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HomeMy WebLinkAboutContracts & Agreements_27-2006AGREEMENT FOR THE PROVISION OF PROFESSIONAL ENVIRONMENTAL CONSULTING SERVICES This agreement for the provision of environmental consulting services (this "Agreement") is made and entered into this 9th day of March, 2006, by and between the City of Redlands, a municipal corporation (hereafter "City") and RBF Consulting, a California Corporation (hereafter "Consultant"), who are sometimes referred to herein individually as a "Party" and together as the "Parties " In consideration of the mutual promises contained herein, City and Consultant hereby agree as follows ARTICLE 1 - ENGAGEMENT OF CONSULTANT 1 1 Engagement of Consultant City hereby retains Consultant to perform professional environmental consulting services (the "Services") associated with City's environmental review of the proposed Redlands Mall Redevelopment project (the "Project") as set forth in the Scope of Work which is attached hereto as Exhibit "A" and incorporated herein by this reference, and upon the terms and conditions described herein Consultant's Services shall include, but not be limited to, if necessary, the preparation of a Project Description, Initial Study, Negative Declaration or Mitigated Negative Declaration, Notice of Preparation, Draft Environmental Impact Report, Response to Comments, Notice of Completion, Mitigation Monitoring and Reporting Program, Statement of Facts and Findings, Statement of Overriding Considerations, associated supporting technical documents and a Notice of Determination all in accordance with Exhibit "A " Consultant shall determine the method, details and means of performing the Services, and Consultant shall perform the Services to the best of its ability and with the skill, expertise and level of competency presently maintained by other practicing professionals providing similar services in the industry Consultant shall prepare all environmental documents required for the Project by this Agreement in conformance with the California Environmental Quality Act ("CEQA") and the State and City's CEQA guidelines ARTICLE 2 - COMPENSATION 2 1 Compensation As compensation for its performance of the Services, City shall pay to Consultant an amount not to exceed Two Hundred Eighty Thousand, Four Hundred Ninety -Nine dollars ($280,499 00) in accordance with the hourly rates and estimates of expenses contained in Exhibit "B" and "C" Payment to Consultant shall be made monthly, upon City's receipt of an itemized invoice describing the items for which payment is requested Invoices shall document the status of the Services associated with the fees billed, and are due and payable within thirty (30) days of the date they are received by City DJM\Agreeinents\RBF Consulting 3/1/06 1 ARTICLE 3 - INSURANCE AND INDEMNIFICATION 3 1 Consultant's Insurance - General Requirements All insurance required by this Agreement shall be maintained by Consultant for the term of this Agreement Except for Workers' Compensation and employer's liability insurance, City shall be named as an additional insured for policies and such insurance shall be primary with respect to City and non-contributing to any insurance or self-insurance maintained by City The insurance policies shall include provisions prohibiting cancellation of the policies except upon thirty (30) days prior written notice to City except for nonpayment of premiums for which such notice shall be ten (10) days Consultant shall provide City with Certificates of Insurance and endorsements evidencing such insurance prior to commencement of the Services 3 2 Workers' Compensation and Employer's Liability. A Consultant shall secure and maintain Workers' Compensation and Employer's Liability insurance throughout the term of this Agreement in an amount which meets statutory requirements with an insurance carrier acceptable to City B. Consultant expressly waives (as mutually negotiated by the Parties) all rights to subrogation against City, its officials, officers and employees, for any losses arising from the Services performed by Consultant for City by expressly waiving Consultant's immunity for injuries to Consultant's employees, and Consultant agrees that the obligation to indemnify, defend and hold harmless provided for in this Agreement extends to any claim brought by or on behalf of any employee of Consultant. This subsection shall not apply to any losses resulting from the sole negligence of City, its officials, employees or agents To the extent any of the losses referenced herein were caused by, or resulted from, the concurrent negligence of City, its officials, employees or agents, the obligations provided herein to indemnify, defend and hold harmless are valid and enforceable only to the extent of the negligence of Consultant, its officials, employees or agents 3 3 Comprehensive General Liability Insurance. Consultant shall secure and maintain in force throughout the term of this Agreement comprehensive general liability insurance with carriers acceptable to City Minimum coverage of one million dollars ($1,000,000) per occurrence and two million dollars ($2,000,000) aggregate for public liability, property damage and personal injury is required 3 4 Business Auto Liability