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CONTRACT 4286 CLOSED 4286 . 16104 REIMBURSEMENT AGREEMENT This Reimbursement Agreement ("Agreement") is entered into as of April 5, 2012 by and between the City of El Segundo, a general law city and municipal corporation ("City"), and Queen Esther Square, Ltd., a California limited partnership ("Applicant/Developer"), who agree as follows: 1. Recitals. This Agreement is made with reference to the following facts and circumstances: a. The Applicant/Developer has filed an application to develop real property generally located at 600 North Sepulveda Boulevard on the northeast corner of Sepulveda Boulevard and Mariposa Avenue for a restaurant (the "Project") and such Project requires environmental review and preparation of environmental technical reports under the California Environmental Quality Act ("CEQA"). K Applicant/Developer is seeking to develop the property and construct an approximately 3,714 square-foot restaurant and 1,921 square feet of outdoor dining area. C. In order for Applicant/Developer to accomplish such development, City must assign certain City staff or consultants to complete a number of tasks including environmental review, zoning review, plans review for compliance with City standards, building code compliance, analysis of technical studies, preparation of staff reports, development of potential mitigation measures, and project management duties (collectively, "Services") which will exceed the capacity of the current city staff, as such Services are further described in Exhibit "A" attached hereto and incorporated by this reference. d. City believes it is in the public interest for Applicant/Developer to pay for such Services. 2. Citv Reimbursement. City has estimated the costs and expenses of completing the Services as being approximately $245,000 (of which $154,587 is estimated for an environmental consulting services and $90,413 is estimated for contract administration services). However, the Applicant/Developer acknowledges that the actual amount of such costs and expenses may be different. Nonetheless, even though the actual amount of such costs and expenses may be different, the Applicant/Developer agrees to reimburse the City for the full amount of such actual costs and expenses in the manner provided in this Agreement. Upon completion of the Services, City will provide Applicant/Developer with an accounting of those costs and expenses, which accounting the Applicant/Developer agrees will be conclusive, in the absence of manifest error. The total of the costs and expenses, as disclosed by the accounting, is called the "Reimbursement Amount." 3. Method of Reimbursement. a. Except as provided below, upon execution of this Agreement, Applicant/Developer agrees to deposit with City $65,000 ("Deposit Amount") which represents twenty-six and one-half percent (26.5%) of the estimated Reimbursement Amount. Every two months after executing this Agreement for a total of three additional payments, Applicant/Developer agrees to deposit an additional $60,000 to the Deposit Amount. Should the actual Reimbursement Amount exceed the Deposit Amount, Applicant/Developer agrees to promptly pay City any difference. Should the Reimbursement Amount be less than the Deposit Amount, City will refund Applicant/Developer any remaining Deposit Amount to Applicant/Developer within thirty (30) days after determining the Reimbursement Amount. b. The Deposit Amount will be placed in a non-interest bearing trust account established by the City Manager. Applicant/Developer understands and agrees that City will not pay interest to Applicant/Developer on the Deposit Amount and Applicant/Developer will not seek such interest payments from City. Costs associated with the Services will be charged against the deposit amount. The City may require Applicant/Developer to replenish the amount should the balance fall below$30,000. 4. Citv Administrative Costs. Administrative costs incurred by City, including, without limitation, staff time, legal costs, fees and services, must be reimbursed on a time and materials basis based on current City reimbursement rates. As described in Section 2 above, it is currently estimated that such administrative costs will total $90,413. Applicant/Developer acknowledges that such amount is an estimate only and that the actual administrative costs may be more or less than such amount. The current time and materials rates charged by City is attached as Exhibit `B," and incorporated by reference. Applicant/Developer acknowledges that such rates are subject to increase from time to time in City's discretion. Such costs will be deducted by City from the Deposit Amount on a monthly basis. 5. Applicant/Developer Default. Should Applicant/Developer fail to perform any of its obligations under this Agreement, then City may, at its option, after providing written notice to Applicant/Developer and providing at least thirty days to cure such failure, pursue any one or more or all of the remedies available to it under this Agreement, at law or in equity, provided, however, if the nature of such failure is such that more than thirty days are required to cure, then Applicant/Developer is not deemed to be in breach of this Agreement so long as Applicant/Developer commences to cure such failure within such 30 day period and therefore diligently pursues the same to completion. Without limiting any other remedy which may be available to it, if Applicant/Developer fails to 4 perform any of its obligations under this Agreement, after the expiration of the notice and cure periods provided above, City will cease performing its obligations under this Agreement and may bring an action to recover all costs and expenses incurred by the City through and including the date of default by Applicant/Developer, together with interest thereon from the date incurred until the date paid by Applicant/Developer at the rate of 10%per annum. 6. Compliance with Law. Applicant/Developer will, at its sole cost and expense, comply with all of the requirements of all federal, state, and local authorities now in force, or which may hereafter be in force,pertaining to this Agreement. 7. Waiver of Breach. Any express or implied waiver of a breach of any term of this Agreement will not constitute a waiver of any further breach of the same or other term of this Agreement. 8. Insolvency: Receiver. Either the appointment of a receiver to take possession of all or substantially all of the assets of Applicant/Developer, or a general assignment by Applicant/Developer for the benefit of creditors, or any action taken or offered by Applicant/Developer under any insolvency or bankruptcy action, will constitute a breach of this Agreement by Applicant/Developer, and in such event this Agreement will automatically cease and terminate if Applicant/Developer or its successor or assign cease or fails to timely pay any amount due and payable by Applicant/Developer (or its successor or assign) under this Agreement. 9. Termination Right. Notwithstanding a any contrary provision contained in this Agreement, so long as Applicant/Developer is not then in default under this Agreement, Applicant/Developer has the right at any time, upon at least five (5) days prior written notice to City, to terminate this Agreement without cause. Upon City's receipt of such termination notice, City must immediately cease performing any and all Services. To the extent any amounts remain due and payable by Applicant/Developer to City as of the termination effective date and no Deposit Amount remains available for the purpose of paying such amounts to City, Applicant/Developer must pay such amounts within thirty (30) days after receipt of an invoice. If any portion of the Deposit Amount remains unused as of the termination effective date, City will refund to Applicant/Developer an amount equal to such unused portion of the Deposit Amount within thirty (30) days after the termination effective date. 10. Notices. Except as otherwise expressly provided by law, all notices or other communications required or permitted by this Agreement or by law to be served on or given to either party to this Agreement by the other party will be in writing and will be deemed served when personally delivered to the party to whom they are directed, or in lieu of the personal service, upon deposit in the United States Mail, certified or registered mail, return receipt requested, postage prepaid, addressed to: B Applicant/ Developer at: Queen Esther Square Ltd. c/o Decron Properties Corp. 6222 Wilshire Boulevard Suite 400 Los Angeles, CA 90048 Attn: David J.Nagel With a copy to: Queen Esther Square Ltd., c/o Decron Properties Corp. 6222 Wilshire Boulevard Suite 400 Los Angeles, California 90048 Attention: General Counsel City at: City of El Segundo Attn: Kimberly Christensen,AICP, Planning Manager 350 Main Street El Segundo, CA 90245 (310) 524-2345 Either party may change its address for the purpose of this Section by giving written notice of the change to the other party. IL Acceptance of Facsimile Signatures. The Parties agree that agreements ancillary to this Agreement and related documents to be entered into in connection with this Agreement will be considered signed when the signature of a party is delivered by facsimile transmission. Such facsimile signature will be treated in all respects as having the same effect as an original signature. 12. Governing Law. This Agreement has been made in and will be construed in accordance with the laws of the State of California, and exclusive venue for any action involving this Agreement will be in Los Angeles County. 13. Partial Invaliditv. Should any provision of this Agreement be held by a court of competent jurisdiction to be either invalid or unenforceable, the remaining provisions of this Agreement will remain in effect, unimpaired by the holding. 14. Integration. This instrument and its attachments constitute the sole agreement between City and Applicant/Developer respecting the matters above and correctly sets forth the obligations of City and Applicant/Developer. Any Agreement or representations respecting the Property or its licensing by City to Applicant/Developer not expressly set forth in this instrument are void. 15. Construction. The language of each part of this Agreement will be construed simply and according to its fair meaning, and this Agreement will never be construed either for or against either party. 4286 . 16. Authoritv/Modification. The Parties represent and warrant that all necessary action has been taken by the Parties to authorize the undersigned to execute this Agreement and to engage in the actions described herein. This Agreement may be modified by written amendment. City's city manager, or designee, may execute any such amendment on behalf of City. 17, Counterparts. This Agreement may be executed in any number of counterparts, each of which will be an original, but all of which together will constitute one instrument executed on the same date. IN WITNESS WHEREOF the parties hereto have executed this contract the day and year first hereinabove written. City of El Segundo, Queen Esther Square Ltd., a a municipal corporation. California limited partnership By: Decron Properties Corp., a California corporation, Its: mallagiml a. ........................... Greg <urpell n-, Ci Manager B favid J/,,ageC',, ' g y: Its: 9'residel atid CF ATTEST: 'fir cy Weaver ,'' APPROVED A, , 1"O MARK D. l IF y ttor icy P\ BY Karl H. Bergel', Assistant City Att.or• ey EXHIBIT "A" DESCRIPTION OF SERVICES See attached RBF Proposal for Consulting Services f a rl a COINUI- I N G Corn Zany INIII�III61". January 30, 2012 JN 10-108518 Ms. Kimberly Christensen, AICP, Planning Manager Planning and Building Safety Department CITY OF EL SEGUNDO 350 Main Street EI Segundo, California 90245 Subject: Updated Proposal to Prepare Environmental Compliance Documentation for the 600-630 North Sepulveda Queen Esther Square Shopping Center, City of EI Segundo Dear Ms. Christensen: RBF Consulting is pleased to submit this Updated Proposal to the City of EI Segundo to prepare environmental compliance documentation for the 600-630 North Sepulveda Queen Esther Square Shopping Center. This proposal supercedes our January 19, 2012 submittal. It is our understanding that the City is seeking to retain a consultant to conduct technical analysis and environmental review for a proposed fast food restaurant (In-N-Out Burger) and renovation/modifications to the existing Queen Esther Square Center. The City is requesting a two stage review process. A traffic impact analysis will be conducted. Based upon the traffic analysis findings, the applicant will determine whether to continue the environmental review, which will either be a focused Environmental Impact Report(EIR)or Mitigated Negative Declaration. A careful and diligent environmental review process is essential in order forthe community and reviewing agencies to have an understanding of potential environmental effects resulting from construction and buildout of the Project site. Based upon our review of available Project information, our background with similar projects in Southern California and a visit to the site in the summer of 2011, we have developed a greater understanding of the environmental analysis required for the Project. We believe that the background and experience of our team members are key attributes that we can provide the City. In summary, RBF offers the following benefits for your consideration: • EIR Project Team Commitment and Availability: The designated Team will be led by Mr. Glenn Lajoie, AICP, serving as Project Manager and Ms. Rita Garcia, serving as Senior Analyst/Project Coordinator. Mr. Lajoie and Ms. Garcia have an extensive background related to environmental review for commercial/retail projects and infill/development projects at increased land use intensities. Resumes for each team member are included in this submittal. • Background in E/Segundo: The RBF team, led by Mr. Lajoie and Ms. Garcia, has had the opportunity to become intimately familiar with environmental factors and issues of concern in EI Segundo. Project references include the Equinix Data Center Mitigated Negative Declaration (MND), the Hampton Inn MND,the Aloft Hotel MND, the Nash Data Center MND and environmental review for the EI Segundo Media Center Project. PLANNING IN DESIGN M CONSTRUCTION 14725 Alton Parkway,Irvine,CA 92618-2027■P.O.Box 57057,Irvine,CA 92619-7057®949.472.3505■FAX 949.472.8373 Offices located throughout California,Arizona&Nevada■ k 110,',u y ii, Ms.Kimberly Christensen,AICP January 30,2012 Page 2 • Experience with Commercial/Retail Projects: Our resume includes several high-density commercial mixed-use projects in highly sensitive environments. Project references include Oasis Road Master Plan EIR(2.5 million square feet of office/commercial uses)in Redding, the Grand Canal Commercial Center EIR (650,000 square feet of commercial uses) along Highway 99 in Bakersfield and the Colonies at San Antonio EIR (1.2 million square feet of highway commercial uses in Upland). • Legally Defensible Documentation: Throughout RBF's 40 years of preparing environmental documentation, we have attained-extensive experience in writing accurate, legally defensible environmental documents for all types of policy, development and infrastructure projects. • Multi-Disciplinary Capabilities: RBF possess a unique in-house network of professionals in disciplines including Planning/Environmental Services, Transportation Engineering, Civil Engineering (including Grading, Public Works, Water/Wastewater and Hydrology), Mechanical/Electrical/Energy Engineering, Computer Aided 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: RBF's Planning Department offers an extensive background of services and expertise for projects including General Plans,Specific Plans, Environmental Impact Reports, Due Diligence Reports, Negative Declaration, Urban Design, Entitlement Processing, NEPA Review, Noise Studies, View Analyses, Biological Resources, Hazardous Assessments and Air Quality Modeling. The RBF Planning Department also includes the Urban Design Studio (UDS) division. • Excellent Track Record of Meeting Schedules and Budgets: RBF has proven capabilities to effectively complete environmental studies on time and on budget. We appreciate your consideration of the RBF Consulting Team for the 600-630 North Sepulveda Queen Esther Square Shopping Center environmental compliance documentation and are available to begin the work program immediately. The undersigned is an agent authorized to submit proposals on behalf of RBF Consulting and is authorized to negotiate with the City of EI Segundo on this Project. In addition, the RBF Team has no conflicts of interest in providing services for this project and there are no commitments which may impact our ability to perform the contracted services. We welcome the opportunity to meet with you to discuss the work program in greater detail. Please do not hesitate to contact me at 949.855.3663 or at GAL@rbf.com you have any questions or would like additional information. Sincerely, Glenn Lajoie, AIICP Vice President Community Planning and Environmental Services 428 UPDATED PROPOSAL FOR CONSULTING SERVICES 600-630 North Sepulveda Queen Esther Square Shopping Center Environmental Compliance Documentation a "dry Ni, M q. il !I Prepared for: City of EI Segundo Submitted by: RBF Consulting January 30, 2012 L8 6 TABLE OF CONTENTS I. Introduction and Understanding of the Project......................................................................................1 1.1 Introduction.................................................................................................................... ...........1 1.2 Statement of RBF's Commitment to the City...........................................................................1 1.3 Understanding of the Project....................................................................................................2 II. Scope of Work........................................................................................................................................5 -1.0 Project Scoping/Technical Analysis....................................................... .........................5 1.1 Project Kick-Off and Project Characteristics..............................................................5 1.2 Research and Investigation................................................... ..,........,....5 1.3 Technical Studies..,,.................._.... ........ ......... ...... 5 1.4 Preparation of the Initial Study....................................................................................8 1.5 Initial Study Findings and Meeting with City Staff._ ...... 9 2.0 CEQA Option 1: Preparation of Administrative Draft EIR........................................................9 2.1 Notice of Preparation..................................................................................................9 2.2 Introduction and Purpose..........................................................................................10 2.3 Executive Summary .................................................................................................10 2.4 Thresholds of Significance........................................................................................10 2.5 Project Description..................................... , .„...,..,...................,....10 2.6 Cumulative Projects/Analysis...................................................................................10 2.7 Environmental Analysis...............................................................................................11 2.8 Alternatives to the Proposed Action..........................................................................11 2.9 Mitigation Monitoring and Reporting Program-,___............. _.