepared for the responses to comments effort. While the actual scope
and extent of public comments (in either written or oral format) cannot be definitively determined at this
time, we have tried to provide a conservative, yet realistic, estimate of the scope of work that would be
required for this project, in order to avoid the need for a contract amendment.
As per our previous experience working with the City, only electronic copies of the Administrative Final
Focused EIR will be provided to City staff in an effort to cut down on printing costs.. Once comments
on the Administrative Final Focused EIR and MMRP have been received from the City, Atkins will
incorporate all comments and submit (electronically only) a Screencheck Final Focused EIR and MMRP
to the City for final review before preparing the Final Focused E1R and MMRP for public review. It is
anticipated that comments received on the Screencheck Final Focused EIR and MMRP would be
minimal and mostly editorial in nature. Substantive comments requiring a second round of substantial
edits would require an amendment to the budget proposed. A Final Check Copy of the Final Focused
EIR in electronic format (WORD and PDF) will be submitted to the City for final review before
printing.
List of Products
❑ One (1) electronic memorandum indicating the adequacy of the estimated budget for the
responses to comments work effort (if needed)
❑ One (1) electronic copy of the Administrative Final Focused EIR in Microsoft Word 2003 format
and PDF format
❑ One (1) electronic copy of the Screencheck Final Focused EIR in Microsoft Word 2003 format
and PDF format
❑ One (1) electronic copy of the Final Check Copy Final Focused EIR in Microsoft Word 2003
format and PDF format
22 Proposal to Prepare an Environmental Document for the 888 North Sepulveda Project
Agreement No. 4467
nTKiNs
TASK 7 Prepare Final Focused EIR for Public Review, Attend
Certification Hearings and File NOD
Subtask 7A Prepare Final Focused EIR for Public Review
Atkins will prepare a Final Focused EIR and MMRP that incorporates all of the comments on the
Administrative Final Focused EIR, Screencheck Final Focused EIR and MMRP. Atkins will provide the
City with fifteen (15) printed bound copies of the Final Focused EIR and MMRP, one (1) printed
unbound camera -ready copy of the Final Focused EIR and MMRP, one (1) electronic copy of the Final
Focused EIR and MMRP in Microsoft Word 2003 format, one (1) electronic copy of the Final Focused
EIR and MMRP in PDF format, and fifteen (15) CD copies of the Final Focused EIR and MMRP. For
public agencies that commented on the Draft Focused EIR, they would be provided with a Final
Focused EIR at least ten days prior to the meeting during which the City would consider certification of
the EIR.
List of Products
❑ Fifteen (15) printed bound copies of the Final Focused EIR (with technical appendices) and
MMRP
❑ One (1) printed unbound camera -ready copy of the Final Focused EIR and MMRP
❑ One (1) electronic copy of the Final Focused EIR and MMRP in Microsoft Word 2003 and PDF
format
❑ Fifteen (15) CD copies of the Final Focused EIR and MMRP
Subtask 7B Attend Planning Commission and City Council Hearings
and File NOD
Members of the Atkins team will attend one hearing before the Planning Commission and up to two
hearings (if more than one is required) before the City Council during which approval of the project and
certification of the Final Focused EIR would be considered. Specifically, Atkins's Project Director and
Project Manager, as well as Kimley- Horn's Project Manager, will attend all hearings. It is assumed that
the City of El Segundo would coordinate and facilitate the meeting and that oversized presentation
materials describing or illustrating the project will be provided by the City. Atkins would be available to
answer questions raised concerning the CEQA process and /or technical questions regarding the analysis
contained in the Focused EIR.
Atkins would prepare and file the Notice of Determination (NOD) with the County Clerk (within five
days of certification of the Focused EIR). Atkins would also be responsible for any applicable filing fees.
List of Products
❑ Attend one (1) Planning Commission hearing
❑ Attend one (1) City Council hearing
❑ OPTIONAL: Attend second City Council hearing
❑ One (1) printed and one (1) electronic copy of the NOD
Proposal to Prepare an Environmental Document for the 888 North Sepulveda Project 23
Agreement No. 4467
ATKINS
TASK 8 Attend Additional Project Meetings
Subtask 8A Attend Additional Project Meetings
In addition to the meetings identified under Tasks 1 through 7 above, members of the Atkins project
management team will attend a maximum of two (2) meetings during preparation of the environmental
document as deemed necessary by the City, which is a reasonable estimate given our previous experience.
In addition, we would be available to consult with the City via teleconference, as needed. For purposes of
this budget, four (4) 1 -hour conference calls are estimated.
List of Products
❑ Attend up to two (2) additional project meetings
❑ Participation on four (4) project conference calls
TASK 9 Project Management and General Coordination
Subtask 9A Project Management and General Coordination
The purpose of this task is to manage the Atkins project team, manage the environmental document
preparation effort, and maintain constant, close communication between the City and the Atkins team.
This task is also intended to ensure that the project will be completed on time and within budget, and
that all work products are of the highest quality. Atkins will coordinate the team's work for the
communication of issues, transmittal of comments, financial management, and other project
management matters.
TASK 10 Prepare Certification Documents
Subtask 1 OA Prepare Certification Documents
Atkins will prepare draft Findings of Fact for each significant effect identified in the Focused EIR and
prepare a Statement of Overriding Considerations, if unavoidable significant impacts occur. As required
by the State CEQA Guidelines, one of three findings must be made for each significant effect and must
be supported by substantial evidence in the record. The Statement of Overriding Considerations will rely
on input from the City regarding the benefits of the project. Atkins will consult with City staff to review
and finalize the Findings and Statement of Overriding Considerations for the City's ultimate adoption.
List of Products
❑ One (1) electronic copy of the Draft Certification Documents in Microsoft Word 2003 and PDF
formats
❑ Five (5) printed copies of the Final Certification Documents
❑ One (1) printed unbound camera -ready copy of the Final Certification Documents
24 Proposal to Prepare an Environmental Document for the 888 North Sepulveda Project
Agreement No. 4467
AT1
Environmental Impact Analysis
The following CEQA issue areas will be analyzed and discussed in either the IS /MND, the IS /NOP, or
the Focused EIR.
Aesthetics
Aesthetics (defined as any element, or group of elements, that embodies a sense of beauty), views,
daytime glare, and nighttime illumination are related elements in the visual environment. Visual impacts
of a project include the provision of objective visual resources (such as project design elements) and the
subjective viewer response to those changes in the visual environment.
