HomeMy WebLinkAboutContracts & Agreements_16-1988_CCv0001.pdf MAY 17 '88 12:21 BLAY NEY—DYETT P.2/c
CONSULTANT AGREEMENT FOR THE PREPARATION
OF A GENERAL PLAN UPDATE,
AN ENVIRONMENTAL IMPACT REPORT TI~IEI=N,
ANIS A MASTER ENVIRONMENTAL A MMENT
FOR THE CITY OF REDLANDS
The following is an agreement between the CITY OF REDLANDS, hereinafter
referred to as "City," and ELAYNEY-pyETT, a California Corporation, 70 Zoe
Street, San Francisco, California, hereinafter referred to as "Consultant,"
WHEREAS, City desires to secure professional assistance and consultation in
the preparation of the General Plan and accompanying Environmental Impact Re-
port (EIR) and Master Environmental Assessment (MEA), and Consultant is qual-
ified and willing to provide such professional assistance and consultation ser-
viced,
NOW, s;
THEREFORE, City and Consultant agree as follow
1 a ADbUNISTRATION AND NOTICES
Determinations and authorizations required by the City underthis Agreement sha11
be made by Richard Bobertz, hereinafter referred to as "Project Administrator,"
who shall also be responsible for completion of tasks and delivery of products as-
signed to the City by Exhibit A, Scope of Work or by subsequent mutual agree-
ment of City and Contractor. The Consultant's project manager shall be John
Bayney.
All notices under this agreement shall be given to the following representatives of
the parties addresses indicated below;
2. SCOPE OF WORK
Consultant agrees to provide professional services for updating of the Redlands
General Pian in a good and workmanlike wanner consistent with community and
contemporary standards accord with Attachment A: Scope of Work and Products,
yvhich is attached hereto and made a part of this agreement. The work shall meet
,the applicable requirements of California Planning and Zoning Law (Government
Code Sections 65000 - 66390) and comply with the Guidelines adopted pursuant to
the California Environmental Quality Act, as amended.
3. SCHEDULE AND BUDGET
Consultant shall provide services in a timely manner in accord with Attachment B:
Schedule, and Attachment C: Budget, which are attached hereto and made a part of
this agreement, provided that adjustments to the schedule or reallocation of task
budgets may be made by mutual agreement of City's Project Administrator and
Consultant. Consultant shall submit monthly progress reports showing the status of
each task and the amount expended for work on each task.
Consultant performance review meetings shall be held with the City Council and
Planning Commission at the end of the first month from contract approval and at
each four-month interval following contract approval. City council may invoke
Provisions of Section II Terminati
4. PAYMENT
City shall pay Consultant in accord with Consultant's statements of time and
direct costs as listed in Attachment D, provided that the total amount for
completion of the Scope of Work shall not exceed $417,772 except as provided
in this Agreement. Consultant shall submit statements on the fifth day of
each month and payment shall be due within 20 days following receipt by
City, unless City's Project Administrator shall have notified Consultant of a
disputed item within 10 days following receipt.
Each statement shall list all time and direct costs by firm and task budget,
and shall compare the amount expended with the total task budget in Attach-
ment C and any revisions thereto made as prescribed in Section 3.
Not more than 90 percent of the budget allocated to a task shall be payable
until the task is completed, provided that the Project Administrator may au-
thorize payment in excess of 90 percent upon determining that completion has
been delayed for reasons beyond the control of the Consultant.
5. ASSOCIATED CONSULTANTS
Consultant shall employ the following subcontractors and shall be solely re-
sponsible for their direction and payment, provided that City may, at its
discretion, enter a separate agreement with a subcontractor for additional
services.
DKS Associates, Transportation Planners and Engineers
(DKS): project manager, John Dowden
Environmental Systems Research Institute
(SSRI): project manager, Jon Harrison
Angus McDonald & Associates, Land Use Economics, Public Finance
(AMA): project manager, Angus McDonald
Mestre Greve Associates, Consulting Engineers
(MGA): project manager, Paul Dunholter
With the written consent of City's Project Administrator, Consultant may re-
vise the scope of work of the subcontractors or may terminate any agreement
with a subcontractor and obtain similar services from another source. Any
portion of the project budget allocated to a subcontractor but not expended by
that subcontractor shall be available to the Consultant for reallocation to
project tasks, subject to the concurrence of the Project Administrator.
6. REFINEMENT AND REVISION TO WORK SCOPE
It is understood that Attachments A and B are subject to refinement during
Task A and at subsequent points during the work with the concurrence of the
Project Administrator. If refinements or revisions increase or decrease the
total amount of work, an amendment to this Agreement shall be negotiated or
additional work shall be authorized by the Project Administrator, as provided
in Section 7 of this Agreement.
Work to be performed by ESRI is dependent on further review of the City's
data automation needs and on the amount and delivery date of maps and data
expected to be received from San Bernardino County. Consequently, the bud-
get established for ESRI work in this Agreement is an allowance based on a
tentative work program. ESRI services within this budget in addition to a
maximum of $5,000 to be expended during Task A are to be authorized by
the Project Administrator.