-.11 2.10 Additional Sections..... ...... ......12 2.11 Graphic Exhibits.........................................................................................................12 3.0 Draft EIR..................................................................................................................................12 3.1 Preliminary Draft EIR................................................................................................12 3.2 Completion of the Draft EIR......................................................................................12 4.0 Final Environmental Impact Report.......................................................................................12 4.1 Response to Comments.......-.... 12 4.2 Final EIR................................................................................................ ...................13 4.3 Findings and Statement of Overriding Considerations............................................13 5.0 EIR Project Coordination and Meetings....,._................... 13 5.1 Coordination.......................... .......................,.......... ..........,........,....13 5.2 Meetings.................................................................................................. ............14 5.3 Public Notices...........................................................................................................,,14 6.0 EIR Deliverables.......,.............. ....................................................15 7.0 CEQA Clearance Option 2: Mitigated Negative Declaration.................................................16 7.1 Public Review Mitigated Negative Declaration................„,.,.......,....,..,...,............,..,,....16 7.2 Final Review Mitigated Negative Declaration........ ....... 16 7.3 CEQA Notices........................................................................................................,...17 8.0 MND Project Coordination and Meetings.................................................................................17 8.1 Coordination..........................................................................................................,....17 8.2 Meetings ....___-,... ............. 17 9.0 MND Deliverables...................................................................................................................18 10.0 Optional Tasks........................................................................................................................18 10.1 In-N-Out Trip Generation Surveys............................................................................18 10.2 Air Quality...................................................................................................................18 10.3 Climate Change Analysis..........................................................................................20 10.4 Noise.......................... ........„....................,,..., ........,...............,...............,.......20 10.5 Scoping Meeting........................................................................................................21 III. Preliminary CEQA Schedule................................. ...,.....,.....,...........,......................,.....,..23 IV, Summary of Qualifications... 25 � ~� � �� _p � �� »�� m�m�� TABLE ��»�_ CONTENTS ��N � �� .. \L References......—__--_~_._—_—...—................—..—...................--.—.—.41 \A. Project Tean —'__-------------_---_--------------_—_—_—__.4@ VU Liability Insurance...... .......... ........_............_—..—.--..............._._.—........_......51 V1U. Statement mfFinancial Conditions....---......._......—.--_..-.— ...... ..........—_.. .... ........_53 Ix. Budget ^....._..__._....._............—..—..—~.......___..._._ ...... _._................. .... 55 4 1- ,. City of EI Segundo Updated Proposal for Environmental Compliance Documentation for 600-630 North Sepulveda Queen Esther Square Shopping Center I. INTRODUCTION AND UNDERSTANDING OF THE PROJECT 1.1 INTRODUCTION RBF Consulting has submitted this Updated Proposal to prepare environmental compliance documentation which will assess potential impacts and identify mitigation measures for the 600-630 North Sepulveda Queen Esther Square Shopping Center in the City of EI Segundo. The environmental review and associated work products will be prepared in accordance with the criteria, standards and provisions of the California Environmental Quality Act of 1970, Section 21000 et.seq. of the CEQA Guidelines (California Code of Regulations Section 15000 et seq.), the City of EI Segundo Environmental Guidelines, and the regulations requirements and procedures of responsible Public Agency with jurisdiction by law. RBF will, throughout the environmental review process, and where appropriate, relate the proposed Project to the general trends in EI Segundo and the surrounding area. Each environmental issue area of study is approached thoroughly in order to fully assess all potential impacts, establish thresholds of significance, and identify mitigation measures. RBF is the lead firm for this work program and will provide services from our Corporate Headquarters in Irvine. Our familiarity with environmental and land use issues involving commercial/retail projects coupled with prior environmental review experience in EI Segundo are key assets that we will offer in order to complete the environmental clearance for the project. 1.2 STATEMENT OF RBF'S COMMITMENT TO THE CITY The following affirms RBF's commitment to the City of EI Segundo and the proposed work program: 1. The proposed services to be provided by the RBF Consulting team involve the preparation of environmental compliance documentation, pursuant to the CEQA Guidelines,forthe 600-630 North Sepulveda Queen Esther Square Shopping Center in EI Segundo, California. 2. RBF Consulting is focused on a comprehensive and complete review process. The RBF team will provide services, pursuant to the goals set forth in the City's RFP, and as detailed in Section II of this proposal. 3. RBF Consulting will thoroughly address each environmental issue area and will recommend the appropriate CEQA clearance for the project. RBF Consulting holds as the top priority,the integrity of documentation and processing, focusing on legal defensibility and full compliance with CEQA. 4. All aspects of RBF Consulting's proposal, including costs, have been determined independently,without consultation with any other prospective Consultant or competitors for the purpose of restricting competition. 5. All declarations in RBF Consulting's proposal and attachments are true and constitute a warranty, the falsity of which shall entitle the City to pursue any remedy by law. JN 10-108518 • 1 January 30, 2012 City of EI Segundo Updated Proposal for Environmental Compliance Documentation for 600-630 North Sepulveda Queen Esther Square Shopping Center 6. The RBF Consulting team agrees that all aspects of the City's RFP and follow-up RFP Addendum and this January 30, 2012 proposal by RBF Consulting is binding, if the proposal is selected and a contract is awarded. 7. The RBF Consulting team agrees to provide the City of EI Segundo with any other information that the City determines to be necessary for an accurate determination of the Consultant's ability to perform services as proposed: 8. If RBF Consulting is selected for this and all other assignments with the City, RBF Consulting will comply with all applicable rules, laws and regulations. 9. RBF has a dedicated team whom maintains the in-house Library/Filing Management System. All project related files are categorized and independently filed to preserve the integrity of the Administrative Record. Documentation of all project transactions are kept in a central file readily accessible to project team members. Any public records act or Administrative Record requests are coordinated with the Lead Agency, and implemented per applicable laws and regulations. 10. RBF Consulting is agreeable to execute the City's Professional Services Agreement enclosed with the RFP and to provide proof of insurance, as noted in the Agreement. 1.3 UNDERSTANDING OF THE PROJECT It is RBF's understanding that the City of EI Segundo is seeking to retain a consultant to conduct technical analysis and environmental review for a proposed fast food restaurant (In-N-Out Burger) and renovation/modifications to the existing Queen Esther Square Center. The City is requesting a two stage review process. A traffic impact analysis will be conducted. Based upon the traffic analysis findings, the applicant will determine whether to continue the environmental review, which will either be a focused Environmental Impact Report (EIR) or Mitigated Negative Declaration. The site is currently zoned General Commercial (C-3)and is consistent with the current General Plan Land Use Designation of General Commercial. Surrounding land uses include: Office and Industrial to the north and east, retail and food related shopping centers to the south and west. The approved and constructed project includes a 33,700 square-foot L-shaped building situated along the north and east property lines. The approved project also includes a freestanding 7,100 square foot family style sit-down restaurant(Sizzler)located on the southwest corner of the site. The total approved building area of the project is approximately 41,000 square feet and the approved parking consists of a 175-vehicle surface lot and a 63-vehicle subterranean parking structure for a total of 242 spaces. The proposed project involves two components: • The demolition of the existing sit-down family-style restaurant(Sizzler)and replacement with a fast food restaurant with drive-through service(In-N-Out Burger). The fast food restaurant is proposed to be 3,714 square-feet outdoor dining area is proposed. A 16 car drive-through queuing lane is proposed. The proposed location of the In-N-Out Burger restaurant would require reconfiguration of the existing parking lot on the south end of the property and result in a net loss of parking spaces. The proposed project provides an ESMC compliant number of parking spaces (231 spaces). The In-N-Out Burger portion of the project also includes EI Segundo Municipal Code (ESMC)adjustment requests to: 1)allow for the encroachment of JN 10-108518 • 2 • January 30,2012 2 8 6 - u.� ,a City of EI Segundo Updated Proposal for Environmental Compliance Documentation for µ 600-630 North Sepulveda Queen Esther Square Shopping Center the drive-through canopy into a required setback area; and 2)eliminate a required small truck loading space (where one is required by ESMC). • The project also involves modifications to the parking lot on the northwest portion of the site to allow for the construction of an outdoor dining patio for patrons of the existing food service establishments located in the"L-shaped"building. This 961 square-foot patio would resolve long -standing code enforcement issues with restaurants in the shopping center providing unpermitted outdoor dining in violation of the original project conditions of approval. The new patio would displace existing parking spaces on the site. The following changes to the conditions of approval are requested in conjunction with the existing shopping center portion of the project: 1) allow for outdoor dining; 2) allow two fast-food and two full service restaurants and four food-to-go establishments in the L-shaped building instead of one fast food, one full service and six food-to-go establishments; 3)ease restrictions on the location of ATMs in the L-shaped building; and 4)modify the number of monument signs allowed on the site. Under the overall project management of the Director of Planning and Building Safety the selected consultant will provide the following services: Phase 1: Traffic Impact Analvsis • The following items are included in the Traffic Study: Project Description, Methodology, Traffic Impact Criteria, Existing Conditions including existing intersection performance, Future Traffic Conditions (Ambient Growth, Cumulative Projects Traffic, Future without Project Traffic), Project Traffic (Trip Generation, Trip Distribution), Project Impacts (Future with Project—lunch hour and peak hour traffic on weekdays and Saturdays, Existing with Project — lunch hour and peak hour traffic on weekdays and Saturdays), and Mitigation Measures. • Analysis of project access, on-site circulation, and adequacy of parking. Focus on the In-N- Out Burger Drive-through queue is required. Any potential blocking of circulation or parking stall access resulting from the operation of the drive-through will be analyzed. Additional queuing surveys of representative In-N-Out Burger locations (such as Westchester, Inglewood and Seal Beach) are required. Exiting from the proposed In-N-Out Burger drive- through will be analyzed. Any circulation impacts from the proposed new outdoor dining area associated with the L-shaped building will be analyzed. Site planning recommendations and mitigation measures, if any, will be identified. • Recommendations and suggestions for improvements to the function of the Sepulveda Boulevard and Mariposa Avenue intersection. Phase 2: Environmental Document • Preparation of a Draft Initial Study and required notices. • Preparation of the necessary administrative draft environmental document (Mitigated Negative Declaration or Focused Environmental Impact Report). • Production of a draft environmental document and distribution of the draft environmental document (including tables, graphs, maps, etc.) to the State Clearinghouse. All tables, graphs and maps must be formatted so that the material and data is legible when reproduced in black and white. JN 10-108518 • 3 • January 30,2012 "I r City of EI Segundo µ Updated Proposal for Environmental Compliance Documentation for a 600-630 North Sepulveda Queen Esther Square Shopping Center q • Responses to public and agency comments on draft document. • Attendance and participation at a kick-off meeting with Staff, a kick-off meeting for the environmental document phase with staff, a scoping meeting and a total of two(2)meetings with the Planning Commission and City Council (one each) with an optional task for additional meetings. • Preparation of the final environmental document including mitigation monitoring program. • Preparation of Findings and Statement of Overriding Considerations should one be necessary. • Revisions to any draft documents (revisions shall be presented in a red-line/strike-out format for City staff review). The proposed Project will have great interest and has the potential for scrutiny in the local community. The City of EI Segundo has emphasized the need for a complete and diligent environmental review work program which provides a clear understanding of environmental issues, level of significance of impacts and mitigation to reduce potential affects. Ourwork program involves a methodical step-by-step approach in order to validate the environmental clearance review and will result in full compliance with CEQA. Following the comprehensive Traffic Impact Technical Analysis, the initial environmental review Phase will involve Project Scoping and documentation through an Initial Study in order to confirm the potential for impacts and level of significance. Our findings will be presented to City Staff and a determination will be rendered for processing either an Environmental Impact Report (EIR) or Mitigated Negative Declaration (MND). The scale of the Project, as well as its geographical location will require careful consideration of the analysis and conclusions of the environmental review. Careful consideration is necessary for on-site conditions and compatibility of the project with the surrounding community. RBF will serve as an extension of staff to assure that the entire CEQA process is conducted in a comprehensive manner, which will include consideration of recent CEQA legislation and requirements of reviewing agencies. The RBF project management team led by Mr. Glenn Lajoie,AICP, and Ms. Rita Garcia,will provide regular and consistent communications and updates to staff on the progression of the work program and status of the analysis. The RBF Team will be viewed as an integral component in the project review and will participate in meetings with staff and public hearings, as required by the City. The RBF Team will have the responsibility of leading the public participation program for the environmental review, including public scoping meetings and throughout the public hearing process for certification in accordance with CEQA. The RBF Team will assist decision makers and the public in understanding the analysis, conclusions of the environmental review and guide the entire CEQA review process. RBF has served in this role with a countless number of agencies and with a wide range of projects of great interest to communities. JN 10-108518 • 4 • January 30,2012 wi City of EI Segundo Updated Proposal for Environmental Compliance Documentation for 600-630 North Sepulveda Queen Esther Square Shopping Center 11. SCOPE OF WORK The following Scope of Work has been prepared based upon information received by RBF Consulting. The cost estimate,which is itemized according to task and issue, is included in Section IX of this proposal. 1.0 PROJECT SCOPING/TECHNICAL ANALYSIS 1.1 PROJECT KICK-OFF AND PROJECT CHARACTERISTICS The environmental review work program will be initiated with a kick-off meeting with City Staff to discuss the project in greater detail. This initial meeting is vital to the success of the CEQA process and will be a key milestone in order to confirm the parameters of the analysis, proposed buildout conditions, scheduling and overall communications. Prior to the kick-off, RBF will distribute a kick-off meeting agenda and detailed memorandum, which will identify information needs. Based upon the detailed project information obtained at the project kick-off meeting, RBF will draft a preliminary project description for review and approval by City Staff. 1.2 RESEARCH AND INVESTIGATION RBF will obtain and review available referenced data for the project area, including policy documentation from the City of EI Segundo, County of Los Angeles, State and Federal agencies,the Southern California Association of Governments and all other agencies which may be affected by the Project. This information, along with environmental data and information available from the City and other nearby jurisdictions,will become part of the foundation of the environmental review and will be reviewed and incorporated into the analysis, as deemed appropriate. This task includes a visit to the project area, which will include a detailed photographic recording of on- and off-site conditions. 