CONTRACT 4924-3A CLOSEDAgreement No. 4924 -3A
FIRST AMENDMENT TO
AGREEMENT NO. 4924-3 BETWEEN
THE CITY OF EL SEGUNDO AND
MICHAEL BAKER INTERNATIONAL, INC.
THIS FIRST AMENDMENT ( "Amendment ") is made and entered into this a day of June,
2016, by and between CITY OF EL SEGUNDO, a general law city and municipal corporation
existing under the laws of California ( "CITY "), and MICHAEL BAKER INTERNATIONAL,
INC., a Pennsylvania Corporation ( "CONSULTANT ").
Pursuant to Section 33 of Agreement No. 4924 -3 ( "Agreement "), in addition to the
amount of consideration as stated in the Agreement, CITY agrees to pay CONSULTANT
a total, additional sum not to exceed Three Hundred Forty -One Thousand Six Hundred
Seventeen Dollars ($341,617). Such total amount includes the amount of Five Thousand
Two Hundred Dollars ($5,200), for two (2) Additional Work Requests as specified in the
attached Exhibit "A," and the amount of Three Hundred Thirty -Six Thousand Four
Hundred Seventeen Dollars ($336,417) to prepare an environmental impact report as
specified in the attached Exhibit `B." As consideration, CONSULTANT agrees to
perform the additional services listed in the attached Exhibits "A" and `B," which are
both incorporated herein by this reference.
2. This Amendment may be executed in any number of counterparts, each of which will be
an original, but all of which together constitutes one instrument executed on the same
date.
3. Except as modified by this Amendment, all other terms and conditions of Agreement No.
4924 -3 remain the same.
[SIGNATURES ON NEXT PAGE]
Agreement No. 4924 -3A
IN WITNESS WHEREOF the parties hereto have executed this Amendment the day and
year first,hercinabove written.
GreVanager reenter,
Cit
ATTEST:
w
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C tv Clerk ..,.n
APPROVED AS TO FORM:
for
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Mark D. Hensley, C .-,�ttorn y
MICHAEL BAKER, INTERNATIONAL,
INC.
Glenn l_a oic
Vice President, Planning and Environmental
Services
Taxpayer ID No. 95- 2247293
PAPlanning & Building Safety \0 Planning - Old\ Projects \1126- 1150\PSAAmendments\2016 03 31
AgreementAmendmentno 1 A.doc
2
Agreement No. 4924 -3A
Exhibit A
And
INTERNATIONAL
Agreement No. 4924 -3A
Innovn ion Done Right. -We Make a Dffefenre
JN: _152457
Request No.: 1 (to December 17, 2015
Proposal)
Date: March 31. 2016
ADDITIONAL WORK REQUEST
Client: City of El Segundo
Project: TopGolf Parking Demand Study and Trip Generation Observation
Work Requested By: Mr. Louis Morales & Mr. Paul Samaras
Summary of Additional Work Request (AWR):
The current proposed Scope of Work (SOW) involves collecting observed traffic and parking generation
data at two existing and similar TopGolf sites in Arizona (in Scottsdale and Gilbert) and determining the
number of trips and parking generated by this type of land use. This data would then be used to conduct
the traffic and parking analysis for the proposed Project site in El Segundo.
Pursuant to Bob Matson's recent conversations with TopGolf, it has been determined that the Scottsdale,
Arizona site will require more effort to collect, given that not all of the employees park on the TopGolf
site. Instead, after 5 PM on weekdays and during Saturdays and Sundays, some employees park on an
adjacent office site to open up the on -site parking spaces for TopGolf customers. To be able to capture
the data associated with employees parking on the adjacent site, the count company will need to have
staff observe and track the cars that are parking on the adjacent site and walking back and forth to
TopGolf. Therefore, the cost of conducting the counts will be slightly higher than what was previously
estimated, a total of $3,050 additional to the original fee. The revised Contract Value, inclusive of this
AWR, is $34,340.
TOTAL FEE: $ 3,050
Please confirm your approval of this additional SOW and fee by signing and returning this form to Rita
Garcia, Project Manager.
Rita Garcia, Project 5anager Accepted By /'Date
pa dLA". �ffMAK /s,nurvoRl MBAKERINTL.COM
INTERNATIONAL
Client:
Project:
Work Requested By:
Agreement No. 4924 -3A
Innovation [)one R yhi ... We Make c Di(fc rence
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ADDITIONAL WORK REQUEST
City of El Segundo
TopGolf Parking Demand Study and Trip Generation Observation
Mr. Louis Morales & Mr. Paul Samaras
Summary of Additional Work Request (AWR):
Bob Matson had several discussions with Scott Morgan, General Manager at the Lakes at El Segundo golf
course, regarding parking demand and trip generation related data collection at the City golf course site
per Baker scope of work. Because there were special events scheduled at the facility this week, Baker
scheduled the parking demand /trip generation count data for the following week, Thursday through
Sunday (4/21, 4/22, 4/23, & 4/24) from 6:00 a.m. to 11:00 p.m. per Baker scope of work.
Scott confirmed Meredith Petit's understanding at the City Recreation & Parks department that many who
play the driving range don't check in at the front desk; they just use a pass or token to electronically get
their balls at the driving range itself. Hence, the City golf course doesn't know how many people are using
the driving range. This is an issue because the City was to provide this information on an hourly basis from
6:00 a.m. to 11:00 p.m. for several days to Baker per Baker scope of work, in order for Baker to determine
the number of parked vehicles and trips associated with the driving range that will be displaced as part of
the TopGolf project.
Scott and Bob Matson discussed several potential ways the golf course could perhaps collect this
information to pass onto Baker for use in the analysis. One idea was for Scott to subdivide the parking
lot into two areas with signage designating one parking area for those using the driving range and the
other parking area for all other uses onsite (9 -hole golf course, restaurant, putting green, etc.) on the days
we collect the data. That way the counters would just count vehicles parked in the driving range -
designated parking lot on an hourly basis. However, this option has been discounted because Scott
doesn't have the staff to oversee the parking area for from 6:00 a.m. to 11:00 p.m. for several days;
therefore, there's no real guarantee people will park only where they are supposed to, but more
importantly, Scott noted that it could be around 50% of those using the driving range will also play the 9-
hole golf course ... so which area would these persons park? Obviously, wherever they want to park. The
margin of error is just too great to consider this option.
JCTIa dL,,;.,:.:, �SE�K MALLYPORT MBAKERINTL.COM
Agreement No. 4924 -3A
Innovation Done Right- We Make o Di ffeFence
I N T E R N AT 1 0 N A L
Another option discussed is for Scott to have staff specifically monitor the driving range and count on an
hourly basis from 6:00 a.m. to 11:00 p.m. for several days the number of people using the driving range;
Scott does not currently have staff he can allocate for this task, but he noted if the City allocated him
additional staff, then he could get it done for Baker. The City subsequently confirmed they did not have
staff to allocate to Scott for this purpose. Therefore, Baker was instructed to have a counter specifically
monitor the driving range and count on an hourly basis from 6:00 a.m. to 11:00 p.m. for several days the
number of people using the driving range. This task is not included in current scope of work and related
fee.
TOTAL FEE: $ 2,150
Please confirm your approval of this additional SOW and fee by signing and returning this form to Rita
Garcia, Project Manager.
C/ G�
Rita Garcia, Project anager cce�tecl By /Date
Ima K�fEAldd( /SALLYPORT MBAKERINTL.COM
Agreement No. 4924 -3A
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INTERNATIONAL
May 12, 2016
Mr. Paul Samaras
Interim Planning Manager
CITY OF EL SEGUNDO
350 Main Street
El Segundo, California 90245
RECEIVED
MAY 16 2016
PLANNING DIVISION
Subject: REVISED PROPOSAL TO PREPARE
ENVIRONMENTAL IMPACT REPORT
Dear Mr. Samaras:
Agreement No. 4924 -3A
We Make a Difference
THE TOPGOLF PROJECT
Michael Baker International is pleased to submit this revised proposal to prepare the TopGolf
Specific Plan Project Environmental Impact Report (EIR). This revised proposal reflects the scope
of work refinements /changes discussed at the April 14, 2016 and May 11, 2016 EIR Scoping
Meetings. The proposed Project involves a portion of the property currently occupied by The Lakes
at El Segundo publically owned golf course and driving range. Specifically, the Project proposes to
demolish the driving range and pro shop, and construct a three -story, 65,000 square foot TopGolf
facility and outdoor practice area on approximately 12 acres in the site's southern portion. This
proposal includes our understanding of the Project and key environmental issues, along with our
proposed scope of work, schedule, and fees.
Based upon our review of available Project information, discussion at the April 14, 2016 and May 11,
20116 meetings, and background with similar projects, we have developed a greater understanding
of the analysis involved with the Project. We believe that our team members' background and
experience are key attributes that we can provide. In summary, Michael Baker offers the following
benefits for your consideration:
Project Team Commitment and Availability: The Project Team will be led by Mr. Glenn
Lajoie, AICP, serving as Principal in Charge, and Ms. Rita Garcia, serving as Project
Manager. Additionally, Mr. Perry Banner will serve as technical lead for Specific Plan peer
review. The Michael Baker Team offers an extensive background concerning specific plan
preparation and environmental review.
Legally Defensible Documentation: Throughout Michael Baker's extensive history of
preparing planning and environmental documentation, we have gained extensive experience
in writing accurate, legally defensible documents for all types of policy, development, and
infrastructure projects.
Local Experience: Michael Baker has become intimately familiar with environmental
factors and issues of concern in El Segundo. Along with the recently completed El Segundo
South Campus Specific Plan EIR, Michael Baker's El Segundo project references include
multiple IS /MNDs (Douglas Street/Utah Avenue Project, Queen Esther Square Shopping
Center, Chevron Central Reliability Center and Central Tool Room /I &E Shops, Nash Street
Data Center, Equinix Data Center, T5 Data Center, Hampton Inn, and Aloft Hotel).
14725 Alton Parkway I Irvine, CA 92618
Office: 949.472.35051 Fax: 949.472.8373
Agreement No. 4924 -3A
Mr. Paul Samaras
May 12, 2016
Page 2
Multi - Disciplinary Capabilities: Michael Baker possesses a unique in -house network of
professionals in disciplines including Planning /Environmental Sciences, Transportation
Engineering, Civil Engineering (including Grading, Public Works, Water/Wastewater and
Hydrology), Mechanical /Electrical /Energy Engineering, ComputerAided Design and Drafting
(CADD) and GIS Services, Mapping, Surveying, Aerial Photogrammetry and Media Services,
which results in a coordinated and efficient effort, with full - service consulting capabilities
within one firm.
Diverse Planning and Environmental Services: Michael Baker's Planning Department
offers an extensive background of services and expertise for projects including General
Plans, Specific Plans, CEQA Review (EIRs, and Negative and Mitigated Negative
Declarations), NEPA Review, Due Diligence Reports, Urban Design, Entitlement
Processing, Contract Planning, Noise Studies, View Analyses, Hazardous Assessments,
and Air Quality and Greenhouse Gas Emissions Modeling.
Excellent Track Record of Meeting Schedules and Budgets: Michael Baker has proven
capabilities to effectively complete planning and environmental studies on time and on
budget.
We appreciate your consideration of Michael Baker International for the TopGolf Specific Plan
Project EIR and are available to begin the work program immediately. The undersigned is an agent
authorized to submit proposals on behalf of Michael Baker and is authorized to negotiate with the
City of El Segundo on this Project. In addition, the Michael Baker Team has no conflicts of interest
in providing services for this Project and there are no commitments that would impact our ability to
perform the contracted services. This proposal shall be valid for a period of 90 days.
We welcome the opportunity to meet with you to discuss the work program in greater detail. Please
direct questions or concerns to myself at 949.855.3663 or GAL mbakerin;tl.com, or Rita Garcia at
949.472.3454 or R arcia mbakerintl.com.
Sincerely,
Glenn Lajoie, AICP
Vice President
Planning and Environmental Sciences
Rita Garcia
Technical Manager
Environmental Sciences
Agreement No. 4924 -3A
PROPOSAL
FOR CONSULTING SERVICES
TopG,olf Speciffici Plan Project
Environmental Impact Report
Prepared for:
City of El Segundo
Submitted by:
Michael Baker International
May 12, 2016
Agreement No. 4924 -3A
This document is designed for double -sided printing to conserve natural resources.