Insurance Consultant shall have business auto liability coverage, with minimum limits of one million ($1,000,000) per occurrence, combined single limit for bodily injury liability and property damage liability This coverage shall include all Consultant owned vehicles used to perform the Services, hired and non -owned vehicles, and employee non- ownership vehicles 3 5 Assignment and Insurance Requirements Except for those subcontractors identified in Exhibit "A," Consultant is expressly prohibited or assigning or subcontracting any of the Services DJM\Agreements\RAF Consulting 311/06 2 to be performed under this Agreement without the prior written consent of City In the event of mutual agreement by the Parties to assign or subcontract a portion of the Services, Consultant shall add such assignee or subcontractor as an additional insured to the insurance policies required hereby and provide City with the insurance endorsements prior to any services being performed by assignee or subcontractor Assignment does not include printing or other customary reimbursable expenses that may be provided for in this Agreement ARTICLE 4 - SCHEDULE, TERMINATION AND MISCELLANEOUS PROVISIONS 4 1 Schedule for Completion The schedule for completion contained in Exhibit "D" illustrates a time frame for document preparation that has been established by Consultant City and Consultant recognize that delays could occur for reasons outside the control of Consultant If this situation occurs, an extension of the due date for completion may be permitted by City 4 2 Suspension Consultant acknowledges that the developer of the Project is obligated to fund the costs incurred by City under this Agreement and to cooperate with City by providing information relating to the Project, and that the developer is required to make periodic advance payments to City in connection with this Agreement If the developer of the Project fails to make any required payment to City, or if the developer fails to cooperate with City by failing to provide City with information or data relating to the Project, Consultant acknowledges that City shall have the right to require Consultant to suspend or cease work under this Agreement without liability to Consultant. However, City agrees not to authorize Consultant's services in advance of the funding received from the developer 4 3 Termination City may terminate this Agreement at any time, without cause, by prior written notice to Consultant Upon such termination, Consultant shall deliver to City all documents, reports, materials and work of any nature pertaining to the Services to be performed under this Agreement that are in the possession of Consultant or under its control In such event, Consultant shall be paid for the Services performed to the date of termination based on time and reimbursable billings The total sum paid to Consultant in the event of termination of this Agreement shall not exceed the sum set forth in Section 2 1 hereof 4 4 Hold Harmless and Indemnification A Consultant shall indemnify, hold harmless and defend City and its officials, employees and agents from and against any and all claims causes of action, losses and liability, including reasonable attorneys' fees, arising from injury or death to persons or damage to property occasioned by any negligent or intentional wrongful act or omission of Consultant, its officers, employees and agents in performing the Services required by this Agreement B City shall indemnify, hold harmless and defend Consultant and its officials, employees and agents from and against any and all claims causes of action, losses and liability, including reasonable attorneys' fees, arising from injury or death to persons or damage to property DJM1Agreement, RBF Consulting 3/1106 3 occasioned by any act or omission of City, its officers, employees and agents in performing the Services required by this Agreement 4 5 Independent Contractor. This Agreement is for the performance of professional services to City and does not make the employees of Consultant employees of City for the purpose of payroll deductions, unemployment insurance or any other benefits Consultant shall at all times during the term of this Agreement retain the status of an independent contractor 4 6 Notices All notices, including bills and payments, shall be in writing and may be given by personal delivery or by mail Notices sent by mail shall be addressed as follows. City Consultant Jeff Shaw Community Development Director City of Redlands PO Box 3005 Redlands, CA 92373 Wayne Peterson RBF Consulting 14725 Alton Parkway Irvine, CA 92618-2027 When so addressed, notices shall be deemed served upon deposit in the United States Mail, postage prepaid, in all other instances, notices shall be deemed given at the time of actual delivery Changes may be made to the addresses of the persons to whom notices are to be given by giving notice pursuant to this section 4 7 Nondiscrimination. During the performance of this Agreement, Consultant shall not discriminate on the grounds of race, color, national origin, sex, sexual orientation or disability, or any condition related thereto in the selection and retention of employees and sub -consultants and the procurement of materials and equipment 4 8 Ownership of Documents The