1.3 TECHNICAL STUDIES Pursuant to the City's Request for Proposal, RBF will prepare the Traffic and Circulation Analysis,as discussed in Task 1.3A below. RBF has also identified Optional Technical Analysis topics in Section 10.0 of this proposal (Optional Tasks). Based upon further discussions with City Staff and the results of the Traffic Analysis, further review for Air Quality, Climate Change and Noise may be required to confirm thresholds of significance and the CEQA determination. A. Traffic and Circulation Analysis The traffic study will assess traffic conditions and potential the impacts of the proposed project by analyzing forecast trip generation, distribution, and assignment of the proposed project on the study area circulation system. If necessary, 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 discussions with City staff and RBF transportation staff's familiarity with the City of EI Segundo and the project site. JN 10-108518 • 5 • January 30,2012 1 City of EI Segundo Updated Proposal for Environmental Compliance Documentation for 600-630 North Sepulveda Queen Esther Square Shopping Center a4 Studv Conditions. The traffic analysis will identify traffic operations under the following scenarios: • Existing Conditions; Forecast Adjusted Existing Conditions; • Forecast Existing Plus Project Conditions; Forecast Adjusted Existing Conditions Plus Project Conditions; Forecast Project Opening Year Without Project Conditions; and • Forecast Project Opening Year With Project Conditions. A forecast adjusted existing conditions analysis scenario is included to reflect existing conditions at the project site to be in compliance with City permits, not as currently operating. A long-range year analysis is not included since the proposed project does not require either zone change or General Plan Amendment, based on discussion with City staff. The analysis will study typical weekday a.m. peak hour, mid-day peak hour, and p.m. peak hour conditions as well as typical Saturday a.m. peak hour, mid-day peak hour and p.m. peak hour conditions. Studv Area. Definition of the traffic study area is defined in correlation to the number trips a proposed will generate; most simply, the larger the number of trips generated by a proposed project, the larger the corresponding study area, and vice versa. The trip generation of the proposed project will consist of the net number of trips after subtracting the trips currently generated by the Sizzler restaurant from the trips forecast to be generated the proposed In-N-Out restaurant in conjunction with the forecast change in forecast trip generation associated the proposed modification of uses in the L-shaped building. Without preparing the actual trip generation analysis for the proposed project that will be approved by City staff prior to inclusion in the study, it is unclear at this proposal writing what the net number of project site trips will be (based on discussions with City staff, an optional task is included in the Trip Generation section of this proposal to survey up to three existing In-N-Out restaurants to forecast the trip generation of the proposed In-N-Out restaurant instead of calculating the trip generation based on published Institute of Transportation Engineers trip generation for a fast food restaurant with drive-through). Therefore, RBF proposes the study area consist of the following six (6) study intersections in the vicinity of the project site, recognizing the study area could be adjusted (smaller or larger) once the specific trip generation for the project site is determined (note, the fee for this scope of work will be adjusted accordingly if the study area is adjusted): 1. Sepulveda Boulevard (SR-1)/Imperial Highway; 2. Sepulveda Boulevard (SR-1)/Walnut Avenue; 3. Sepulveda Boulevard (SR-1)/Maple Avenue; 4. Sepulveda Boulevard (SR-1)/Mariposa Avenue; 5. Sepulveda Boulevard (SR-1)/Grand Avenue; and 6. Sepulveda Boulevard (SR-1)/EI Segundo Boulevard. RBF will count the above-listed study intersections on a typical weekday during the a.m. peak period (7:00 a.m. to 9:00 a.m.), the p.m. peak period (4:00 p.m. to 6:00 p.m.), and two-hour mid-day peak period, as well on a typical Saturday during the two-hour a.m. peak hour, two-hour mid-day peak period and two-hour p.m. peak period. The precise two-hour mid-day peak periods and the two-hour Saturday a.m. and p.m. peak periods will be identified in consultation with City staff based on review of 24-hour driveway count data collected at the project site driveways to determine when the project site is peaking in trip generation during those periods. The traffic impact analysis will utilize the highest hour of traffic volume data collected at the study intersections within each two-hour peak JN 10-108518 • 6 • January 30, 2012 f{� 8ry 4 - III! City of EI Segundo u"j00" Updated Proposal for Environmental Compliance Documentation for 600-630 North Sepulveda Queen Esther Square Shopping Center e period. This scope of work does not assume vehicle classification traffic count data collection, however, vehicle classification counts can be accommodated for a fee in addition to the fee associated with this scope of work. Site Visit/Existinq Svstems Documentation. RBF will visit the study area to document existing conditions including intersection control, traffic signal phasing, roadway cross-section, speed limits, parking restrictions, intersection approach lanes, etc. The traffic analysis will include graphics documenting the existing intersection roadway geometry, and the analysis will utilize existing geometric conditions to establish a baseline for current operations. Cumulative Pro"ec� is Trio Generation. Distribution, an Assionment. RBF will coordinate with Cityof EI Segundo staff to identify a list of approved/pending projects for inclusion in the traffic impact analysis for the ambient growth, cumulative analysis scenario. The study will identify the number of daily and peak hour trips forecast to be generated by approved/pending projects, using trip generation rates contained in Trip Generation (Institute of Transportation Engineers, 8th Edition, 2008)or other source as directed by agency staff. RBF will manually derive cumulative projects trip generation and assignment data, which will be reviewed and approved by applicable agency staff for use in the analysis. Prowsed Project Trina Generation, Trin Distribution, and Assi nrr�m'ent. The study will identify the number of daily and peak hour trips forecast to be generated by the proposed project, using trip generation rates contained in Trip Generation (Institute of Transportation Engineers, 8th Edition, 2008.Assumptions regarding project trip generation will be reviewed and approved by Citystaff prior to inclusion in the analysis. The traffic study will provide a forecast distribution of project-generated trips. Manual trip distribution and corresponding trip assignment will be reviewed and approved by City staff prior to utilization in the analysis. Forecast Near-Term Year Traffic Volumes. Forecast near-term year traffic volumes will be based on either specific cumulative projects traffic data supplied by City staff, and/or by applying an annual traffic growth rate provided by the agency staff to adjust measured existing traffic volumes to the designated future project-opening horizon year. Forecast near-term year conditions will assume planned, programmed, and funded circulation improvements identified by City staff, anticipated for completion by the project-opening year. Level of Service. The analysis will assess the forecast traffic conditions and potential traffic impacts of the proposed project at the study intersections during peak hours and analysis scenarios identified above. The analysis will document operation of the study intersections using both Intersection Capacity Utilization (ICU)analysis methodology and the Highway Capacity Manual (HCM) analysis methodology using TraffixT"" software. If the analysis indicates the proposed project will significantly impact the study intersections based on City of EI Segundo thresholds of significance, mitigation measures will be recommended in accordance with established City performance criteria. The analysis will document forecast operating conditions after implementation of any recommended mitigation measures. On-Site Parking/Circulation Analvsis. The analysis will include an onsite circulation analysis of the proposed site, with a thorough focus of the queuing for the associated with the In-N-Out drive- through window. The forecast queue at the drive-through window will be based on drive-through queue data provided by the project applicant at three existing In-N-Out restaurants (Downey, Long Beach, and Industry), as well as queue surveys collected by RBF as part of the analysis at three other In-N-Out restaurants(such as Westchester, Inglewood, and Seal Beach). The queue analysis JN 10-108518 • 7 • January 30,2012 Z "re a City of EI Segundo SII pUr Updated Proposal for Environmental Compliance Documentation for 600-630 North Sepulveda Queen Esther Square Shopping Center will evaluate whether the 16-vehicle queue storage identified on the project site for the In-N-Out restaurant is adequate to accommodate the forecast queue. RBF will make recommendations to reduce or eliminate potential onsite blocking of the parking area by the forecast drive-through queue as well as issues associated with exiting the drive-through lane. The onsite circulation analysis will also evaluate any potential issues associated with the proposed new outdoor seating area of the L- shaped building. The onsite circulation analysis will also evaluate project site access. As part of the onsite circulation analysis, RBF will determine the adequacy the onsite parking provided on the site plan based on the City of EI Segundo Municipal Code in conjunction with the land use shown on the site plan. State Hiphwav Intersection Analvsis. All study area intersections are located on Sepulveda Boulevard,which is a State Highway, designated SR-1 by Caltrans. 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). The State Highway study intersections will be analyzed utilizing the HCM analysis methodology in accordance with Caltrans requirements. This scope of work assumes no State Highway mainline or freeway ramp analysis is required. The analysis will assess the forecast traffic conditions and potential traffic impacts of the proposed project at the State Highway study intersections for the peak hours and analysis scenarios identified above. 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. If the State Highway analysis shows the proposed project will significantly impact a State Highway facility based on Caltrans thresholds of significance, 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. 1.4 PREPARATION OF THE INITIAL STUDY The Initial Study 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 Initial Study will be structured in the same format as Appendix G of the CEQA Guidelines. The Initial Study will contain a description of the Project, the Project location, and a description of the environmental setting. 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 ChecklisVEnvironmental Analysis. The Project will be analyzed for the potential to create significant environmental impacts in the areas specified on the City's approved environmental checklist. The Initial Study will also include mandatory findings of significance, long-term versus short-term goals,cumulative impacts,and direct and indirect impacts upon human beings. JN 10-108518 • 8 • January 30, 2012 'z. City of EI Segundo Updated Proposal for Environmental Compliance Documentation for 600-630 North Sepulveda Queen Esther Square Shopping Center . m , 1.5 INITIAL STUDY FINDINGS AND MEETING WITH CITY STAFF Once the Initial Study is completed, the RBF team will meet with City officials to review and discuss the findings of the Initial Study review. Based upon the results of consultations and, as directed by City officials, the RBF team will proceed forward and initiate CEQA compliance documentation and the processing of an Environmental Impact Report(EIR)or Mitigated Negative Declaration(MND)in accordance with either Optional Task 2.0 or 7.0. 2.0 CEQA CLEARANCE OPTION 1: PREPARATION OF ADMINISTRATIVE DRAFT EIR The EIR will include the Introduction and Purpose, Executive Summary and Project Description. The Environmental Analysis section will evaluate the necessary information with respect to the existing conditions,the potential adverse effects of Project construction and implementation (both individual and cumulative), and measures to mitigate such effects. Environmental issues raised during the scoping process (Notice of Preparation responses; Public Scoping mailing; and any other relevant and valid informative sources)will also be evaluated. The environmental analysis section of the EIR will thoroughly discuss the existing conditions for each environmental issue area; identify short-term and long-term environmental impacts associated with the project and their levels of significance. Feasible mitigation measures will be recommended to reduce the significance of impacts and identify areas of unavoidable significant adverse impacts even after mitigation. The environmental review (Task 2.7)will focus on the comprehensive review of the following topical areas: • Air Quality(see Optional Task 10.2) • Climate Change analysis (see Optional Task 10.3) • Noise (see Optional Task 10.4) • Traffic and Circulation (see Task 1.3A) RBF will complete the environmental review process, respond to all comments received during the Draft EIR public review period, prepare the mitigation monitoring program and draft the necessary Findings and possible Statement of Overriding Considerations pursuant to Sections 15091 and 15093 of the CEQA Guidelines. The environmental review process will result in the presentation of pertinent information associated with Project impacts and findings to the City decision makers for determination and CEQA certification. 2.1 NOTICE OF PREPARATION RBF will prepare, distribute and file the Notice of Preparation (NOP)for the EIR. A Draft NOP will be prepared and forwarded to City Staff for review and comment. RBF will then finalize the NOP for distribution. The distribution of the NOP and Initial Study as an attachment will be based on a City- approved distribution list to be provided by City staff. This task includes certified mailing to affected agencies and interested parties. Comments received in response to the NOP will be evaluated during the preparation of the EIR. JN 10-108518 • 9 • January 30, 2012 4�4 City of EI Segundo Updated Proposal for Environmental Compliance Documentation for 600-630 North Sepulveda Queen Esther Square Shopping Center 2.2 INTRODUCTION AND PURPOSE The Introduction will cite the provisions of CEQA, the CEQA Guidelines, and the City of EI Segundo CEQA Implementation procedures 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 EXECUTIVE SUMMARY The Executive Summary will include a Project Summary, an overview of project impacts, mitigation and 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. 2.4 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 criteria include the CEQA Guidelines, local, State, Federal or other standards applicable to an impact category. 2.5 PROJECT DESCRIPTION The Project Description section of the EIR will detail the project location, background and history of the project, discretionary actions, characteristics (addressed in Task 1.1), goals and objectives, construction program, phasing, agreements, and required permits and approvals that are required based on available information. This section will include a summary of the Project's local environmental setting for the project. Exhibits depicting the regional and site vicinity will be included in this section. 2.6 CUMULATIVE PROJECTS/ANALYSIS In accordance with Section 15130 of the CEQA Guidelines, 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 EI Segundo'jurisdiction. The potential for impact and levels of significance are contingent upon the radius or area of interaction with the project area. RBF 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 analysis in Section 2.7. JN 10-108518 • 10 • January 30, 2012 "b ,. City of El Segundo Updated Proposal for Environmental Compliance Documentation for 600-630 North Sepulveda Queen Esther Square Shopping Center 2.7 ENVIRONMENTAL ANALYSIS RBF will evaluate the necessary information with respect to the existing conditions, the potential adverse effects of Project implementation (both individual and cumulative),and measures to mitigate such effects. Environmental issues raised during the scoping process (Notice of Preparation responses, 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. The Environmental Analysis section of the EIR will thoroughly discuss the existing conditions for each environmental issue area; identify short-term construction and long-term operational impacts associated with the project and their levels of significance. The impact analysis will be in a consistent order of environmental factors as Appendix G of the CEQA Guidelines (Aesthetics, Air Quality, etc.). For each Environmental Factor Analysis Section, the Impacts Subsection will begin with a list of all issues contained in the Initial Study. The thresholds for significance shall be identified for every environmental issue. 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, the EIR will state the level of significance of impact, and provide the analysis discussion, mitigation measures specific to the environmental issue, and level of significance after mitigation. 2.8 ALTERNATIVES TO THE PROPOSED ACTION It is anticipated that there will be great interest and concern for development of project site and the Alternatives section will provide the opportunity to compare and contrast optional conditions for the property. Pursuant to CEQA Guidelines Section 15126.6, RBF will provide an analysis which will compare environmental impacts of each alternative for each impact area to the project. For each alternative, RBF will provide both quantitative and qualitative analysis for topical areas. One important element of the Alternatives section will be an impact matrix which will offer a comparison of 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 calculated (where feasible), accurate comparison of each alternative. The alternatives section will conform to both amendments to Section 15126.6 of the CEQA Guidelines and to recent and applicable coup` cases. RBF will discuss as required by the CEQA Guidelines, the advantages and disadvantages of each alternative and the reasons for rejecting or recommending the project alternatives stated. This alternatives section will culminate with the selection of the environmentally superior alternative in accordance with CEQA requirements. 2.9 MITIGATION MONITORING AND REPORTING PROGRAM To comply with the Public Resources Code Section 21081.6 (AB 32180), RBF will prepare a Mitigation Monitoring and Reporting Program 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. JN 10-108518 • 11 January 30, 2012 4 f City of EI Segundo - 'µ'"'' Updated Proposal for Environmental Compliance Documentation for 600-630 North Sepulveda Queen Esther Square Shopping Center The Mitigation Monitoring and Reporting Checklist will serve as the foundation of the Mitigation Monitoring and Reporting Program for the proposed Project. The Checklist indicates the mitigation measure number as outlined in the EIR, the EIR reference page (where the measure is documented), a list of Mitigation Measure/Conditions of Approval (in chronological order under the appropriate topic), the Monitoring Milestone (at what agency/department 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. 2.10 ADDITIONAL SECTIONS RBF will provide additional sections in the EIR 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. 2.11 GRAPHIC EXHIBITS The EIR will include a maximum of 20 exhibits to enhance the written text and clarify the proposed Project environmental impacts. Using state-of-the-art computer design equipment and techniques, our in-house graphic design team will create professional quality, black and white or full color exhibits, dividers and covers for the EIR and Appendices. This Task assumes camera-ready base maps are provided by the City. All exhibits will be 8.5" x 11" in size. 3.0 DRAFT EIR 3.1 PRELIMINARY DRAFT EIR RBF will respond to one complete set of City comments on the Administrative Draft EIR. If desired bythe City, RBF will provide the Preliminary Draft of the EIR with all changes highlighted to assist the final check of the document. 