Agreement No. 4924 -3A
Proposal for the
TopGolf Specific Plan
Project Environmental Impact Report
Introduction and Understanding of the Project........... ......... ........ ....... .....,... ........ ,,,.,.,,,..1
1.1 Introduction, .... ......... . .... .... ....... ............ - ......... ........ ...........
.,,.,,, ....,...,..w.,....... 1
1.2 Understanding of the Project . ........ .......- .......,. ......... ,...,.... ............,..,..... 1
1.3 Approach to Project Management ......................................................... ............................... 2
1.4 Approach to Specific Plan Peer Review... ... ......... ........a ,,.,.,.., .,,....., „,,..... 4
1.5 Approach to Environmental Analysis ...,..... ....... ...,— .. 4
II. Scope of Work
. ... ......... ................................. ......... ......... ........ ......... ....................... 5
1.0 Specific Plan Peer Review.—, ........ ......... ......... ......... . ....... ......... ......... ...........
5
1.1
Draft Specific Plan.... .- - ..... . ....... ......... ......... . ... .............. .... ......... ...........
5
1.2
Revised Specific Plan ................... ......... .......... ......... ,..... ...... ,....... ........_
5
1.3
Meeting and Hearing Attendance.......................... ........ ......... ........ ........_
5
2.0 CEQA
Compliance .... ......... ......... ......... ...... ......... ......... ......... ...........6
2.1
Project Scoping ........................................... ,.,,, .......................... .. ...,..... ,.....
6
2.2
Public Notices .... .. .............. . ......... ......... — ........,
7
2.3
Administrative Draft EIR ...... ......... ......................... ........... ....... ...........
9
2.4
Draft EIR ,,.. ............................... —.. .— ................. ......... ......... ......... ........
20
2.5
Administrative Final EIR ..................... ....... ... ,.,. ............ .. .................... ,..,,,.21
2.6
Findings and Statement of Overriding Considerations....., ...... ........ .........
22
2.7
Project Management/Coordination and Meeting /Hearing Attendance .................
22
III. Preliminary Specific Plan and CEQA Schedule .............................................. ............................... 25
IV. Budget .. ......... ......... ......... . ........ ......... ......... .......... ___ ........... ...... ......... ......... 26
V. Project Team ............... ...... ........___ .... ,,. ...................... ......,.. .................., - ,...,,,,. 27
i May 12, 2016
Agreement No. 4924 -3A
Proposal for the
TopGolf Specific Plan
Project Environmental Impact Report
1 1
INTRODUCTION
Michael Baker International (Michael Baker) has submitted this Proposal to prepare an
Environmental Impact Report (EIR) for the proposed TopGolf Specific Plan Project in the City of El
Segundo. The environmental documentation will be prepared in accordance with the criteria,
standards, and provisions of the California Environmental Quality Act (CEQA) (California Public
Resources Code Section 21000 et seq.), CEQA Guidelines (California Code of Regulations, Title
14, Section 15000 et seq.), the City of El Segundo Environmental Guidelines, and the regulations
requirements and procedures of any other responsible Public Agency with jurisdiction by law.
Michael Baker will relate the proposed Project to the general trends in El Segundo and the
surrounding area throughout the documents, and where appropriate.
Each of the issues is approached thoroughly in order to fully address all planning issues and assess
all potential impacts, establish thresholds of significance, and identify mitigation measures. Forthis
work program, Michael Baker will provide services from our Corporate Headquarters in Irvine. Our
familiarity with land use and environmental issues, coupled with prior environmental review
experience in El Segundo and urban areas throughout Southern California, are key assets that we
offer in order to complete the Project's planning process and environmental clearance.
1.2 UNDERSTANDING ST, N DING Off" THE PROJECT'
The proposed Project involves a portion of the property currently occupied by The Lakes at El
Segundo publically owned golf course and driving range located at 400 South Sepulveda Boulevard.
The 40 -acre property currently includes a 9 -hole executive golf course, 40 -bay driving range, and
pro shop with full - service restaurant. The Project proposes to demolish the driving range and pro
shop, and construct a three -story, 65,000 square foot TopGolf facility and outdoor practice area on
approximately 12 acres in the site's southern portion. The facility would include 102 hitting bays, full
service restaurant, bar, lounges and corporate /event meeting space, and family entertainment area
with games. Minor modifications to the existing golf course and expansion of the parking lot to
accommodate the expanded use are also proposed. The City will continue to operate the golf
course and pro shop. The driving range, restaurant, bar, lounges, event space, and entertainment
areas will be operated by TopGolf.
The property is currently designated Open Space (OS) Parks and zoned Open Space (OS) Zone.
While "commercial recreational facilities" are permitted, not all of the proposed TopGolf uses are
permitted in the OS Zone. Additionally, the proposed three -story building does not meet the OS
Zone's height and building setback standards. The City of El Segundo requires preparation of a
Specific Plan for the entire 40 -acre property. The Specific Plan will be prepared by the Project
Applicant. A General Plan Amendment, General Plan Map Amendment, Zone Change, Zone Text
Amendment, Zoning Map Amendment, Lot Line Adjustment, and Administrative /Conditional Use
Permits for alcohol service at the TopGolf facility and pro shop are also required.
Based on our review of the Project, discussions with City staff and Project Applicant, and our
experience with similar Projects, we anticipate that the Project's key planning and environmental
May 12, 2016
Agreement No. 4924 -3A
Proposal for the
TopGolf Specific Plan
Project Environmental Impact Report
considerations will include land use, air quality, greenhouse gas emissions, and transportation and
circulation. The following paragraphs briefly describe these key considerations and identify our
approach to analyzing each topic.
Land Use: As the proposed Project would entail land uses that are not currently allowed in
the OS zone, the Project would require a Specific Plan for the entire 40 -acre golf course
property. The Specific Plan will be prepared by the Project Applicant. Refer to Section 1.4,
Approach to Specific Plan Peer Review, for a discussion of Michael Baker's proposed
approach for conducting the peer review of the Applicant - prepared Specific Plan.
Additionally, the Project would necessitate a General Plan Amendment and Zone Change.
The Project and Specific Plan will be analyzed for consistency with adopted City documents.
« Air Quality: The proposed Project would generate air pollutants during both construction and
operation. Michael Baker will prepare the Project's Air Quality analysis to explain the existing
conditions and regulatory framework pertaining to the site and determine if the Project would
result in significant short-term construction emissions, long -term operational emissions, or
localized emissions.
C reenhOUSe Gas Emissions: Greenhouse gas (GHG) emissions and related climate change
impacts are topics of concern for nearly all CEQA documents, as emphasized through the
passage of multiple bills through the state legislature (e.g., AB 32 and SB 375). As with air
pollutants, the Project would generate GHG emissions from construction and operation
activities. Michael Baker will prepare GHG emissions and energy analyses, and will identify
applicable mitigation measures to reduce significant Project impacts, if any.
Transportation and Circulation: The proposed Project would increase vehicular traffic
generation and impact circulation. Michael Baker is currently conducting a parking demand
study and trip generation observation for the TopGolf Specific Plan Project. As explained in
the proposal, the TopGolf facility would increase hitting bay capacity and therefore would
require parking lot expansion. The parking demand study and trip generation observation
data will be used to prepare the EIR Traffic Impact Analysis. The proposed Project would
increase traffic generation, potentially impacting levels of service for intersections within the
study area. The Project site fronts onto a State facility requiring early consultation with
Caltrans, and thoughtful consideration of assumptions and analysis.
1.3 APPROACH TO PROJECT MANAGEMENT
Mr. Glenn Lajoie, AICP, who will serve as Project Director, and Ms. Rita Garcia, who will serve as
Project Manager, will be responsible for management and supervision of the Project Team, as well
as consultation with the City staff. The following summarizes our proposed approach to key Project
Management tasks:
Identify the Project. It is essential to the adequacy of the environmental analysis to have a clear
understanding of what the Project involves, in order to address such issues as approach to
environmental analysis, task refinement, staffing, labor, and schedule.
Confirm the City's Desired Outcome. Michael Baker Project Management will consult with the
City, in order to come to an understanding of the key Project issues and goals, and CEQA
thresholds. Michael Baker will communicate to the City the specific criteria for Project completion.
2 May 12, 2016
Agreement No. 4924 -3A
Proposal for the
,,. TopGolf Specific Plan
Project Environmental Impact Report
r:
Delineate each of the Pro ecVs Component Tasks. The Project Manager will delineate in detail
the tasks involved in the Project, which will include baseline research, agency consultation, peer
reviews, preparation of Technical Studies, analysis of environmental issues, etc.
Establish Schedule for Project Com onents /Milestones. The Project Manager will establish a
timeline for each major Project component/milestone. The Project components (i.e., Parking Study
and Technical Studies) will involve specific stages, each with their own time frame.
Identify Critical Path [terns. The Project Manager will identify and closely monitor any critical path
items, in order to ensure timely completion of the tasks. This includes identifying any issues such as
holidays, vacations, agency criteria, with potential to disrupt schedule. Key to the Project's success
will be to identify and address any such items, as early as possible.
Identify the Project Team. Once the Project component tasks have been identified, the Project
Manager will designate the responsible Team Member for completion of that task. These
responsibilities will be clearly outlined so that the Team Member fully understands task, approach,
budget, and schedule. Each Team Member will be provided a Project Description, Schedule, and
EIR/Technical Writing Styles Sheet to ensure consistency and accuracy throughout the document,
and a timely completion.
Keel2lng the Project on Track. On an ongoing basis, the Project Manager will communicate with
Project Team Members, subconsultants, and the City, in order to ensure the Project stays on
Schedule and on Budget. Staffing needs and schedules will be assessed on a weekly basis. The
Project Manager will implement scheduling systems designed to meet Project deadlines. Michael
Baker's scheduling systems allocate resources to meet all client due dates, regardless of their timing
or competing deadlines within a given period. The responsibility for planning and controlling a
contract schedule belongs to the Project Manager, who will use weekly workload management
meetings, long -range staffing projections, multi -media scheduling (word processing, graphics,
editing, production scheduling), and timeline scheduling for tasks and milestones, among other
systems.
Also on an ongoing basis, the Project Manager will review the status of each Project task relative to
the task's completion date and Budget. If needed, resources will be reallocated to ensure timely
completion. Should factors outside of Michael Baker control influence timing, Michael Baker will, to
the extent possible, reallocate staff to stay on track. If unavoidable, based on factors outside of
Michael Baker control, Michael Baker will revise /update the Project Schedule in consultation with
City staff.
Keeping the Project Team Infoirt°ned. The Project Team will be kept up to date regarding key
Project matters. This will be accomplished through internal Project Kick -Off Meeting, ongoing
electronic communications, and periodic meetings.
Provide Guidance/Quality Control. On an ongoing basis, the Project Manager will provide
direction to all Team Members. The task completion status will be verified, along with what remains
to be accomplished. Prior to each submittal milestone, the technical studies and environmental
analyses will be reviewed by the Project Manager for legal defensibility, consistency, and technical
accuracy.
3 May 12, 2016
Agreement No. 4924 -3A
Proposal for the
TopGolf Specific Plan
Project Environmental Impact Report
w
1.4 APPROACH TO SPECIFIC PLAN PEER REVIEW
The Project Applicant will prepare a Specific Plan for the entire 40 -acre site, addressing both The
Lakes Golf Course and the TopGolf facility. The Specific Plan is needed, in order to expand the
driving range facilities and corresponding uses beyond those currently allowed in the OS Zone.
Other required entitlements include General Plan Amendment (text and map), Zoning Amendment
(text and map), lot line adjustment, and use permits for alcohol service.
Per the City's direction, the Specific Plan will follow the approach and content of the recently -
prepared Raytheon South Campus Specific Plan. At a minimum, it is anticipated the Specific Plan
will include a land use plan and development standards, and identify allowable land uses for all
subsequent development within the Project area. Additionally, it is anticipated the Specific Plan will
identify the infrastructure and services necessary to mitigate any impacts identified in the CEQA
analysis.
Michael Baker will conduct a peer review of the Applicant - prepared Specific Plan to ensure it has
been prepared, in accordance with California Planning and Zoning law, and meets the City's
expectations and objectives. The Specific Plan will serve as the primary document for developing
the EIR Project Description and identifying the key Project Design Features. As the Specific Plan is
on the critical path for the review and analysis of the overall TopGolf Specific Plan Project,
coordination between the City, Applicant, and Michael Baker will be paramount.