reports, drawing, maps and other contract documents ("Documents") prepared under this Agreement by Consultant shall be and remain the property of City upon compensation of Consultant for its Services Use of Documents by City for project(s) not the subject of this Agreement shall be at City's sole risk without legal liability or exposure to Consultant 4 9 Attorneys' Fees. In the event any action is commenced to enforce or interpret the terms or conditions of this Agreement the prevailing party shall, in addition to any costs and other relief, be entitled to the recovery of its reasonable attorneys' fees, including fees for in-house counsel at rates prevailing in San Bernardino County 4 10 Entire Agreement This Agreement supersedes any and all other agreements, either verbal or in writing, between the parties hereto with respect to the matters contained herein Each party to this Agreement acknowledges and agrees that no representation, inducements, promises or DJh AgreentemslRl3F Consulting 311/06 4 agreements, verbal or otherwise, have been made by any party, or anyone acting on behalf of any party, which are not embodied herein, and that no other agreement, stipulation or promise not contained in this Agreement shall be valid or binding on either party 4 11 Books and Records Consultant shall maintain books and accounts of all project related costs and all expenses Books shall be available at all reasonable times for examination by City at the office of Consultant. 4 12 Governing Law This Agreement shall be governed by and construed in accordance with the laws of the State of California 4 13 No Third Parties Beneficiaries. This Agreement shall not be deemed to confer any rights upon any third parties as beneficiaries of this Agreement (including, but not limited to, the developer of the Project), nor obligate either of the Parties to this Agreement to any person or entity not a Party to this Agreement CITY OF REDLANDS Attest Lorrie oyzer, City RBF CONSULTING Gary Armsong / Senior V e -President DJM\Agroernents1RBF Consulting 3/1/06 Dated March 9, 2006 Dated -� — — a, 5 EXHIBIT "A" Redlands Mall Redevelopment Project Proposal I. WORK PROGRAM PART 1- PROJECT IMPLEMENTATION RECOMMENDATIONS The following scope of work responds to the City of Redlands' Request for a process for implementing the Redlands Mall revitalization project based on processing the entitlement under the City's existing C-3 District land use and development standards. In this approach the RBF Team would work with City Staff and the project owner to identify any Zoning Code issues with respect to the proposed project and provide specific recommendations for how those issues might be addressed and resolved in order to implement the City's and property owner's vision for the project PHASE I: UNDERSTANDING THE REDLANDS TOWN CENTER PROJECT AREA RBF understands the desire of the City and property owner to implement an extensive revitalization and enhancement of the Redlands Mall project area. The intent of this first phase is for the project team to develop a thorough understanding of the proposed project and its surrounding context. TASK 1.1 FINALIZE SCOPE OF WORK AND SCHEDULE Prior to embarking on the proposed work effort, the RBF Team believes it is essential to work in collaboration with City of Redlands Staff refine the Scope of Work to more accurately reflect the needs of the project To accomplish this, the RBF Team will meet with City Staff to review the Scope of Work and tailor it to ensure a successful project Tentative dates for deliverables and formal meetings may also be determined at this meeting TASK 1 2 KICK-OFF MEETING AND SITE TOUR The RBF Team will attend a kick-off meeting with key City Staff to review the project schedule, deliverables, and meetings and further identify Staff concerns and expectations Additionally, the kick-off meeting will detail project responsibility of the RBF Team, City Staff, and the other communications protocol necessary to ensure effective management of the project. A walking tour of the project site will be conducted at this time Prior to the meeting, the RBF Team will forward a list of requested background information and materials PHASE H: IDENTIFYING AND RESOLVING ISSUES Without the preparation and adoption of a discretionary implementation instrument (e g , a specific plan) it may be necessary, although not necessarily desirable, to support the use of variances (or similar measures) that recognize the unique elements of a mixed-use project This 1-1 City of Redlands Redlands Mall Redevelopment Project Proposal Phase of the scope of work will provide the necessary tasks to identify issues related to implementing the proposed project under the City's existing C-3 District land use and development regulations as well as other City standards for parking, landscaping, lighting, signs, etc. The result of this phase of the work program will be specific recommendations for how issues related to implementation of the proposed project might be addressed and resolved in order to satisfy the City's and property owner's vision for the project. TASK 2.1 IDENTIFY ISSUES The RBF Team will thoroughly review the architectural and site plans submitted by the applicant These plans will be compared against existing