7. ADDITIONAL WORK
It is understood and agreed by City and Consultant that maximum payment
for services is ba-sed upon normal professional services in preparing a General
Plan, MEA, and Draft EIR as described in Attachment A. Any additional
work requested or required of the Consultant by the City shall be authorized
by the City's Project Administrator and shall be billed as time and direct
costs, or shall be construed as an amendment to this Agreement and shall be
subject to negotiation. Additional work may include but shall not be limited
to the following:
A. Public meeting attendance in addition to that specified in Attach-
ment C, or attendance at meetings held later than 150 days follow-
ing Consultant's submission of the Draft General Plan, MEA, and
Draft EIR for publication.
B. Meetings with interested parties at the direction of the Project
Administrator other than meetings during Tasks A and B.
C. Unusual or unanticipated data collection, search, or analysis, or
revision of the data base after sources and reference points have
been agreed upon.
D. Preparation of testimony in defense of any legal action brought
against the City in connection with this Agreement by other than
the Consultant or Consultant's subcontractor and not based on the
wrongdoing of the Consultant or subcontractor, if it becomes neces-
sary for an employee of the Contractor or a subcontractor to testify
or provide information in any such action or if the City requests
such involvement.
E. Direct cost of report printing and delivery as requested by Project
Administrator. Preparation of black-and-white camera-ready art
and supervision of report printing are not additional work.
F. Increases in rates for time and direct costs and extra time required
to perform services as a result of suspension or delay of work ex-
ceeding 30 days through no fault of Contractor.
G. Attendance in excess of four hours at public meetings or hearings.
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H. Editing, recalculation, or redesign required for publication of the
adopted General Plan. Preparation of art and publication of the
adopted General Plan, incorporating wording and map revisions pre-
pared by the City, shall be considered additional work only if the
material necessary for preparation and publication is delivered to
the Contractor later than 180 days following Contractor's submission
of the Draft General Plan and Draft EIR, or delivered in an incom-
plete or incorrect form.
I. Requested revisions to documents in addition to those requested in a
single response following review of administrative drafts. Correc-
tion of Contractor's errors shall not be considered additional
work.
8. CONSULTANT STATUS
Consultant is an independent contractor and shall not be deemed, directly or
indirectly, to be an employee, agent, or other representative of the City.
Services called for herein shall be deemed to be unique, personal services and
Consultant shall not assign, sublet, transfer, or otherwise substitute its
interest in this Agreement without written consent of the City. The City
shall have not liability for payment of any salaries, wages, fees, or materi-
als or services provided to the Consultant by any person or firm.
9. CITY COOPERATION
City shall assist Consultant by providing timely response to Consultant's re-
quest for municipal data; meeting with Consultant when necessary at mutually
agreeable times; facilitating necessary meetings with public officials and
community associations; and providing services and materials as outlined in
Attachment A.
10. CONFLICT OF INTEREST
Contractor covenants that it presently has no interest and shall not acquire
any interest, direct or indirect, that would conflict in any manner or degree
with the performance of services under this Agreement. Contractor shall re-
quire subcontractors to disclose names and nature of services being provided
to any private clients within the planning area and to agree not to accept new
clients within the planning area before completion of General Plan work with-
out prior approval of the City's Project Administrator. Approval shall be
withheld only if City's Project Administrator determines that potential con-
flict would jeopardize a subcontractor's ability to perform credible work on
the General Plan.
11. TERMINATION
This Agreement may be terminated upon 30 days notice by either party. Up-
on receipt of termination notice, Consultant shall cease all work except for
preparation of memoranda required to provide City with a clear understanding
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of work completed and work remaining. In the event of termination, City
shall compensate contractor for services performed to the effective date of
termination. Payment by City of such compensation shall be considered full
and final settlement for all work performed by the Consultant under this
Agreement.
12. INSURANCE
Contractor agrees to maintain in full force and effect during the course of
this Agreement bodily injury liability insurance in the amount of $500,000 per
occurrence and property damage liability insurance in the amount of
$1,000,000 per occurrence. Prior to the execution of this agreement, Con-
tractor will provide his insurance company's endorsement evidencing the above
coverage and containing the following language:
"It is understood and agreed that the City of Redlands, its officers,
agents and employees are additional insureds under this policy, but only
as respects liability arising out of the work described in the Agreement
between the City of Redlands and Blayney-Dyett, a California Corpora-
tion, for the preparation of a General Plan Update, Environmental Im-
pact Report, and Master Environmental Assessment for the City of Red-
lands and the related documentation described in that Agreement.
"This insurance coverage will not be canceled or reduced without first
giving the City of Redlands 15 working days advance notice."
In addition, Contractor shall be responsible for and pay for all Workers Com-
pensation Insurance.
13. OWNERSMP OF WORK
All documents, data studies, surveys, drawings, maps, and reports furnished to
the Contractor by the City, as well as reports and supportive data prepared by
the Contractor under this contract, shall be considered the property of the
City of Redlands and, upon completion of the services to be performed, be
turned over to the City of Redlands.
14. EQUAL EMPLOYMENT OPPORTUNITY
Consultant agrees that it will not discriminate against any employee or appli-
cant for employment because of race, color, religion, sex, or national origin.
Consultant agrees to take affirmative action to assure that applicants are
employed or retained, and that employees are treated without regard to their
race, color, religion, sex, or national origin. Such action shall include but
not be limited to the following: recruitment or recruitment advertising; lay-
off or termination; rates of pay or other forms of compensation; and selection
for training.