3.2 COMPLETION OF THE DRAFT EIR RBF will respond to a second review of the Preliminary Draft EIR and will prepare the report for the required 45-day public review period. In addition, RBF will prepare the Notice of Completion (NOC) for submittal to the Office of Planning and Research (OPR). RBF will also work with the City to develop a distribution listing for the NOC and Draft EIR. 4.0 FINAL ENVIRONMENTAL IMPACT REPORT 4.1 RESPONSE TO COMMENTS RBF will respond to comments received on the Draft EIR during the 45-day public review period,and any additional comments raised during hearings that occur during the 45-day review. RBF 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). The Draft Responses to Comments will be prepared for JN 10-108518 • 12 • January 30,2012 ® %pare : City of EI Segundo Updated Proposal for Environmental Compliance Documentation for 600-630 North Sepulveda Queen Esther Square Shopping Center review by City staff. Following review of the Draft Responses to Comments, RBF will finalize this section for inclusion in the Final EIR. It is noted that it is unknown at this time the extent of public and agency comments that will result from the review process. RBF has budgeted conservatively, given the potential scrutiny involved with the proposed project. Should the level of comments and response exceed our estimate, RBF will submit additional funding requests to the City in order to complete the responses. 4.2 FINAL EIR The Final EIR will consist of the revised Draft EIR text, as necessary, and the "Comments to Responses" section. The Draft EIR will be revised in accordance with the responses to public comments on the EIR. To facilitate City review, RBF will format the Final EIR with shaded text for any new or modified text, and "strike out'anytext which has been deleted from the Final EIR. RBF will also prepare and file the Notice of Determination within five(5)days of EIR approval. This scope of work excludes the required fees for the California Department of Fish and Game (CDFG). 4.3 FINDINGS AND STATEMENT OF OVERRIDING CONSIDERATIONS RBF will provide administrative assistance to facilitate the CEQA process including the preparation of the Notice of Determination, Statement of Overriding Considerations and Findings for City use in the Project review process. RBF will prepare the Findings in accordance with the provisions of Section 15091 and 15093 of the State CEQA Guidelines and in a form specified by the City. RBF will submit the Draft Findings for City review and will respond to one set of City comments. 5.0 EIR PROJECT COORDINATION AND MEETINGS 5.1 COORDINATION Mr. Glenn Lajoie, AICP, and Ms. Rita Garcia will be responsible for management and supervision of the EIR Project Team as well as consultation with the City staff to incorporate City policies into the EIR. Mr. Lajoie and Ms. Garcia will undertake consultation and coordination of the Project and review the EIR for compliance with CEQA requirements and guidelines and City CEQA procedures. RBF will coordinate with state and local agencies regarding this environmental document. Mr.Lajoie and Ms. Garcia will coordinate with all technical staff, consultants, support staff and word processing toward the timely completion of the EIR. It is the goal of RBF to serve as an extension of City staff throughout the duration of the EIR Project. As is stated in Understanding of the Project, RBF will be available to meet with staff to discuss particular Project parameters, as required by the City. In addition, as requested, RBF will provide detailed progress reports on a monthly basis. All progress reports will include the status of documents currently in production, delivery dates of documents, upcoming meetings with City Staff, and any outstanding items to be resolved at that time. Each progress report will include a summary of tasks performed and the percentage of work completed to date according to individual task. JN 10-108518 • 13 • January 30, 2012 Al „ p�� City of EI Segundo Updated Proposal for Environmental Compliance Documentation for i' . 600-630 North Sepulveda Queen Esther Square Shopping Center w , 5.2 MEETINGS Mr. Lajoie, and/or Ms. Garcia, will attend all staff meetings and will represent the Project Team at public hearings and make presentations as necessary. RBF anticipates several meetings with City staff, including a "kick-off meeting" (refer to Task 1.1), progress meetings, public meetings and hearings. Mr. Lajoie and 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. Should the City determine that additional meetings beyond the following meetings are necessary, services will be provided under a separate scope of work on a time and materials basis. The estimated cost for additional meetings considers six hours per person, which accounts for preparations, attendance and travel. One Kickoff meeting (refer to Task 1.1). • Progress meetings with City Staff assumes two (2) meetings to provide written and oral progress reports, resolve issues, review comments on Administrative documents and receive any necessary direction from City Staff. • Up to two (2) public hearings with presentations as necessary. This includes Planning Commission and City Council meetings. 5.3 PUBLIC NOTICES RBF will prepare, submit, and mail all CEQA public notices required for the proposed project. Public notices are anticipated to include: • Notice of Preparation: As stated above within Task 2.1, RBF will prepare the NOP for the proposed project to initiate the 30-day NOP public review period. RBF will distribute the NOP to appropriate agencies, parties, and individuals (including the State Clearinghouse). RBF will also post the NOP at the County Clerk. Notice of Availability: RBF will prepare a Notice of Availability(NOA)to be distributed at the onset of the 45-day public review period for the project. The NOA will include required project information, such as a brief project description, the start/end dates of the public review period, locations where the EIR is available for review, and contact information for City staff. • Notice of Completion: RBF will prepare a Notice of Completion for submittal to the State Clearinghouse at the onset of both the 30-day NOP public review period and the 45-day EIR public review period. The NOC will follow the format recommended by the State Clearinghouse. i Notice of Determination: As stated above within Task 4.2, RBF will prepare a Notice of Determination, to be filed with the County Clerk and sent to the State Clearinghouse within five days of EIR certification. This scope of work excludes payment of any CDFG filing fees, if applicable. This scope assumes that the City would be responsible for any radius mailing or newspaper notices required for the proposed project. JN 10-108518 • 14 • January 30, 2012 4 d a ,. City of EI Segundo l,. Updated Proposal for Environmental Compliance Documentation for N 600-630 North Sepulveda Queen Esther Square Shopping Center i IdIll 6.0 EIR DELIVERABLES The following is a breakdown of all products/deliverables. The listed deliverables assume a standard number of deliverables for a project of this type and can be adjusted, as directed by the City. RBF can also provide a cost, per document, and can provide billing on a time and materials basis, as requested by the City. TECHNICAL ANALYSIS • Five (5) copies of the Administrative Draft Technical Studies • Five (5) copies of the Final Draft Technical Studies • Administrative and Final Drafts in Microsoft Word 2003 Format • One (1) Electronic Copy of the Administrative and Final Drafts in Adobe Acrobat (PDF) Format PROJECT SCOPING • Twenty(20) copies of the Notice of Preparation • Twenty(20) copies of the Initial Study • Forty(40) CD versions of the NOP/Initial Study • One (1) Camera-Ready Unbound Copy • One (1) Electronic Copy of the NOP/Initial Study PREPARATION OF ADMINISTRATIVE DRAFT EIR • Five (5) copies of the Administrative Draft EIR and Technical Appendices • Five (5) CD's containing the Administrative Draft EIR and Technical Appendices • One (1) electronic copy in Microsoft Word 2003 Format • One (1) electronic copy in Adobe Acrobat (PDF) Format DRAFT EIR • Five (5) copies of the Second Administrative Draft EIR and Technical Appendices • Five (5) CD's containing the Second Administrative Draft EIR and Technical Appendices • One (1) electronic copy of the Second Administrative Draft EIR and Exhibits • Twenty(20) copies of the Draft EIR with Technical Appendices • Forty(40) CD's containing the Draft EIR and Technical Appendices • Sixty(60) copies of the Notice of Completion • One (1) camera-ready unbound original of the Draft EIR and Technical Appendices • One (1) electronic copy in Microsoft Word 2003 Format of the Draft EIR and Technical Appendices • One (1) electronic copy in Adobe Acrobat (PDF) Format JN 10-108518 • 15 • January 30, 2012 . J . . City of EI Segundo Updated Proposal for Environmental Compliance Documentation for 600-630 North Sepulveda Queen Esther Square Shopping Center FINAL ENVIRONMENTAL IMPACT REPORT • Five (5) copies of the Draft Responses to Comments • One (1) electronic copy of the Response to Comments • Five (5) copies of the Administrative Final EIR and Technical Appendices • Five (5) CD's containing the Administrative Final EIR Technical Appendices • Fifteen (15) copies of the Final EIR and Technical Appendices • Fifteen (15) CD's containing the Final EIR and Technical Appendices • One(1)unbound camera-ready original of the Final EIR, Exhibits and Technical Appendices • One (1)electronic copy of the Final EIR and Technical Appendices in Microsoft Word 2003 Format • One (1) electronic copy in Adobe Acrobat (PDF) Format • Five (5) copies of the Draft Findings and Statement of Overriding Considerations • One (1) camera-ready Final Findings and Statement of Overriding Considerations • One (1) electronic copy of the Final Findings and Statement of Overriding Considerations • One (1) camera-ready Notice of Determination • One (1) camera-ready Notice of Completion 7.0 CEQA CLEARANCE OPTION 2: MITIGATED NEGATIVE DECLARATION RBF will update the Initial Study in accordance with the CEQA Guidelines(see Task 1.4). The Initial Study, in support of the Mitigated Negative Declaration, will include detailed explanations of all checklist determinations and discussions of potential environmental impacts. The analysis shall be in accordance with Sections 15063, 15162, 15167 and 15168 of the CEQA statutes. 7.1 PUBLIC REVIEW MITIGATED NEGATIVE DECLARATION Should the Initial Study conclude that no significant environmental effects will occur, a Mitigated Negative Declaration (MND) will be prepared. Following this determination, RBF will prepare the Notice of Availability(NOA)and the MND for City Staff review. The NOA and MND will be attached to the Initial Study to fully explain the proposed project and its effects. RBF will submit the IS/MND to the State Clearinghouse. This task excludes radius mailing or newspaper noticing required for public review. The IS/MND would be subject to a mandatory 30-day public review period. 7.2 FINAL REVIEW MITIGATED NEGATIVE DECLARATION RBF will prepare a draft Final IS/MND for City review and approval. RBF will respond to comments on the draft final document. The final document will include a purpose subsection, reference the review process, comments letters received, responses to comments,and any required edits/updates to the Public Review document. Also included within this task is the Mitigation Monitoring and Reporting Program (MMRP)in accordance with Public Resources Code Section 21081.6(AB 3180). RBF will provide written responses to each agency/interested party who submitted a comment letter during the 30-day public review period. After the close of the required public review period for the mitigated negative declaration, RBF and City Staff will review the comment letters received during the public review period. Should the level of comments/ responses exceed our budgetary . JN 10-108518 • 16 • January 30, 2012 J T City of EI Segundo Updated Proposal for Environmental Compliance Documentation for „ . 600-630 North Sepulveda Queen Esther Square Shopping Center w assumptions, RBF will confer with City Staff to determine scope/budget amendments which may be necessary. Upon adoption of the IS/MND, RBF will prepare and file a Notice of Determination (NOD) with the County Clerk. This task assumes that the NOD will be filed by the City. Additionally, this scope of work excludes the required fees for the California Department of Fish and Game (CDFG). 7.3 CEQA NOTICES RBF will be responsible for the preparation of CEQA notices (Notice of Availability/Notice of Intent (refer to Deliverables Task 9.0), Negative Declaration, and Notice of Determination). RBF will prepare the agency distribution lists. RBF has assumed that City Staff will be responsible for public noticing to comply with City requirements, such as posting notices or newspaper notices. RBF will circulate notices to designated reviewing agencies. 8.0 MND PROJECT COORDINATION AND MEETINGS 8.1 COORDINATION Mr. Glenn Lajoie, AICP, and Ms. Rita Garcia will be responsible for management and supervision of the Project Team as well as consultation with the City staff to incorporate City policies into the MND. Mr. Lajoie and Ms. Garcia will undertake consultation and coordination of the Project and review the MND for compliance with CEQA requirements and guidelines and City CEQA procedures. RBF will coordinate with state and local agencies regarding this environmental document. Mr.Lajoie and Ms. Garcia,will coordinate with all technical staff, consultants, support staff and word processing toward the timely completion of the MND. It is the goal of RBF to serve as an extension of City staff throughout the duration of the EIR Project. As is stated in Understanding of the Project, RBF will be available to meet with staff to discuss particular Project parameters, as required by the City. In addition, as requested, RBF will provide detailed progress reports on a monthly basis. All progress reports will include the status of documents currently in production, delivery dates of documents, upcoming meetings with City Staff, and any outstanding items to be resolved at that time. Each progress report will include a summary of tasks performed and the percentage of work completed to date according to individual task. 8.2 MEETINGS Mr. Lajoie, and/or Ms. Garcia, will attend all staff meetings and will represent the Project Team at public hearings and make presentations as necessary. RBF anticipates several meetings with City staff, including a "kick-off meeting" (refer to Task 1.1), progress meetings, public meetings and hearings. Mr. Lajoie and 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. Should the City determine that additional meetings beyond the following meetings are necessary, services will be provided under a separate scope of work on a time and materials basis. The estimated cost for additional meetings considers six hours per person, which accounts for preparations, attendance and travel. • Progress meetings with City Staff assumes two (2) meetings to provide written and oral progress reports, resolve issues, review comments on Administrative documents and receive any necessary direction from City Staff. JN 10-108518 • 17 • January 30, 2012 City of EI Segundo i0i""" Updated Proposal for Environmental Compliance Documentation for 600-630 North Sepulveda Queen Esther Square Shopping Center gyp . Two (2) public hearings with presentations as necessary. This includes Planning Commission and City Council meetings. 9.0 MITIGATED NEGATIVE DECLARATION DELIVERABLES • Five (5) copy of Administrative Draft MND/Initial Study • Five (5) CD's containing the Administrative Draft MND/Initial Study • Five (5) "Check Copies" of Draft MND/Initial Study • One (1) PDF file of the Draft Initial Study and "Check Copy' Drafts • Twenty(20) copies of Draft MND/Initial Study • One (1) camera-ready original of Draft Initial Study • Forty (40) CDs with electronic PDF version of Draft Initial Study, Graphics and Technical Appendices (including 15 copies for State Clearinghouse which will include an Executive Summary attachment) • Draft Notice of Availability/Notice of Intent One (1) camera-ready original of Draft Comment and Responses • One (1) PDF version of Draft Comment and Responses • Fifteen (15) copies of Final MND/Initial Study • One (1) Camera-Ready Original of Final Initial Study • One (1) CD with electronic PDF version of Final Initial Study, Graphics, and Technical Appendices • Fifteen (15) CDs of Final Initial Study, Graphics and Technical Appendices in Microsoft Word. 10.0 OPTIONAL TASKS The following tasks have been included so that the City may consider additional scoping items at this time. These tasks have not been calculated into the total budget. 10.1 IN-N-OUT TRIP GENERATION SURVEYS Based on discussion with City staff,this proposal includes an optional task to conduct trip generation surveys at up to three existing In-N-Out restaurants to determine the forecast lunch and dinner peak hour trip generation of the proposed In-N-Out restaurant instead of calculating the trip generation based on published Institute of Transportation Engineers trip generation for a fast food restaurant with drive-through). 10.2 AIR QUALITY Air quality is often a potentially significant impact for similar type projects in Southern California. RBF's air quality staff will provide a thorough and complete assessment of the Project's air quality impacts. The proposed Project would result in demolition, construction, and operational-related emissions of air pollutants. In recognition of the need to provide a comprehensive evaluation of the project's impacts on air quality, RBF's Air Quality Analysis will quantify project emissions and identify mitigation measures to reduce potentially significant air quality impacts to the extent feasible. RBF's analysis will primarily follow guidance contained in the South Coast Air Quality Management District (SCAQMD) CEQA Air Quality Handbook. RBF's scope of work for the air quality review includes the following: JN 10-108518 • 18 • January 30,2012 42 8 ® a City of EI Segundo Updated Proposal for Environmental Compliance Documentation for 600-630 North Sepulveda Queen Esther Square Shopping Center Existing Conditions. 