land use and development regulations of the City and any deviations or issues will be noted A brief "issues report" will be prepared by the RBF Team and presented to City Staff for review and comment The report will be revised based on discussions with Staff TASK 2 2 RECOMMENDATIONS Based on the issues identified in the "issues report", the RBF Team will prepare a series of viable recommendations regarding how to best achieve implementation of the proposed project under the City's existing zoning regulations and/or modifications to existing regulations The RBF Team will also consider the creation of new regulations (e g , new development standards for mixed-use projects, including more flexible standards for development intensity/density, site planning, parking, etc) that may be necessary to successfully implement the proposed project The result of this task will be a "recommendations report", which addresses all of the issues effecting implementation of the project Alternative approaches to specific issues will be presented where appropriate TASK 2,3 NEW ORDINANCE LANGUAGE (OPTIONAL) Based the recommendations identified in Task 2.2, the RBF Team will prepare new ordinance language to help facilitate a mixed-use project on the subject site as well as other areas of the City, if appropriate. Since it is not known at this time precisely what level of effort is required for this task, up to 40 hours of consultant time are included in this optional task to prepare and revise new ordinance language PHASE III: MEETINGS AND PROJECT COORDINATION This phase of the project contains all of the necessary meetings, workshops, hearings, and coordination to guarantee the successful completion of the project TASK 3.1 COMMUNITY WORKSHOP #1 RBF will conduct an initial Community Workshop The intent of this workshop will be to engage the community in the process early to ensure that project expectations and ultimate decisions are based upon community input and participation Providing this opportunity early in the process will ensure stakeholders are given the opportunity to voice their visions, values, ideas 1-2 City of Redlands Redlands Mall Redevelopment Project Proposal and concerns. During Workshop #1, RBF will provide an overview of the project goals, including an overview of the scope of the project It is assumed City Staff: will be responsible for meeting coordination, invitations, and notifications TASK 3.2 COMMUNITY WORKSHOP #2 The RBF Team will conduct a second community workshop intended to provide an opportunity for the public to review the consultant recommendations for implementing the proposed project with potential project mitigations. RBF will present the draft conditions of development and new ordinance language, if appropriate. It is assumed City Staff will be responsible for meeting coordination, invitations, and notifications TASK 33 MEETING ATTENDANCE During the course of the project, RBF's project manager will attend up to four meetings with City Staff (in addition to the kick off meeting) Additionally, RBF's project manager will attend one public hearing with the Planning Commission and one City Council hearing to present the findings and recommendations of the project report and any new ordinance language that may be proposed TASK 3 4 PROJECT COORDINATION Ongoing project coordination between the RBF Team and City of Redlands' Staff is important to the success of project. To this end, time is budgeted for the primary purpose of maintaining close communications with City Staff and for coordinating efforts of the RBF Team. PART 2 - ENVIRONMENTAL IMPACT REPORT ENVIRONMENTAL IMPACT REPORT SCOPE OF WORK This Scope of Work has identified the issues to be reviewed in the EIR Each of the issues is approached thoroughly in order to fully assess all potential impacts, establish thresholds of significance, and identify mitigation measures The Draft EIR, Final EIR 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 State EIR Guidelines (California Administrative Code Section 15000), the City of Redlands Environmental Guidelines, and the regulations requirements and procedures of any other responsible Public Agency with jurisdiction by law RBF will, throughout the document, and where appropriate, relate the proposed project to the general trends in Redlands and the surrounding area RBF has developed a work program based on six general tasks Project Scoping, Administrative Draft EIR, Draft EIR, Final EIR, Meetings and Hearings, and Project Management and Coordination. 