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15. ARBITRATION
Any controversy or claim arising out of or relating to this contract, or the
breach thereof, may be settled by arbitration in accordance with the Rules of
the American Arbitration Association, and judgment upon the award rendered by
the arbitrators may be entered in any court having jurisdiction thereof. In
the event of any arbitration or other legal proceedings pertaining to this
Agreement, including the enforcement of any arbitration award, the prevailing
party shall be entitled to recover all legal expenses incurred, including
reasonable attorney fees.
IN WITNESS THEREOF, City and Consultant have caused their authorized
representative to execute this Agreement on this 17th day of
—- May , 1988.
CITY OF REDLANDS BLAYNEY-DYETT
a municipal corporation a California corporation
Bv: �y:
Mayor �tresident
APPROVED AS TO FORM:
By: U V1 lk/
City Attorney'
ATTEST.
Z/
City Clerk
(169-Con.1) -6-
ATTA LR—KA,ND PROD=
Firm initials after each task indicate primary responsibility.
All products other than SSRI color mapping will be provided as camera-ready
art. Blayney-Dyett will obtain bids and supervise printing if requested by the
Project Administrator.
Blayney-Dyett will prepare generalized minutes of up to 15 Advisory Committee
meetings in camera-ready form for distribution.
TASK A: REFINE WORK PROGRAM
Steps:
1. Refine the public-participation program, including the role of the Advi-
sory Committee, publicity, meeting dates, distribution of materials, re-
port formats, map scales, etc. (B-D)
2. Clarify consultant-staff working arrangements, determining contact per-
sons outside the Community Development Department, the nature of each
product, the product-review system and schedule, and the data to be
supplied. (B-D)
3. Identify data and analytical functions to be included in automated data
bases to be prepared by SSRI, based on discussion of priorities, data
requirements and costs. (B-D, SSRI)
Completion: End of month I
Product Refined work program/schedule and'public-participation program
(memoranda for use of staff and Advisory Committee members)
Meeting: Advisory Committee to review and, if desired, revise
work program/schedule.
TASK B: COLLECT AND ANALYZE DATA
Steps:
1. Collect and analyze all current plans and policies significantly affect-
ing physical development in and adjoining the planning area. Prepare
list by agency, noting conflicts. Policies applying to development in
Redlands constitute the de facto current General Plan. Significant con-
straints and voids will be noted. Adoption/implementation status of
relevant plans will be described. (B-D)
2. Determine status of major development projects proposed or approved in
or near the planning area. (B-D)
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3. Interview representatives of public agencies for both information and
opinions on planning issues. (B-D, AM&A)
4. List data voids and describe means of obtaining data. Determine data
needs to be met by others, such as San Bernardino County GIMS, and
dates of availability.
5. Prepare a project base map on mylar at I" = 1,000' (designed for reduc-
tion to I" = 4,000' for publication). This base will be prepared by ESRI
for B-D's use in display and publication graphics throughout the General
Plan program. (ESRI)
6. Design land-use survey in consultation with staff, taking account of de-
tail needed and classification appropriate for General Plan land use,
zoning, traffic modeling, and urban-design analysis. Conduct survey (50
percent of time to be City staff), map and digitize land use. (B-D,
ESRI)
7. Prepare automated data bases. (ESRI)
Prior to preparation of the automated geographic data bases, ESRI will
confer with City staff and team members to assemble background data,
and to develop classifications and codes for all data types to be in-
cluded. ESRI will acquire existing manual or digital information to be
developed for the San Bernardino Department of Economic and Commu-
nity Development (DIMS). An environmental data base previously pre-
pared for San Bernardino Valley by ESRI for the NASA AMES Research
Center also will be provided.
To ensure maximum compatibility between the various data layers, ESRI,
City staff, and B-D will determine how the automated data base will be
applied to analysis of the General Plan scenarios. Two data bases are
anticipated: the Parcel Data base, which already will be in an ARC/INFO
format; and the Environmental Hazards Data Base. Existing land-use da-
ta compiled by Blayney-Dyett will be automated by ESRI and included
on the Parcel Data Base.
The primary source of data for the Environmental Hazards Data Base
will be the NASA Vertical Integration Data Base for San Bernardino
County. These data include geology, slope, soil type, geologic hazards,
faults, and flood-prone areas.
8. Prepare inventory of major arterials and secondary arterials to include:
- Pavement cross-section standards by facility type;
- Right-of-way;
- Street width;
- Number and type of lanes (through, turn, parking lanes);
- Locations of on-street parking;
- Locations of railroad-grade crossings;
- Locations of traffic-control devices. (DS)
Compile traffic data from available sources (e.g., City of Redlands, City
of San Bernardino, Caltrans) and supplement with new data collection
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where necessary. For cost purposes, it is assumed the City will furnish
DKS with counts in Redlands. The following types of data will be col-
lected:
- Average Daily Traffic (ADT) volumes at a maximum of 50 locations;
- A.M. and P.M. peak-hour directional volumes derived from the ADT
counts;
- A.M. and P.M. peak-hour turning movement counts at up to 50 criti-
cal intersections.
Quantitative planning-level evaluations will be completed on a network-
link basis for major facilities as well as for the critical intersec-
tions. Based on these evaluations, needs and deficiencies analyses will
be conducted, comparing existing traffic levels to available or antici-
pated roadway capacities.