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). RBF will describe the meteorological conditions and discuss ambient air monitoring data collected at the nearest monitoring station which is located at Los Angeles International Airport, along West Winchester Parkway. A description of the regulatory framework relating to air quality(i.e., California Clean Air Act, Air Quality Management Plan,etc.)will also be provided. Standards and Conditions. A summary of current air quality management efforts will be provided. A summary of the relevant policies, rules, and regulations from the U.S. Environmental Protection Agency (EPA), CARB (i.e., California Clean Air Act, Air Quality Attainment Plans, etc.), and the SCAQMD will also be provided. Sensitive Reports. An overview of the nature and location of existing sensitive receptors will be provided. The sensitive receptors would include, but not be limited to residences and schools in the project area. Demolition/Construction-Related Emissions. Short-term dust and emission generation due to demolition and construction activities will be estimated quantified for both development options. Based on data provided by the project applicant, detailed estimates of the potential construction activities will be calculated.A general description of the major phases of construction and their timing will be required. The air pollutant emissions during demolition and construction will be compared to the SCAQMD Regional and Local Significance Thresholds. RBF will also qualitatively discuss naturally occurring asbestos impacts. Operational Air Emissions. RBF will quantify operational emissions then provide a comparison to the SCAQMD regional thresholds of significance for both development options. The emissions will be quantitatively derived utilizing the EMFAC2007 and URBEMIS2007 models. Primary sources of emissions will be related to area sources and local/regional vehicle miles traveled. Project consistency with the SCAQMD's 2007 Air Quality Management Plan for the South Coast Air Basin will be evaluated. Localized Emissions. Consistent with the SCAQMD environmental justice program and Localized Significance Threshold (LST) methodologies, RBF will identify impacts using SCAQMD's localized thresholds or the Ambient Air Quality Standards to identify localized emissions impacts. RBF will identify mitigation measures, if necessary, to reduce emissions to less than significant levels. Should project traffic warrant Carbon Monoxide Hotspot modeling, RBF will model intersections utilizing the BREEZE ROADS model.The analysis will be consistent with the Transportation Project- Level Carbon Monoxide Protocol, prepared by the Institute of Transportation Studies at the University of California, Davis. JN 10-108518 • 19 • January 30,2012 s City of EI Segundo Updated Proposal for Environmental Compliance Documentation for 600-630 North Sepulveda Queen Esther Square Shopping Center a 10.3 CLIMATE CHANGE ANALYSIS RBF's climate change experts are at the forefront in developing sound scientific regulatory assessments and strategies within the rapidly changing regulatory environment. As the climate change analytical methodologies evolve, RBF continues to offer its Clients/Agencies the highest quality analytical, policy, and business management services. RBF has developed proprietary models for quantifying and analyzing greenhouse gases (GHG)from a variety of direct and indirect sources including construction, vehicular traffic, electricity consumption, water conveyance, and sewage treatment. RBF's analyses recommend innovative greenhouse gas/air pollutant reduction methods during the construction and operation of a project, conduct advanced air dispersion modeling, evaluate the potential impacts of air pollutants on surrounding areas, investigate the use of renewable energy sources/energy efficient products, and quantify the benefits of resource conservation (i.e., electricity usage, recycling, etc.). The following outlines RBF's Climate Change Analysis for the proposed project: Emissions Inventorv. RBF will review the land use data associated with each Development Option. Based on this review, RBF will prepare an inventory of the greenhouse(GHG)emissions(i.e.,nitrous oxide, methane, and carbon dioxide)from both direct and indirect sources.The emissions inventory will be compiled consistent with the methodology prescribed by the California Air Resources Board (CARB) in the Local Government Operations Protocol for the Quantification and Reporting of Greenhouse Gas Emissions Inventories. The analysis will determine the project's impact by determining if it is consistent with the Assembly Bill 32 mandate of reducing GHG's by approximately 29 percent beyond "Business as Usual" conditions. The GHG reduction associated with the project's design features and potential mitigation measures will be quantified utilizing the California Air Pollution Control Officers Association (CAPCOA) methodology(Quantifying Greenhouse Gas Mitigation Measures—A Resource for Local Government to Assess Emission Reductions from Greenhouse Gas Mitigation Measures[September 2010]). Enerav Conservation. RBF will analyze the energy implications of the project pursuant to Public Resources Code Section 21100(b)(3)and Appendix F of the CEQA Guidelines.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 analyze 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 to reduce inefficient and unnecessary consumption of energy. 10.4 NOISE RBF's in-house acoustical team will conduct the noise analysis. In consideration of nearbysensitive receptors, the scope of work is as follows: Existing Conditions. RBF will review applicable noise and land use compatibility criteria for the project area. Noise standards regulating noise impacts in the noise standards for the City of EI Segundo will be discussed for land uses on and adjacent to the project sites. JN 10-108518 • 20 • January30, 2012 r City of EI Segundo Updated Proposal for Environmental Compliance Documentation for 600-630 North Sepulveda Queen Esther Square Shopping Center RBF will conduct a site visit and conduct short-term noise level measurements along the project area. Noise monitoring equipment will consist of a Bruel&Kjaer model 2250 sound level meter(SLM)equipped with BrOel&Kjaer pre-polarized freefield microphone.The results of the noise measurements will be post- processed and graphically illustrated with the Bruel&Kja-,r Noise Explorer software. The noise monitoring survey will include short-term measurements at up to four separate locations to establish baseline noise levels in the project area. This scope also includes one-long-term measurement(24-hourduration)on the project site-to account for the daily fluctuation in ambient noise levels. Demolition/Construction-Related Noise. Demolition/construction would occur during implementation of the proposed project. Noise impacts from construction sources will be analyzed for both development options based on the equipment, construction task, equipment type, horsepower, load factor, and percentage of time in use. The construction noise impacts will be evaluated in terms of maximum levels (Lmax) and hourly equivalent continuous noise levels (Leq) and the frequency of occurrence at adjacent sensitive locations.Analysis requirements will be based on the sensitivity of the area and the Noise Ordinance specifications of the City of EI Segundo. The traffic noise levels from construction workers accessing the site will be qualitatively evaluated. Operational Noise Sources. The proposed project is anticipated to generate vehicular traffic trips from future growth. On-and off-site noise impacts from vehicular traffic will be assessed using the U.S. Federal Highway Traffic Noise Prediction Models (FHWA-RD-77-108 and TNM 2.5). 10.5 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 that the community can 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 mannerwhich the community can gain a greater understanding of the proposal, intent of CEQA and the key issue areas to be addressed in the EIR. RBF will provide a PowerPoint presentation handout 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. JN 10-108518 • 21 January 30,2012 428 6 41 , City of El Segundo Updated Proposaffor Environmental Compliance Documentation for 600-630 North Sepulveda Queen!Esther Square Shopping Center This page intentionally left blanik. JN 10.108,518 22 January 30, 2012 2 City of EI Segundo Updated Proposal for Environmental Compliance Documentation for 600-630 North Sepulveda Queen Esther Square Shopping Center Uuu,u u 111. PRELIMINARY CEQA SCHEDULE* The following preliminary schedule assumes authorization to proceed with the work program in February 2012. Several work tasks may be adjusted and streamlined in order to further accelerate the schedule. A date-specific schedule will be provided at the project kickoff. INITIAL STUDY REVIEW Project Kickoff Meeting Month 1 RBF Prepares Draft Project Description Month 1 City Review of Draft Project Description Month 1 RBF Completes Project Description Month 1 RBF Research and Investigation Month 1 Traffic and Circulation Months 1 - 3 RBF Prepares Draft Initial Study Month 3 City Review of Draft Initial Study Month 3 RBF Completes Initial Study Months 3 -4 Initial Study Findings Meeting with City Months 3 -4 CEQA OPTION 1: ENVIRONMENTAL IMPACT REPORT Notice of Preparation/Initial Study Month 4 30-Day NOP Public Review Month 4 EIR Scoping Meeting Month 4 Administrative Draft EIR Preparation Months 4 - 5 City Review of Administrative Draft EIR Month 6 Preliminary Draft EIR Preparation Months 6 - 7 City Review of Preliminary Draft EIR Month 7 Complete, Publish, Circulate Draft EIR Month 8 45-Day Public Review Period Months 8 - 9 Hearing during the Draft EIR Review to receive Comments Month 9 RBF prepares Responses to Comments Month 9 City Review of Responses to Comments Month 9 RBF Prepares Administrative Final EIR Month 9 City Review of Administrative Final EIR Month 9 JN 10-108518 • 23 • January 30,2012 ® �I City of EI Segundo "''""''"°' ""'' Updated Proposal for Environmental Compliance Documentation for 600-630 North Sepulveda Queen Esther Square Shopping Center n � re 4 Complete, Publish, Circulate Final EIR Month 10 Certification Hearings TBD CEQA OPTION 2: MITIGATED NEGATIVE DECLARATION Administrative Draft MND Preparation Months 4 - 5 City Review of Administrative Draft MND Month 5 Preliminary Draft MND Preparation Month 5 City Review of Preliminary Draft MND Month 6 Complete, Publish, Circulate MND Month 6 30-Day Public Review Period Months 6 - 7 RBF Prepares Response to Comments Month 7 City Review of Response to Comments Month 7 RBF Prepares Administrative Final MND Month 8 City Review of Administrative Final MND Month 8 Complete, Publish, Circulate Final MND Month 8 Certification Hearings TBD The schedule considers on-going coordination and meetings with the project team through the duration of the project. JN 10-108518 • 24 • January 30, 2012 4286 ® 16� {� City of EI Segundo Updated Proposal for Environmental Compliance Documentation for 600-630 North Sepulveda Queen Esther Square Shopping Center a IV. SUMMARY OF QUALIFICATIONS RBF Consulting is a multi-disciplinary planning and engineering firm with offices in Orange, Riverside, San Bernardino, Ventura, San Diego, Contra Costa, Marin, Monterey, and Sacramento counties. With over 65 years of public and private sector experience, RBF is respected and recognized in the profession of consulting planning, environmental, and engineering services throughout the state of California. RBF has in-house expertise in disciplines including Environmental Analysis, Planning, GIS Services, Surveying, Aerial Photogrammetry, Mapping, Real Estate Assessments, Transportation/Traffic Engineering, Civil Engineering (including Grading, Public Works, Water/Wastewater, Hydrology), Mechanical/ Electrical/Energy Services, Computer Aided Design and Drafting (CADD)and Media Services. Over 60 professionals are dedicated to Planning, Environmental Services and Landscape Architecture. RBF possesses the full range of disciplines necessary to provide turn-key planning, design and implementation of a wide range of projects.We combine our expertise in development projects and urban planning, transportation and air quality management, to develop and assess project designs that minimize impacts to the natural environment and community. The following is a comprehensive list of RBF departments and services: DEPARTMENTS AREAS OF EXPERTISE Land Planning and Urban Conceptual Design; Master Planning; Site Planning; Hillside Design: Grading; Landscape Architecture; Redevelopment and Infill Land Use Planning; Illustrative Plans; Pedestrian and Vehicular Trail Studies; Visual Analysis; Design Guidelines and Development Standards. Policy Planning: Specific Plans, General Plans; Community Participation Programs; Project Management and Coordination; Feasibility/Special Studies; Fee Programs; Community Outreach, Entitlement to Use (including zone changes, General Plan Amendments and annexation studies); Redevelopment Studies; Consultant Coordination; Governmental Agencies/Public Liaison; and Development Support Services through Construction. Environmental Services: Environmental Impact Reports/Statements; Expanded Initial Studies/Negative Declarations; Mitigation Monitoring Programs; Public Participation Programs; Natural Resource Management; Resource Mitigation Permits; EIR and EIS Review; Noticing; Statements of Overriding Considerations; Findings; and Special Studies, such as Phase I Site Assessment for hazardous materials, biological resources, climate change, as well as noise and air quality monitoring and modeling. JN 10-108518 • 25 • January 30,2012 2, City of EI Segundo Updated Proposal for Environmental Compliance Documentation for 600-630 North Sepulveda Queen Esther Square Shopping Center E M Transportation Planning: Master Plans of Circulation; Transportation Planning/ Engineering; Traffic Impact Studies; Traffic Control Plans; Traffic Signal Coordination; Traffic Signal Design; Congestion Management Programs; Street Lighting; Signing, Striping, and Construction Detour Plans. Media Services: Report Graphics; Presentation Graphics; View Analysis; Illustrations; Slide Shows; Video Services; and CADD Illustrative Plans. Civil Engineering: Subdivision Engineering; Structural Engineering; Engineering Design; and CADD mapping. Mechanical/Electrical Commercial Office Buildings; Retail Shopping Center; Engineering: Educational Facilities; Hotel/Motel; Industrial; Special Energy Systems; Entertainment Performing Arts Centers; and Computer Centers. ENVIRONMENTAL SERVICES As a leader in the environmental consulting field, RBF offers an extensive array of services associated with environmental compliance and documentation. RBF provides evaluation for the full range of environmental effects for all types of projects. Our award-winning team offers documentation in compliance with environmental laws and regulations including CEQA, NEPA, the Clean Water Act, the Clean Air Act and other applicable environmental laws. Environmental documents prepared at RBF address the full range of environmental and technical issues, with in-house specialists providing technical evaluation for traffic and transportation, flood control and drainage, air quality, climate change, noise, land use, socioeconomics, utilities and services, energy conservation, visual and aesthetic effects, relevant planning, Phase I hazardous materials, neighborhood and construction effects, landform modification, agricultural suitability and many other environmental issue areas. RBF draws upon the profession's leading subconsultants for specialized biological, archeological, geotechnical and fiscal/economic studies to build a multi- disciplinary team of environmental analysts. State-of-the-art computer facilities including CADD, ARC/INFO, and specially created computer programs are utilized in obtaining the highest level of technical completeness and efficiency. CEQA AND NEPA DOCUMENTS RBF has over 40 years experience in the preparation and processing of CEQA and NEPA compliance studies. The RBF Environmental staff have provided CEQA and NEPA documentation and environmental technical studies for a diverse range of capital improvement and development projects, as well as regulatory/policy documents such as General Plans and zoning ordinances. RBF environmental documents are not only legally defensible and user-friendly, but are supported by professionals with expertise in hydrology, water quality,transportation,water/wastewater, landscape architecture, urban design, policy planning, structural design, civil engineering, GIS, mapping, and surveying. RBF produces environmental documents that are sensitive to both the public's concern for resource protection and community impacts, as well as real-world issues associated with cost JN 10-108518 • 26 • January 30, 2012 4A •�; City of EI Segundo Updated Proposal for Environmental Compliance Documentation for - 600-630 North Sepulveda Queen Esther Square Shopping Center r a. and feasibility of implementing mitigation measures. RBF's environmental compliance managers have a broad resume of project experience in coastal, urban and rural communities and have worked on numerous complex projects requiring technical expertise, creative solutions and development of effective and workable mitigation. Our team has a thorough understanding of CEQA, NEPA, the Endangered Species Act, Clean Water Act, Clean Air Act, National Historic Preservation Act and other local, state and federal regulations. AIR QUALITY RBF utilizes air quality models that are developed by the U.S. Environmental Protection Agency, California Air Resources Board and local Air Pollution Control Districts. RBF's air quality services include project-specific analysis of regulatory impacts, short-term construction emissions, long-term operational emissions, and computer modeling of source-specific pollutant emissions and dispersion analysis. Additionally, RBF has carried out mitigation programs for commercial, transportation, and industrial projects, as well as General Plan Air Quality Elements. GLOBAL CLIMATE CHANGE RBF's climate change experts are at the forefront in developing sound scientific regulatory assessments and strategies within the rapidly changing regulatory environment. We advise both government and private industry on greenhouse gas (GHG) policies and methodologies and the impact that they have on the new carbon constrained business future. To ensure a sustainable future, there is a great need to understand and manage GHG emissions in ways that promote economic growth. As the climate change debate and private sector market solutions evolve, RBF continues to offer its clients unparalleled analytical, policy and business management services. RBF has been aggressively tracking all aspects of Assembly Bill 32 (AB 32)and Senate Bill 375(SB 375)over the last several years. Our internal legislative working group meets monthlyto discuss the implications of these GHG reduction mandates as implementation unfolds. Specific to SB 375, our team has also conducted numerous presentations with public sector, private developer and land broker clients about the influence these GHG reduction mandates may have on their respective businesses. As a result of this extensive experience, RBF has developed proprietary models for quantifying and analyzing GHG's from a variety of direct and indirect sources including construction,vehicular traffic, electricity consumption, water conveyance and sewage treatment. RBF's analyses recommend innovative greenhouse gas/air pollutant reduction methods during the construction and operation of a project, conduct advanced dispersion modeling, investigate the use of renewable energy sources/energy efficient products and quantify the benefits of resource conservation (i.e., electricity usage and recycling). NOISE RBF's acoustical services include instrument-assisted noise and vibration field surveys,commercial and industrial stationary sources noise impact analyses, Federal Highway Administration (FHWA) computer modeling of motor vehicle noise impacts for roadway and freeway projects, and rail noise impact analysis. RBF's acoustical staff also evaluates sound insulation performance, manufacturing and industrial noise impact mitigation, building exterior and interior sound and vibration isolation analysis, room acoustics, and prepares General Plan Noise Elements. Services typically provided JN 10-108518 • 27 • January 30, 2012 ® 4.1 i8- 4 M City of EI Segundo Updated Proposal for Environmental Compliance Documentation for 600-630 North Sepulveda Queen Esther Square Shopping Center include technical analysis for NEPA or CEQA documents, or focused studies used in planning and civil design projects. REGULATORY AGENCY PERMITS Our regulatory services team is trained in the most up-to-date regulations and have prepared and processed hundreds of permit applications through the U.S. Army Corps of Engineers (USACOE), California Department of Fish and Game(CDFG), Regional Water Quality Control Board (RWQCB), and the California Coastal Commission(CCC). RBF works closely with each applicant to assure that the jurisdictional baseline and permit applications accurately address project impacts and ultimately complies with the state and federal review process. RBF's existing relationships with the resource agencies allow RBF to be a liaison between the applicant and the regulatory agencies. RBF has certified regulatory staff that is professionally trained to perform wetland delineations on projects that need to meet regulatory requirements of the ACOE (Clean Water Act Section 404), CDFG (California Fish and Game Code Sections 1600-1616), RWQCB (Clean Water Act Section 401, Porter-Cologne Water Quality Control Act), and CCC (California Coastal Act). Years of experience preparing and processing regulatory permits through the resource agencies have enabled RBF to identify successful strategies for satisfying agency requirements.No matter the location, the regulatory