1-3 City of Redlands Redlands Mall Redevelopment Project Proposal APPROACH The EIR shall be prepared and processed in accordance with Section 15161 of the CEQA Guidelines and RBF will ensure 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 Environmental Team will be led by Ms. Collette L. Morse, AICP, who will provide regular and consistent communications and updates to the City of Redlands and Hopkins Development Company on the progression of the work program. The scale and geographical location of the project require consideration of environmental, planning and design criteria Careful consideration is necessary for on-site resources and compatibility of the projects with the surrounding community The project initiation will involve a detailed scoping process including a review of issues, constraints and project opportunities RBF will embark on an agency consultation process which will also include a public scoping session, that is intended to ascertain key community concerns and inform the public as to the purpose of the CEQA review and determination process The Initial Study will be circulated with the Notice of Preparation for 30 -day review Comments received during the review period will be evaluated as part of preparation of the Draft EIR WORK PROGRAM Assumptions 1 RBF will comply with Item 2, Notices and Mailings, on page 7 of the Request for Proposal 2 Hopkins Development Company shall provided RBF with the following technical studies' 1) Phase I Environmental Site Assessment, and 2) Preliminary Geotechnical Engineering Evaluation. TASK 1 0 INITIAL PROJECT SCOPING Task 1.1 Finalize Scope of Work Prior to signing a final contract, the RBF Team would like to meet with City Staff to make final revisions to the scope of work, work out specific details and ensure that City goals are being met and resources being used most effectively Task 1.2 Project Kick -Off Meetung and Project Characteristics The EIR work effort will begin with a kick-off meeting, the purpose of which is to define the parameters of the analysis, scheduling and understanding of the project A critical initial step will be to accurately define the project characteristics Based upon project information and supporting data such as design plans, streetscape improvements, development standards, and all other project details, RBF will draft the project description/characteristics for review and approval by City Staff and Hopkins Development Company 1-4 City of Redlands Redlands Mall Redevelopment Project Proposal Task 1.3 Research and Investigation RBF will obtain and review available data for the project area as well as policy documentation from the City of Redlands, County of San Bernardino, 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 the City of Redlands, Hopkins Development Company, and other nearby jurisdictions, will become part of the foundation of the EIR and will be reviewed and incorporated into the analysis, as deemed appropriate Task 1.4 Field Reconnaissance As a part of the early scoping for the project, the RBF Team will conduct a field study of the site, review existing land use and environmental conditions and conduct a detailed photographic recording of on-site and surrounding uses. Task 1.5 Agency Consultation As indicated in Section 15083 of the CEQA Guidelines, many public agencies have found that early consultation solves many potential conflicts that could arise in more serious forms later in the review process Although the Notice of Preparation and Public Scoping session meeting will provide that opportunity, RBF will conduct additional discussions with local, State and Federal agencies that will assist in the early stages of the analysis and issue delineation. This scoping can be an effective way to bring together and resolve the concerns of affected Federal, State and local agencies as well as the local community At this time, RBF has not identified any approvals associated with the proposed project that would require early consultation Thus, this task has been limited to 4 hours. Task 1.6 Preparation of the Initial Study RBF will prepare the Initial Study for the proposed project The Initial Study will contain a description of the project, the project location, and a description of the environmental setting for the site. The main body of the document will consist of a City -approved environmental checklist and an accompanying environmental analysis The proposed project will be analyzed for 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 regarding impacts upon biological resources, long-term versus short-term goals, cumulative impacts, and direct and indirect impacts upon human beings. Task 1.7 Notice of Preparation RBF will prepare 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. Comments received in response to the NOP will be evaluated during the preparation of the EIR. 1-5 City of Redlands Redlands Mail Redevelopment Project Proposal Task 1.8 Scoping Meeting A public scoping meeting, which can also involve Federal, State or other local agencies, will be set up as a brief project overview presentation, so that the community can gain an understanding of the proposed project and make comments based upon accurate knowledge of the proposed project. The Scoping Meeting will emphasize the review process and will be presented so that the community can gain a greater understanding of the proposed project, as well as the intent and requirements of CEQA. RBF will prepare handouts and up to two presentation -size graphics to supplement the discussion and attend the meeting to answer questions or supplement the City's presentation 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 verbal comments, will become a part of the administrative record TASK 2.0 PREPARATION OF ADMINISTRATIVE DRAFT EIR Task 2.1 Executive Summary The Executive Summary will provide a project summary, an overview of project impacts, mitigation measures, and levels of significance after mitigation, and as summary of project alternatives The Environmental Summary (impacts, mitigation measures and levels of significance after mitigation) will be presented in a columnar format Task 2 2 Introduction and Purpose The Introduction will cite the provisions of CEQA, CEQA Guidelines, and the City of Redlands CEQA Implementation procedures to 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 1-6 City of Redlands Redlands Mall Redevelopment Project Proposal Task 2.3 Project Description The Project Description section of the LIR will detail the project location, discretionary actions, characteristics, goals and objectives, phasing, agreements, and permits and approvals that are required based on available information This section will include a summary of the local environmental setting for the project Exhibits depicting the regional and site vicinity will be included in this section Task 2.4 Cumulative Projects To Be Considered In accordance with Section 15130 of the CEQA Guidelines, this section provides a listing of cumulative projects and actions under consideration for the analysis As stated in Task 2 7, Cumulative Impacts, the likelihood of occurrence and level of severity will be studied The purpose of this 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 the jurisdiction of Redlands 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, as described in Task 2 7 Task 2 5 Environmental Analysis The Environmental Analysis section of the EIR 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 available data, results from additional research, and an assessment of existing technical data The Environmental Analysis section of the EIR will discuss the existing conditions for each environmental issue area and 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 following environmental issue areas have been identified for review in the EIR. o Land Use, o Aesthetics, Light, and Glare, o Traffic and Parking, o Air Quality, o Noise, o Geology and Soils, o Hydrology, Drainage, and Water Quality, o Hazardous Materials/Risk of Upset, o Public Services and Utilities, and 1-7 City of Redlands Redlands Mall Redevelopment Project Proposal o Cultural Resources We do not believe it will be necessary for the EIR to address the topics of agricultural resources, biological resources, or mineral resources given that the project site is currently developed A. Land Use This section of the EIR will evaluate the appropriateness of the proposed project in consideration of on-site and surrounding land uses and will analyze the relationship of the proposed project to all applicable planning policies These policies will be identified from the General Plan, Zoning Code, and other City standards The regional planning review will include consistency with the SCAG Regional Comprehensive Plan and Guide policies. Existing land uses in the project area will be identified. The EIR will evaluate the proposed project with regard to compatibility of existing and proposed land uses The EIR will identify and analyze the consistencies and potential inconsistencies of the proposed project with on-site and surrounding uses. The density of uses proposed on-site and impacts to nearby uses will be studied, as well as potential project and cumulative impacts to nearby sensitive uses The interface of proposed commercial areas with existing and future residential areas will be studied. Mitigation measures will be identified to reduce the significance of potential impacts. B. Aesthetics, Light, and Glare The issue of aesthetics is in some ways a subjective consideration What is visually offensive to some may not be of great concern to others. Nevertheless, the issue does require review and is based upon the criteria set forth in Appendix G of the CEQA Guidelines The evaluation for the proposed project will be based upon a review of available City documents, on-site reconnaissance and information provided by Hopkins Development Company The EIR will characterize the existing aesthetic environment and visual resources, including a discussion of views from surrounding areas to the sites, particularly from the adjacent uses Project construction impacts will be addressed based on changing on-site aesthetics visible from surrounding roadways and locations. The EIR will evaluate available architectural and design standards from adopted City documents that would be applicable to the proposed project. Color site photographs will be provided which will show on-site and surrounding views. This section will analyze potential view impairments (if any) to adjacent uses as a result of project implementation The compatibility of the project's architectural features, height and building materials with the on-site uses and the surrounding area will be reviewed. The EIR will also address potentially significant impacts generated by the introduction of light and glare associated with the development of the project. The analysis will include a light and glare impact discussion on neighboring sensitive uses from streetlights, vehicle headlights, building lights, etc The EIR will review and incorporate existing City policies and guidelines regarding light and glare for inclusion within the EIR. The EIR will recommend mitigation 1-8 City of Redlands Redlands Mall Redevelopment Project Proposal measures to reduce potential aesthetic and light