Data on existing transit, paratransit, railroads, airports, truck routes
and bikeways will be surveyed.
9. Develop and validate computer traffic model. (DKS)
DKS Associates will develop a computer model using two microcomputer
software packages: TRANPLAN and TRACS. TRANPLAN is an area-
wide computer model capable of identifying changes in traffic intensities
and patterns due to changes in land use (and consequently trip-generation
patterns) and/or the transportation network. The model will reflect
changes in Redlands and the surrounding communities. TRACS is a
computer model for the analysis of localized impacts of added traffic at
specific intersections.
The combination of TRANPLAN and TRACS enables projections of traf-
fic demand at main roadways as well as at specific intersections. Once
the models are established, combinations of land-use and highway net-
work changes can be tested.
DKS Associates developed a TRANPLAN model for the Caltrans' Route
30 study. This model was expanded to include the City of San Bernar-
dino. The process is called "windowing" and simply requires the expan-
sion of the coded street network and traffic-zone system to provide ade-
quate detail for reasonable analysis. The City of San Bernardino model
provides a fairly detailed network for Redlands. Therefore, the existing
model will be used to conduct the area-wide travel analysis. New facil-
ities, if major in scope, can be added to the existing model to determine
changes in travel patterns. Further, adjustments in land-use intensities
can be entered into the model to determine changes in travel patterns
and traffic-growth values. Finally, the TRANPLAN model can be used
to show the desired trip patterns and traffic distribution percentages
which can be used in the TRACS model.
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The components of the models are as follows:
Traffic-Analysis Zones. DKS and the City staff will develop candidate
set of traffic-analysis zones (TAZs) for the traffic model. It is an-
ticipated that the zones will based on the San Bernardino's zonal system
with disaggregation in the Redlands area. They will be compatible with
data units used by B-D and ESRI. The land-use inventory in Redlands
will be more detailed than the current model data. Therefore, the
Redlands data will be aggregated to fit the San Bernardino zone system
for inclusion in the TRANPLAN model.
Trip Generation. Using standard trip-generation rates, the various land-
use scenarios will be evaluated with the TRACS model. TRACS requires
that travel paths and distributional percentages (e.g. north, south, east
and west) be input to the program. The TRANPLAN model will be
used to determine the path and distribution assumptions.
Trip Distribution. The TRANPLAN model employs a "gravity model"
that forecasts trip exchanges between traffic zones based on total zonal
trips, estimated travel times between zones, and trip lengths for spe-
cific kinds of travel in the area. The TRANPLAN model will assist in
providing general information regarding these travel characteristics for
inclusion in the TRACS model.
While the TRACS program is not a "gravity"-type model and does not
project or evaluate regional travel demand, it is a powerful tool in ad-
dressing intersection impacts at the local level, a capability that
TRANPLAN does not have.
Trio Assignment Once existing intersection peak-hour data is input to
the TRACS model together with intersection geometries, cycle lengths,
pedestrian factors and signal phasing, the peak-hour traffic levels of
service will be determined. New traffic, resulting from future growth,
will be added to the TRACS street system. Future traffic, once added to
the TRACS analysis intersections, will be evaluated for intersection
performance.
DKS will provide a user's manual for TRACS and a week of training
during the project.
10. Prepare revenue and estimating relationships. (AM&A)
After a review of available data and discussions with City officials,
estimating relationships will be prepared that relate the major revenue
and expenditure categories in the City of Redlands budget to the
land-use categories used in the General Plan program. The estimating
relationships will reflect existing levels of service, existing depart-
mental organizations, etc. They will be reviewed with the City officials
to assure their relevance as levels of population and employment change.
This will reflect current practice, as modified by professional judgement
regarding changes in current practice that may be necessary in the fu-
ture.
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11. Analyze development trends and prospects based on historic trends, cur-
rent proposals, existing regulations, available land and projections
Prepared by SCAG and by the East Valley Corridor Study. Blayney-
Dyett, with participation of AM&A, will compile and analyze data that
will provide a framework for design of the General Plan scenarios.
12. List planning issues elicited from interviews, public meetings, products
of the Redlands 2000 Committee, and work of the City staff and con-
sulting team. Data and analysis of these issues will be included in the
working paper prepared in this task. Likely issues include preservation
of neighborhoods, traffic, the effect of Measure N on housing demand
and fiscal status, feasibility of maintaining citrus production, and an-
ticipated rate of industrial land absorption. Issues analysis will focus
on providing the information necessary to frame subsequent discussion of
options and comparison of scenarios. {B-D}
Completion: End of month 4
Products: Issues display map
Display map of existing specific plans, proposal projects, and ju-
risdictional boundaries for use at meetings
Environmental Hazards Data Base
Existing land-use map (timing dependent on availability of parcel
base map to be generated by San Bernardino County in the fall of
1988 or an available base map will be used).
Working Paper. Existing Conditions and Planning Issues
This paper will include much of the material that will appear in
the MEA as well as analyses relating to Plan decisions. This re-
port will be a primary source of information aiding Advisory
Committee selection of planning options to be studied.
Meetings: Advisory Committee meetings in accord with schedule developed as
part of the Refined Work Program. Participants will be asked to
identify important issues in a brainstorming session.