1.5 APPROACH TO ENVIRONMENTAL ANALYSIS
Michael Baker will work closely with the City of El Segundo to ensure that the environmental review
process accurately addresses the Project impacts and ultimately complies with the State and City's
environmental and development review processes. Michael Baker will be available to work in
tandem with the City at appropriate Project milestones and participate in concurrent planning and
environmental processes. As directed by the City, Michael Baker will also work with the City, in
order to identify issues concerning use of City property, parking, etc. As the City's environmental
consultant, Michael Baker will assist in anticipating issues, devising solutions, and providing expert
counsel on how to achieve environmental compliance and ultimate approval of the various
entitlements required for the Project.
Michael Baker's approach is to prepare environmental documents that are legally comprehensive,
objective, technically accurate, and complete. We have the professional experience and are looking
forward to making the commitment to facilitate the Project's planning documentation and
environmental compliance.
4 May 12, 2016
Agreement No. 4924 -3A
Proposal for the
TopGolf Specific Plan
Project Environmental Impact Report
The following Scope of Work (SOW) has been prepared based upon direction from City staff and
the scope of work refinements /changes discussed at the April 14, 2016 and May 11, 2016 EIR
Scoping Meetings. The cost estimate, which is itemized according to task and issue, is included in
Section IV.
INr IN .� �w a
1 1
DRAFT SPECIFIC PLAN
Michael Baker will conduct a peer review of the Applicant - prepared TopGolf Specific Plan Project. It
is anticipated that at a minimum, the Specific Plan will establish a land use plan, allowable land uses
and development standards, a circulation plan, and address connectivity and compatibility with
surrounding land uses. It is also anticipated the Specific Plan will identify infrastructure and other
relevant services, and address anticipated environmental impacts. Peer review of the Draft Specific
Plan will include the following general tasks:
1. Coordination with the City and Applicant.
2. Review of the Draft Specific Plan to ensure it is consistent with the General Plan and meets
minimum State requirements.
3. Preparation of one set of comments detailing document references (page & paragraph),
omissions / deficiencies /errors /clarifications needed, and potential implications on the EIR
analyses.
Michael Baker will complete its peer review within two weeks of a formal notice to proceed. Afterthe
initial review is completed, Michael Baker will verbally discuss their findings with the City and
prepare a memorandum, which will be submitted to the City.
Deliverables
Draft Specific Plan Peer Review Memorandum
1.2 REVISED SPECIFIC PLAIN
Michael Baker will review /comment on the Revised Specific Plan to ensure City and Michael Baker's
initial comments and Draft Specific Plan have been addressed. This task assumes up to 16 hours
of follow -up review.
Deliverables
Revised Specific Plan Technical Memorandum
1.3 MEETING AND HEARING ATTENDANCE
Michael Baker will attend: one meeting with the City to discuss findings of the Draft Specific Plan
peer review; and two Public Hearings; see Task 2.7.2 below.
5 May 12, 2016
Agreement No. 4924 -3A
Proposal for the
TopGolf Specific Plan
Project Environmental Impact Report
2.1 PROJECT SCOPMNG
2.1.1 PROJECT KICK -OFF AND PROJECT CHARACTERISTICS
The Project EIR work program will be initiated with a Kick -Off Meeting with City staff to discuss the
CEQA Project in greater detail. This initial meeting is vital to the success of the Project and its
CEQA process, and will be a key milestone, in order to confirm the City's expectations and Project
goals, and develop /refine the Project Description. This meeting will also establish the analysis'
parameters, details of the proposed construction buildout conditions, scheduling, and overall
communications. Prior to the Kick -Off Meeting, Michael Baker will distribute a Kick -Off Meeting
Agenda and detailed memorandum identifying data needs.
Deliverables
• Memorandum of Data Needs
• Meeting Agenda
• Meeting Action Items
Two Michael Baker staff will attend the Project Kick -Off Meeting; see Task 2.7.2 below.
2.1.2 RESEARCH AND INVESTIGATION
Michael Baker will obtain and review available referenced data for the Project, including policy
documentation from City staff, County of Los Angeles, State and Federal agencies, the South Bay
Cities Council of Governments, and all other agencies that may be affected by the Project. This task
includes review of the Project Application, in order to advise the City of any additional information
that should be provided by the Applicant. The data collected in this task will become part of the
EIR's foundation and will be reviewed and incorporated into the analysis, as deemed appropriate.
2.1.3 AGENCY CONSULTATION
As indicated in CEQA Guidelines Section 15083, public agencies have found that early consultation
solves many potential conflicts that could arise in more serious forms later in the review process.
Although the Notice of Preparation and Public Scoping Meeting will provide that opportunity, Michael
Baker will conduct additional discussions with Federal, State, and local agencies, which will assist in
the early stages of the analysis and issue delineation. Michael Baker will work with the City to
identify relevant agencies and stakeholders. This scoping can be an effective way to bring together
and resolve concerns of affected federal, State, and local agencies, as well as those of the local
community. Given the Project's location, it is anticipated that early and ongoing consultation with
Caltrans will be required.
2.1.4 INITIAL STUDY
The Initial Study (IS) will include detailed explanations of all checklist determinations and
discussions of potential environmental impacts. The analysis will be prepared in accordance with
Public Resources Code Section 21080(c) and CEQA Guidelines Section 15070. The IS will be
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r ' Project Environmental Impact Report
w
f
structured in the same format as CEQA Guidelines Appendix G and will describe the Project's
location, environmental setting, and characteristics. The main body of the document will consist of a
City- approved environmental checklist and an accompanying environmental analysis. This section
will denote the appropriate CEQA action based upon the Environmental Checklist/Environmental
Analysis. This Scope assumes the appropriate CEQA action is an EIR.
The Project will be analyzed for its potential to create significant environmental impacts in the areas
specified on the City's approved environmental checklist. The IS will also include mandatory
findings of significance, long -term versus short-term goals, cumulative impacts, and direct and
indirect impacts upon human beings.
Michael Baker will respond to one complete set of City comments on the Administrative Initial Study.
If desired by the City, Michael Baker will provide the Proofcheck IS with all changes highlighted to
assist the final check of the document. Michael Baker will prepare and distribute (via certified mail)
the IS, along with the NOP; see Task 2.2 below.
2.1.5 PUBLIC SCOPING MEETING
A Public Scoping Meeting, which can also involve Federal, State, or other local agencies, will be
scheduled during the NOP public review period, in order for the community to gain an understanding
of the proposed Project and provide comments on environmental concerns. The Scoping Meeting
will orient the community on the CEQA review process and will be presented in a manner thatwould
enable the community to gain a greater understanding of the proposal, intent of CEQA, and the key
issue areas to be addressed in the EIR. Michael Baker will provide a PowerPoint Presentation,
handouts, and presentation -size graphics to supplement the discussion. Following the presentation,
the meeting will be devoted to public participation, questions, and comments. Written comment
forms will be provided for this purpose, and these comments, along with oral comments, will become
a part of the administrative record.
The Agency Consultation, IS, and Public Scoping Meeting will be used to identify potential conflicts
that could arise in more serious forms later in the review process and refine scope of environmental
analysis, if warranted.
Deliverables
• 1 electronic copy of Proofcheck IS;
• 1 electronic copy of Public Review IS;
• 20 hard copies of IS (15 to State Clearinghouse + 5 to City); and
• 40 CDs of IS (15 to State Clearinghouse + 5 to City + 20 Distribution List).
2.2 PUBLIC NOTICES & CONSULTATION
2.2.1 CEQA Notices
Michael Baker will prepare for City review and distribute all CEQA Notices, as outlined below. The
Public Notices will be distributed via certified mail to the State Clearinghouse and all responsible,
trustee, and interested agencies, community groups, and individuals, and filed with the County
Clerk. The NOP distribution will be based upon a City - provided distribution list. This scope
assumes that the City will be responsible for any radius mailing or newspaper notices required for
the Project.
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• Notice of lire aratlon NO - Michael Baker will prepare the NOP for the Project to initiate
the 30 -day NOP public review period. Comments received in response to the NOP will be
evaluated during EIR preparation.
• Notice of Completion N'OC - for submittal to the State Clearinghouse at the onset of both
the 30 -day NOP public review period and the 45 -day Draft EIR public review period. The
NOC will follow the State Clearinghouse recommended format.
• Notice of Availability (l1/OAl - to be distributed with the Draft EIR at the onset of the 45 -day
public review period. The NOA will include required Project information including a brief
Project Description, the start/end dates of the public review period, locations where the EIR
is available for review, and City Staff contact information.
• Notice of Determination IVOD - to be filed with the County Clerk and sent to the State
Clearinghouse within five (5) days after deciding to carry out or approve the Project. This
scope excludes payment of any CDFW filing fees, if applicable.
Deliverables
• 1 electronic copy of each: Draft and Final Notice (NOP, NOC, NOA, NOD);
• 40 hard copies of Final NOP (15 to State Clearinghouse + 5 to City + 20 Distribution List);
and
• 65 hard copies of Final NOA (15 to State Clearinghouse + 30 to City + 20 Distribution List).
2.2.2 Assembly Bill 52 and Senate Bill 18 Consultation
Michael Baker has teamed with BCR Consulting to assist with Senate Bill 18 (SB18) and Assembly
Bill 52 (AB52) Native American Consultation for the Project. This scope assumes that the City will
provide the necessary coordination for completion of the tasks described below.
BCR Consulting will perform SB 18 and AB 52 Native American Consultation assistance, as directed
by the City. During this task, BCR Consulting will acquire the AB 52 contact list from the City. BCR
Consulting will also contact the Native American Heritage Commission (NAHC) to request a Sacred
Lands File (SLF) Search a separate SB 18 list of Native American tribes and individuals to contact.
BCR Consulting will contact all entities listed to discern whether any tribe or individual has
knowledge of cultural resources within the Project boundaries. During this task, BCR Consulting will
send one email to the NAHC and one mailing to each listed tribe and /or individual (via regular
certified mail or e- mail). The mailing to the listed tribe and /or individual will specify whether they are
being contacted pursuant to SB 18 and /or AB 52 based on the respective lists provided by the City
and the NAHC. Results of these communications and the SLF Search will be summarized in a
spreadsheet matrix and submitted with copies of all communications.
Completion of the AB 52 consultation scope is estimated to require five weeks (including 30 days
allowed for listed entities to respond). Completion of the SB 18 consultation scope is estimated to
require four months (including 90 days allowed for listed entities to respond).
Deliverables
• Consultation Summary Spreadsheet M
• Copies of all Consultation Communications
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2.3 ADMINISTRATIVE DRAFT EIR
The TopGolf Specific Plan Project EIR will be structured as outlined below.
0 Section ES, Executive Surr ma contains a brief summary of the proposed actions and their
consequences. This summary section also identifies each significant effect with proposed
mitigation measures that would reduce or avoid that effect, and the Project alternatives. The
areas of controversy and issues to be resolved are also included in this section.
• Section Introduction and Purpose, provides CEQA compliance information.
• Section 2.0, ELoLect Descrl tion, provides a detailed Project description indicating Project
location and setting, background and history; Project characteristics, objectives, phasing,
and associated discretionary actions required.
• Section 3.0, Basis for the Cumulative Analysis, outlines the cumulative projects and
describes the approach and methodology for the cumulative analysis.
• Section Environmental Anal i , contains a detailed environmental analysis of the
existing conditions, potential Project impacts, recommended mitigation measures, and
significant unavoidable impacts for the following environmental topic areas:
• Air Quality;
• Greenhouse Gas Emissions;
• Hazards and Hazardous
Materials;
• Hydrology and Water Quality;
• Land Use and Planning;
• Noise;
• Public Services and Recreation;
• Transportation and Traffic; and
• Utilities and Service Systems.
Each potentially significant environmental issue area will be addressed in a separate EIR
section that will be organized, as follows:
1. "Regulatory Setting" lists and discusses the laws, ordinances, regulations, and
standards that apply to the Project.
2. "Environmental Setting" describes the physical conditions that exist at the present
time and that may influence or affect the issue under investigation.