services team has provided regulatory support to clients throughout California, Nevada, and Arizona. Our staff has successfully delineated project sites and properties ranging from less than 1-acre to 1,600-acres. Projects have ranged from small stream crossings to long-term maintenance projects to large-scale mass grading activities.The regulatory services team, coupled with our environmental and stormwater staff, allows RBF to expeditiously acquire permits from state and federal regulatory agencies. PUBLIC OUTREACH PROGRAMS RBF has exceptional experience and capabilities in the strategic planning, presentation, and technical support of public participation programs. RBF is presently implementing public outreach programs for several city General Plans and EIR's in Southern California, facilitates scoping meetings for CEQA/NEPA documents, and has facilitated Design Advisory Group processes forthe highly controversial such as the potential extension of State Route 710. RBF has a complete in- house Media Services Department, which can develop virtually any form of public communication information, including project web sites, video, PowerPoint, illustrative graphics, multi-lingual newsletters or other materials. HAZARDOUS MATERIALS ASSESSMENTS RBF provides a range of Hazardous Materials Assessments to meet our clients needs for various project types. RBF has prepared hundreds of Hazardous Materials Assessments for a variety of projects throughout California utilizing the American Society for Testing & Materials (ASTM) standards for commercial real estate transactions(E1527-05 and E1528-06),All Appropriate Inquiry (AAI) as well as appropriate protocol from lending institutions and regulatory agencies. The comprehensive capabilities and professional experience of our in-house staff allows RBF to effectively and efficiently complete Hazardous Materials Assessments for any type of property. JN 10-108518 • 28 • January 30, 2012 - 4 � J City of EI Segundo Updated Proposal for Environmental Compliance Documentation for 600-630 North Sepulveda Queen Esther Square Shopping Center P . RBF's capabilities include Phase I Environmental Site Assessments(ASTM E1527-05),Transaction Screens(ASTM E1528-06), Preliminary Hazardous Materials Assessments, Environmental Baselines Surveys (for the United States Department of Navy)and Initial Site Assessments (for the California Department of Transportation). ENVIRONMENTAL CONSTRAINTS The RBF Planning staff provides opportunities and constraints assessments as part of preliminary design studies for capital improvement projects and due diligence studies for development projects. Using our GIS capabilities, RBF identifies resource and regulatory compliance issues for project alternatives, as well as anticipated local agency and community issues. RBF provides strategic project development services in early planning stages,which can substantially reduce or avoid cost and schedule impacts associated with regulatory agency permitting and the public review process. VISUAL IMPACT ASSESSMENTS RBF provides visual stimulation studies for aesthetic and visual impact evaluation. Simulations produced by RBF range from simple photo composite/3-D massing studies to full photorealistic depictions. RBF uses state of the art software and advanced techniques such as metric photogrammetry and Real Time Kinematic(RTK)global positioning. Data is processed using state- of-art computer techniques into high-quality graphics that allow the public to understand the visual impacts of a project. RBF provides dynamic views of proposed developments through the use of animations and Matchmove technology (the process of combining computer animation with video). Animations provide visual analysis while moving through or around a project on foot, in a vehicle or plane. Additionally, RBF has the capabilities to perform viewshed analyses that may be utilized to determine whether or not project features are visible within a one-mile-radius. The viewshed map is created using Geographic Information Systems (GIS) technology and may include Digital Surface Model (DSM) data. DSM data allows RBF to determine view blockage resulting from existing structures, terrain, and landscaping (i.e., large trees). RBF also prepares shade and shadow analyses by overlaying shadow diagrams on a base map that show the building footprints of the project and the surrounding buildings. The intent of this work is to illustrate any change in shadow patterns that would be directly attributable to the project, and to visually demonstrate the effect of these shadows on surrounding land uses, particularly any adjacent residential or other sensitive uses. BIOLOGICAL RESOURCES RBF has expert in-house biologists experienced in the Federal and State Endangered Species Acts, the Migratory Bird Treaty Act, the California Department of Fish and Game Code, the Clean Water Act and biological analysis under CEQA and NEPA. The RBF team's staff relationships with wildlife agencies, regulatory agencies,federal land managers and various conservation groups allow the firm to serve as a liaison between the applicant and these agencies / organizations. RBF's biological team has decades of experience in the biological consulting process. Valued services provided by RBF include conducting habitat assessments to characterize the biological features of an area, rapidly identifying any sensitive features, suggesting a compliance strategy to resolve identified impacts, and working with the client to make sure their planning needs are met while meeting JN 10-108518 • 29 • January 30, 2012 . 8 6m City of EI Segundo Updated Proposal for Environmental Compliance Documentation for 600-630 North Sepulveda Queen Esther Square Shopping Center .w permitting and mitigation requirements. RBF staff biologists prepare general biological inventories, endangered species/sensitive plant surveys and biological monitoring. In consultation with resource agencies, RBF staff has extensive experience in mitigating biological resources impacts through restoration/revegetation and conservation/mitigation banking. STORM WATER QUALITY/DRAINAGE RBF has a broad base of experience that can provide a wide variety of services to meet the challenges associated with storm water quality. Current projects give the RBF Team a unique and clear understanding of the requirements that the regulated community faces in complying with Court orders, fulfilling National Pollutant Discharge Elimination System (NPDES) Permit obligations and other related storm water activities. In addition to this experience, several members of the Team are participants in the California Storm Water Quality Association. RBF's Storm Water Quality capabilities include the identification of constituents of concern, research relative to Best Management Practices (BMP) effectiveness, BMP siting, design, construction, construction management and operation, maintenance and monitoring. Furthermore, RBF has completed studies relative to BMP effectiveness and cost including prototype studies relative to operation and maintenance cost and capital costs evaluation for new construction and retrofit construction. RBF has completed designs for the following types of conventional structural controls: • Extended Detention • Wet Pond / Constructed Wetlands • Infiltration (Basin and Trench) • Biofiltration (Swale and Strip) • Sand Filters (Full and Partial Sedimentation) • Manufactured BMPs Key stormwater/water quality services provided by RBF include: • Municipal Stormwater Program Development • NPDES Compliance BMP Research and Application BMP Retrofit Studies • Water Quality Monitoring • Stormwater Management Related Training MITIGATION MONITORING RBF develops Mitigation Monitoring Programs for CEQA documents, and provides assistance to public and private sector clients in interpreting and implementing the required programs. RBF services include, through a combination of our Construction Management and Planning staff, field monitoring for air quality, dust, traffic control, and resource mitigation. RBF received an award from the Association of Environmental Professionals for our Mission Bay Mitigation Monitoring Program web site, allowing interactive viewing and updating of mitigation compliance by agency staff, the developer and the public. JN 10-108518 • 30 • January 30, 2012 y, pony" +� r ibI City of EI Segundo Updated Proposal for Environmental Compliance Documentation for 600-630 North Sepulveda Queen Esther Square Shopping Center p REPRESENTATIVE PROJECTS The following pages provide a small sample of representative projects throughout California.. Additional examples and references may be provided, as requested. JN 10-108518 • 31 January 30, 2012 City of EI Segundo w Updated Proposal for Environmental Compliance Documentation for 600-630 North Sepulveda Queen Esther Square Shopping Center p tl El Polio Loco Mitigated 1 1 Cyprus, CA RBF Consulting prepared a Mitigated Negative Dec]aration/Initial Studyfor an El Iffl if ghts, Polio Loco restaurant. The 2,515 square foot restaurant is located on a 0.78-acre Dilve Tl area f Gast :ood project site, and is directly adjacent to a gas station on the east, single-family ResL aa.arvant residences to the north,and commercial and office uses to the west and south. I....iglit.ind frit.acts to Adjaceiir The site is approximately 270 feet west of Valley View Street,a major regional IN',-sia_lu 17 .(,s thoroughfare in the City. vuu Noise fi,c)na Dri��e T1 a t.a Spoakol- 1 The restaurant hours of operation are 10:00 AM to 11:00 PM on Sunday through arid ='aii Lot, Thursday, and 10:00 AM to Midnight on Friday and Saturday. The drive-thru lane is open until 11:00 PM Sunday through Thursday and Midnight on Friday and Saturday,with the sit-down portion of the restaurant closing at 10:00 PM. Reference-. The restaurant use was permitted within the Commercial General zone;however, t;,;it,�( of(;"dp ess the drive-thru use was permitted subject to a Conditional Use Permit. 5275 Oran e Avenue Cyr.n,ess, G:;alifarni:s 90630 The Initial Study reviewed all Appendix G topic areas, and was supported by I"Ir. L)oi,.id I•lawk.ins, A10:1 traffic, noise, and light and glare analyses. Mitigation was required for Plaanrririg Ivla)iager Aesthetics,Air Quality,Geology and Soils,Hydrology and Water Quality,Noise, 7H/229-6727 and Traffic. The restaurant has been operational since 2003. IYIinIoWAaiuli%uiIIIIIJ�j�lpll i laiil�,;�iuuqu i i;j,ld u i uullUh ^.r O a i i Il�iii�ll�li „ i';%ii ih/1V �V q• lul L. llluw Hil�lilVmoil��l� Iplpltpllti " IV i P • I',1611V, �� iiU'ilfil� �' ""di iuw,YINv "n'�IY i � hal r I IY III q uvv^" VV I „p..AI IiY i i ii„ II VIII iii I p�ln'I�I"Yh,, „ �III�IIIII JayJ,l! "��IIII i JN 10-108518 • 32 • January 30, 2012 286 City of EI Segundo "`II1p1ir Updated Proposal for Environmental Compliance Documentation for 600-630 North Sepulveda Queen Esther Square Shopping Center ;11-Acre Retall/Cmirnmeirciliall 1111Piroject Cypress, S", RBF prepared an Initial Study/Mitigated Negative Declaration for a new retail H'iighlllight a shopping center within the City of Cypress, at the northwest corner of Katella 0 Retail Corrnnierdal Shopping Avenue and Winners Circle. The proposed retail shopping center included retail Center shops, a quick service restaurant, and sit-down restaurant uses. The improvements would result in approximately 150,000 square feet of """ Tec. pica and lysis Quality retail/commercial development. The site would be divided into four retail tenant "hrf lc ' r� l Analysis spaces,one freestanding restaurant pad,and three retail/quick service restaurant K Identification of Craffic buildings. The site is currently utilized as a parking area for Los Alamitos Race Irrnp)acts and Track. Recornrrnendat'iorns for Fair. Share Irnp)rovernernts Primary issues analyzed within the Initial Study/Mitigated Negative Declaration Aiir Quality, Gree nlnot.r.e air quality/noise(construction-related and long-term operational),traffic impacts Gases, and Noise I echnical to the local roadway network,and water quality(preparation of a Water Quality Analysis Management Plan). The Initial Study included an extensive discussion ofland use consistency due to the site's location within the Cypress Business and Professional Reference: Center Specific Plan and requirement for a Conditional Use Permit. G.:'Ity ofylGrr ess t;or irnunity I[)evelo)p)rrnent II:)ep)t. 5275 Orange Avenue " Cyrlrnrrs, 900 � " J � m . I(°�r, I ed,I G;orenrrt�.4rcPinalawr, AIG"p:1 P r � A. G''1d ldrYl d'r ;+kll VNELEVATION I I uvu4'c� w~,1 Ia am+w"^la^Nnlmlonurur��„ SOUTHEAST ELEVATION I ? r �+I v �aJI m ;I ,•., try 6C vY,.. IN •; + I. I I vii Iw,vpl,v . VIII W N u r.hf'a v r! YI r V II J II u i VIII u lM'o6 lYi;+I Ihl�l mV19V°SPI "' 'uu�ilrllupllOIIlloililldlJ Uli�m"i19i!II,IQIlilll8l"IIIIIIIIII4"OYII,f. III P N;!IIW IV l dil (IIII I^ III^" IVB n I �IIIw IIIR^Iii;IVM�w�lu '"IJMI JN 10-108518 • 33 • January 30,2012 4 City of EI Segundo Updated Proposal for Environmental Compliance Documentation for 600-630 North Sepulveda Queen Esther Square Shopping Center A Hampton Inn & Suites • M Initial Study/ Mitigated Negative N Segundo, CA The proposed Hampton Inn and Suites project is located on a 2.7-acre parcel 1lighllight a within the El Segundo corporate office area. The project involved development of HIM Existing Corporate Center a 150 guest room,patio and outdoor pool/spa. The four-story structure would Utilizing Existing P arldnd include stucco and stone treatments and approximately 7,000 square feet of StRIC"tUre landscaping. Hotel parking was to be provided at an existing parking structure HIM FOCLrs or7 C011S TILIction/ and would require some improvements. The environmental review included Staging detailed analysis for traffic, construction staging, air, noise affects and visual •u C)etailccd l raflic Study resources. y� Reference: City of fel Segundo 350 ayoUth Main Street El Segundo, CA 90245 Ms. be Christensen, AICD l 524-2342 i q w Y l G. I per dMir M'Y,d SII tti I„ ,„ o dvn'Mm III „ i Y �� yr ^k"l �I a ��IVVV ” " JN 10-108518 • 34 • January 30, 2012 City of EI Segundo m•"iii Updated Proposal for Environmental Compliance Documentation for 600-630 North Sepulveda Queen Esther Square Shopping Center a' 114 a s IS S t Ir e et ID , a iir InWal Study/ Mitigatedive Declairatioin H Segundo, CA The Nash Data Center project involved renovating and expanding an existing 1..1i lUmllllilglhtSw industrial structure from 82,857 square feet to 116,756 square feet. The project 11111, Reese of lir>da.ustHal I13u.5H d'irro"..g included parking modifications,installation of six 14-foot high cooling towers,an l„onstu U iiW of Dcdt icy ll underground storage tank,construction of new 20 megawatt electrical substation Su.MSt�a'tiW and interior improvements. The analysis reviewed construction and buildout of 11 U )ariil7ed,Area the facility,with a focus on emission from electrical power usage. The project • [)eu tasilla°;.II Asir IE"nroirysoons also included exterior improvements and aesthetic enhancement. The traffic and RoJ�.vtr noise studies concluded no substantial affect to the local area. Refeurelo ice u U'�FIIWY"IiiIIIIIII J' City of1F.:.1 Segundo 50 Soa➢tl'l lvla4"6 Stlrect ., Illlllym �R��iiVii��ml"ilil II w �* �:��C�IIUI'll6dV:9y 4w+4 90245V "s um a IKiiinnbieirNy Chr'tlstensa:r, AICP III � Illllluu... 31.0/1524,2,342 11111111111 � m .w° IIIIIIII I I ft llllllllllll�illlluul „ . lu 1111 s 1 N'lll' ' 1 IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIY"' iiillliiiii�' X � n�l��lillll r IIIIIIIIIIIIIIIIIIII, III IIIIIIIIIIIIIIIIIII IVuulllllllllllllll I,,,w � I m IIIVI lilll 11111 VIII .... ';'°umul VIII plhll' 111111111 Edi umlNlllll 111111 I Idr ' � IIp �.. iu Il 111111111 II��II�I��II 4 I f o f � n r°Ix u111Mll 9i�"�1il�uGl�ilu�ll;°f,pll�llll I�II�!illl�1�11 ulm" lu 'ww III 'IYI)lil I u t�u:II i w u";u nu°� r° a IIIVIVVVVVVm, I it I;�Illi l)YI IU��I�rV��lu'lii��l'��b' VIiI'!� Illllll��wl u�u„u”�'" mm„ I � �d P V I AV I�IIIII ill)1 i �r I v i, i muuuumuuld" � '"0 ii�^Iuf�,rhYYll°�Igl �(I(�rl"�u11W� V� �iuum� ��II :III:�I,,,111lj hli l��q l;Vh IY��I��i�I�I,�'� � rh�wu„ulm!p VVI uum, Ili I FlN 1jil�l�llly��Y”,VI�ippI��WpI��IUP�B�"911�iINIIP�u�I��Q IIU ��ill�y� I�L ��Y:IIduJ'��i�In��iilliiY�lrlligl lllt,,,,"ro„I;I°VI"� �� i^I�uuuuuum Nl�yV,IHyy�IIV��I,��iil!I��rvi��WVllil�'Y,y�p�9�N�� lliinli�Y�gop�� qp u'�,'',lu'�!,p�^�IYv'yYdlllr�a:'�I✓i lel °��,Ill. pp ��pp �� lii�,lillYJ�y�Iw�YI��yhl��rylilll��iilY1,lbl'"iul�lullVJgl�ll iI1N�� .... L.,' ud III : 'mouooilulooll . ..mm Nq� .,-� ,�1� .I ��!IVr.d,d'�ililYlll IygVl.,•I,„,,;r, III �,. ppppryry 1 w ILMI : .•.. IUIN u: LAND USE DESIGNATIONS RESIOENTIAL COMMERCIAL 1'�+IDW'P51R1AuSPECIFIC PLAN DISTRICT -_'I-F”'11C 111, 'S",�,�o'I�.r': ;� :fC',i'(1:r,:4 rpu;g0.i:ail pp 11v�.'d i„,�� nnAq..'!>:.:q_ti ut<•I VIII w,l,«,•er �VU�:.- ..Fn co,r;:.-maa. a 0.aDLua:Snrnw' 61CM•1=.Fc':-LAI PLA'r':L,r. :'•f'_f':'il._rY'EH :'i9�, ru,�, I� K;;iA O'leli_A!'Itl�•;PLG'�.,I'.l•1 Pr�''LJFS'fNT 'VM .• f�.`•:.E R'alJ.l,,i'��r 1,��i ,�., :',,�i 1'°��"�'�,I' TRAIN STATIONS ��:C�•'-Ki:ft.,:Chi 11—P.r:.f OPEN SPACE ',I-�')1•I„L.f[LN LiNC-11-IN •:.HA•I n'IMkU'J�E!iJ.4111 ' "'I��!i'I'I'I ,';'; Land Use Map JN 10-108518 • 35 • January 30, 2012 428 City of EI Segundo Updated Proposal for Environmental Compliance Documentation for r 600-630 North Sepulveda Queen Esther Square Shopping Center III;L; IIE] Segundo Power Redevelopment Project F:, 1 H •Segu ndo, CSA RBF provided visual resource services for this 630 megawatt power plant located 11- i Ililli INhts° on the coast in El Segundo. This power plant involved replacing dated equipment HIM 630 IItt Natural Gas-Fire with newer and more efficient controls and technology. RBF was retained to Power Galant prepare the AFC Visual Resources Section,which was deemed Data Adequate IN Redevelopment of coastal within the initial CEC comment period. Services provided included:site visit and Povver Plant viewer survey; extensive research/coordination relative to applicable laws, IN Proxirnate to ril State: ordinances,regulations and standards for all localities;preparation ofAFC Visual Beaches and Residential Areas Resources section;preparation of state-of-the-art computer generated renderings; 0 Prepar flon of AIf�C Visual and engineering design of a berm to mitigate noise and visual issues. RBF met Resources Section and extremely tights deadlines for this critical project. Cor7'Yputer-Generated Renderings rl v�ll�i 1111 11 l ilm�JN yl llh'I II� 1'III Ill l llllviii,l ou II IIII I,U IIIt Responses to CE's'°Data � MVI I p� V II I p�lp 1� IIYI a II��Yillll°I "v I ulll r�r rl YI II' IIII VI!'I Illi Vdul',V�O° u Ada:..gUaa:y a::;oYvarrro,.nts 0 II...andscape..Concept Plan I 01 Berri Design I vp�� ,,cru I� ,,,. I11 HIMHIMCrosti sectional` iewshed wlw AnaIysIls, nll I A I I u^ YII ^111�+^I%� %IIIIY�I�f^'iil9lhllmuuU Iluumulll II '. NII I�p��h1� �I�"IIYIIIIIII�IV^I Idol riiluuuull III wwIIIIIm��IIVIII"u IY VIII IIIIY II II^wlldilli v IIIIII II �uiiIIIIIIIYIYIId IIIIIIIIIIYY,�IV id�ll II I uuuullll Reference.w ml I Illi i; or I�I I III J rIIIII�IvI IIIIIIII� �� V'III�h Vlll1� IIII rl II I IIIIII,4111 a 'I ^YII I � III II Ilrll I NRIG i.:61e0"gyrWest 1.8.1.7 Aston,Avenue, SOW1.04 Carlsbad, CA 92008 I I, %�ntc�Y. apS' �I!II;IVI0uW 11411 IIIY° � 147r4�1 Il:n�ironlrnenta1 Manager, ger, ^ 9r Hll „ Iul Illl�dr m „..., 760/710-2156 .. CII�C�II Il�i�lwl°I I ulryryl II��NII IIII 1111111 li�lluoi Ih�rr IIIIIIm�l�l9il II IIIIII IIID I IVuiil' I llil'r ..wl„ T”' 11 lrllltiti�1i� 1�' µ��l ^I IIII III u lil'i llrlllr � Iw Illluuuu III m uNlwlrvlNIIIVWRIIIY Iv°Illlvyl"YlYrrq'olµilul "frP 'o'gVYG1%;rl aurwl c lln✓e I u II � w•wlw•. o Iryry u nlnnu a"I'd. In�'IY"w''"n r'vNu , 4u �'4 uur IY�IIIII w P',� Itivlr ilYl%i ' I w„ N Iw:�7 �Iuili 1p Irl Ir r Pllyl" �� I o^ I� I;d ull llr'gyp larul I IrV'I i!I'''1' v ' IIII la��IIII ri II^ r� I��'6 !Ilo��11YIIYIIIIPIIuvllVlu�ll�r/l��I;v II t v I, Ilul r II I�IYNirimvvrvl ^ un dyluul�I�oYdu rul I r„ I ,,. I I rll I I y gIIIIPiIII�'I'',,,IYIIIli1dVN"Ia111 411,NrIillIV11^lullr';glpgliMu I I I„ ' II Gu 4 'I l l s I�I :I JN 10-108518 • 36 • January 30, 2012 gi 4 &sJd City of EI Segundo Updated Proposal for Environmental Compliance Documentation for 600-630 North Sepulveda Queen Esther Square Shopping Center k The proposed Cambria Suites Hotel project involved the development of a six- IH i hlilghts:: storyhotel on a 10.58-acre site at the northwest comer of El Segundo Boulevard in 10„58-Acre Hotel Project and Continental Boulevard in the City of El Segundo. The hotel included 152 In Direct, indirect, and cumulative rooms,a restaurant/bar,conference rooms,and a fitness area. The project also environrriental effects proposed to provide 139 parking spaces onsite. Following preliminary review of I• Traffic/Transportation the proposed Cambria Suites project,the City of El Segundo determined that it was subject to the guidelines and regulations of the California Environmental Land Use Quality Act(CEQA). RBF prepared the an Initial Study/Mitigated Negative Declaration to address the direct,indirect,and cumulative environmental effects Reference: associated with the project, including aesthetics and air quality, land use, City of EI Segundo transportation and traffic effects, and water quality issues. In addition, RBF Planning and Building Safety subsequently prepared an Addendum to the Initial Study/MND due to changes to Departnient changes to the project description. 