The environmental analysis will provide a description of views to and from the site, supplemented by
photographs. Under the proposed project, the vacant land located on the southern end of the project site
would be replaced by a five -story hotel with subsurface parking. The general character of the remainder
of the project site would not, however, change. Atkins will fully analyze whether the proposed project
would substantially degrade the existing visual character or quality of the site and its surroundings due to
grading, height, bulk, massing, or architectural style or building materials; location in a visually prominent
area; degradation of the visual unity of the area; or degradation of views from roadways or adjacent uses.
Existing sources of light and glare will also be described. The environmental analysis will analyze whether
the proposed project would create a new source of substantial light or glare that would adversely affect
day or nighttime views in the area. Atkins will evaluate changes in ambient lighting levels, including hot
spots and spillover onto adjacent areas, particularly any nearby sensitive receptors that will be identified.
Substantial light can be caused by lighting to illuminate signage or architectural features, or for
wayfinding purposes, and substantial glare can be caused by the use of reflective building materials, both
of which have the potential of being installed as part of the project request.
Agriculture /Forestry Resources
According to the 2010 Phase I ESA, historical research indicates that the proposed project site was
developed with agricultural row crops from at least 1928 until at least the mid -1950s when the proposed
project site appeared to be vacant undeveloped land and no longer used for agriculture. By 1965, the
former twelve -story office building located on the southern portion of the project site was developed.
The proposed project site is not designated as prime farmland, farmland of statewide importance, unique
farmland, or local importance and is not subject to a Williamson Act contract. Furthermore, the
proposed project site has never been used as forest land or used for timber production. These issues will
be discussed and supported with documentation. However, Agriculture /Forestry Resources will likely be
scoped out in the IS /NOP.
Air Quality
The City of El Segundo is located in the South Coast Air Basin and is within the jurisdiction of the South
Coast Air Quality Management District (SCAQMD). The air pollutants of greatest concern in the South
Coast Air Basin are ozone, NOX, COX PM,o, and PM, 5. The air quality analysis will provide an
introductory discussion of the air pollutants of concern in the region, summarize local and regional air
Proposal to Prepare an Environmental Document for the 888 North Sepulveda Project 25
Agreement No. 4467
r i< i i
quality, describe pertinent characteristics of the air basin, and provide an overview of the physical
conditions affecting pollutant buildup and dispersion in the City and /or basin. The setting will also
discuss the sources, types, and health effects of air pollutants.
Atkins will use the results of the traffic study, information regarding construction phases, schedules, and
equipment, as well as information regarding specific activities and hours of operation to model
(CalEEMod) the potential impacts of the proposed project on air quality. By conducting the air quality
modeling early in the environmental review process, Atkins can determine whether there will be
significant impacts to air quality, and if these impacts can be mitigated. If impacts to air quality are
determined to be less than significant (with or without mitigation), Atkins will either scope out air quality
in the IS /NOP (if preparing a Focused EIR) or prepare an air quality analysis part of the IS /MND.
Based on the potential for increase in trips with the addition of a five -story hotel and redevelopment of a
parking garage into a remote airport parking facility, the Focused EIR budget provided as part of this
proposal does not assume that Air Quality will be scoped out during the Initial Study process. If Air
Quality is ultimately scoped out of the Focused EIR document, Atkins can revise the budget provided
herein to reflect this change.
Local carbon monoxide (CO) concentrations will be modeled at up to eight intersections to be selected
in coordination with the City of El Segundo. Local CO impacts associated with project traffic will be
predicted using the CALINE -4 program and compliant with the recommendations of the CALTRANS
Transportation Project -Level Carbon Monoxide Protocol (Revised December 1997). The CALINE -4
computer dispersion model will be applied to the five intersections most affected by each option's
project traffic, and nearby proximity to sensitive receptors.
The air quality analysis will also evaluate potential air quality impacts of project - related construction
activities. The potential emissions anticipated during demolition, grading, and construction of the new
hotel building, as well as any off -site transport will be provided as part of the modeling and analysis. The
maximum expected equipment to be in use during each phase of construction will be used to quantify
maximum daily emissions. Emissions will be compared to the thresholds of significance presented in the
SCAQMD Handbook. Mitigation measures for construction- related particulates will follow guidance
from the SCAQMD CEQA Handbook in addition to the air emission thresholds established by
SCAQMD, potential localized impacts for certain criteria pollutants with regard to project - related
emissions are calculated using a separate method. For smaller projects (less than 5 acres, which includes
the project site), localized significance thresholds (LSTs) were developed in response to the SCAQMD
Governing Board's Environmental justice Enhancement Initiative I -4. LSTs represent the maximum
emissions from a project that are not expected to cause or contribute to an exceedance of the most
stringent applicable federal or State ambient air quality standard, and are developed based on the ambient
concentrations of that pollutant for each source receptor area and distance to the nearest sensitive
receptor. A LST screening analysis using the SCAQMD provided mass -rate lookup tables only applies to
projects that are 5 acres or less in size and are only applicable to COx NO, PMIO, and PM,,,. For this
project, a LST screening analysis would be conducted using the SCAQMD provided mass -rate lookup
tables. Additionally, an analysis of localized concentrations of relevant criteria air pollutants (LSTs)
during construction activities would also be conducted in compliance with the recommendations of the
SCAQMD Final Localized Significance Thresholds Methodology (2003).
26 Proposal to Prepare an Environmental Document for the 888 North Sepulveda Project
Agreement No. 4467
ATKINS
The regional criteria pollutant analysis will examine vehicular and stationary sources associated with
operation of the proposed project. Based on estimated vehicle trips, vehicular emissions of carbon
monoxide, ozone precursors (reactive organic gases and oxides of nitrogen), and small particulate matter
(PM1 J will be predicted and quantified using CalEEMod, which will then be compared to the SCAQMD
significance thresholds to determine whether the proposed project would violate a state or federal air
quality standard or contribute substantially to an existing or projected air quality violation. The criteria
pollutant emissions from future stationary sources (such as HVAC equipment) will also be estimated in
the same manner. The SCAQMD's regulatory structure to evaluate and offset these emissions will be
described. The air quality analysis will also qualitatively evaluate the potential exposure of sensitive
receptors to substantial pollutant concentrations where the project may cause emissions of identified
pollutants in excess of the pounds per day or tons per quarter standards established by the SCAQMD.
Mitigation measures will be identified for potentially significant impacts, and their effectiveness will be
quantified to the extent feasible.