3. "Impact Thresholds and Significance Criteria" provides the thresholds that are the
basis of conclusions of significance, which are primarily the criteria in Appendix G of
the CEQA Guidelines (California Code of Regulations, Sections 15000 - 15387).
Primary sources to be used in identifying the criteria include the City of El Segundo
Guidelines; CEQA Guidelines; local, State, federal, or other standards applicable to
an impact category; and officially established significance thresholds.
4. "Impacts and Mitigation Measures" describes changes or potential changes to the
existing physical conditions that may occur if the proposed Project is implemented.
Evidence based on factual and scientific data is presented to show the cause and
effect relationship between the proposed Project and the potential changes in the
environment. The exact magnitude, duration, extent, frequency, range or other
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parameters of a potential impact are ascertained, to the extent possible, to determine
whether impacts may be significant; all of the potential direct and reasonably
foreseeable indirect effects are considered.
The EIR will use the following terminology to describe the Project's environmental
effects:
•
htqlMpact. The development would not have any measurable environmental
impact on the environment.
• Less Than Si nsficant Impact. The development would have the potential for
impacting the environment, although this impact would be below established
thresholds that are considered to be significant.
Less Than St nifcant With Mitigation lncor grates . The development would
have the potential to generate impacts, which may be considered as a
significant effect on the environment, although mitigation measures or
changes to the development's physical or operational characteristics can
reduce these impacts to levels that are less than significant.
• St nlfrcant Unavoidable lml2ac t. When an impact, even with the inclusion of
mitigation measures, cannot be mitigated to a level considered less than
significant, it is identified as "significant unavoidable impact."
The "Level of Significance After Mitigation" identifies the impacts that would remain
despite the application of mitigation measures, and whether the remaining impact is
or is not considered significant.
5. "Mitigation Measures" are measures that would be required of the Project to avoid a
significant adverse impact; to minimize a significant adverse impact; to rectify a
significant adverse impact by restoration; to reduce or eliminate a significant adverse
impact over time by preservation and maintenance operations; or to compensate for
the impact by replacing or providing substitute resources or environment.
It is also noted that a project could result in a beneficial impact. If the analysis
concludes that the Project would result in a beneficial environmental impact, it is
identified as such.
6. "Cumulative Impacts" describes potential environmental changes to the existing
physical conditions that may occur as a result of the proposed Project together with
cumulative projects, which include past and present projects, as well as future
projects that would change the "existing physical conditions" or that are "reasonably
foreseeable, planned, and approved future projects."
7. "Significant Unavoidable Impacts" describes impacts that would be significant and
cannot be feasibly mitigated to less than significant, and thus would be unavoidable.
8. "Sources Cited" identifies the sources used throughout the section.
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• Section 5. r. Other CE A Considerations, discusses the long -term implications of the
proposed action. Irreversible environmental changes that would be involved in the proposed
action, should it be implemented, are considered. The Project's growth- inducing impacts,
including the potential for population growth, and energy conservation (CEQA Appendix F)
impacts are also discussed.
• Section 6.0, , Alternatives to the Proposed Action, describes a reasonable range of
alternatives to the Project or its location that could avoid or substantially lessen the Project's
significant impacts and still feasibly attain the Project's basic objectives.
• Section Effects Found Not to be Si raificar�t, provides an explanation of potential effects
that have been determined not to be significant.
• Section 8.0, Or anizatfons and Persons Consulted, identifies all federal, State, and local
agencies, other organizations, and individuals consulted.
• Section Appendices, contains the Project's technical documentation.
2.3.1 INTRODUCTION AND PURPOSE
The Introduction will cite the CEQA provisions and CEQA Guidelines, and the City's CEQA
Guidelines for which the proposed Project is subject. This section will identify the purpose of the
study and statutory authority as well document scoping procedures, summary of the EIR format,
listing of responsible and trustee agencies and documentation incorporated by reference.
2.3.2 EXECUTIVE SUMMARY
The Executive Summary will include a Project Summary, an overview of Project impacts, mitigation
measures, levels of significance after mitigation, summary of Project alternatives, and areas of
controversy and issues to be resolved. The Environmental Summary will be presented in a
columnar format.
2.3.3 PROJECT DESCRIPTION
Based upon the detailed CEQA Project information obtained at the Project Kick -Off Meeting (see
Task 2.1.1 above), as well as the Draft Specific Plan, Michael Baker will prepare a Draft Project
Description for City review and approval. The Project Description will detail the Project's location,
environmental setting, background and history, characteristics, discretionary actions, goals and
objectives, construction program, phasing, agreements, and required permits and approvals, based
on available information. Michael Baker will work with City to finalize the list of land use approvals
and permits that will be required. This section will include Exhibits depicting the regional and site
vicinity, as well as key Project components. City - approval of the Project Description will enable
Michael Baker to proceed with the impact analyses.
2.3.4 THRESHOLDS OF SIGNIFICANCE
This section will provide a comprehensive description of thresholds of significance for each issue
area of the environmental analysis. The significance threshold criteria will be described and will
provide the basis for conclusions of significance. Primary sources to be used in identifying the
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criteria include the CEQA Guidelines, federal, State, and local or other standards applicable to an
impact category.
2.3.5 CUMULATIVE PROJECTS /ANALYSIS
In accordance with CEQA Guidelines Section 15130, the EIR will include a section providing a
detailed listing of cumulative projects and actions under consideration for the analysis. The
likelihood of occurrence and level of severity will be studied. The purpose of the section is to
present a listing and description of projects, past, present and anticipated in the reasonably
foreseeable future, even if those projects are outside of El Segundo's jurisdiction. The potential for
impact and levels of significance are contingent upon the radius or area of interaction with the
Project. Michael Baker will consult with City staff and other applicable local jurisdictions to define
the appropriate study area for the cumulative analysis. The cumulative analysis for each topical
area will be incorporated throughout the environmental analyses. This task assumes a maximum of
16 hours for consultation with other jurisdictions, including preparation of letters and cumulative
projects list.
2.3.6 ENVIRONMENTAL ANALYSIS
Michael Baker will evaluate the necessary information with respect to existing conditions, the
potential adverse Project effects (both individual and cumulative), including the requested land use
entitlements, and measures to mitigate such effects. Environmental issues raised during the
scoping process (NOP responses and Public Scoping Meeting), and any other relevant and valid
informative sources will also be evaluated. The analyses will be based upon all available data,
results from additional research, and an assessment of existing technical data. These analyses will
be performed by qualified Michael Baker Environmental Analysts, CEQA experts, and Planners.
The EIR Environmental Analysis section will thoroughly discuss the existing baseline conditions for
each environmental issue area, and will identify the Project's short-term construction and long -term
operational impacts and their levels of significance. The impact analysis will be in a consistent order
of environmental factors presented in CEQA Guidelines Appendix G (Air Quality, Greenhouse Gas
Emissions, etc.). The thresholds of significance will be identified for each environmental issue area.
A brief discussion will be provided for all environmental issues determined to be No Impact or Less
Than Significant Impact in the Initial Study, explaining why these determinations were made and that
no further analysis in the EIR is warranted. The Impact Subsection will provide a detailed analysis of
each issue determined to be Less Than Significant with Mitigation Incorporated or Potentially
Significant Impact. For each environmental issue requiring EIR analysis, the EIR will: describe the
baseline conditions; determine the impact's level of significance; specify mitigation measures to
avoid or lessen the impact; and determine the level of significance after mitigation. It has
preliminarily been determined the following environmental issue areas will be analyzed in the EIR:
A. Air Quality
Existing Conditions /Re ulatory Framework. The Project is located within the South Coast Air
Basin (SCAB), which is under the jurisdiction of the South Coast Air Quality Management District
(SCAQMD). Baseline meteorological and air quality data developed through the California Air
Resources Board (CARB) will be utilized for the description of existing ambient air quality. Air quality
data from the nearest representative air quality monitoring stations (Los Angeles- Westchester
Parkway and Compton Monitoring Stations) will be included to help highlight existing air quality local
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to the Project area. The analysis will also describe and address the SCAQMD CEQA Air Quality
Handbook requirements.
Construction - Related Emissions. Construction emissions will be quantified with the California
Emissions Estimator Model (CaIEEMod version 2013.2.2). A general description of the major
construction phases and their timing will be required from the Applicant/City. The air pollutant
emissions during construction will be compared to the SCAQMD regional thresholds of significance.
Naturally occurring asbestos impacts will also be discussed qualitatively.
Long-Term Emissions. Operational (i.e., area and mobile source) emissions will be quantified and
compared to the SCAQMD regional thresholds of significance. Primary sources of emissions will be
related to area sources, energy sources, and local /regional vehicle miles traveled, and will be
derived from CaIEEMod and the Traffic Impact Analysis. Project consistency with the 2012 Air
Quality Management Plan (2012 AQMP) will be evaluated.
Localized Emissions. The Project is located within the SCAQMD's Source Receptor Area 3
(Southwest Coastal LA County). Based on localized meteorological data for SRA 3, Michael Baker
will analyze localized impacts based upon the SCAQMD's Localized Significance Thresholds (LST)
methodology.
B. Greenhouse Gas Emissions
Michael Baker will review the land use data and will prepare an inventory of the greenhouse gas
(GHG) emissions (i.e., nitrous oxide, methane, and carbon dioxide) from both direct (i.e., area and
mobile sources) and indirect sources (i.e., energy /water consumption and wastewater /solid waste
generation). In addition, total GHG emissions from construction activities will be amortized into the
GHG emissions inventory. CaIEEMod will be used to quantify GHG emissions. Reductions from
recently adopted programs and regulations will be included, such as improvements in fuel efficiency,
state building code energy efficiency, and landscaping water efficiency. The net Project - related
GHG emissions will be assessed against the proposed SCAQMD project -level efficiency threshold
of 4.8 metric tons per year per service population. Mitigation measures will be identified and
incorporated, as necessary, to reduce the Project's potentially significant GHG impacts.
The GHG emissions analysis will also discuss the potential global climate change impacts, the
effects of GHG emissions, and history of California GHG emissions regulations. Project consistency
with statewide GHG emissions reduction strategies such as the CARB Scoping Plan and the
Southern California Association of Governments' Regional Transportation Plan /Sustainable
Community Strategy will also be reviewed.
Michael Baker will analyze the Project's energy implications pursuant to Public Resources Code
Section 21100(b)(3) and CEQA Guidelines Appendix F. These statutes and guidelines require
CEQA compliance documentation to describe, where relevant, the wasteful, inefficient, and
unnecessary consumption of energy caused by a project. The analysis will address energy
consumption associated with short-term construction activities, long -term operations, buildings, and
transportation. Additionally, the assessment of environmental impacts on energy resources will
include mitigation measures (if necessary) to reduce inefficient and unnecessary consumption of
energy.
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t
C. Hazards and Hazardous Materials
Michael Baker has teamed with Roux Associates, Inc. (Roux Associates) for peer review of the
Applicant - prepared Phase I Environmental Site Assessment and Phase II Subsurface
Investigation Report. The peer review will be for the purposes of incorporation into the EIR.
This scope assumes redevelopment is being considered for the site.
The purpose of Roux Associates' peer review will be to understand the Project site's environmental
condition (using the two available environmental documents) and provide questions and feedback
to the City relative to the complete nature and standard of care used in preparing the documents.
Roux Associates also will identify potential risks for the site with focus on those that could be
encountered during the site redevelopment and during future site occupancy. Based on a thorough
review of the documents provided, Roux Associates will identify open environmental issues, if any,
and provide appropriate comments and questions as they pertain to potential open
issues /potential impediments to s ite redevelopment that is currently proposed. In addition,
Roux Associates will identify mitigation measures that may be adopted for incorporation into the
CEQA document.
Roux Associates will complete their peer review within two weeks of a formal notice to proceed.
After the initial review is completed, Michael Baker /Roux Associates will verbally discuss their
findings with the City and then prepare a memorandum, which will be submitted to the City.
Based on the findings of the Roux Associates peer review, Michael Baker will prepare the EIR
section that addresses the CEQA thresholds outlined below. Specifically, would the Project:
« Create a significant hazard to the public or the environment through the routine transport,
use, or disposal of hazardous materials?
Create a significant hazard to the public or the environment through reasonably foreseeable
upset and accident conditions involving the release of hazardous materials into the
environment?