350 Main Street El Segundo, California 90245 Mtn. Frayci Nelson :310/524-2.:342 IVI I/til I;III�V�IIIIIIIIIIIiI��IIIPu II UV ml uilmull9lllllll� °'w �u'+' uuu lll� I' III�ul l 99^NfIIyI�IIIGI�Ii � � I I�II I (I'.°I�VI j l n ��,. � I II II idiYlluIINVu,,lll I I��I � f11�,YIlu011i1111�� »» � II � L I 1I I I I r I W w II IIII Ij 1 II III p "~„, ;. U W � irl'�I'I I � �4. �IItlIWIIP i Olulil IV�II,,,,,IIII oI �„tilw uii I�I�l I�WIVII; pU Ullilll!0l'llll'I'41lIII I � .' "�; � ,�u ..,, quo I li I IV I.VI II I�WIy11'�IPu�IVII d"7) I WIpU,IN IN^'"I V', Xllllllr,,l '�w� II, II 1 ill°IllilY II ��,III m'l IIII' ' 'gym y.,', ' II IIII II III MI BVI I�nnYuuufi II II Y B I "i��' VOr�rl�'Igl n1A i iI� V 4,„IVi'i6"' 011 �NVI ��I�pI��I,yY "Illly JN 10-108518 • 37 • January 30, 2012 Js Ai City of EI Segundo Q Updated Proposal for Environmental Compliance Documentation for 600-630 North Sepulveda Queen Esther Square Shopping Center C' III Seguindo Mediaan r 0 Segundo, CA RBF provided environmental and planning services to the City of El Segundo for Highlights: the El Segundo Media Center. The project consisted of developing a mixed-use Ifml7tertaiiivne.nt/1`a:dhi ioloagy entertainment/technology campus on a former aircraft manufacturing plant site. carni:us The project site is in the City's Mixed-Use North(NU-N)zone,adjacent to the I- Ir7it'ial Study 105 Freeway and the MTA Greenline commuter rail. The a Air, Noise and I-ratfic Studies entertainment/technology campus project lies within an approximately 47-acre site. Land uses include: office (approximately 903,000 square feet); IDlitfa3atw d Negative(rld 117nw�a:larat'iori rWlrrclu»acl'il1g t"u»ablic computer/telecommunications data center(approximately 377,000 square feet); Sa;opurig arid Viit'iga'Lior7 hotel(approximately 200,000 square feet);retail(approximately 20,000 square I�goiiitora ng Prograin) feet); and parking(4,981 vehicles)uses within 4 planning areas on the project E AdcVitoonal A17aly.sis (Sitar.'Lard site.Major project issues included: traffic/access;air quality,noise;infrastructure s. R Sensitivity r Q �,na0�si,, capability; and site contamItrnadve I1.and ination. � Uses) Reference: r .i.0�aa6 Ell Segundo . I f� it N tl a . F l 4 . I uySOu~Vt:h Mail"n ,St0'IX:et EU SegU»II Ida, CA 90245 .I ill°ViWl;lllIlrv„ Ilarla V 0a nslrcy,, 3310/322-4670i ��luu ��r � II" llllihl I' I I I Illi II ! VII I."l" Im, I�VI�II Ill�illlw! Ill, II 111VI I"�� I P�� w {{ 6 u"hW a hV I I e ryy 6 l I 4...,,,.,.,,.,,,..�.,...» 1iit d.�„�,.,..,,.».,,.,NYII,.,..... .ww»»............„u.,.W...,.,......:,�...,..�,,..W...,..I ....,...�...�, . JN 10-108518 • 38 • January 30, 2012 t R City of EI Segundo Irlrul"91u„Y Updated Proposal for Environmental Compliance Documentation for i� 600-630 North Sepulveda Queen Esther Square Shopping Center i s 1111 o a d IS IIS le ciiia iwc IIII2 IIII a in M a s t e r III[;°1, Redding, CA RBF prepared the Master EIR for the Oasis Road Specific Plan in the City of 111 linfll Redding. The Specific Plan Area(SPA) is comprised of 159 parcels,totaling IIIIII Freeway Commercial approximately 672 acres.The SPA was partially developed with commercial and Dovelopnient residential uses and a freeway interchange(I-5 and Oasis Road). The purpose of IN Preparation of Master the Oasis Road Specific Plan was to ensure the orderly development ofRedding's IE.:nvlronniental Impact Report next major commercial and high-density residential area. The Master EIR evaluated two development scenarios:the existing General Plan Land Use Plan E.xamination of Multiple Dovepopn7ent Scenario(Development Scenario 1);which included development of2,064 residential units Options and approximately 2.5 million square feet of office and commercial uses. The City Council Proposed Land Use Plan (Development Scenario 2) proposed development of 2,183 residential units and approximately 3.1 million square feet IReferelrnce, of office and commercial uses. City of Redding 777 0ypress Avenue Key project issues included land use and consistency review with the General Redding, CA 96001. Plan;aesthetic/viewshed affects from the neighboring Gold Hills residents;traffic Mr. Kent Manuel, 530/225-4029 and circulation affects to the local and regional network (especially the Oasis Road freeway ramps);drainage resulting from three riparian corridors within the project area;biological resources;cultural resources;air emissions;construction and buildout noise conditions;and affects to infrastructure and service providers. ry y^ IylYlc,l ryII,^IIWVIIIIV,'IiY YIIII�N�hllid,, i In ;�YI�I'Inllu IIItlIVNII .I, u� .,�+ � N.I' .� .h'iW �IYIA�IIIWI�4u �Mwu ,,rvw;aW�il �mm ry ��pj��°�I��m YI I tM p I' II IV I Iv ,,,fir 6W IIIYMIi�g�M�flly p I, Oasis Road Sped La i i lIa ISI V o uIN p„ll�ll'�1i�41�1u N I u� ” 1IIlIIII`C�J woIo II Y N I V H Ililllll u1ul i olVl I f w,. N, I n m iw lu n � Vw I ' I�.,III�V"il 11 h �I Ili I illol i !l,Vli. I" � • � ry 1' � y, lyl V,rWuk +011, 1I. „� lY oYYL,uu Vl9' aw", ' d u VflIIV"Iv111Vlvl A M lii�r IViIik 11 Ir V'.IIY WL; „ .•..: -•.. •.�T ..- IWU c per, C3 "'flIlu 'h t3._. . 1 E..,..,.., s, Iuu Jyrcreu""' � V, .. Development S60oarle 1t General Plan laed Use MF V Derelepmens Scenario 2:City Council Propeeed lae9 Use JN 10-108518 • 39 • January 30, 2012 w City of EI Segundo IIV'ui!I"V1 ' " Updated Proposal for Environmental Compliance Documentation for b, 01 600-630 North Sepulveda Queen Esther Square Shopping Center 'lltu 11 ColoniesThe 1 Specific Upland, CA RBF prepared the Specific Plan Amendment EIR for the Colonies at San Antonio. II"tfulhlllllht ,' The 447.8-acre project area included multiple planning areas to accommodate 111111 150 I'tc'Ire SIlmd iic II:Ia n single-family and multi-family residential,neighborhood and community-serving 1111 , djacerit to ICS Pinned'1 210 commercial and entertainment uses,natural and open space areas,drainage and Btel;flsillon flood control features, and community facilities. At buildout,the project site is 0 f reew ay Coni i iiercllalll Uses designed to accommodate up to 1,150 new dwelling units of various types on nearly 168 acres. Approximately 115 acres of highway commercial development are to be located north and south of 1-210,providing for large-scale retail and f' 1°° n'ce''" entertainment uses. An open space area,located near the center of the project, Oty of L)pj arid would offer a focal point for passive recreational areas with trails,views,and flood 400 Nolr'tlh IEI uckd Avenu_uie control facilities with a natural appearance. Uplland, CA 91786 Key issues evaluated include:land use and relevant planning;aesthetic/viewshed (with the use of before and after view simulations);local and regional traffic andul't �'u1119 ;V„ circulation;air quality;noise'biological resources;geology and soils;hydrology and drainage;and public services and utilities. rul=P h u k a11, V Vu a �I�. ,h'��ror:„ Illr' �� ^I �� SFR 6 0e 17 mor Reld=riAp ��,pur q�ar�M,ipnwan ��'p, eiy ( 'xl d071 175 3-R 50 8712 475 SFR45 19 OB 105 I' XIIIIiVlllllllllllll omu """""""" SFR 4.0 611 4S LAH(i m,y Abda d Ho:�. 5.61 MT uuuu uuuuuuu IIIIIIIIIIIII µ „w wµ„r,,,,,, ,,,� R,fab 16&12 I'm uuuu�Y uuuounm�ouuul m luuum IIII12�111�11� �„ I m uu \ �e F[: "w N � �N^, +, I 519 � ��'fivr�erf�.,�nrrautl'', 702� ;.070'+R791 B;r 4 Nze x T ,200,000 � u '1 Niu14 X71 r«.,mlmmwmu a M„� ,p ,� '� �MJ^i lila Ii LP liull�,li�l'W VIiFiryudlVVnP� p .� SS(SAOM 1020 ,1 V�M '"W M y"^ ,gin IUM , a,`#« j OS(CeNal Open Spam) 56.84 rr V+ ?� � it� O5(Neutral Ori0rlage Path) 8.53 •,„q ,(, .,,,ti .,., (� OS(Fire ^-9) 5.55 CIF(r a sanm,) 7.72 A -210 FREEMY 4533 GR4NV TOTAL: 447.80 JN 10-108518 • 40 • January 30, 2012 ® '.� S a City of EI Segundo Updated Proposal for Environmental Compliance Documentation for , 600-630 North Sepulveda Queen Esther Square Shopping Center V. REFERENCES RBF Client references are provided below. Additional references are available upon request. Ms. Kimberly Christensen, AICP Planning Manager CITY OF EL SEGUNDO 350 Main Street EI Segundo, California 90245 310.524.2300 Ms. Jill Griffiths Advanced Planning Officer CITY OF LONG BEACH 333 W. Ocean Boulevard, 5t" Floor Long Beach, California 90802 562.570.6357 Mr. Ted Commerdinger, AICP Planning Manager CITY OF CYPRESS 5275 Orange Avenue Cypress, California 90630 714.229.6720 Mr. Joel Rojas Community Development Director CITY OF RANCHO PALOS VERDES 30940 Hawthorne Boulevard Rancho Palos Verdes, California 90275 310.544.5228 Mr. Peter Fait Associate Planner CITY OF CORONADO 1825 Strand Way Coronado, California 92118 619.522.2414 Mr. Mark Persico, AICP Director of Development Services CITY OF SEAL BEACH 211 Eighth Street Seal Beach, California 90740 562.431.2527 JN 10-108518 • 41 January 30, 2012 4286 ., City of EI Segundo r° updated Proposal for Environmental Compliance Documentation for 600-630 North Sepulveda Queen Esther Square Shopping Center This page intentionally left blank. JN 10-108,518 42 January 30, 2012 City of EI Segundo Updated Proposal for Environmental Compliance Documentation for iii'°ter• p p p 600-630 North Sepulveda Queen Esther Square Shopping Center m V1. PROJECT TEAM The following are brief background descriptions for the key professionals who would be responsible for preparing the environmental documentation.The percentage of hours of each staff member and individual tasks are included in the Fee Summary. The project organization chart is as follows: IW" mr' a Glenn Lajoie,AICP Collette Morse,AICP OEM,, Rita Garcia huriry„,li,,; KnitenRoyue,REA EddieTorrrs,INCE,REA Achilles Malisos Eddie Torres.INCE,REA L d'iun"d VuiCM 4'nN'i't.utln ir,r�RV.,.�h'ir,;'uH,,mg Rita Garda Rob Matson Paul Martin,PE PTOF. JN 10-108518 • 43 • January 30, 2012 City of EI Segundo Iftl Updated Proposal for Environmental Compliance Documentation for µ 600-630 North Sepulveda Queen Esther Square Shopping Center w GLENN LAJOIE, AICP I PROJECT MANAGER ......................... ... ...__........ Registration/Certification: Edd ucaatiotio n: 1994,American Institute of Certified B.A., 1985, Geography/Urban Studies,California State University, Planners, 087288 Long Beach Years Experience:25 M.P.A., 1992, Public Policy and Administration, California State University, Long Beach Telephone Number: 949-855-3663 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 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 manyyears 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 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: ■ Arbor Gardens Housing Project Environmental Assessment(Lancaster,CA) ■ Beverly Hills Gardens and Montage Hotel Mixed Use Project EIR(Beverly Hills,CA) ■ Boeing Specific Plan Program EIR(Seal Beach,CA) ■ Cambria Suites Hotel Initial Study/Mitigated Negative Declaration(EI Segundo,CA) ■ Crestridge Senior Villas and Palos Verdes Peninsula Senior Center EIR(Rancho Palos Verdes,CA) ■ Garvey Villas Initial Study/Mitigated Negative Declaration(Monterey Park,CA) ■ EI Segundo Media Center(EI Segundo,CA) ■ EI Segundo Power Redevelopment Project(00-AFC-14)(EI Segundo,CA) ■ Fair,Isaac Office Park EIR(San Rafael,CA) ■ Hampton Inn&Suites Initial Study/Mitigated Negative Declaration(EI Segundo,CA) ■ Hotel Del Coronado Master Plan EIR(Coronado,CA) ■ Long Point Resort EIR(Rancho Palos Verdes,CA) ■ Los Alamitos Medical Center Specific Plan EIR(Los Alamitos,CA) ■ Marymount College Facilities Expansion EIR(Rancho Palos Verdes,CA) ■ Nash Street Data Center Initial Study/Mitigated Negative Declaration(EI Segundo,CA) ■ North Downtown Lancaster Neighborhood Revitalization/Transit Village Plan EIR/EA(Lancaster,CA) ■ North Village Mammoth Specific Plan Program EIR(Mammoth Lakes,CA) ■ Pacific Garden Senior Housing Group Project(Santa Monica,CA) ■ Seal Beach Townhomes Project Mitigated Negative Declaration (Seal Beach,CA) ■ Shoreline Gateway EIR(Long Beach,CA) ■ South Pasadena Downtown Revitalization Project EIR(South Pasadena,CA) ■ The Clearwater Specific Plan EIR(Mammoth Lakes,CA) JIN 10-108518 • 44 • January 30,2012 ® e City of EI Segundo Updated Proposal for Environmental Compliance Documentation for 41 600-630 North Sepulveda Queen Esther Square Shopping Center COLLETTE MORSE,AICP CEQA ADVISOR Registration/Certification: Education:...._ — 1996,American Institute of Certified B.A., 1984, Geography/Ecosystems, U.C.L.A. Planners, 12382 Professional Affiliations: Years Experience:25 Commissioner,American Institute of Certified Planners(AICP)for Region VI,2006—2010 Past President,California Chapter,American Planning Association, 2005 President,California Chapter,American Planning Association,2003 to 2004 Ms. Morse's primary responsibilities at RBF include the preparation of CEQA and NEPA documents (Environmental Impact Reports,Negative Declarations, Initial Studies,Environmental Assessments),as well as other policy planning documents, including General Plans and Specific Plans. She has prepared environmental documents for policy plans,mixed-use developments,high-rise office,commercial,residential, industrial,schools(elementary,high school,and colleges/universities),hospitals,and redevelopment projects for both public and private sector clients throughout California. Ms. Morse's responsibilities include analysis, technical review and management of environmental documents for CEQA compliance,staff supportfor public agencies,and assistance to private sector clients in meeting governmental agency requirements.Ms.Morse is also responsible for updating and implementing RBF's in-house QA/QC program. Relevant Experience: ■ 231-265 North Beverly Drive(William Morris Agency)Project EIR(Beverly Hills,CA) ■ Beverly Hills Gardens and Montage Hotel Mixed Use Project EIR(Beverly Hills,CA) ■ Carson General Plan Update and EIR(Carson,CA) ■ Cerritos General Plan Update and EIR(Cerritos,CA) ■ Costa Mesa General Plan Update and EIR(Costa Mesa,CA) ■ Cypress General Plan Update and EIR(Cypress,CA) ■ Duarte General Plan EIR(Duarte,CA) ■ Fullerton General Plan Update EIR(Fullerton,CA) ■ Garden Grove General Plan Update and EIR(Garden Grove,CA) • Glendora General Plan Update(Glendora,CA) ■ Goleta General Plan Existing Conditions and Community Outreach(Goleta,CA) ■ Henry Mayo Newhall Memorial Hospital Master Plan EIR(Santa Clarita,CA) ■ Hi Hope Ranch MND(Oceanside,CA) ■ Historic Town Center EIR(San Juan Capistrano,CA) • Los Alamitos Medical Center Specific Plan EIR(Los Alamitos,CA) ■ Mariners Mile Gateway MND(Newport Beach,CA) ■ Pacific Coast Highway Corridor Affordable Housing Projects EIR(Signal Hill,CA) ■ Pier Bowl Master Plan Program EIR(San Clemente,CA) ■ Prescott Valley 2020 General Plan(Prescott Valley,AZ) ■ Rancho Del Oro Village XII Program EIR(Oceanside,CA) ■ Rush Creek Estates EIR(Marin County,CA) ■ South Gate General Plan EIR(South Gate,CA) ■ St.Cloud Residential MND(Oceanside,CA) ■ Stanton General Plan EIR(Stanton,CA) ■ Temecula General Plan EIR(Temecula,CA) JN 10-108518 • 45 • January 30, 2012 w til .Amo ' City of EI Segundo Updated Proposal for Environmental Compliance Documentation for c '. 600-630 North Sepulveda Queen Esther Square Shopping Center EDWARD TORRES, INCE, REA( TECHNICAL SPECIALIST . Reg'.................. _............. .... ..__...,................ ..., stration/Certification: Education: 2003, Institute of Noise Control Engineers B.A., 2000, Environmental Analysis and Design, University of California, Irvine 2009, Registered Environmental Assessor, B.S.,2000, Mechanical Engineering, University of California, Irvine 30154 M.S.,2005, Mechanical Engineering, University of Southern California Years Experience: 12 Professional Affiliations: American Planning Association Air&Waste Management Association Acoustical Society of America Institute of Noise Control Engineering American Institute of Physics Mr. Torres serves as the Director of Technical Studies, with a specialty in Acoustics, Air Quality, Climate Change, and Visual Impact Assessments. Mr. Torres leads RBF's efforts to be at the forefront of Global Climate Change studies. Mr.Torres has prepared numerous analyses that are consistent with climate change legislation such as Assembly Bill 32,Senate Bill 97,Executive Order S-3-05,and Senate Bill 375. In addition to analyzing climate change impacts, Mr. Torres has led the development of numerous greenhouse gas inventory models which calculate greenhouse gas emissions from such sources as vehicular traffic,stationary sources, electricity consumption, water consumption,wastewater treatment, and construction processes. Mr.Torres has also been selected by the California Energy Commission (CEC)to co-lead a set of technical working groups to develop energy and GHG assessment protocols for single buildings, land use and infrastructure projects. The program was developed through a Public Interest Energy Research(PIER)grant to facilitating a series of technical working groups that bring together diverse sets of subject matter experts, emphasizing individuals with combinations of"front line"experience and vision for the implications for public policy, regulation,and market transformation.The following is a representative sample of projects for which Mr.Torres has prepared environmental and technical analyses. Relevant Experience: ■ Beverly Hills Gardens and Montage Hotel Mixed Use Project EIR(Beverly Hills,CA) ■ Boeing Specific Plan Program EIR(Seal Beach,CA) • Crestridge Senior Villas and Palos Verdes Peninsula Senior Center EIR(Rancho Palos Verdes,CA) ■ Dana Point Harbor Revitalization EIR(Dana Point,CA) ■ EI Segundo Power Redevelopment Project(00-AFC-14) ■ Fullerton Climate Action Plan(Fullerton,CA) ■ Garvey Villas Initial Study/Mitigated Negative Declaration (Monterey Park,CA) • Hampton Inn&Suites Initial Study/Mitigated Negative Declaration(EI Segundo,CA) ■ Historic Downtown Upland Specific Plan Program EIR(Upland,CA) ■ Hotel del Coronado Specific Plan Program EIR(Coronado,CA) • Los Alamitos Medical Center Specific Plan EIR(Los Alamitos,CA) ■ Mammoth Clearwater Specific Plan EIR(Mammoth Lakes,CA) ■ Marymount College Facilities Expansion EIR(Rancho Palos Verdes,CA) ■ Murrieta Climate Action Plan(Murrieta,CA) ■ Nash Street Data Center Initial Study/Mitigated Negative Declaration ■ Seal Beach Townhomes Project MND(Seal Beach,CA) ■ Shoreline Gateway EIR(Long Beach,CA) JN 10-108518 • 46 • January 30,2012 428 6 City of EI Segundo Updated Proposal for Environmental Compliance Documentation for p 600-630 North Sepulveda Queen Esther Square Shopping Center P RITA GARCIA I SENIOR ENVIRONMENTAL ANALYST Years Experience: 21 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 20 years in the environmental field, Ms. Garcia has extensive experience with projects involving sensitive planning and environmental issues including land use and relevant planning, aesthetics/visual character, and traffic/circulation. She has had significant experience with environmental analyses of numerous large-scale mixed-use projects involving institutional,commercial,residential,and public infrastructure uses. Ms.Garcia's professional experience consists of involvement with various EIRs for large-scale,mixed-use projects. More specifically, her experience as Project Manager for the Marymount College Facilities Expansion Project EIR, Long Point Resort EIR, and North Lake Area and South Lake Area Projects, involved critical land use compatibility and relevant planning issues, and in depth analyses of consistency with city policies and code standards for infill developments in urban settings. These Projects, along with the Clearwater Specific Plan EIR and Beverly Hills Gardens and Montage Hotel Project EIR required detailed traffic, circulation,parking, and visual character analyses for short-and long-term conditions. Relevant Experience: ■ Beverly Hills Gardens and Montage Hotel Mixed Use Project EIR(Beverly Hills,CA) ■ Boeing Specific Plan Program EIR(Seal Beach,CA) ■ Buena Park General Plan Update/Program EIR(Buena Park,CA) ■ Cambria Community Services District Water Master Plan EIR(Cambria Community Services District) ■ Crestridge Senior Housing EIR(Rancho Palos Verdes,CA) ■ Downtown and Central Long Beach Redevelopment Plans Master EIR(Long Beach,CA) ■ East Campus Infrastructure Improvements Phase 2 IS/MND(University of California,Riverside) ■ Edison Mission Energy Solar Photovoltaic Due Diligence Studies ■ Fullerton General Plan Update/Program EIR(Fullerton,CA) ■ Hawaiian Gardens General Plan Update EIR(Hawaiian Gardens,CA) ■ Holiday Haus Project IS/MND(Mammoth Lakes,CA) ■ Hotel del Coronado Master Plan Program EIR(Coronado,CA) • Long Point Resort EIR(Rancho Palos Verdes,CA) ■ Marymount College Facilities Expansion EIR(Rancho Palos Verdes,CA) ■ Moon Camp TT#16136 EIR(Big Bear Lakes,CA) ■ North Downtown Lancaster Neighborhood Revitalization/Transit Village Plan and EIR/EA(Lancaster,CA) ■ North Village Mammoth Specific Plan Program EIR(Mammoth Lakes,CA) ■ Oasis Road Specific Plan Master EIR(Redding,CA) ■ Old Town Yucca Valley Specific Plan Program EIR(Yucca Valley,CA) ■ Pacific Gateway Plaza Project MND(Seal Beach,CA) ■ Ritz Carlton Specific Plan EIR(Rancho Palos Verdes,CA) • Rivers End Staging Area&San Gabriel Bikeway Enhancement Plan MND(Seal Beach,CA) ■ Shoreline Gateway EIR(Long Beach,CA) ■ South Pasadena Downtown Revitalization EIR(South Pasadena,CA) ■ Sierra Meadows Estates EIR(Madera County,CA) JIN 10-108518 • 47 • January 30, 2012 4286 . ,E City of EI Segundo Updated Proposal for Environmental Compliance Documentation for . 