Potential conflicts with or potential to obstruct implementation of the applicable air quality plan where it
may cause or contribute to emission of identified air pollutants in excess of levels stated in the plan or
where it may fail to implement a remedial or mitigation measure required under the plan will be analyzed.
The cumulative net increase of criteria pollutants for which the project region is in non - attainment will
be analyzed to determine if the project emissions, considered cumulatively, will increase the level of any
criteria pollutant above the existing ambient level.
Biological Resources
Based on our knowledge of the area, vegetation on the project site is limited to small patches of grass and
ornamental trees. As such, it is unlikely that any native vegetation exists on the project site. It is also
unlikely that any sensitive species or habitats are located on the project site. While there are ornamental
trees located on the project site and in the public right -of -way at the project site that could be directly or
indirectly affected by construction activities, it is highly unlikely that they would provide suitable habitat
for nesting migratory birds. To ensure that no impacts to migratory birds would occur, the
environmental document will include a mitigation measure that requires preconstruction surveys for
nesting migratory birds (if determined appropriate). Additionally, the environmental analysis will consider
the removal of potentially mature trees and determine any potentially significant impacts of doing so.
Biological Resources will likely be scoped out in the IS /NOP if preparing a Focused EIR.
Cultural Resources
According to the 2010 Phase I ESA, the former twelve -story office building located on the southern
portion of the project site was developed by 1965. As such, Atkins will document that the existing
structures on the project site are not greater than 50 years old, the typical threshold for determining
eligibility for listing as an historic resource in the California Register of Historic Places.
Separate from historic structures is the issue of subsurface archaeological or paleontological resources.
To ensure that there are no known subsurface resources, Atkins will conduct the standard records check
through the South Central Coastal Information Center (SCCIC) at California State University, Fullerton
to determine whether there are known subsurface resources on, or in the vicinity of, the proposed
Proposal to Prepare an Environmental Document for the 888 North Sepulveda Project 27
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nTKiNs
project site. A search of the Native American Heritage Commission sacred lands database will also be
conducted to determine if any Native American cultural resources are present on or in the vicinity of the
proposed project site.
These issues will be discussed and supported with documentation. However, it is likely based on the
information provided above and our work in the immediate area, that Cultural Resources will be scoped
out in the IS /NOP.
Geology /Soils
This section will be prepared using any project -site specific geotechnical information that may be
available from the Applicant as well as available geologic and /or soils maps, published literature,
stereoscopic aerial photographs, and information, reports, and /or plans with information regarding
geology and /or soils for the project site. Typically, for urban infill projects, enough data can be gathered
such that a detailed geological study is not required, and further, standard construction techniques and
the rigorous requirements of the Uniform Building Code, the California Building Code, and the City's
Municipal Code provide enough protection to ensure that significant impacts do not result. Accordingly,
these techniques and standards will be identified and discussed with respect to the proposed project, and
additional mitigation measures, if required, will also be presented. Based on the information collected,
soils and geologic conditions will be discussed, and potential impacts will be identified. These issues will
be discussed and supported with documentation. Geology /Soils will likely be scoped out in the IS /NOP.
OPTIONAL TASK 1
At the request of the City, Atkins is providing an optional task to complete a Preliminary Geotechnical
Investigation. Atkins will work with the City staff to determine if such a study is required. The following
outlines the tasks involved for preparing a Preliminary Geotechnical Investigation:
• Review of existing geologic conditions based on review of readily available geologic maps, published
geotechnical literature, geologic and seismic data, aerial photographs, and in -house information.
• Review of existing geotechnical reports or geotechnical- related plans regarding the site that may be
provided by the client or the City of El Segundo.
• Geotechnical site reconnaissance to map and document the existing surficial conditions at the
proposed project site.
• Assessment of the general geologic conditions and seismic hazards affecting the site, and evaluation
of their potential impacts on the proposed project. The impact assessment would include evaluation
of potential geologic impacts such as erosion, compressible soils, expansive soils and shallow
groundwater. Evaluation of seismic impacts would include potential surface rupture, ground shaking,
and liquefaction.
• Compilation and analysis of existing geotechnical data pertaining to the subsurface conditions. This
does not include subsurface exploration and laboratory testing.
• Preparation of a report regarding findings, conclusions, and preliminary mitigation recommendations
regarding the various geologic constraints for the project, as well as conclusions and
recommendations relative to the geotechnical aspects of the project's conceptual design and
construction.
28 Proposal to Prepare an Environmental Document for the 888 North Sepulveda Project
Agreement No. 4467
ATI(INS
Greenhouse Gas Emissions
Greenhouse gas emissions (GHG) and climate change will be addressed using a methodology that Atkins
has and is currently using on other projects of similar size and as we have done on other projects in the
City of El Segundo. To accomplish this, Atkins will briefly describe global warming concepts, the science
that supports these concepts, each of the greenhouse gases (GHG), and the project's participation (or
lack of) in the formation of these gases. As the science of greenhouse gases is constantly changing,
Atkins will briefly describe the current regulatory setting including California law AB 1493, AB 32, and
Executive Order S -3 -05, and will outline SCAQMD's current position on significance thresholds. We
understand that the City is might officially adopt SCAQMD's September 2010 GHG efficiency
standards. Atkins will prepare GHG analyses in accordance with these standards if they are adopted by
the City.
Atkins then would model the project's net increase in greenhouse gas emissions based on the CalEEMod
model. This would include an acknowledgement of the proposed project's contributions from mobile,
energy (electricity and natural gas), and solid waste sources. Atkins would also include a discussion of the
project's consistency with CAPCOA, CCAT, and Attorney General greenhouse gas emission reduction
strategies and compliance with current City programs and policies that could either directly or indirectly
reduce greenhouse gas emissions. Further, because of the interwoven nature of greenhouse gas analyses
with the air quality, transportation, and utilities analyses of any project, Atkins would ensure that any
measures (such as trip /VMT reduction strategies) accounted for in other chapters of the environmental
document would be reflected in the GHG analysis of the project.
Additional guidance with respect to global warming (or climate change) has been published in a "white
paper" by the Association of Environmental Professionals entitled "Alternative Approaches to Analyze
Greenhouse Gas Emissions and Global Climate Change in CEQA Documents" (Final Draft, June 29,
2007), which was authored by Atkins's Climate Change Expert, Michael Hendrix. Other useful guidance
is also provided in "Greenhouse Gas Emissions and Climate Change: CEQA Catches up with Science,
Celebrities, and Product Placement" (California Land Use Law and Policy Reporter, June 2007) and by the
Intergovernmental Panel on Climate Change. The recently issued thresholds for Climate Change, set
forth by the Office of Planning and Research, will be included in the environmental document.