Emit hazardous emissions or handle hazardous or acutely hazardous materials, substances,
or waste within one - quarter mile of an existing or proposed school?
Be located on a site which is included on a list of hazardous materials sites compiled
pursuant to Government Code Section 65962.5 and, as a result, would it create a significant
hazard to the public or the environment?
D. Hydrology and Water Quality
The Michael Baker Stormwater Management (SWM) Team will conduct a peer review of the
Applicant - prepared Hydrology and Water Quality Study. Michael Baker will review the Study to
ensure it contains a review of existing documentation, watershed boundary delineation, existing
conditions hydrology analysis, proposed conditions hydrology analysis, analysis of existing and
proposed drainage facilities, and water quality BMP mitigation. After the initial review is completed,
Michael Baker will verbally discuss their findings with the City and prepare a memorandum, which
will be submitted to the City.
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Michael Baker will review /comment on the Revised Hydrology and Water Quality Study to ensure
City and Michael Baker's initial comments and Draft Study have been addressed. This task
assumes up to eight (8) hours of follow -up review.
E. Land Use and Planning
To accommodate the proposed Project, the Applicant proposes to remove the onsite structures and
expand the existing parking lot serving the golf course. The Project involves development of a
65,000 square -foot three story TopGolf facility. Preliminarily, the following City of El Segundo
discretionary entitlements have been identified for the Project:
General Plan Amendment (text and » Lot line adjustment; and
map); . Use permits for alcohol service.
Zoning Amendment (text and map);
This section will also evaluate the Project's merits with particular attention given to land use
compatibility between the proposed development and existing surrounding land uses. Consideration
will be given to environmental factors that influence land use compatibility, including air quality,
noise, and traffic. Michael Baker intends to utilize information available from the City, as well as the
NOP process, to identify particular concerns and any potential for public controversy.
F. Noise
Existing Conditions. The applicable noise and land use compatibility criteria for the Project area
will be reviewed and noise standards regulating noise impacts will be discussed for land uses on
and adjacent to the Project site. A site visit will be conducted and short-term noise level
measurements will be taken along the Project area. The noise monitoring survey will be conducted
at up to four separate locations to establish baseline noise levels in the Project area. Noise
recording lengths are anticipated to require approximately 10 minutes at each location. This scope
excludes long -term (24 -hour) measurements.
Construction - Related Noise and Vibration. Construction activities would occur during
implementation of the proposed Project. Noise impacts from construction sources will be analyzed
based on the anticipated equipment to be used, length of a specific construction task, equipment
power type (gasoline or diesel engine), horsepower, load factor, and percentage of time in use. The
construction noise impacts will be evaluated in terms of hourly equivalent continuous noise levels
(Leq) and the frequency of occurrence at adjacent sensitive locations. An analysis of vibration
impacts will be based on the Federal Transit Administration's vibration analysis guidance. Analysis
requirements will be based on the sensitivity of the area, specific construction activities, and Noise
Ordinance specifications.
Operational Noise Sources. On- and off -site noise impacts from vehicular traffic will be assessed
using the U.S. Federal Highway Traffic Noise Prediction Model (FHWA -RD -77 -108 and TNM 2.5).
The 24 -hour weighted Community Noise Equivalent Levels (CNEL) will be presented in a tabular
format. On -site noise generating activities will also be addressed and analyzed for potential impacts
to the adjacent uses and will be assessed against the City's Land Use Noise and Compatibility
Matrix and Interior /Exterior Noise Guidelines.
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m. Project Environmental Impact Report
G. Public Services /Recreation /Utilities and Service Systems
Michael Baker will contact potentially affected agencies to confirm relevant existing conditions,
Project impacts, and recommend mitigation measures. The discussion will focus on the potential
alteration of existing facilities, extension or expansion of new facilities, and the increased demand
on services based on the proposed land uses. Michael Baker will evaluate the Project's ability to
receive adequate service based on applicable City standards and, where adequate services are not
available, will identify the effects of inadequate service and recommend mitigation measures.
Issues addressed include the following:
• Publ /c Services: The Project will be evaluated for its potential to result in substantial
adverse physical impacts associated with proposed /required new or physically altered
governmental facilities, including fire protection, police protection, schools, parks, and other
public facilities.
l ecreatlon The analysis will address whether the Project would increase the use of existing
neighborhood /regional parks or other recreational facilities, and whether it includes
recreational facilities or requires the construction /expansion of recreational facilities.
Utilities and Service Systems: The Project will be evaluated for its potential to require or
result in the construction of new water, wastewater, treatment, and storm water drainage
facilities or expansion of existing facilities. The analysis will also address whether the
Project would have sufficient water supplies available from existing entitlements and
resources, or would new or expanded entitlements be needed. Landfill capacity and
compliance with solid waste regulations will also be addressed.
H. Transportation and Circulation
Michael Baker will prepare a Traffic Impact Analysis (TIA) that will assess the Project impacts by
analyzing forecast trip generation, distribution, and assignment of the proposed Project on the study
area circulation system. As necessary, feasible mitigation measures for identified Project - generated
traffic impacts will be recommended in accordance with applicable agency performance criteria and
thresholds of significance. This scope of work is based on discussions with City staff and assumes
the Project will be analyzed in a single phase. Additionally, it is noted this scope of work is
preliminary and may be further refined, based upon City, Caltrans, and other agency consultation.
Study Conditions. Based on discussions with City staff, the traffic analysis will evaluate the
following 12 analysis scenarios during the typical weekday PM peak hour and typical weekend -day
mid -day peak hour:
1. Existing Weekday PM Peak Hour Conditions;
2. Existing Weekend -Day Mid -Day Peak Hour Conditions;
3. Forecast Existing Plus Project Weekday PM Peak Hour Conditions;
4. Forecast Existing Plus Project Weekend -Day Mid -Day Peak Hour Conditions;
5. Forecast Project Opening Year Without Project Weekday PM Peak Hour Conditions;
6. Forecast Project Opening Year Without Project Weekend -Day Mid -Day Peak Hour
Conditions;
7. Forecast Project Opening Year With Project Weekday PM Peak Hour Conditions;
8. Forecast Project Opening Year With Project Weekend -Day Mid -Day Peak Hour Conditions;
9. Forecast Long -Range Without Project Weekday PM Peak Hour Conditions;
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10. Forecast Long -Range Without Project Weekend -Day Mid -Day Peak Hour Conditions;
11. Forecast Long -Range With Project Weekday PM Peak Hour Conditions; and
12. Forecast Long -Range With Project Weekend -Day Mid -Day Peak Hour Conditions.
Stud Area. The study area of traffic impact analyses is largely determined by the Project's forecast
trip generation. However, in the case of the proposed Project, the Project's forecast trip generation
is unknown at the time of the writing of this proposal given that the Project is considered a special
trip generator, since the Project's forecast trip generation cannot be determined from existing
published industry trip generation sources such as the Institute or Transportation Engineers (ITE)
Trip Generation Manual.
The Project's forecast trip generation will be determined as part of the TIA. Therefore, for scoping
and budgeting purposes, this proposal assumes up to 24 study intersections will be analyzed for the
12 study analysis scenarios listed above. The precise identification of the study intersections will be
based on discussions with City staff accounting for the Project's forecast trip generation. Hence, as
part of the analysis, up to 23 study intersections will be counted during a typical weekday PM peak
period (4:00 PM to 6:00 PM) and a typical weekend -day (four -hour peak period to be determined
based on discussions with City staff and Caltrans). The analysis will utilize the highest hour of traffic
volumes collected within each peak period. This scope of work does not assume vehicle
classification traffic count data collection, nor does it assume collection of 24 -hour daily roadway
traffic volumes. The number of study intersections can be modified based on discussions with City
and Caltrans staff, along with the fee associated with this proposal accordingly.
Given that some study intersections may be located outside of the City of El Segundo, the traffic
analysis will utilize applicable agency performance criteria and thresholds of significance as
appropriate. Due to the overlap of jurisdictions, some study intersections may be analyzed and
subject to multiple jurisdiction traffic impact review. Study intersections within Caltrans jurisdiction
Caltrans will be analyzed in accordance with the Caltrans Guide forthe Preparation of Traffic Impact
Studies (State of California Department of Transportation, December 2002).
Site Visit/Existing Systems Documentation. The analysis will:
• Document existing conditions including intersection control, traffic signal phasing, roadway
cross - section, speed limits, parking restrictions, intersection approach lanes, etc.;
• Include graphics documenting the existing intersection roadway geometry; and
• Utilize existing geometric conditions to establish a baseline for current operations.
Proposed Project Trip__ Generation Trip Distribution and, Assi nment. The analysis will
determine the weekday and weekend peak hour and daily trip generation for the proposed Project
utilizing the trip generation data collected at the following two existing TopGolf sites as part of the
separate parking analysis scope of work previously submitted to the City:
• 1689 South San Tan Village Parkway, Gilbert Arizona; and
• 9500 East Indian Bend Road, Scottsdale, Arizona.
Since The Lakes at El Segundo 9 -hole golf course will remain and a portion of the TopGolf Project
will displace the existing driving range of The Lakes at El Segundo, the Project's trip generation will
be adjusted to deduct the trips associated with golfers currently utilizing the driving range at The
Lakes at El Segundo 9 -hole golf course. This scope of work assumes the City will provide the
operational details for the current uses, including the number of golfers currently utilizing The Lakes
17 May 12, 2016
Agreement No. 4924 -3A
Proposal for the
TopGolf Specific Plan
Project Environmental Impact Report
at El Segundo driving range on a typical weekday and a typical weekend on an hourly basis. The
analysis will convert that information to vehicle trips assuming an average vehicle ridership (AVR) of
1.0 (each golfer at the range arrives and leaves in a separate vehicle) or other AVR factor as
directed by City staff. All assumptions regarding forecast project trip generation will be reviewed and
approved by City staff prior to inclusion in the analysis.
The TIA will provide a forecast distribution of Project - generated trips, taking into account any
modifications to the study area provided by City /applicable agency staff. Manual distribution and
assignment of forecast Project trips will be reviewed and approved by City staff prior to utilization in
the analysis.
Forecast Project Opening Year Traffic Volumes. Forecast Project Opening Year Conditions
traffic volumes and scenario will be derived by applying the Los Angeles County CMP growth rate
for the El Segundo /LAX area to existing traffic volumes and also the addition of background trips
associated with up to thirty (30) individual cumulative projects provided by City staff.
Forecast Lon -Ran e Year Traffic Volumes. Forecast Long -Range Without Project Conditions
traffic volumes and scenario will be derived by applying the Los Angeles County CMP growth rate
for the El Segundo /LAX area to existing conditions and /or addition of background trips associated
with up to seventy (70) individual cumulative projects provided by City staff (including the 30
individual cumulative projects from Project opening year conditions).
Level of Service. The analysis will assess the Project's forecast traffic impacts at the 24 study
intersections for the 12 analysis scenarios identified above. The analysis will document operation of
the signalized study intersections using the Intersection Capacity Utilization (ICU) analysis
methodology for City and /or County Congestion Management Program (CMP) intersections and the
Highway Capacity Manual (HCM) analysis methodology for Caltrans State Highway intersections, as
directed by the City staff to identify potential Project - related traffic impacts. Intersection level of
service analysis will be prepared using the TraffixTM software. If a study intersection is located within
more than one jurisdiction, the analysis will utilize the most stringent applicable agency performance
criteria and thresholds of significance to determine potential Project traffic significant impacts. If the
analysis indicates the proposed Project will significantly impact the study intersections based on
agency thresholds of significance, feasible mitigation measures will be recommended in accordance
with established agency performance criteria. The analysis will document forecast operating
conditions after implementation of recommended feasible mitigation measures.
State Highway Intersection Analysis. The Caltrans traffic studies guide requires review of
substantial individual projects, which may on their own impact the State Highway transportation
system. The State Highway intersection analysis will be prepared in accordance with the Caltrans
Guide for the Preparation of Traffic Impact Studies (State of California Department of
Transportation, December 2002), assuming the State Highway analysis study area will consist of
only the State Highway intersections in the study area. Study intersections will be analyzed as
discussed in the Level of Service section above. This scope of work assumes no State Highway
freeway mainline or freeway ramp analysis is included.