TASK C: PROJECT DEVELOPMENT TO BUILDOUT
IN ACCORD WITH EXISTING POLICIES
This task will provide a clear measure of the adequacy of existing policies to
meet or maintain the fiscal, economic, social and environmental expectations of
the community at "ultimate development."
Steps:
1. Define existing policies as the composite of the 1972 General Plan as
modified by subsequent amendments, specific plans, and Measure N.
Buildout population and jobs-holding capacity will be calculated and
projected to occur as permitted by Measure N. Development consistent
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with current plans and plans judged likely to be approved for areas af-
fecting Redlands traffic will be assumed to occur. The assumed trans-
portation system will necessarily use a closer horizon year, but will
include all projects incorporated in current City, County, and Caltrans
planning. (DKS, B-D)
2. Project Buildout Traffic on Planned Network. (DKS)
Using the TRACS model, traffic will be projected and -results analyzed to
determine the ability of the planned system to meet future demand. The
results will show where increased capacity must be provided or trip gen-
eration reduced by changing the Land Use Element.
5. Compare park and open-space standards proposed by 1987 draft policies
with current conditions and buildout. (B-D)
6. Prepare summary evaluation of projected fiscal, economic, social, and en-
vironmental conditions at buildout. Emphasis will be on ability to fi-
nance public facilities and services, traffic levels of service, housing
affordability, and visual quality. Because buildout is expected to re-
quire 50 or more years, the fiscal and economic analyses will not be
sufficiently detailed to allow cost estimates of infrastructure needs to
serve the buildout population. (B-D, DKS, AM&A)
Completion: End of month 6
Product Memorandum that includes policy diagrams (maps) and descriptions
of impacts and possible mitigations. (B-D, DKS, AM&A)
Meeting: Review of memorandum; discussion of planning options that could
mitigate adverse impacts, and consideration of their feasibility.
TASK a. PLANNING OPTIONS (GOALS AND OBJECTIVES)
This task focuses on planning options that will be combined and illustrated in
the two scenarios (Sketch Plans) to be prepared in Task E. A list of possible
courses of action will be prepared from the list of issues, from statements made
by participants at meetings, and in response to problems that surface as the
results of continuing current policies are analyzed.
Steps:
1. Identify planning options that have significant tentative support from
members of the Advisory Committee. (B-D)
2. Group compatible options to form two scenarios, (B-D, DKS, AM&A)
Completion: End of month 8
Products: Planning Options Memorandum listing options selected by the Ad-
visory Committee for study and inclusion in scenarios. The content
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of each scenario and the scope of analysis for each option will be
described. (Follows first Task D meeting.)
Brief memorandum proposing tentative scenarios for discussion.
Meetings: Discussion of the list of draft options and tentative formation of
scenarios.
Review of memorandum and finalization of scenarios; discussion of
types of analysis to be conducted in Task E.
Report to City Council and Planning Commission.
TASK F_ ANALYSIS OF GENERAL PLAN SCENARIOS
The scenarios will be quantified by land use by traffic analysis zone (TAZ)
manually by B-D or will be automated by ESRI, whichever is determined to be
most efficient, as input to the traffic model. A majority of the effort in this
task will be on traffic because analysis requires a process using so many pieces
of information that results cannot be accurately predicted in advance. It is at
this "sketch plan" stage that the major trade-offs among intensity of develop-
ment, traffic Level of Service, and disruption will become apparent.
It is unlikely that a single scenario will generate consensus. The purpose of
this task is not so much to choose a best scenario as to produce information on
the consequences of selection of particular planning options.
Steps:
1. Design land-use pattern for scenarios. (B-D) Quantify land use at
buildout of each scenario. (B-D or ESRI)
2. Design and test traffic networks; estimate costs. (DKS)
Starting from the analysis of the ability of the planned network to meet
project traffic demand as revealed by the model runs for buildout in
Task C, DKS and B-D will design a network suited to each General Plan
scenario. DKS will test the scenarios using two model runs and will
prepare order-of-magnitude estimates of improvement costs as input to
the fiscal analysis by AM&A. Network components that would have
marginally acceptable levels of service or improvements that would be
disruptive, will be noted.
3. Prepare fiscal analysis of alternative scenarios. (AM&A)
The estimating relationships defined in Task B.10 will be used to convert
the land uses in the planning scenarios into estimates of City revenues
and expenditures. The relative net contribution to the City's tax base
from different densities and different relative proportions of residen-
tial growth will be illustrated by comparison among the land-use scenar-
ios. Consideration will also be given to whether the City's future Gann
appropriations limit, as implied by the land uses in the scenario, will
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permit all the forecast revenues to be appropriated. The fiscal conse-
quences of maintaining current development policies will be described.
4. For each scenario the following information will be provided and the
reasons for differences between scenarios will be explained. Projections
to buildout and to 2010 will be prepared, but will not assume regulation
of the timing of development in each sector of the Planning Area unless
phasing is a planning option selected for study. The rate of residential
development in the Planning Area will be governed by Measure N.
- Housing units by type; and population by TAZ;
- Ratio of Redlands jobs to employed residents;
- Major differentiating features such as density, open space,
trafficways, or special uses. (B-D)
5. Compare the consistency of the scenarios with the planning options
(goals) that received strong support in Task D. (B-D)
6. Analyze implementation methods suited to each scenario, with an evalua-
tion of fiscal/economic/social constraints. (B-D, AM&A)
ANALYSIS OF HOUSING ELEMENT OPTIONS
1. Define housing needs, analyze constraints on housing production, and
prepare a housing program for discussion.