Hazards /Hazardous Materials
Historic use of the project site for an office building and parking garage could have resulted in the use,
transport, or disposal of hazardous materials to the site. It is likely that these materials were limited to
everyday cleaners and chemicals needed for cleaning and landscaping, however, potential impacts of the
previous use will be assessed and summarized in the environmental document. Since there has not been a
hazardous materials database check in over a year (since the 2010 Phase I ESA), Atkins will complete the
task of having Environmental Data Resources, Inc. (EDR) run a hazardous materials database check as
much to confirm potential hazards on the project site as in the immediate area of the project site that
may affect the proposed project. If it is determined that this database check is not necessary, we can
revise the budget included herein.
Proposal to Prepare an Environmental Document for the 888 North Sepulveda Project 29
Agreement No. 4467
. I N
The environmental document will describe planned uses at the project site that could create hazards for
existing or future residents or occupants, such as those associated with the use, disposal, transportation,
or potential upset of hazardous materials, including those typically used for commercial and /or
restaurant cleaning. Federal, state, county, and City laws and regulations governing hazardous materials
will be summarized. The environmental document will also evaluate the extent to which the project
could impair or physically interfere with an adopted emergency response plan or emergency evacuation
plan, or expose people or structures to a significant risk of loss, injury, or death involving wildland fires,
the latter of which is highly unlikely and could likely be scoped out in the IS /NOP.
The subject property is located within two miles of portions of the Los Angeles International Airport
(LAX) and it would therefore be required to address the CEQA threshold of the potential hazards
associated with working within proximity of an airport. Among other reasons, the continued use of the
site as an office building and parking garage, with an additional new hotel use, will lead to this issue likely
being scoped out in the IS /NOP.
Hydrology /Water Quality
Existing hydrologic conditions will be identified, including the extent and nature of the existing
watershed, groundwater recharge, and supply, drainage conditions, and water quality. Surface water
resources will be described for the project area. Existing and planned drainage and flood control facilities
for the hotel will also be described. The 100- and 500 -year floodplains within the project vicinity will be
mapped, and any exposure of structures to the 100 -year floodplain will be evaluated. According to the
Federal Environmental Management Agency (FEMA), the site is currently identified as being in the Zone
X (no shading) category which is defined by FEMA as an area outside of the 500 -year floodplain.
Typically, studies are not conducted in areas that are unlikely to pose a significant threat of flooding.
The potential increase in the rate of runoff as a result of the proposed project will be described and
compared to pre - development conditions, although it is anticipated that the rate of runoff would remain
reasonably constant given that the site is currently developed with an office building and parking garage
and will not be substantially altered (with respect to the amount of impervious surfaces and /or the grade
of the property interfacing with adjacent roadways) although the amount of landscaping (pervious
surfaces) will be addressed. It is our understanding that the Applicant will provide detailed calculations of
projected water amounts that will drain off the property prior to preparation of the Initial Study. Using
this information, the environmental document will analyze whether the proposed project would
adversely alter the existing drainage pattern of the site, such that flooding, erosion, or other degraded
water quality conditions would occur. As would be expected, impacts related to erosion are not
considered likely, particularly assuming compliance with the requirements of the National Pollutant
Discharge Elimination System ( NPDES) program during construction activities.
The environmental analysis will address potential changes in surface water and groundwater quality as a
result of site development. Atkins will discuss the applicability of relevant water quality regulations to
reduce potential effects. These requirements would include, but would not be limited to, the Los Angeles
Regional Water Quality Control Board NPDES permit requirements for construction and operational
activities and the Clean Water Act Section 303(d) list of impaired waterbodies. In addition, either this
section and /or the utilities /service systems section would determine whether the project would result in
30 Proposal to Prepare an Environmental Document for the 888 North Sepulveda Project
Agreement No. 4467
K I l
an exceedance of the capacity of any downstream storm drain facility, or result in runoff that exceeds the
pre - developed condition.
The risk of inundation by seiches, mudflows, and tsunamis will also be addressed in the environmental
document. The issues identified above will be discussed and supported with documentation in the
environmental document. Hydrology /Water Quality will likely be scoped out in the IS /NOP.
Land Use /Planning
The Land Use section of the environmental document will describe the consistency of the proposed land
use with the City's General Plan (which we currently think to be consistent). The land use section will
describe existing land uses, intensities, and patterns in the vicinity of the project site and the compatibility
of the proposed project with existing development. The environmental document will evaluate any
potential conflicts between the proposed development and surrounding uses. These conflicts could
include a use that would create a nuisance for adjacent properties or result in incompatibility with
surrounding land uses, such as difference in the physical scale of development, noise levels, traffic levels,
or hours of operation. The environmental document will evaluate the extent to which adopted City
development standards or proposed design standards would eliminate or minimize potential conflicts
between the proposed project and adjacent uses.
It is our understanding that the Applicant has applied for a Specific Plan which applies to the entire
project site and will allow for the hotel, as well as remote airport parking, as conditionally permitted uses
on -site. The remote airport parking is intended to serve the Los Angeles International Airport (LAX)
specifically. Additionally, the existing entitlements for the proposed project site will be amended.
Planning entitlements for the proposed project, which encompasses all three project parcels, would
include a General Plan Amendment, a Zone Change, a Zone Text Amendment, a development
agreement, a Conditional Use Permit (for the hotel and remote airport parking uses), a lot subdivision
(from two parcels to three parcels), and a Parking Demand Study to reduce the parking requirements for
the hotel and office uses (joint use) on -site below the required 396 spaces. Each of the three new parcels
on the proposed project site would have an individual use as follows: (1) five -story hotel (1.52 acres),
(2) office building (0.42 acre), and (3) office /hotel parking and remote airport parking (1.04 acres).
The potential impacts of the above requirements will be discussed in the environmental document. With
the information provided to date and our knowledge of the project area, we anticipate Land
Use /Planning to be scoped out in the IS /NOP if preparing a Focused EIR. However, full analysis of
these entitlement requests will be performed and a decision to scope out the issue or to move it forward
to a Focused EIR will be made at that time.