The analysis will assess the Project's forecast traffic impacts at the State Highway study facilities for
the peak hours and analysis scenarios identified above in the study scenarios section. The analysis
will document operation of the study intersections for the analysis scenarios to identify potential
Project - related traffic impacts using the Highway Capacity Manual (HCM) 2000 analysis
methodology.
18 May 12, 2016
Agreement No. 4924 -3A
Proposal for the
TopGolf Specific Plan
Project Environmental Impact Report
If the State Highway intersection analysis shows the proposed Project will significantly impact a
State Highway facility based on Caltrans thresholds of significance, feasible mitigation measures will
be recommended in accordance with Caltrans performance criteria. The analysis will also document
forecast operating conditions after application of any recommended mitigation measures.
County Congestion Management Program Anal is. The analysis will analyze potential Project
impacts, as applicable and as required by the County of Los Angeles Congestion Management
Program (CMP). If the CMP analysis shows the proposed Project will significantly impact a CMP
study facility based on applicable CMP agency thresholds of significance, feasible mitigation
measures will be recommended in accordance with applicable agency performance criteria.
Conference Calls Meetings, Coordination and Hearing Attendance. This scope of work
assumes:
1) Participation of up to thirty (30) hours of Project conference calls and coordination
throughout the course of the TIA preparation.
2) Attendance at one (1) meeting with Caltrans District 7 staff to discuss the Project and up to
three (3) hours of meeting /material preparation.
3) Attendance at up to two (2) Planning Commission Hearings for the proposed Project and up
to three staff (3) hours of meeting /material preparation (PowerPoint presentation, etc.) for
each of the two (2) Planning Commission Hearings.
4) Attendance at one (1) City Council Hearing for the proposed Project and up to three (3) staff
hours of meeting /material preparation (PowerPoint presentation, etc.) for the City Council
Hearing.
2.3.7 GROWTH INDUCEMENT
The proposed TopGolf facility would include 102 driving range bays that would accommodate up to
six players at a time. Assuming full driving range bay capacity, up to 612 players could be
accommodated at a time, in addition to the individuals enjoying the full - service restaurant, bar,
lounges, and corporate event/meeting spaces, and the approximately 500 individuals that would be
employed at operation. Michael Baker will provide a Project - specific analysis of potential growth -
inducing impacts pursuant to CEQA Guidelines Section 15126(g). This analysis will be based on
data from the City of El Segundo General Plan, California Department of Finance, and U.S. Census.
This section will discuss ways in which the proposed Project could foster economic or population
growth, or the construction of additional housing, either directly or indirectly. The analysis will
address growth- inducing impacts concerning the Project's potential to influence the rate, location, or
amount of growth, based on the Project's consistency with adopted /proposed plans that have
addressed growth management from a local and regional standpoint. The Project's potential
growth- inducing impacts will be analyzed as they relate to population, housing, and employment
factors.
2.3.8 ALTERNATIVES TO THE PROPOSED ACTION
In coordination with City staff, Michael Baker will develop Project alternatives designed to avoid
and /or substantially reduce any impacts that cannot otherwise be mitigated to a level below
19 May 12, 2016
Agreement No. 4924 -3A
Proposal for the
TopGolf Specific Plan
Project Environmental Impact Report
significance. Pursuant to CEQA Guidelines Section 15126.6, Michael Baker will provide an analysis
of a "reasonable range" of alternatives, comparing environmental impacts of each alternative in each
impact area to the Project. Preliminarily, the range of Alternatives is expected to include the No
Project/No Development, and two other Alternatives that may be considered through the Project
review process. For each alternative, Michael Baker will provide a qualitative analysis that will
include the environmental issue areas outlined under Task 2.3 above. One important element of the
Alternatives section will be an impact matrix that will compare the varying levels of impact of each
alternative being analyzed. This matrix will be prepared in a format to allow decision - makers a
reference that will be easily understood, while providing a comparison of each alternative.
The alternatives section will conform to both CEQA Guidelines Section 15126.6 amendments and
recent and applicable court cases. As required by the CEQA Guidelines, Michael Baker will discuss
the advantages /disadvantages of each alternative and the reasons for rejecting or recommending
the stated Project alternatives. This alternatives section will culminate with the selection of the
environmentally superior alternative in accordance with CEQA requirements.
2.3.9 ADDITIONAL SECTIONS
Michael Baker will provide additional EIR sections to meet CEQA and City requirements, including
the following: Significant Irreversible Environmental Changes That Would Be Involved in the
Proposed Action Should It Be Implemented; Effects Found Not To Be Significant; Inventory of
Unavoidable Adverse Impacts; and Organizations and Persons Consulted /Bibliography.
Deliverables
• 1 electronic copy of Administrative Draft EIR; and
• 5 hard copies of Administrative Draft EIR.
2.4 DRAFT EIR
2.4.1 PRELIMINARY DRAFT EIR
Michael Baker will respond to one complete set of comments from the City on the Administrative
Draft EIR. If desired by the City, Michael Baker will provide the Preliminary Draft of the EIR with all
changes highlighted to assist with document review.
2.4.2 COMPLETION OF DRAFT EIR
Michael Baker will also respond to one complete set of comments from the City on the Preliminary
Draft EIR. This task assumes that all substantiate comments will be raised as part of EIR Task
2.4.1 above. If desired by the City, Michael Baker will provide the Proofcheck Public Review Draft
EIR with all changes highlighted to assist the final check of the document. Upon approval from City
staff, Michael Baker will prepare and distribute (via certified mail) the Public Review Draft EIR, along
with the NOA.
Deliverables
1 electronic copy of Preliminary Draft EIR;
• 1 electronic copy of Proofcheck Draft EIR and Technical Appendices;
• 1 electronic copy of Public Review Draft EIR and Technical Appendices;
20 May 12, 2016
Agreement No. 4924 -3A
Proposal for the
TopGolf Specific Plan
' Project Environmental Impact Report
16 hard copies of Public Review Draft EIR Executive Summary (15 to State Clearinghouse +
1 to City);
M 30 hard copies of Public Review Draft EIR to City;
1 hard copy of Technical Appendices (to Library); and
70 CDs of Public Review Draft EIR and Technical Appendices (15 to State Clearinghouse +
34 to City + 1 Library + 20 to Distribution List).
2.5 ADMINISTRATIVE FINIAL EIR
The Final EIR will consist of the Comment Letters and Responses, Errata to the Draft EIR, and the
Mitigation Monitoring and Reporting Program.
2.5.1 RESPONSE TO COMMENTS AND ERRATA
Michael Baker will respond to comments received on the Draft EIR during the 45 -day public review
period, and any additional comments raised during public hearings. Michael Baker will prepare
thorough, reasoned, and sensitive responses to relevant environmental issues. This task includes
written responses to both written and oral comments received on the Draft EIR (includes review of
hearing transcripts, as required). It is noted that it is unknown at this time the extent of public and
agency comments that will result from the review process. Michael Baker has budgeted
conservatively. Should the level of comments and responses exceed our estimate, Michael Baker
will submit additional funding requests to the City, in order to complete the responses. This task
assumes a maximum of ten comment letters and 20 hours staff time.
The EIR will be revised in accordance with the responses to public comments on the Draft EIR. To
facilitate City review, Michael Baker will format the Final EIR with "�.g" for any new /modified
text and "stF*- ke -eut' for any text deleted from the Draft EIR.
2.5.2 MITIGATION MONITORING AND REPORTING PROGRAM
To complywith the Public Resources Code Section 21081.6 (AB 32180), Michael Bakerwill prepare
a Mitigation Monitoring and Reporting Program (MMRP) to be defined through working with City staff
to identify appropriate monitoring steps /procedures and in order to provide a basis for monitoring
such measures during and upon Project implementation. The Mitigation Monitoring and Reporting
Checklist will serve as the foundation of the Project's MMRP. The Checklist outlines the mitigation
measure number as outlined in the EIR, the Mitigation Measure /Condition of Approval, the
Monitoring Milestone (what agency /department is responsible for verifying implementation of the
measure), Method of Verification (documentation, field checks, etc.), and a verification section for
the initials of the verifying individual, date of verification, and pertinent remarks.
2.5.3 SCREENCHECK FINAL EIR
Michael Baker will respond to one complete set of comments from the City on the Administrative
Final EIR. If desired by the City, Michael Baker will provide the Screencheck Final EIR with all
changes highlighted to assist in the City's review.
Deliverables
1 electronic copy of Screencheck Final EIR.
21 May 12, 2016
Agreement No. 4924 -3A
Proposal for the
TopGolf Specific Plan
Project Environmental Impact Report
2.5.3 COMPLETION OF FINAL EIR
Michael Baker will respond to one complete set of comments from the City on the Screencheck Final
EIR. If desired by the City, Michael Baker will provide the Proofcheck Final EIR with all changes
highlighted to assist the final check of the document. Michael Baker will prepare and file the NOD
with the County Clerk and send to the State Clearinghouse within five (5) days after deciding to carry
out or approve the Project; see EIR Task 2.2 above.
Deliverables
• 1 electronic copy of Administrative Final EIR;
• 1 electronic copy of Proofcheck Final EIR;
• 1 electronic copy of Final EIR and Technical Appendices;
• 30 hard copies of Final EIR to City; and
• 30 CDs of Final EIR to City.
2.6 FINDINGS AND STATEMENT OF OVERRIDING
G
Michael Baker will provide administrative assistance to facilitate the CEQA process including the
preparation of the Statement of Overriding Considerations (SOC) and Findings for City use in the
Project review process. Michael Baker will prepare the Findings in accordance with CEQA
Guidelines Sections 15091 and 15093 and in a form specified by the City.
Michael Baker will respond to one complete set of comments from the City on the Administrative
Findings /SOC. If desired by the City, Michael Baker will provide the Proofcheck Findings /IS with all
changes highlighted to assist the final check of the document.
Deliverables
• 1 electronic copy of Administrative Findings /SOC; and
• 1 electronic copy of Findings /SOC; and
• 1 hard copy of Findings /SOC.
2.7 PROJECT MVMANAGEMENT /COO DI NATION AND
MEETING/HEARING ATTENDANCE,
2.7.1 PROJECT MANAGEMENT
Mr. Glenn Lajoie and Ms. Rita Garcia will be responsible for management and supervision of the
EIR Project Team, as well as consultation with City staff to incorporate City policies into the EIR. Mr.
Lajoie and Ms. Garcia will undertake Project consultation and coordination and review of the EIR for
compliance with CEQA requirements and guidelines and City CEQA procedures. Mr. Lajoie and
Ms. Garcia will coordinate with all technical staff, consultants, and support staff, toward the timely
completion of the EIR. It is Michael Baker's goal to serve as an extension of City staff throughout
duration of the EIR.
22 May 12, 2016
Agreement No. 4924 -3A
Proposal for the
TopGolf Specific Plan
Project Environmental Impact Report
2.7.2 MEETINGS & CONFERENCE CALLS
Ms. Garcia, along with other key Project Team personnel, will attend meetings /hearings, represent
the Project Team, and make presentations, as necessary. Ms. Garcia, along with other key Project
Team personnel, will also be available to attend meetings with affected jurisdictions, agencies, and
organizations as needed to identify issues, assess impacts, and define mitigation. This scope
assumes an initial budget of 119 man -hours of meetings, including preparation, attendance, and
follow -up. This scope also assumes a budget of 15 hours of conference calls.
Meetings and Hearings
• 1 EIR Scoping Meeting (April 14, 2016) (15 man - hours);
• 1 Specific Plan Peer Review Meeting (8 man - hours) (also see Task 1.3);
• 1 Project Kick -Off Meeting (16 man - hours) (also see Task 2.1.1);
• 1 Public Scoping Meeting (16 man - hours) (also see Task 2.1.5);
• 1 Progress Meeting to review Administrative DEIR City comments (16 man - hours);
2 Planning Commission Hearings with presentations, as necessary (16 man -hours each, 32
man -hours total);
1 City Council (16 man - hours) with presentations, as necessary;
Conference Calls
it 6 Progress Conference Calls over 6 months (1 hour each, 12 man - hours) to provide a status
update, resolve issues, and receive direction.
• 1 Land Use Assumptions /Parking Study/Traffic Impact Analysis Scoping Conference Call
(April 20, 2016) (3 man - hours).
Should the City determine that additional meetings /conference time beyond those outlined above
are necessary, services will be provided under a separate scope of work on a time and materials
basis. The estimated cost for additional meetings is approximately $1,600 per staff (approximately 8
man - hours) per meeting, excluding other direct costs.