Completion: End of month 12
Product Working Paper. Analysis of Alternative Development
Scenarios for Redlands.
Memorandum to Advisory Committee on Housing Issues and Pro-
grams.
Meetings: The three-month period of intensive work on the scenarios by the
consultants provides a opportunity for the Advisory Committee to
turn its attention to Housing Element issues that often receive too
little attention when a Housing Element is revised at the same time
as the more map-oriented Land Use and Circulation elements.
Following completion of the Working Paper, several Advisory
Committee meetings will be necessary to select the policies and
design to be included in the draft General Plan text and map. Be-
fore the consultants are instructed to proceed, it is desirable
that agreement be reached on the major points because redesign of
the plan during or after public hearings is inefficient and cost-
ly.
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TASK F: DRAFT GENERAL PLAN
Advisory Committee decisions following review of the alternative scenarios will
set the content of the Draft General Plan. Inevitably some issues not previ-
ously discussed will arise. These will be presented to the Advisory Committee
for direction.
The form and design of the document will be determined in consultation with
the Staff and Committee. In the following descriptions, elements are described
as in the state Planning Law, but the law allows reorganization that can reduce
the length of the document and the amount of cross-referencing otherwise re-
quired.
The General Plan will be published in three volumes in addition to the existing
Historic and Scenic Preservation Element. The June 1987 Park and Open Space
Plan will remain as a separate document elaborating policies and proposals to
be included in the General Plan.
L General Plan. Includes all adopted policies and maps plus explanatory
material.
H. Housing Element. Repeats Housing Element policies in General Plan
document and includes full analysis required by state Housing Element
Guidelines.
IH. Technical Supplement. Includes Master Environmental Assessment
(MEA), Environmental Impact Report (EIR), Technical Report on Traf-
fic Analysis; Implementation Financing Program.
1. LAND USE ELEMENT. (B-D) The General Plan map, tables and pol-
icies will determine population density and building intensity on a
parcel-specific basis in developed areas. The Element will reflect the
level of specificity of specific plans where they have been adopted. In
the remainder of the planning area, use designations may be more gener-
al. Policies and illustrative material relating to growth management and
urban design will be part of the Land Use Element.
Land-use designations will be compared with existing zoning districts but
may encompass several districts or require implementation by creating
new zoning districts.
2. HISTORIC AND SCENIC PRESERVATION ELEMENT. (B-D) Policies
maintaining consistency between the existing Historic and Scenic Preser-
vation Element and the updated General Plan will be provided. The
General Plan map will designate historic areas to be preserved to the
extent agreement is reached.
3. OPEN SPACE AND CONSERVATION ELEMENT. (B-D) The 1987
Park and Open Space Plan is assumed to be adopted and its policies will
be incorporated in the updated General Plan. However, the new plan
and its implementation financing program may include some proposals
A-9
that are more site specific or differ because of changes from the assumed
distribution or holding capacity used for the 1987 Plan.
4. CIRCULATION ELEMENT.
(DKS, B-D) Traffic-model analysis based
on the Land Use Element and its growth-management policies (incorpo-
rating Measure N) will determine the design of a trafficways system
that establishes a policy for cross-section and projected level of ser-
vice for each arterial street and collector streets. Costs of street
improvements other than costs borne entirely by development of abutting
land will be estimated for inclusion in the Implementation Financing
Plan. Foot trails, horse trails, bicycle paths and lanes, and appropri-
ate uses of former railroad right-of-way will be proposed.
Scenic routes will be mapped and policies incorporated in the Circulation
Element or in the Historic and Scenic Preservation Element, depending
on which location appears most appropriate. (B-D)
Policies for water supply and sewage collection and treatment will be
provided under this heading in accord with state planning law. (B-D)
5. HOUSING ELEMENT. (B-D)
The 1985 Housing Element will be updated to be consistent with the
Land Use Element and with Measure N. The following information will
be added to that contained in the 1985 element
Affordabilitv Analysis. Information on current prices for purchase and
rental of housing, and current income levels will be presented and hous-
ing prices affordable to very-low-, low-, and moderate-income house-
holds will be determined.
Provision of Affordable Hou in The current and projected need for
affordable housing will be quantified and programs to provide needed af-
fordable housing proposed.
Five-Year Housing J!rogram. The discussion of the effectiveness of the
programs in the previous Housing Element will be separated from the
five-year housing programs. Housing policies (objectives) will be pro-
posed, and programs developed to implement those policies. Objectives
will be quantified where possible.
Jobs/Housing Balance. The discussion of employment in the current el-
ement will be expanded and updated. An analysis of jobs/housing bal-
ance, both currently, and at the end of the five-year period, under the
updated General Plan will be added and the relationship among job types,
housing prices, and commuting will be discussed.
A-10
6. SAFETY ELEMENT, (B-D)
B-D will check additional data and policy sources, and interview persons
responsible for safety programs as a basis for updating the Safety Ele-
ment. The environmental hazards mapping by ESRI will provide addi-
tional information.
7. NOISE ELEMENT. (MG, B-D) The current Noise Element does not in-
clude mapped projections of noise impact as required by state law.