Mineral Resources
The entire City of El Segundo is underlain by the El Segundo Oil Field. The California Department of
Conservation, Division of Oil, Gas, and Geothermal Resources (DOGGR), has 109 oil and gas wells on
record in the City of El Segundo. However, the proposed project site is currently developed with office
and parking uses and does not have an oil and gas well on -site. The environmental document will analyze
the potential for the proposed project to result in the loss of availability of a known mineral resource or a
locally important mineral resource recovery site. Potentially significant impacts are not anticipated,
Proposal to Prepare an Environmental Document for the 888 North Sepulveda Project 31
Agreement No. 4467
AT��KIIMS
however, this issue will be included in the environmental document as per CEQA and the presence of
gas and oil wells within the City. Mineral Resources will likely be scoped out in the IS /NOP.
Noise
Atkins will use the results of the traffic impact study, information regarding construction phases,
schedules, and equipment, as well as information regarding specific activities and hours of operation to
model the potential noise impacts generated by the proposed project. Existing ambient daytime noise
levels will be measured at locations (to be selected in coordination with the City) within and around the
project site to establish current baseline noise levels. These locations will be identified on a map. The
daytime noise levels will be measured using a Larson -Davis Model 814 precision sound level meter,
which satisfies the American National Standards Institute (ANSI) for general environmental noise
measurement instrumentation.
Noise will be characterized in the following terms:
■ Leq, the equivalent energy noise level, is the average acoustic energy content of noise for a stated
period of time; for evaluating community impacts, this rating scale does not vary, regardless of
whether the noise occurs during the day or the night
■ Lm;,,, the minimum instantaneous noise level experienced during a given period of time
■ L,., the maximum instantaneous noise level experienced during a given period of time
Existing 24 -hour noise levels will be calculated for various roadway segments in the project vicinities
using the Federal Highway Administration Highway Noise Prediction Model (FHWA -RD -77 -108) and
current traffic counts from the traffic report prepared for the project. The model will calculate the
average noise level at specific locations based on traffic volumes, average speeds, roadway geometry, and
site environmental conditions. Vehicle noise energy rates in the FWHA model will be modified to
incorporate rates utilized by Caltrans, which better represent vehicle noise levels in California. The
analysis of operational noise impacts will address future noise levels at the project site and in the project
vicinities. Future noise levels along the roadway segments in the project vicinities will be calculated to
determine whether traffic generated by the project causes a substantial increase in noise at off -site
locations.
Noise levels generated during construction will be estimated based upon anticipated construction
schedules, techniques, and building types, and all assumptions in the noise analysis will be consistent with
what is assumed in the air quality, greenhouse gases, and transportation/ traffic analyses. The potential for
construction noise to impact noise - sensitive land uses will be characterized by quantifying anticipated
noise levels (e.g., based on distance). Furthermore, vibration impacts from project - related construction
activities will also be evaluated if any pile- driving or other vibration- inducing activities occur.
For any impacts that exceed identified significance thresholds, feasible mitigation measures will be
identified, which may include modification of construction techniques or hours, changes in project
design or layout, provision of temporary or long -term barriers to noise transmission, or limitations on
outdoor nighttime activities.
32 Proposal to Prepare an Environmental Document for the 888 North Sepulveda Project
Agreement No. 4467
im.E1i
California Building Code (CBC) X1255.05, as adopted by El Segundo Municipal Code (ESMC) §13 -1 -4
(Residential Noise Insulation Standards), require any new residence located within the noise impact
boundary for LAX to be designed to ensure that internal noise levels due to LAX do not exceed 45 dBA
CNEL. CBC §1255.05 requires that building permit applications for a new residence comply with the
minimum noise insulation performance standards established in the CBC if the design incorporates
identified construction methods. While the project does not propose permanent residential uses on -site,
due to the site's close proximity to Los Angeles International Airport (LAX), Atkins will determine what
noise contours of LAX the proposed project site occurs within and if there are any potential impacts to
the proposed hotel.
Population /Housing
The proposed project includes development of a new five -story hotel, minor improvements/ changes
(construction of restrooms, a storage room, a small office, and a waiting area for customers) to the
existing remote airport parking garage as part of the Conditional Use Permit process, and continued use
of an office building. This development is not thought to require substantial additional infrastructure,
and does not include a residential component. Further, the proposed project would not displace existing
housing and would not divide an established community. However, the proposed project would increase
the number of employees at the project site that could alter the population, employment, and housing
characteristics for the area through a change in land uses and an increase in the number of jobs available
on site. The employment and housing characteristics of the city and region will be summarized and will
be utilized to determine potential project impacts. Applicable General Plan policies regarding population,
housing (including affordable housing), and employment opportunities will also be described and
analyzed. It is likely the Population /Housing can be scoped out in the IS /NOP.
Public Services
The environmental document will address potential impacts of the project on police and fire department
response capabilities and time. The environmental document would also address proper site access and
circulation, location and number of fire hydrants, and fire prevention devices and systems that would be
installed. The proposed facilities are estimated to have a smaller number of employees than the current
restaurant facilities and the proposed project is not anticipated to increase City population (daytime or
residential) significantly. Since there is no anticipated significant increase in population with the proposed
project (especially a permanent residential population), impacts on recreational facilities, schools and
libraries are anticipated to be minimal. This will be substantiated and analyzed in the environmental
document. Public Services will likely be scoped out in the IS /NOP.
Recreation
The environmental document will document the existing parks, open space, and recreational resources in
the Specific Plan area. Policies related to recreation and open space will be described, as applicable to the
proposed project. The impacts of the Specific Plan (if any) on parks, open space, and recreational
resources will be evaluated. Standards for the provision of such resources, as established in the General
Plan and as provided for in the City's General Plan and in the Quimby Act, will be compared and
evaluated.
Proposal to Prepare an Environmental Document for the 888 North Sepulveda Project 33
Agreement No. 4467
nTKirvs
Tra nsportation /Traffic
As indicated under Task 2 above, KHA will produce a stand -alone traffic impact study that provides
recommendations for the mitigation of project impacts, if any. The report will include the appropriate
maps showing the study area(s), study intersections, and locations of the cumulative projects, diagrams
showing peak hour turning movement volumes at the study intersections for each scenario, and trip
distribution percentages. Analysis of on -site and off -site circulation, access, queuing, and parking will be
included. All calculations will be provided. Atkins will respond to comments received from El Segundo
staff. The Deputy Project Manager for Atkins will summarize the results of the traffic impact study into
the environmental document. Additionally, at the request of the City, as part of this scope of work KHA
will perform a peer review of the parking demand study being prepared by the Applicant.