2.7.3 PARKING STUDY COORDINATION
The December 17, 2015 Parking Study scope of work estimated 25 hours of Bob Matson time for
Parking Study preparation. These hours have been expended and exceeded. Specifically, these
hours have been expended beyond the parking analysis budget due to all of the additional
coordination required with multiple TopGolf staff in TX and AZ, as explained below. Therefore, it is
requested that the additional 25 hours of Bob Matson time be restored under this task.
After Baker had coordinated to survey Scottsdale, AZ and Gilbert, AZ sites per our scope of work,
TopGolf staff directed Baker to switch the survey sites from the Scottsdale, AZ and Gilbert, AZ site
to instead survey TopGolf sites in Webster, TX and Spring, TX. After Baker had started that
coordination, TopGolf staff directed Baker to switch back to the original AZ survey sites.
TopGolfs reasoning for switching survey sites from AZ to TX was because by the time TopGolf staff
was ready for Baker to begin collecting survey data at the AZ sites, it was early March, which meant
Spring Training had begun in the Phoenix area, meaning AZ TopGolf sites were experiencing higher
than typical operating conditions. Hence, TopGolf corporate staff asked Baker to instead count
TopGolf survey sites in another region of the country such as the Houston area where those
TopGolf sites would be experiencing typical operating conditions. Hence, Baker was subsequently
required to coordinate with various local TopGolf staff at the Webster, TX and Spring, TX TopGolf
23 May 12, 2016
Agreement No. 4924 -3A
Proposal for the
.y TopGolf Specific Plan
r' Project Environmental Impact Report
sites to determine whether these would be credible TopGolf sites (such as the TopGolf project in El
Segundo). After substantial coordination with local TopGolf staff at the Spring, TX and Webster, TX
sites, it was determined that neither of these sites, or other TopGolf sites proposed by TopGolf
corporate staff in TX, were credible to survey since the TX sites were not representative of the
proposed El Segundo project. Hence, since approximately a month had passed and Spring Training
would be ending soon in the Phoenix area, Baker suggested to TopGolf staff that Baker go back
and investigate the credibility of the Scottsdale, AZ and Gilbert, AZ sites as originally planned.
TopGolf staff agreed to this and subsequently Baker began the coordination process over once
again with the local Topgolf staff in Scottsdale, AZ and Gilbert, AZ to determine their credibility to
survey for the El Segundo project. Ultimately after much coordination with local Topgolf staff at the
Scottsdale, AZ and Gilbert, AZ sites, Baker was able to finally determine that these AZ sites would
be credible to survey, although extra coordination and data collection was necessary at the
Scottsdale site since Topgolf employees at that location were told to park away from the Topgolf site
at the adjacent business park parking lot.
24 May 12, 2016
Agreement No. 4924 -3A
25
May 12, 2016
Agreement No. 4924 -3A
Specific Plan Schedule
Applicant- Prepares Draft Specific Plan (SP) Month 1
Baker Conducts Draft SP Peer Review Month 2
Applicant Revises Draft SP Month 2
Baker Reviews Revised SP Month 2
CEQA Schedule
EIR Project Kickoff Meeting
Month 1
Baker Prepares Draft Project Description
Month 1
Initial Study /Notice of Preparation
Month 1
30 -Day NOP Public Review
Month 2
EIR Public Scoping Meeting
Month 2
AB 52 Consultation
Months 2 - 3
SB 18 Consultation
Months 2 - 7
Baker Prepares Administrative Draft EIR
Months 2 - 4
City Reviews Administrative Draft EIR
Month 4
Baker Prepares Preliminary Draft EIR
Month 5
City Reviews Preliminary Draft EIR
Month 5
Baker Completes, Publishes, and Circulates Draft EIR
Month 5
45 -Day Draft EIR Public Review Period
Months 5 - 6
Public Hearing During Draft EIR Public Review Period
Month 6
Baker Prepares Draft Responses to Comments
Month 6
City Reviews Draft Responses to Comments
Month 6 - 7
Baker Prepares Administrative Final EIR
Months 8
City Reviews Administrative Final EIR
Month 8
Baker Completes, Publishes, and Circulates Final EIR
Month 9
Certification Hearing
TBD
1 This schedule assumes on -going coordination and meetings with the Project Team through the duration of the
Project. This schedule also assumes that the Applicant - prepared Specific Plan and technical studies will be available
during the first week of the Initial Study /NOP public review period.
26 May 12, 2016
Agreement No. 4924 -3A
27
May 12, 2016
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Agreement No. 4924 -3A
Proposal for the
"K % TopGolf Specific Plan
Project Environmental Impact Report
The following are brief background descriptions for the key professionals who will be responsible for
preparing the Specific Plan, as well as the relevant subconsultants who will assist in preparing the
EIR Technical Studies. The percentage of hours of each staff member and individual tasks are
included in the Fee Summary.
30 May 12, 2016
Agreement No. 4924 -3A
Proposal for the
TopGolf Specific Plan
Project Environmental Impact Report
C
GLENN LAJOIE, AICP - PRINCIPAL IN CHARGE
Registration /Certification:
1994, American Institute of Certified
Planners, 087288
Years Experience: 27
Education:
B.A., 1985, Geography /Urban Studies, California State University,
Long Beach
M.P.A., 1992, Public Policy and Administration, California State
University, Long Beach
Professional Affiliations:
Full Member, American Planning Association
Full Member, Association of Environmental Professionals
Member, Orange County American Planning Association Board of
Directors, 1992 -1997
President, Orange County American Planning Association, 1994-
1996
California APA AICP Director, 2011 -2012
Lecturer, California State University, Long Beach
Mr. Lajoie's primary responsibilities include oversight of daily operations, management of projects, staff
mentoring and instruction, scheduling, and business development. With many years of practical experience,
Mr. Lajoie is a recognized leader in CEQA and NEPA studies (EIR's, EIS's, Negative Declarations,
Environmental Assessments), as well as other policy planning documents, including General Plans, Area
Plans, Specific Plans, and due diligence studies. Projects have ranged from private entitlement applications
related to residential and commercial projects as well as a variety of solar, water, wastewater, highway, and
redevelopment projects throughout California. Project responsibilities include analysis, technical review and
management of environmental and policy planning documentation for compliance with CEQA/NEPA,
implementation of public participation programs, and assistance to various public and private sector clients in
meeting the requirements of local, State, and Federal agencies.
Relevant Experience:
• Beverly Hills Gardens and Montage Hotel Mixed Use Project EIR (Beverly Hills, CA)
• Boeing Specific Plan Program EIR (Sea[ Beach, CA)
• Clearwater Specific Plan EIR (Mammoth Lakes, CA)
■ Dana Point Harbor Revitalization Project EIR (Dana Point, CA)
■ Dana Point Town Center Amendment IS /MND (Dana Point, CA)
■ DWP Specific Plan Amendment EIR (Seal Beach, CA)
■ Downtown and Central Long Beach Redevelopment Plans Master EIR (Long Beach, CA)
■
El Segundo South Campus Specific Plan EIR (El Segundo, CA)
■ General Plan Amendment EIRs (Lancaster, CA)
■ Grand Canal Entertainment Center EIR (Bakersfield, CA)
■ Hotel Del Coronado Master Plan EIR (Coronado, CA)
Lido House Hotel EIR (Newport Beach, CA)
■ Long Point (Terranea) Resort EIR (Rancho Palos Verdes, CA)
■ Marblehead Coastal EIR (San Clemente, CA)
■ Marymount College Facilities Expansion EIR (Rancho Palos Verdes, CA)
■ North Village Mammoth Specific Plan Program EIR (Mammoth Lakes, CA)
■ Pacific Gateway Plaza Project MND (Seal Beach, CA)
■ Ritz Carlton (Rancho Palos Verdes, CA)
■ Rivers End Staging Area & San Gabriel Bikeway Enhancement Plan MND (Seal Beach, CA)
■ Seal Beach Townhomes Project MND (Seal Beach, CA)
■ Shoreline Gateway EIR (Long Beach, CA)
31 May 12, 2016
Agreement No. 4924 -3A
Proposal for the
.. TopGolf Specific Plan
Project Environmental Impact Report
RITA GARCIA, PROJECT MANAGER
Years Experience: 25 Education:
B.S., 1988, Urban and Regional Planning, California State
Polytechnic University, Pomona
Professional Affiliations:
American Planning Association
Association of Environmental Professionals
Ms. Garcia is involved in the preparation, daily monitoring, and coordination of CEQA documents, ensuring
their timely completion reflective of the highest standard of professional care. With over 25 years in the
environmental field, Ms. Garcia has extensive experience with projects involving sensitive planning and
environmental issues including land use and planning, aesthetics /visual character, and traffic /circulation.
She has had significant experience with environmental analyses of a very broad range of projects, including
small /large, development/redevelopment, residential /non - residential, and mixed -use (i.e., commercial, hotel,
residential, and infrastructure). These projects were located in varied settings, including inland and coastal,
and rural and urban communities, many involving substantial controversy and public participation. Her
background is foundational to providing environmental, land use, and project management services that
produce successful results for her clients. Her experience in CEQA analysis ranges from Initial
Studies /Negative Declarations for small -scale urban infill mixed -use projects to environmental impact reports
(EIRs) for large -scale developments on vacant properties. More specifically, her experience as Project
Manager includes numerous office and commercial projects, including the Beverly Hills Gardens and
Montage Hotel Mixed -Use Project EIR in Beverly Hills, the Long Point (Terranea) Resort Project EIR in
Rancho Palos Verdes, and the Anchor Live/Work Project IS /MND and West 17th Street & Superior Avenue
Live/Work Project IS /MND in Costa Mesa. In El Segundo, Ms. Garcia has served as Project Manager for
mixed -use, commercial, and hotel redevelopment projects, including the El Segundo South Campus Specific
Plan Project EIR, Queen Esther Square Shopping Center Project IS /MND, Aloft Hotel IS /MND, and Hampton
Inn IS /MND. These environmental documents involved critical land use compatibility issues and in depth
analyses of consistency with city policies and code standards for infill developments in urban settings. These
projects also required detailed aesthetics /visual character, noise, and traffic /circulation analyses for short-
and long -term conditions.
Relevant Experience:
• 601 North Parkcenter IS /MND (Santa Ana)
• Automobile Club of Southern California Project EIR (Costa Mesa)
• Boeing Specific Plan EIR (Seal Beach)
• Contract Planner (City of Orange)
• Crestridge Senior Housing EIR (Rancho Palos Verdes)
• Cypress Business and Professional Center Specific Plan EIR (Cypress)
• Dana Point Harbor Revitalization EIR (Dana Point)
• Department of Water and Power Specific Plan Amendment EIR (Seal Beach)
• Downtown and Central Long Beach Redevelop Plans EIR (Long Beach)
• El Segundo South Campus Specific Plan EIR (El Segundo, CA)
• Hotel del Coronado Master Plan Program EIR (Coronado)
• Hyundai Motor America - North American Corporate Campus Project EIR (Fountain Valley)
Long Point (Terranea) Resort EIR (Rancho Palos Verdes, CA)
Monterey Downs, Monterey Horse Park, and Central Coast Veterans Cemetery SP EIR (Seaside)
Palmdale Transit Village Specific Plan EIR (Palmdale, CA)
Pacific Gateway Plaza Project MND (Seal Beach)
^� Ritz Carlton Specific Plan EIR (Rancho Palos Verdes)
■ Shoreline Gateway EIR (Long Beach)
South Pasadena Downtown Revitalization EIR (South Pasadena)
32 May 12, 2016
Agreement No. 4924 -3A
Proposal for the
TopGolf Specific Plan
Project Environmental Impact Report
PERRY BANNER, SENIOR PLANNER/PROJECT MANAGER
Years Experience: 15 Education:
Bachelor of Arts, Economics, University of Western Ontario, 2003
Professional Affiliations:
Ross Minority Program in Real Estate, USC, 2007
Mr. Banner brings 15 years of experience in local government and urban planning to Michael Baker
International, working in both the United States and Canada. Perry possesses a diverse range of skills,
including project management, land use analysis, and policy development. Perry's capabilities also include
economic development and real estate development.