600-630 North Sepulveda Queen Esther Square Shopping Center KRISTEN BOGUE, CEI ( ENVIRONMENTAL ANALYST Registration/Certification: Education: 2007,Certified Environmental Inspector, B.A.,2005, Environmental Analysis and Design, University of 9924 California, Irvine Years Experience: 6 Professional Affiliations: Association of Environmental Professionals Ms. Bogue assists in the preparation of environmental and planning studies for public and private sector clients, with a focus on due diligence planning activities. Ms. Bogue specializes in the preparation of hazardous materials studies and visual analysis services. Ms. Bogue has prepared numerous hazardous materials related studies. Ms. Bogue prepares Phase Environmental Site Assessments (ESAs), Initial Site Assessments (ISAs)for the California Department of Transportation (Caltrans), Preliminary Hazardous Materials Assessments pursuant to the California Environmental Quality Act(CEQA), and Environmental Baseline Surveys(EBSs)for the Department of the Navy. The scopes of the ESAs and ISAs follow guidance provided in American Societyfor Testing Materials (ASTM) Standard Practice E 1527-05. The ASTM 1527-05 document outlines a procedure for completing ESAs that includes a review of records (current and historic), site reconnaissance, and interviews. Other hazardous materials related studies follow the California Environmental Quality Act (CEQA) Guidelines pertaining to hazardous materials. Additionally,Ms.Bogue is involved with Visual Impact Assessments in conformance with appropriate agency standards, including the Federal Highway Administration (FHWA) "Visual Impact Assessment (VIA) for Highway Projects,"United States Bureau of Land Management guidelines,and California Energy Commission (CEC)guidelines. Ms. Bogue assists in the preparation of documents with respect to CEQA and the National Environmental Policy Act(NEPA). Visual Services include the preparation of photosimulations, shade and shadow studies, as well as viewshed mapping. Relevant Experience: ■ Atkinson Lane Specific Plan/Master Plan(Santa Cruz County,CA) ■ Citywide Capital Improvement Project MND(Seal Beach,CA) ■ Clearwater Specific Plan EIR(Mammoth Lakes,CA) ■ Crossroads Plaza Commercial Center Initial Study and EIR(Bakersfield,CA) ■ Dana Point Harbor Revitalization EIR(Dana Point,CA) ■ Foothill Parkway Westerly Extension(Corona,CA) • Hercules Town Center Project EIR(Hercules,CA) ■ Holiday Haus Project MND(Mammoth Lakes,CA) ■ The Lakes Project EIR(Ontario,CA) ■ Lincoln Acres Library and Community Center Project(Cypress,CA) ■ Los Gatos General Plan Update(Los Gatos,CA) ■ Main Street Widening Project MND(Orange,CA) ■ Naples Seawall Interim and Long Range Repair IS/MND(Long Beach,CA) ■ Osborne Hill Project EIR(Nevada County,CA) ■ Porto Beachfront Vision Plan Due Diligence(Carlsbad,CA) ■ The Sherwin Project EIR(Mammoth Lakes,CA) ■ Salt Creek Heights Subdivision Initial Study and EIR(Redding,CA) ■ Seal Beach Townhomes Project MND(Seal Beach,CA) JN 10-108518 • 48 • January 30, 2012 4 2 V 6 , E. 1h City of EI Segundo Updated Proposal for Environmental Compliance Documentation for � - 600-630 North Sepulveda Queen Esther Square Shopping Center BOB MATSON V TRAFFIC ANALYSIS Years Experience:�25,µ..__..........�.. �.._,.._., _.______ p Education: B.S., 1984, Engineering Technology,California State Polytechnic University, Pomona Certificate, 1988,Land Use and Development Planning, University of California, Irvine Professional Affiliations: Member, Institute of Transportation Engineers Mr.Matson has many years of diverse traffic and transportation experience in preparing a wide range of traffic studies and transportation planning analyses. He is responsible for managing traffic and transportation studies for planning,environmental and engineering projects. His experience encompasses serving as the Manager of Transportation for the Irvine Company for major land use planning,entitlements for generating traffic impact analyses for Caltrans on an on call basis. Mr. Matson and his staff generate a variety of traffic/transportation studies to analyze and document projects at various stages of development,such as conceptual planning, preliminary engineering, agency general plan/zoning modifications, environmental documentation, project/infrastructure phasing,site plans,tract maps,final engineering,construction traffic management plans, and parking studies. Mr.Matson received his B.S.in Engineering from California State Polytechnic University, Pomona and Social Ecology Development and Land Use Planning Certification from the University of California, Irvine, along with numerous Institute of Transportation Studies certifications. Relevant Experience: ■ Beverly Hills Gardens and Montage Hotel Mixed Use Project EIR ■ Buena Vista Casino Project Traffic Analysis Support to Agency Staff ■ Casino Morongo Roundabout Traffic Visual Simulations ■ Downtown Laguna Beach Traffic Circulation and Parking Management Analysis ■ Downtown Lancaster Specific Plan Traffic Impact Analysis ■ Downtown and Central Long Beach Redevelopment Plans Master EIR ■ Downtown Sierra Madre Specific Plan and Program EIR Project Traffic and Parking Impact Analysis ■ Hotel Del Coronado Master Plan EIR ■ Long Point Resort EIR ■ Los Alamitos Medical Center Traffic Impact Analysis ■ Marblehead Coastal EIR ■ Marymount College Facilities Expansion EIR ■ North Downtown Lancaster Neighborhood Revitalization/Transit Village Plan EIR/EA ■ Oasis Road Specific Plan Master EIR ■ Old Town Yucca Valley Specific Plan Program EIR ■ Pacific Trade Center EIR ■ Perris Downtown Specific Plan Traffic and Parking Analysis ■ Plymouth Casino Project Traffic Analysis Support to Agency Staff ■ San Fernando Downtown Parking Lots Project Traffic and Parking Impact Analysis ■ Seal Beach Townhomes Project MND ■ South Pasadena Downtown Revitalization Project Traffic and Parking Impact Analysis ■ Temple Palms Business Park Traffic Impact Analysis ■ Torrance Citywide Comprehensive Traffic Study ............ JN 10-108518 • 49 • January 30, 2012 4286 v °""!" � City of EI Segundo Updated Proposal for Environmental Compliance Documentation for 600-630 North Sepulveda Queen Esther Square Shopping Center PAUL MARTIN, P.E., T.E. , PTOEI TRANSPORTATION SPECIALIST Registration/Certification: Education: 2003, Civil Engineer,CA,65868 B.S., 1999, Civil Engineering, University of California, Irvine 2005,Traffic Engineer, CA,2315 2005, Professional Traffic Operations Professional Affiliations: Engineer, US, 1651 Urban Land Institute Member 2005, Civil Engineer,WY, 10623 Congress for New Urbanism 2007, Civil Engineer, HI, 12701 2008, Civil Engineer, NV, 19817 2009, Civil Engineer,AZ,49276 Years Experience: 11 Telephone Number: 949-855-7005 E-mail: pmartin@rbf.com Paul Martin has extensive experience in transportation planning,traffic engineering,and parking analysis. He is practiced at working with land use planning professionals to develop and refine proposed land use plans and site plans to increase mobilityfor multiple users(motorists,transit riders,pedestrians,bicyclists,etc.)of an integrated transportation circulation system. Paul is focused on customizing solutions for public and private sector clients to minimize transportation impacts on global climate change in response to evolving political environments, public sentiment, and government legislation. He is proficient at identification of feasible traffic and parking mitigation measures for CEQA document defensibility. In addition to physical solutions to address forecast deficiencies, Paul derives non-physical solutions to minimize impacts including traffic demand management,parking reduction strategies and parking management programs. Based on his traffic engineering experience, Paul is proficient at site access refinements to improve internal circulation and minimize pedestrian/vehicle conflicts. Paul has prepared multiple traffic flow visual simulations combining measured vehicular and pedestrian volumes with aerial imagery to show existing and future traffic circulation conditions. Simulations have shown proposed roadway connections,placement of traffic signals at varying access points,as well as intersection control by traffic signal or roundabout for public discussion and understanding. Relevant Experience: ■ Almond Tree Village Mixed-Use Project Traffic Impact Analysis ■ Bunker Hill Towers Apartments Area Transit Survey and Parking Analysis ■ Downtown Specific Plan Traffic and Parking Analysis ■ Empire Buena Vista Apartment Traffic Impact Analysis ■ Engineering Access Roundabout Conceptual Plans ■ Garvey Villas Traffic Impact Analysis ■ Interstate 5/Jamboree Road Interchange Improvement ■ Laguna Beach Downtown Traffic Impact Analysis ■ Laguna Beach Traffic Circulation and Parking Management Analysis ■ Marblehead Coastal Project Traffic Analysis ■ McCanna Hills Specific Plan 246 Amendment Traffic Impact Analysis ■ Orange County Transportation Authority(OCTA)Bus Rapid Transit(BRT),Program Management-Planning Services ■ University High School Synchro/SimTraffic Simulations JN 10-108518 • 50 • January 30, 2012 4286 . ; City of EI Segundo Updated Proposal for Environmental Compliance Documentation for q Shopping 600-630 North Sepulveda Queen Esther Square Sho m Center ll„I V11. LIABILITY INSURANCE RBF has general liability insurance in the amount of$4,000,000. RBF's Professional Liability(Errors and Omissions) amounts to $3,000,000. RBF also carries automobile liability, excess liability, worker's compensation and employer's liability. Further information and/or certificates of insurance will be provided by RBF, as requested by the Client. JN 10-108518 • 51 January 30, 2012 4 C 6 City of EI Segundo Updated Proposal for Environmental Compliance Documentation for 600-630 North Sepulveda Queen Esther Square Shopping Center This page intentionally left blank. JN 10-108518 • 52 • January 30, 2012 City of EI Segundo Updated Proposal for Environmental Compliance Documentation for p p p 600-630 North Sepulveda Queen Esther Square Shopping Center V111. STATEMENT OF FINANCIAL CONDITIONS This proposal shall be valid for a period of 90 days. Progress billings will be forwarded based on payment criteria established by the City. These billings will include the fees earned for the billing period. The City shall make every reasonable effort to review invoices within fifteen (15) working days from the date of receipt of the invoices and notify Consultant in writing of any particular item that is alleged to be incorrect. The fees proposed herein shall apply until June 1, 2013. Due to annual increases in costs associated with inflation, staff wage increases and increases in direct costs, Consultant will increase those portions of the contract fee for which work must still be completed after June 1, 2013, by fifteen percent (15%). Deviations or modifications from the Scope of Work will result in potential re-evaluation of the associated fees. Items not specifically stated in the proposal will be considered an additional work item. All work will be performed at a"Not to Exceed"contract price, which will become the fixed price upon completion of negotiations with the City staff authorized to negotiate and agreement. The total budget includes all miscellaneous costs for travel/mileage, reproduction,telephone, postal,delivery, reference materials, and incidental expenses. The budget provides a breakdown of our estimated cost of performing the services described in this Scope of Services. Our Scope of Services and its associated cost are based on several key assumptions, including the following: 1. City will develop the mailing list for distribution of CEQA documents and notices. The City will be responsible for newspaper cost of publication of notices, which will be billed directlyto the City, so they are not included in the proposed budget. 2. Photocopy costs included in the proposal are for the specified number of copies of deliverables and reasonable incidental and in-team photocopying. If additional copies of deliverables are needed, they can be provided with an amendment to the proposed budget. 3. Review cycles for preliminary documents are presented in the scope of work. Additional review cycles or additional versions of administrative drafts are assumed to not be needed. 4. The proposed work addresses CEQA requirements of the proposed action. Work related to NEPA compliance, Section 404 compliance, or other permitting processes is not included (although these can be added, as needed,with a contract amendment). Work concludes at the acceptance by the City of the final deliverable. 5. The budget is based on completion of work within an agreed upon schedule. If substantial delay occurs, an amendment of the budget would be warranted to accommodate additional project management time and other costs. Substantial delay is normally defined as 90 days or more. JN 10-108518 • 53 • January 30,2012 4286 City of EI Segundo Updated Proposal for Environmental Compliance Documentation for I1"" 600-630 North Sepulveda Queen Esther Square Shopping Center 6. Costs are included for the number of meetings specified in the scope of work. If additional meetings are needed, they can be included with an amendment of the budget. 7. The extent of public comment is not predictable. The proposed budget includes a reasonable, preliminary estimate time to respond to comments. RBF will consult with the City after the valuation of the comments to determine if the preliminarily estimated budget is sufficient. An excessive amount of comments is generally considered to be more than thirty (30)commenting agencies/individuals and/or over 150 comments that require answers other than "Comment is noted." 8. Costs have been allocated to tasks to determine the total budget. RBF may reallocate costs among tasks, as needed, as long as the total budget is not exceeded. RBF will consult with the City prior to reallocating costs for any task that has exceeded its total cost estimate. 9. Once the proposed project description, baseline, and alternatives are approved by the City for analysis in the CEQA clearance document, it is assumed they will not change thereafter. If changes requiring revisions to analysis or rewriting of the CEQA clearance document information occurs, an amendment of the budget would be warranted. 10. The CEQA statutes or guidelines may change during the course of this environmental review. If amendments require redoing work already performed or substantially increasing effort, a contract amendment may be warranted. JN 10-108518 • 54 • January 30,2012 4286 City of El Segundo Updated Proposal for Environmental Compliance Documentation for 600-630 North Sepulveda Queen Esther Square Shopping Center t . IX. BUDGET ASK G.L. 230 G.M.220 E.T. ISO F67 166,k.-6" 125 �0 w 6;A Hioz.i "noS6l6 14i; .wr Total 21 lsol; Cost tq,�ffF2# '�qT,§Rq?4j1G1TECHNXAL ANALYSIS 114 ............ 7 'ilb 77! IA 1 4, ,��!of lham IJ 1 0 00)0:SI'Mly F gwfixlqm nnIj .11h kft*,WTO 4 11 'TOTAL HOUR21 0 05Sr 7 , 11111 I'll, I .- . 11 .. y,Y7 721 A SU B rO I AL LABOR COSTS 3is�. s4jw I OTAL LABOR toon k 00 A,W(0 AWOUM A6 R .......... ............ A ....... ......... 4 5i 6��) ....... ...... TA SUBTOTAL LABOR COq'VS SLIRT07M,LABOR COSTS $112,130 4,0.f,k,NIAL.E'IN,VI,R,ONIMENT,AL,tmpAcr REPORT 0 1 - -------- 4 13t �. .......... 4 inp SU TAI,LABOR COSTSw. $sy13,200 aJ 64 C!�$�RqJVCt COORMNAVON ANO MEETINGS C wo 3s 6 i bN 053 Sijblrdt4i, $21045 SJ KN W06*4 Wibii CC�Tt 53�200 11( 4d] 41 3 U TAL LABOR COSTS • 346 16� BTO gwf SML0715 $TOTAL LABOR bOSITS o 'dA ckWiAHeGAIar$ SbHOECL04 i� AERATION r3 6t_F5fi6fAL(Xffdk Cafs 123,315 V:0 0 SUBTOTAL LABOR COSTS S17,860 9,0 rAND DELIVERABLES S?,nm szxd 201 0 oil YOM .......................... SUBTOTAL LABOR COSTS S5, 6'M0 S.t 7 X6 $2 M4)1 5?0f8 1!0 $4 346 ?TOTAL LABOR COSTS JIMAI IBcmppot ftir Pootljagl ScoploWTochMeal Aoal7nlr4 ffasili 1,01 am $51,0521 G L=Glenn Lajoia K B Kristen B.9— C M Collette Marse a M.=Bob Matson TTOLIf 80djot row CE!OA Vewoftao OpNWr t EIR 1746ks 1,0 lWolligh 6,0y s S4146.767 ET -Eddie Tones P,M_=Paiji Marlin R_G =Rile Garcia GrA=Graphic Artist jTolalt BudgM for CEOA Clearance Option 2,MNO jr4oks tO,7,0,8,0,@,9 and 10,01 M,0131 '0 OPTIONALlASKS 1. W C1r'724 klcrns was h IMEAV�ly��5 10 1 15(K) TWOCAnalyiP14 RiodVol unrakdom, Note A5$2,870 ... ...... 1*4,KW A I"fW W-h stud WWW�ftdmd.her J M4$10y.1" X 1M.A. h of 3~—Li—fh,tor*�d�g,"Is fwld bb$23 _-VAR. .................................... 4 W1 City of El Segundo Updated Proposal for Environmental Ca"Ifance- Documentation for 600-630 North Sepulveda Queen other SquareShopping,Genter 'This page intentionally 1left blank. "INN EXRMIT "B" CURRENT TIME AND MATERIALS RATES ................... ................ City Staff HouUI ..Rate )irector of Planning and BUilding Safety 91,.22 Planning Manager 8928 Princip4 ,._LPlanner 84.55 d ssistant Planner4T89 Ofice Specialist fl 33,51 Assistant City Attorney 2(a5...--- .......... ........ ----- Now Rates are subject to Change. Next scheduledpd rate update is,October 1, 20 12. VVIIJ11114tg X"Budding sit'Clyq)PhInning-O1d'VomS'U1hHA Phip Agreement In-N-Out Burgers�doc