Utilities /Service Systems
Atkins does not anticipate needing any specific information from the City for preparation of this section,
with the exception of coordination with the City's public works department if a sewer capacity study is
deemed necessary (see Optional Task 2 below). The analysis of wet utilities (sewer, water, and storm
drain) will focus on the adequacy of existing City systems to accommodate the proposed project. In
general, hotel uses demand larger amounts of water, electricity and natural gas, and produce larger
amounts of sewage, storm drain capacity, and solid waste production than standard commercial uses. As
such, the addition of a hotel use at the proposed project site will be analyzed for all utilities in the
environmental document. With respect to sewer, this section of the environmental document will address
whether the sewage generated by the project would exceed the wastewater treatment requirements of the
Los Angeles Regional Water Quality Control Board. In addition, Atkins would also coordinate with the
City to ensure that the wastewater treatment provider has adequate capacity to serve the proposed
project's projected demand, in addition to the provider's existing commitments. Similarly, the
environmental document will address whether the wastewater generated by the project would require the
expansion of existing wastewater treatment facilities or the construction of new wastewater treatment
facilities. If inadequate wastewater treatment is identified, measures to provide adequate wastewater
treatment will be identified.
In terms of storm drainage, this section of the environmental document will address whether
implementation of the proposed project would exceed the capacity of existing or planned stormwater
drainage systems, either immediately downstream of the project site or at a potentially constrained
confluence of storm drains further downstream. If inadequate storm drain capacity is identified,
measures to eliminate impacts (such as the on -site detention, retention, and /or filtration) and /or
upgrading the storm drain facilities will be identified. Water quality impacts would also be addressed in
the environmental document.
The environmental document will provide a description of existing and future landfill capacity at the
landfills that accept waste from the City of El Segundo and describe any regulations associated with
State - mandated waste reduction requirements. The amount of solid waste that could be generated by the
proposed project will be quantified based on factors developed in consultation with the City. Projected
solid waste will be compared to existing and future landfill capacity to determine whether the changes in
land use would substantially shorten the life of the landfill or necessitate expansion of the landfill.
34 Proposal to Prepare an Environmental Document for the 888 North Sepulveda Project
Agreement No. 4467
ATIC�NS
Atkins will also contact Southern California Gas Company and Southern California Edison for
information concerning existing and planned energy infrastructure and sources that would serve the
project site. This information will be summarized in the environmental document. Based on factors
provided by the service providers, the environmental document will quantify estimated energy use for the
proposed project. Utilities /Service Systems will likely be scoped out in the IS /NOP.
OPTIONAL TASK 2
At the request of the City, Atkins is providing an optional task to complete a sewer capacity study. Atkins
will work with the City's planning and public works staff to determine if such a study is required. The
following outlines the tasks involved for preparing a sewer capacity study:
Subtask 1: Data Collection
1. Atkins will collect relevant project and site background information, including graphics or figures
showing the site vicinity, the proposed project and land uses; including the existing sewer
(wastewater) system.
2. Atkins will coordinate with the City Public Works Department to obtain or confirm maximum
day and peak hour peaking factors. The project site is only partially developed with office and
parking uses; however, new similar land uses may likely require the Applicant to obtain a "Will
Serve" Letter from the City. In addition, through the permitting process, the Applicant may need
to provide reports, studies, or other engineering data as requested.
3. Atkins will coordinate with the Applicant to obtain base drawing files and on -site engineering
data for wastewater flows.
4. Atkins will review development plans for the project and off -site water and sewer facilities that
will serve the project.
Subtask 2: Sewer Capacity Analysis and Technical Report
Atkins will determine the projected wastewater flows using generation rates and if applicable from other
development projects identified by the City. Wastewater generation rates will be obtained from the City
or if applicable, the Los Angeles Sanitation District Engineers Reports. The results of the project site
wastewater generation data will be compared to existing conveyance and wastewater system capacities.
As a result of our analysis, Atkins will identify any system deficiencies and recommend proposed
upgrades.
Our engineering staff will also review the City's existing sewer collection system, sewer hydraulic model,
build -out assumptions, and sewer evaluation criteria. If requested, (under separate scope and budget)
Atkins can update the City's hydraulic model with the added flows from the project and identified
cumulative projects.
Atkins will prepare a draft sewer capacity technical memorandum for the City Public Works Department.
Based on comments from City staff will finalize the sewer capacity technical memorandum. The sewer
capacity technical memorandum will consist of the following data and information.
a) Estimate the projected sewer flows for the proposed project.
Proposal to Prepare an Environmental Document for the 888 North Sepulveda Project 35
Agreement No. 4467
III I IIIIII
b) C ornp are existing flows to projected project flows with flows connecting with existing mains,
connectors, and interceptors.
6) Evaluate impact of development on capacity of the wastew Ater treatment facilities.
If the Applicant provides a sewer capacity study, Atkins will prepare a peer review of the sewer capacity
study
36 Proposal to Pr pore an Environmental Docurnent for the 888 North Sepulveda Project
Agreement No. 4467
AT � I! N
Schedules
Atkins proposes the following schedules to complete an MND within 25 weeks of kick -off and a
Focused EIR within 40 weeks of kick -off, as required by CEQA Guidelines Section 15108. If a more
aggressive schedule is desired for either option, we would be happy to work with the City to determine
how this could be accomplished. Atkins understands the importance of meeting the schedules outlined
below and has confirmed technical staff availability to meet either schedule, assuming that adequate
information regarding the project and a mutually acceptable scope of services is available when the City
provides Atkins with a notice to proceed. Other factors that could lengthen or shorten the schedules
include dates of receipt of project information, length of City review, and unanticipated issues arising
from City staff or public review of the environmental documents.