Planning Manager, City of Lawndale, California. As Planning Manager, Mr. Banner was responsible for
managing, supervising, and coordinating the Community Development Department, including the Planning,
Building, and Housing Divisions. He also coordinated redevelopment and economic development activities.
Perry authored a number of zoning code amendments and general plan and specific plan updates, and also
processed many development review applications, including site plans, design review, conditional use
permits, variances, subdivision maps, and environmental reviews over the course of 11 years.
Relevant Experience:
• Local Hazard Mitigation Plan and Safety Element Update, City of Lawndale, California. Project Planner. Hawthorne
Boulevard Specific Plan Update, City of Lawndale, California. Project Planner. As Project Planner, Mr. Banner undertook a
land use analysis leading to an update of the allowed uses and zoning map for the Specific Plan area in an effort to seek
balanced economic growth and fiscal sustainability along the City's main transportation corridor.
• Lawndale Community Center (Pre- Construction), City of Lawndale, California. Project Manager. As Project Manager,
Mr. Banner conducted site analysis /site selection, coordinated public outreach, contracted the architectural firm, and
processed project entitlements.
• Habitat for Humanity -162nd Street Project, City of Lawndale, California. Project Manager. Teaming up with Habitat for
Humanity, this project delivered the City's first affordable housing project in 25 years using former Redevelopment Agency
housing set -aside funds.
• Hawthorne Boulevard and Manhattan Beach Boulevard Redevelopment Project, City of Lawndale, California. Project
Manager. As Project Manager, Mr. Banner provided direction for the redevelopment of a prominent intersection corner,
involving former Redevelopment Agency land, a rezoning, the closure of a mobile home park, and the negotiation and
preparation of a disposition and development agreement with a developer.
33 May 12, 2016
Agreement No. 4924 -3A
Proposal for the
yw TopGolf Specific Plan
Project Environmental Impact Report
REBECCA KINNEY, PE, HYDROLOGYMATER QUALITY PEER REVIEW
Registration /Certification:
1999, Civil Engineer, CA, 58797
Years Experience: 20
Education:
B.S., 1995, Civil Engineering, California Polytechnic State University,
San Luis Obispo
Professional Affiliations:
Member, Society of Women Engineers
Associate Member, American Society of Civil Engineers
Ms. Kinney has extensive experience in all phases of stormwater management projects including planning,
design and construction. Her recent experience has focused on development of Master Plans of Drainage,
which focus on storm drainage facility sizing, stormwater NPDES compliance, stream stability, and floodplain
management. Her planning experience includes large master planned communities and well as supporting
hydrologic and stormwater quality analysis as a basis for CEQA documentation. Ms. Kinney has prepared
Water Quality Management Plans, Stormwater Pollution Prevention Plans, and CEQA water quality technical
studies.
Ms. Kinney is experienced in channel restoration design work including hydrologic and hydraulic modeling
and PS &E work. Ms. Kinney has also served as a regulatory agent for the application of 404 Corps of
Engineers, 401 California Regional Water Quality Control Board, and 1601/1603 California of Department of
Fish and Game permits. She received Wetland Delineation training by the Wetland Training Institute. Her
knowledge of both engineering and environmental requirements makes her an asset to any multi - disciplinary
team.
Rebecca Kinney has extensive experience in all areas of floodplain management and floodplain revisions.
She has completed over 20 different floodplain mapping and revision projects for Cities, Counties,
Developers, and the United States Army Corps of Engineers. Ms. Kinney's experience includes numerous
Flood Insurance Rate Map (FIRM) Revisions including both Conditional Letters of Map Revisions and Letters
of Map Revision. Her FIRM revision experience includes processing map revision model by approximate
methods and detailed methods including floodway models. She is also well versed in computer modeling of
hydraulic systems utilizing HEC -RAS River Analysis System, HEC -2, and Water Surface Pressure Gradient
(WSPG).
Relevant Experience:
• Dana Point Harbor Revitalization EIR (Dana Point, CA)
• Department of Water and Power Specific Plan Amendment EIR (Seal Beach, CA)
• Lido House Hotel EIR (Newport Beach, CA)
• Long Point (Terranea) Resort EIR (Rancho Palos Verdes, CA)
• Los Alamitos Pump Station MND (Los Angeles and Orange Counties, CA)
• Marymount College Facilities Expansion EIR (Rancho Palos Verdes, CA)
• North Downtown Lancaster Neighborhood Revitalization / Transit Village Plan EIR/EA (Lancaster, CA)
• Oasis Road Specific Plan Master EIR (Redding, CA)
• Old Town Yucca Valley Specific Plan Program EIR (Yucca Valley, CA)
• Pacific Coast Highway /2nd Street Improvement MND (Long Beach, CA)
• Pacific Gateway Plaza MND (Seal Beach, CA)
• Raytheon Campus Redevelopment EIR (El Segundo, CA)
• Ritz Carlton (Rancho Palos Verdes, CA)
• Seal Beach Townhomes Project MND (Seal Beach, CA)
• Shoreline Gateway EIR (Long Beach, CA)
• South Pasadena Downtown Revitalization EIR (South Pasadena, CA)
• Southern California Logistical Airport EIR - Hydrologic /Stormwater Quality Analysis (Victorville, San Bernardino County, CA)
• City of Rancho Palos Verdes Master Plan of Drainage — (Rancho Palos Verdes, CA)
34 May 12, 2016
Agreement No. 4924 -3A
Proposal for the
TopGolf Specific Plan
Project Environmental Impact Report
BOB MATSON, VICE PRESIDENT — TRANSPORTATION PLANNING
Years Experience: 30
Education:
B.S., 1984, Engineering Technology, California State Polytechnic
University, Pomona
Certification, 1988 Land Use & Development Planning, UC Irvine
Professional Affiliations:
Institute of Transportation. Engineers
Irvine Spectrum Transportation Management Association
Mr. Matson has over 30 years of comprehensive transportation /land use planning and analysis of diverse
large to small projects for both public and private sector clients. Mr. Matson and his staff generate a variety
of transportation /traffic and parking studies to analyze projects at various stages of development, including
due diligence, conceptual planning, site layout, stakeholder /community involvement & assessment, agency
general plan /zoning modifications, CEQA and NEPA environmental documentation, preliminary engineering,
project/infrastructure phasing, site plans, maps, final engineering and construction management. His years
of expertise allow him to work effectively with local & state agencies and developers to come up with
solutions to issues that arise through the various stages of project development. Mr. Matson is well- versed in
political assessment, community workshops, and public hearings for decision - makers. He has served a
volunteer Board Member of the Irvine Spectrum Transportation Management Association (TMA), also known
as Spectrumotion, for over 25 years, serving several terms as President of the TMA, a nationally recognized
non - profit TMA providing incentivized options to reduce single- occupant vehicle trips generated by the 2,600
businesses located in Irvine Spectrum that employee over 55,000 people though utilization of ridesharing, rail
and bus transit, bicycles and walking.
Relevant Experience:
• Raytheon South Campus Specific Plan Traffic Analysis (El Segundo)
• Queen Estedln -N -Out Traffic Analysis (El Segundo)
• Aliso Creek Inn & Golf Course Traffic & Shared Parking Analysis (Laguna Beach)
• Indian Wells Garden of Champions Tennis Complex & Resort Traffic Analysis & Parking Analysis (Indian Wells)
• Montage Hotel & Gardens Mixed Use Traffic Analysis & Shared Parking Analysis (Beverly Hills)
• Downtown Laguna Beach Specific Plan Parking Management Plan (Laguna Beach)
• Downtown Beverly Hills Parking Analysis (Beverly Hills)
• Pacific Edge Resort Traffic Analysis & Shared Parking Analysis (Laguna Beach)
• Lido House Resort Hotel Traffic Analysis & Shared Parking Analysis (Newport Beach)
• Bunker Hill Parking Analysis (Los Angeles)
• Citywide Comprehensive Traffic Analysis (Torrance)
• Glendale Town Center Traffic Analysis (Glendale)
• William Morris Headquarters Office Building Traffic & Parking Analysis (Beverly Hills)
• Hyundai Motor America North American Corporate Campus Project Traffic Analysis (Fountain Valley)
• Galleria At Tyler Mixed Use Traffic Analysis (Riverside)
• El Monte Transit Village Mixed Use Traffic Analysis (El Monte)
• Dana Point Harbor Revitalization Traffic Study (Dana Point)
Norms Restaurants Parking Analysis (Pico Rivera, Claremont, Downey)
Wilshire Boulevard Corridor Traffic Analysis (Beverly Hills)
11960 Washington Boulevard Mixed Use Traffic Analysis (Culver City)
Hilton Garden Inn Irvine Traffic Analysis (Irvine)
■ Nest Mixed Use Traffic Analysis (Los Angeles)
■ Glendale Galleria Mixed Use Traffic Analysis & Parking Analysis (Glendale, CA)
Dana Point Mixed Use Parking Analysis (Dana point)
Marblehead Mixed Use Traffic Analysis (San Clemente)
Nickelodeon Headquarters Traffic Analysis (Burbank)
Duarte Transit Orientated Development Traffic Analysis (Duarte)
35 May 12, 2016
Agreement No. 4924 -3A
Proposal for the
TopGolf Specific Plan
Project Environmental Impact Report
RK ENGINEERING GROUP, INC.
ALEX TABRIZI, PE, TE, ASSOCIATE PRINCIPAL ENGINEER
Years Experience: 13 Education:
B.S., 2005, Civil Engineering, University of California , Irvine
Professional Affiliations:
American Society of Civil Engineers
Orange County Traffic Engineers Council
Alex Tabrizi, P.E., T.E., has worked professionally in the field traffic engineering and transportation
planning /engineering since 2003. He received his bachelors of science degree in civil engineering with an
emphasis on structural engineering from the University of California, Irvine.
Mr. Tabrizi has extensive experience in providing transportation planning and engineering consulting services
and expertise to a wide range of clients including private sector, land developers, public agencies, various
districts of California Department of Transportation ( Caltrans), and local governments. Mr. Tabrizi has
completed and supervised preparation of hundreds of complex transportation planning and parking
demand /utilization studies over the past decade with successful track record in providing innovative, cost -
effective and practical technical consulting services and solutions for politically sensitive, complex, and
unique projects involving numerous stakeholders and requiring to meet accelerated project schedules. Mr.
Tabrizi has performed transportation planning studies dealing with various stages of project development,
such as signal warrant analysis, circulation analysis, full traffic impact analysis, roundabout analysis and
parking studies. He has prepared traffic flow visual simulations combining measured vehicular and
pedestrian volumes with aerial imagery to show existing and future traffic circulation for public understanding
and discussion. Mr. Tabrizi has also completed a number of transportation engineering and roadway design
projects ranging from preparing preliminary studies and reports such as Caltrans Project Reports (PR) and
City street improvement concepts to final construction plans, specifications, and cost estimates for Caltrans
highway improvement projects.
Mr. Tabrizi is knowledgeable in computer applications for transportation engineering and planning, including,
AutoCAD, Microstation with InRoads, Traffix, HCS, Synchro /SimTraffic, and aaSIDRA.
Relevant Experience:
a Raytheon South Campus Specific Plan (EI Segundo, CA)
In -N -Out EI Segundo (EI Segundo, CA)
m City of Upland City-Wide Engineering & Traffic Survey
■ City of Upland City-Wide Traffic Signal & Equipment Review
a Metro Goldwyn Mayer (MGM) Office Building (Beverly Hills, CA)
■ Moorpark Studios West - Largest Independent Movie Studios in the US (Moorpark, CA)
w Indian Wells Tennis Garden Stadium (Indian Wells, CA)
Casino San Pablo Traffic Analysis (San Pablo, CA)
Glendale Galleria Traffic & Parking Support (Glendale, CA)
a Galleria at Tyler Expansion Project (Riverside, CA)
a The Shops at Tanforan Site Circulation & Wayfinding (San Bruno, CA)
■ The Boulevards at South Bay On -Site Circulation (Carson, CA)
a Hilton Garden Inn Hotel (Irvine, CA)
a Porsche Experience Center (Carson, CA)
w Lost Canyons Residential & Golf Club (Simi Valley, CA)
m Downtown Summer Festival Parking Management Plan (Laguna Beach, CA)
w Walmart (Rialto, CA)
36 May 12, 2016
Agreement No. 4924 -3A
37
May 12, 2016