Mestre Greve Associates, Consulting Engineers, will map contours for
2010 using available data for Norton Air Force Base, projected aircraft
operations at Redlands Airport, and projected traffic volumes and truck
use on the trafficways system. Policies for mitigation at specific high-
impact locations will be included in the Noise Element.
8. AIR QUALITY ELEMENT. (B-D)
The revised South Coast Air Quality Management Plan, which is expected
to be adopted some time this year, and the SCAG model Air Quality El-
ement, now in preparation, will form the basis for the Redlands Air
Quality Element.
In addition to policies and programs that are part of regional air qual-
ity plans and programs, the Air Quality Element will include measures
particularly appropriate to Redlands. Because the primary source of air
pollution, other than transport from other areas, is vehicle emissions,
the Air Quality Element will include or reference Circulation Element
policies aimed at reducing traffic, including Transportation Systems
Management (TSM) measures. Analysis to be performed for the Envi-
ronmental Assessment for the General Plan, including Caline 4 and
URBEWS 2 computer program analyses of air pollution produced be-
cause of vehicle emissions, will provide the background for developing
air quality maintenance programs.
Completion: End of month 20
Products: Colored Display Map of Draft General Plan, V = 1,000'
Draft General Plan, (black-and-white General Plan map)
Meetings: Presentation of Draft General Plan by Advisory Committee. This
meeting will celebrate completion of the main task, build under-
standing of the Plan's policies, and create interest in the forth-
coming hearings.
Planning Commission and City Council hearing on Plan adoption
and EIR certification.
A-11
TASK G. IMPLEMENTATION AND MAINTENANCE PLAN
The General Plan (Volume 1) will contain policies suitable for adoption. The
Implementation and Maintenance Plan will be consistent with the General Plan,
but will not be adopted, in order to allow flexibility and avoid a need for fre-
quent amending.
1. Implementation Tools (B-D)
Zoning, subdivision, and related ordinances: Evaluation of current regu-
lations, recommendation of priorities for revision, and principal changes
to be considered. (B-D)
2. Capital Improvements (B-D, DKS, AM&A)
In consultation with the Public Works and Community Development
staffs, we will prepare a long-term Capital Improvement Program that
represents an extension of or revision to the existing long-term Capital
Improvement Program, as appropriate. Priorities will be included to the
extent necessary to maintain consistency with General Plan policies or as
they are determined by the City.
3. Implementation Financing Program (AM&A)
A financing program will be prepared by Angus McDonald and Assoc-
iates, based on information provided by other team members.
The first task will be to define responsibility to pay for capital im-
provements. A preliminary judgement will be made about the classes of
capital improvements that are already adequately funded and those that
may require development-related financing techniques.
A dwelling unit equivalent (DUE) schedule will be prepared for each
class of improvements where supplemental financing will, or may, be re-
quired. This DUE schedule will show the relative financial responsibil-
ity of each land-use category, compared to the low-density single-family
residential land-use category and will meet the legal requirements for an
impact fee or a special benefit assessment. Departures from these re-
quirements can be considered in specific cases during General Plan im-
plementation, if a financing alternative that does not have to meet the
requirements of a fee or special benefit assessment is actually selected.
An example of such an alternative would be a Mello-Roos Community
Facilities District.
A financing program for General Plan implementation will be expressed
in two exhibits.
The first exhibit will list the financing requirement for each class of
facilities, and will show the portion of the total requirement that will
come from existing sources, or from an additional development-related
charge. The second exhibit will show an allocation of the development-
related charges to each land-use category. (This allocation will be
based on the DUE schedule.)
A-12
The second exhibit will have two variants. The first will show the cost
of direct "pay-as-you-go" financing, as implied by the use of develop-
ment fees. The second exhibit will include the additional cost for the
issuance of bonded debt, in case some form of "Pay-later" financing
(conventional 1913/1915 assessments, Mello-Roos Community Facilities
District bonds, etc.) is selected during implementation of the General
Plan.
4. Plan Maintenance (B-D)
A procedure for integrating amendments with General Plan (Volume 1)
Schedule for updating data and elements will be determined, including:
data sources to be used; and periodic availability.
Completion: End of month 20
Products: Implementation and Maintenance Plan
(bound as part of Technical Supplement)
Meetings: Presentation and Review by Advisory Committee
Presentation and Review by City Council/Planning Commission
TASK It MASTER ENVIRONMENTAL ASSESSMENT (MEA)
AND ENVIRONMENTAL IMPACT REPORT (EIR)
1. Master Environmental Assessment (MMA)
The MEA will serve as the setting section of the General Plan EIR and
will provide baseline data for subsequent project EIRs in Redlands.
Working Paper No. 1: Existing Conditions and Planning Issues will be a
major source of MEA data. Also included will be information gathered
or originated subsequently for the General Plan update, as well as data
collected for previous EIRs for projects within the planning area, and
information from sources known by the staff and consultants that would
be useful for EIR preparation.
Existing land-use and General Plan land-use data by traffic zone will be
included.
The product will provide a uniform data base for EIR preparation, sav-
ing time, facilitating comparison of EIRs, and allowing rational deter-
mination of the cumulative impacts of projects proposed in the planning
area.
Mapped information will be incorporated without redrawing to a uniform
graphic style. Documents that should be consulted by EIR writers, such
as school needs or flood-problem reports, will be referenced and summa-
rized.