Target Dates
Start -Up
• Kickoff Meeting... ... Week 1
• Completion of Traffic Impact Analysis Report .. ............................... „,, „. „,.... „, „.. „., „,,.,..By end of Week 4
• Completion of Air Quality and Noise Modeling..,... ........ By end of Week 4
• Completion of Initial Study Checklist ................................................. .............................By mid -Week 5
OPTION 1: IS /MND
Draft IS /MND and Notice of Completion (NOC)
• Submittal of Administrative Draft IS /MND and NOC ................. ..„., „,,,,........,.,,,.,,y.,.. By mid -Week 6
• Receipt of Comments on Administrative Draft IS /MND and NOC .........................By mid -Week 9
• Submittal of Screencheck Draft IS /MND and Final Check Copy Draft
IS /MND and NOC ..„ ........ . .......... ..... ...... ........ . By mid -Week 10
• Publication of Draft IS /MND and NOC ............. ..... „,.. „..,..... „..., „... .......,, .......,By mid -Week 12
• 30 -Day IS /MND Public Review Period ........................ ............................mid -Week 12 —mid -Week 16
• OPTIONAL: Draft IS /MND Public Hearing...... ,.. „,..,. „,.... „ ............... During 30 -Day Public Review
Final IS /MND and Notice of Determination (NOD)
• Submittal of Administrative Final IS /MND, MMRP and NOD_ .... ...................By end of Week 18
• Receipt of Comments on Admin Final IS /MND, MMRP and NOD...... ... ____ ......... By Week 21
• Submittal of Screencheck Final IS /MND and Final Check Copy Final
IS /MND and NOC ... ..,,. _ , , ,.,...., „„ ,,.. ........ ......... ........... ... „., „...... By Week 23
• Publication of Final IS /MND and MMRP ......... ..... „... ..,..,.., ,. „...... ,.,. „.. „. .. „,......... By Week 25
Proposal to Prepare an Environmental Document for the 888 North Sepulveda Project 37
Agreement No. 4467
ATKINS
• File NOD ......................................... ............................... Within 5 days of certification of the IS /MND
• Attend Planning Commission /City Council Hearings .................... ............................... After Week 25
OPTION 2: FOCUSED EIR
in" i I i ., of Pregarali on S NOP and Notice of Com Vetuon 'N
• Submittal of Administrative Draft IS /NOP and NOC .................... .............................By mid -Week 6
• Receipt of Comments on Administrative Draft IS /NOP and NOC ..........................By mid -Week 8
• Submittal of Screencheck Draft IS /NOP and Final Check Copy Final
IS /NOP and NOC ................................................................................ .............................By mid -Week 9
• Publication of Final IS /NOP and NOC ........................................... .............................By mid -Week 11
• 30 -Day IS /NOP Public Review Period .................... .......... .,..... ............... mid-Week 11 mid -Week 15
• Scoping Meeting on Draft Focused EIR ....... ..... ............................... During 30 -Day Public Review
Draft Focused EIR and Notice of Completion (NOC
• Submittal of Administrative Draft Focused EIR and NOC ... ............................... By end of Week 17
• Receipt of Comments on Administrative Draft Focused EIR and NOC ................... - -By Week 20
• Submittal of Screencheck Draft Focused EIR and Final Check Copy Draft
Focused EIR and NOC .... ......... ......... ......... .......... ........ ___ ......,, ,.,......,......,By Week 22
• Publication of Draft Focused EIR ........................ ............................... By Week 25
• 45 -Day Draft Focused EIR Public Review Period..,....... .............................. Week 25 —Week 30
• OPTIONAL: Draft Focused EIR Public Hearing ............................. During 45 -Day Public Review
Final Focused EIR and Notice of Determination (NOD
• Submittal of Administrative Final Focused EIR /MMRP and NOD . ............................... By Week 33
• Receipt of Comments on Administrative Final Focused EIR /MMRP and NOD By Week 36
• Submittal of Screencheck Administrative Final Focused EIR /MMRP and
Final Check Copy Final Focused EIR and NOD .................................... ...,...,,.....,....,.........By Week 38
• Publication of Final Focused EIR /MMRP ..... .............................., .,....., .,,,...,.....,...,...,..,...... By Week 40
■ File NOD ...... ............................... .................. ........... ,. Within 5 days of certification of Focused EIR
■ Attend Planning Commission and City Council Hearings .............. ............................... After Week 40
Project Meetings and Management
■ Attend Project Meetings ........................... ......... ......... ............. ...... . Ongoing
■ Project Management and General Coordination ........................................ ............................... Ongoing
The overall schedule for completion of either the IS /MND or Focused EIR will specifically depend on
several factors, some of which are outside of Atkins' control. In particular, the availability of City staff to
38 Proposal to Prepare an Environmental Document for the 888 North Sepulveda Project
Agreement No. 4467
Al��C��IYS
review the revised project description, agree on the scope of the document, review the technical studies
(traffic, air quality, geotechnical, and noise), and review the draft environmental document will be key
factors. The schedule includes the following specific assumptions:
■ Receipt of complete and accurate project data within two weeks of the project kick -off meeting
■ Stable project description throughout the environmental review process
■ Receipt of complete and accurate technical reports within the schedule identified above
Proposal to Prepare an Environmental Document for the 888 North Sepulveda Project 39
Agreement No. 4467
A1
Budgets
Atkins has prepared cost estimates that are competitive, yet accurately reflective of the level of effort
required to complete the scope of services requested by the City based on our understanding of the
project with the information made available to date. Atkins does not believe it is in the client's interest to
submit an unrealistically low cost proposal, which is made possible by either reducing the scope of work
or by assuming that budget augments will be made available at a later date. That said, we are flexible and
willing to discuss ways to reduce our preliminary cost proposals, if necessary. For your convenience, we
have provided detailed cost proposals for preparation of both an IS /MND and a Focused EIR as
Attachment A, identifying labor costs by task, by person, and by hour, and we have also included our
standard fee schedule as Attachment B. The range of billing rates per staff title identified as part of
Attachment B are inclusive of all staff in Atkins' Environmental Science & Planning group; staff with the
same title could have different billing rates based on years of experience and education. The billing rates
identified for this project as part of the cost estimates in Attachment A are specific to the staff identified
to work on the proposed project. The specific billing rates identified in Attachment A fall within the
ranges of billing rates identified for each staff title in Attachment B.
Factors that would increase the scope of work and estimated costs outlined in this proposal include, but
are not necessarily limited to, any of the following:
■ Attendance at additional meetings
■ Printing of additional copies of reports
■ Analysis of additional issues above those discussed in this proposal, or a more detailed level of
analysis than described in this proposal
■ Changes in the project requiring re- analysis or rewriting of report sections
■ Collection of additional data
Our cost proposal is valid for 90 days from the date of this proposal and is based on all team members'
standard hourly rates. The billing rates identified as part of Attachment A remain through the life of the
contract for this project. Any tasks not completed or not required, will not be billed as part of the
project. Monthly invoices will include progress reports that detail the work performed that month. Other
direct costs included on invoices will be accompanied by backup (i.e., printer invoices, mailing receipts,
etc.)