A schedule for updating the MEA based on needed and planned surveys
and studies will be included.
A-13
2. Environmental impact Report (EIR)
A central reason for preparing a General Plan is to avoid unmitigated
adverse environmental impacts. With the MEA, the studies prepared for
the General Plan and the mitigations considered for or incorporated in
the draft General Plan available, preparation of the EIR will be largely
a matter of organizing material in the format required by CEQA guide-
lines. Growth-management and open-space policies currently in place or
proposed, and growth during a 20-year planning period are likely sources
of significant environmental impacts.
Completion: End of month 20
Products: Master Environmental Assessment
and Environmental Impact Report
(bound in Technical Supplement)
Meetings: We recommend no separation between the General Plan and EIR
discussion and hearing processes. EIR comments are normally few
and can be considered at General Plan hearings.
3. Traffic Circulation Technical Report
DKS Associates will prepare a report describing the traffic model and
detailing the assumptions used, including trip-generation factors for
each category of land use. Tables will list existing and projected
traffic volumes, levels of service, and improvements by roadway segment.
Improvement costs estimates will be prepared as input to the Implementa-
tion Financing Program and will be presented in this report in a form
that facilitates updating. The report will be referenced as part of the
traffic section of the EIR.
Completion: End of month 20
Product Traffic Circulation Technical Report
(bound in Technical Supplement)
Meetings: Training sessions for City staff
TASK k ADOPTED GENERAL PLAN AND CERTIFIED EIR
Following General Plan adoption and EIR certification, B-D will revise the text
and maps as necessary and will prepare an addendum to the Draft EIR docu-
ment incorporating comments and responses.
A-14
TASK L Adopted General Plan and Certified EIR
Completion: One month following General Plan adoption.
Products: Responses to Comments on EIR
General Plan
Technical Supplement
General Plan Summary, approximately 10 pages, black-and-white;
number of copies to be determined.
General Plan Maps {computer-generated color); I" - 2,000'
Draft Housing Element
(169-scp.1) A-15
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ATTACHMENT C: 8UDGET 8Y TASK
...................................................................................................
TASKS B•0 DKS ANA ESRI MGA Total
...................................................................................................
A. Refine Work Program $12,000 $1,000 so $5,000 so $18,000
B. Collect and Analyse Data 35,000 17,000 2,500 3,000 57,500
C. Existing Policy Buildout 22,000 22,000 2,500 0 46,500
0. Planning Options 35,000 5,000 1,000 Subject 0 41,000
E. Scenarios/Concepts 53,000 20,000 2,000 to 0 75,000
F. Draft Plan 66,765 22,686 1,000 Allocation 5,000 95,451
G. MEA/EIR 22,000 1,000 1,000 500 24,500
H. Implementation Plan 10,000 1,000 10,000 0 21,000
I. Aclopted Plan 6,000 1,000 0 0 7,000
Total Cost by Firm $261,765 590,686 $20,000 $36,821 $8,500 $417,772
This budget includes the following public meeting attendance:
John Slayney at up to 22 meetings
John Dowden at up to 8 meetings
Angus McDonald at up to 2 meetings
Paul H. DunhoLter at up to 2 meetings
390bws.Lotus4c)8Layney-Dyett 04-Apr-88 C-1
ATTACHMENT a. BILLING RATES
Future rate adjustments as listed will not affect the maximum fees in Attach-
ment C for base services prescribed in Attachment A.
Blayney-Dyett, Urban and Regional Planners
Principal (Blayney; Dyett) $90.00
Planner 45.00
Designer 45.00
Research Associate 27.50
Drafter 27.50
Word Processor 25.00
Direct charges include: maps, graphics, reproduction, long-distance telephone,
travel and subsistence, additional insurance or licenses required for specific
assignments, delivery, and similar charges.
Subcontractors' personnel and direct costs are charged at their cost to Blayney-
Dyett.
Travel time is not charged when an individual's billable time for a client ex-
ceeds eight hours in one day.
Rates are subject to adjustment July I each year.
Angus McDonald Associates
McDonald $95.00
McCormick 60.00
Somerville 45.00
Word Processor 30.00
Expenses: Copying, telephone, travel, plus 5 percent administrative cost.
Rates are subject to adjustment.
Mestre Greve Associates
Registered Engineers $70.00
Engineering Staff 45.00
Direct Costs
Rates are subject to adjustment.
DKS Associates
(see following page)
(169-atb.1) D-1
DKSAssoclates
FEE SCHEDULE
Engineers and Planners Hourly Rate
1 $35
2 40
3 45
4 50
5 55
6 60
7 65
8 70
9 75
10 80
11 85
12 90
13 95
14 100
15 105
Technicians and Supoort Staff
A $20
B 25
C 30
D 35
E 40
F 45
G 50
Project expenses will be billed at cost plus 10 percent for service and handling.
Project expenses include project related costs such as transportation, subsistence,
reproduction, postage, telephone, computer charges and subcontractor services.
All invoices are due and payable within 30 days of date of invoice. Invoices
outstanding over 30 days will be assessed a 2-1/2 percent service charge, not to
exceed the maximum allowable by law, for each 30 days outstanding beyond the
initial payment period. Service charges are not included in any agreement for
maximum charges.
These rates are effective June 2, 1987 and will be revised no later than June 1,
1998.
Expert witness charges are available upon request.
D-2