40 Proposal to Prepare an Environmental Document for the 888 North Sepulveda Project
Agreement No. 4467
LEE=,
Agreement No. 4467
Attachment Al
Proposed Budget for the BBB North Sepulveda Project IS /MND (Option 1)
•ibe Admine1, —,Fm 6 /MND budge) 6 based on.d -s a— mqe Ibpn 100comments 11 Mhe )on Me pall IS /MND Rei dhg Ip pddO do m hwould Iequve- omendm Ip Ibe proposed bud Bel.
Agreement No. 4467
Attachment A2
Proposed Budget for the 888 North Sepulveda Project Focused EIR (Option 2)
'the budge I plpposed I., H —I the Atlminhhalive DWI F—Id DR alwmes IhalAeslheXCS,MQ..W,G—n —I, Gas Emhsbns..Nghe Yted alpw I of the DR. If any addXional o,
a lh—EOA hsue amp. as ,equied to be studied In Ma DR an gmentlmenl to the popoved budget maybe .....sled.
T. Admtnhl,.WN _roc —EIR budgethba— commentshwl comment the Drell Focusetl DR Rap—g10 add XOnol comments to the proposed
budget
Attachment A3
888 North Sepulveda Project
Traffic Impact Study Cost Estimate
Kimley -Horn & Associates
TASK
Information Gathering/ Project Kick -off
Traffic Data Collection (Outside Expense — up to 12 intersections)
Existing Conditions Analysis
Project Trip Generation and Distribution
- Hotel component
- Remote Airport Parking component
Compile Cumulative Projects / Develop Opening Year Forecasts
Future Conditions Analysis — Opening Year w/o and w/ project
Identify Project Impacts and Mitigation
Site Access Evaluation
Peer Review of Shared Parking Analysis
Preparation of Report
Project Team Meetings (Up to 2)
Public Hearings (Up to 3)
Agreement No. 4467
FEE
$ 1,500
3,300
1,700
750
1,250
2,500
4,500
2,200
1,800
3,800
7,200
2,400
3,400
TOTAL $ 36,300
Agreement No. 4467
North Sepulveda Boulevard and East Walnut Avenue March 13, 2013
City of El Segundo, California Proposal No. P -15894
ATTACHMENT A4 - BREAKDOWN OF FEE FOR PRELIMINARY GEOTECHNICAL EVALUATION
PROJECT COORDINATION AND BACKGROUND REVIEW
Senior Project Engineer /Geologist/Environmental Scientist 2 hours @ $ 145.00 /hour $ 290.00
Staff Engineer /Geologist/Environmental Scientist 8 hours @ $ 120.00 /hour $ 960.00
Subtotal $ 1,250.00
GEOTECHNICAL SITE RECONNAISSANCE
Staff Engineer /Geologist /Environmental Scientist 6 hours @ $ 120.00 /hour $ 720.00
Field Vehicle Usage 6 hours @ $ 10.00 /hour $ 60.00
Subtotal $ 780.00
DATA COMPILATION AND ANALYSIS
Principal Engineer /Geologist /Environmental Scientist 2 hours @ $ 154.00 /hour
Senior Project Engineer /Geologist/Environmental Scientist 8 hours @ $ 145.00 /hour
Staff Engineer /Geologist /Environmental Scientist 16 hours @ $ 120.00 /hour
Subtotal
REPORT PREPARATION
Principal Engineer /Geologist/Environmental Scientist
2 hours @
$ 154.00
/hour
Senior Project Engineer /Geologist/Environmental Scientist
8 hours @
$ 145.00
/hour
Staff Engineer /Geologist /Environmental Scientist
16 hours @
$ 120.00
/hour
Technical Illustrator /CAD Operator
6 hours @
$ 78.00
/hour
Data Processing, Technical Editing, or Reproduction
4 hours @
$ 58.00
/hour
Subtotal
P -15 &4d Fee sJ,
C6
$ 308.00
$ 1,160.00
$ 1.,.920.00
$ 3,388.00
$ 308.00
$ 1,160.00
$ 1,920.00
$ 468.00
$ 232.00
$ 4,088.00
TOTAL FEE $ 9,506.00
Agreement No. 4467
Attachment B Standard Fee Schedule
Agreement No. 4467
ATKINS
SCIENCES & PLANNING - CALIFORNIA AND SOUTHWEST
HOURLY BILLING RATES AND JOB CLASSIFICATIONS
Sr Division Manager/ Principal Technical Professional $190 - $300 /hour
Sr Group Manager /Project Director/ Sr Planner IV/ Sr Scientist IV/
Sr Engineer IV $175- $300 /hour
Group Manager/ Sr Project Manager III/ Sr Planner III/
Sr Scientist III /Sr Engineer III $140 -$200 /hour
Project Manager/ Sr Planner II/ Sr Scientist II /Sr Engineer II/
Sr GIS Analyst II $120 -$170 /hour
Associate Project Manager /Sr Planner I /Sr Scientist I/
Sr Engineer I /Sr GIS Analyst I $95- $135 /hour
Planner II/ Scientist II /Engineer II $85- $120 /hour
Planner I/ Scientist I /Engineer I $65- $100 /hour
Sr Administrator /Operations Coordinator /Administrative Coordinator $90- $135 /hour
Sr Word Processor /Regional Graphics Specialist /Sr Program Assistant $75- $110 /hour
Word Processor $65- $100 /hour
Field Technician II $55 -$90 /hour
Planner Intern/Scientist Intern/Field Technician I /Technical Aide /Administrative $45 -$75 /hour
Mileage
$0.56 /mile
In addition, identifiable, non -salary costs that are directly attributable to the project (i.e., travel, meals, lodging, auto rentals,
printing and copies, graphic materials, phone charges, equipment and specialized computer charges, etc.) and subcontractor
fees include a 10% administration charge to cover overhead and administration.
1. This schedule is effective until April 1, 2013, and is subject to annual and /or periodic revisions thereafter, as necessary to
accommodate inflationary trends, salary adjustments, and the general costs of business.
2. Invoices will be submitted by Consultant monthly. Client will notify Consultant, in writing, of any objections to an invoice
within ten (10) days of the date of invoice. Otherwise, the invoice shall be deemed acceptable by the Client. Amounts
indicated on invoices are due and payable immediately upon receipt.
3. A late payment finance charge at a rate of 18% per annum (or the maximum amount allowed per law if lower) will be
applied to any unpaid balance commencing 30 days after the date of the original invoice.
4. Fees for litigation and expert witness services will be charged at $450.00 per hour with a 4 -hour minimum per day.