and glare impacts to the maximum extent possible C. Traffic and Parking RBF will prepare a traffic impact analysis to support environmental documentation of the proposed Redlands Village Town Center project in the City of Redlands. The proposed project includes redevelopment of the 10 -acre Redlands Mall site into a mixed-use commercial and residential project The proposed project land uses consist of approximately 226 dwelling units and approximately 191,650 square feet of retail land uses. Redevelopment of the existing Redlands Mall includes demolition and reconstruction of existing buildings on-site with the exception of the Gottschalk's store The proposed project includes an extension of State Street westerly through the project site prior to transitioning northerly to align with 3rd Street The analysis will evaluate traffic impacts associated with the proposed project based on City of Redlands, Caltrans, and San Bernardino Congestion Management Program (CMP) performance criteria Mitigation measures will be recommended for project -generated traffic impacts in accordance with agency thresholds of significance This scope of work has been prepared based on discussions with City of Redlands and SANBAG Staff The analysis will be prepared in accordance with the Guidelines for CMP Traffic Impact Analysts Reports in San Bernardino County (Congestion Management Program for San Bernardino County, San Bernardino Associated Governments, November 2, 2005) Study Conditions The traffic analysis will use current traffic volumes to determine existing traffic conditions. The analysis will identify traffic impacts under the following scenarios O Existing Conditions; O Forecast Opening Year Without Project Conditions, O Forecast Opening Year With Project Conditions; O Forecast Year 2030 Without Project Conditions, and O Forecast Year 2030 Buildout With Project Conditions Forecast year 2030 without project conditions will assume land use assumptions established by SANBAG for the project area Study Area As part of the analysis, RBF will collect peak period turning movement count data at the following 23 study intersections prior to commencement of demolition of existing land uses at the project site 1 Texas Street/Redlands Boulevard, 2 Center Street/Brookside Avenue, 1-9 City of Redlands Redlands Mall Redevelopment Project Proposal 3. Eastbound I-10 Off-ramp/Eureka Street, 4. Eureka Street/Stuart Avenue, 5 Eureka Street/Oriental Avenue; 6 Eureka Street/Redlands Boulevard; 7 Eureka Street/State Street, 8 Eureka Street/Brookside Avenue, 9 3rd Street/Redlands Boulevard, 10 4th Street/Brookside Avenue; 11 Orange Street (SR-38)/Colton Avenue, 12. Orange Street (SR-38)/Pearl Avenue, 13 Orange Street/Stuart Avenue, 14 Orange Street/Shoppers Lane, 15. Orange Street/Redlands Boulevard, 16. Orange Street/State Street, 17. Orange Street/Citrus Avenue, 18. Cajon Street/Olive Avenue, 19. Westbound I-10 Off-ramp/6th Street; 20 Eastbound I-10 On-ramp/6t.h Street; 21 6th Street/Redlands Boulevard; 22 6th Street/Citrus Avenue; and 23 Redlands Boulevard/Citrus Avenue. Peak period intersection movement count data will be collected during the following peak periods. O Typical weekday (Tuesday, Wednesday, or Thursday) AM peak period (7 00 AM to 9.00 AM), O Typical weekday (Tuesday, Wednesday, or Thursday) PM peak period (4.00 PM to 6 00 PM), O Typical weekend -day (Saturday) mid-day peak period (12.00 PM to 2 00 PM), and O Typical weekend -day (Saturday) PM peak period (4:00 PM to 6.00 PM) The precise weekend peak demand periods will be identified based on the 24-hour machine traffic counts, which breakdown traffic volumes by direct of travel every 15 minutes of every hour It is worth noting the study area cannot be finalized until receipt of Southern California Association of Governments (SCAG) traffic model run data identifying the project trip distribution; the number of study intersections identified above is based on engineering judgment and estimation of intersections likely triggered for analysis by the SCAG traffic model runs In accordance with SANBAG CMP guidelines the intersection count data will include vehicle classification information The traffic volumes will be adjusted to take into account trucks and multiple axle vehicles in the traffic volumes Passenger Car Equivalent (PCE) factors provided by SANBAG will be utilized in the adjustment of existing traffic volumes. 1-10 City of Redlands Redlands Mall Redevelopment Project Proposal The analysis study area will include up to 20 study roadway segments The precise study roadway segments will be identified based on discussions with City Staff, and will not include vehicle classification information If additional traffic counts are required beyond the number assumed in this scope of work, the counts could be accommodated for a fee in addition to the fee associated with this scope of work. Proposed Project Trip Generation The traffic analysis will identify the number of daily and peak hour trips forecast to be generated by the proposed project, using trip generation rates contained in Tnp Generation (Institute of Transportation Engineers, 7? Edition, 2003) or other source as directed by the City Based on the preliminary project land use information, the proposed project is forecast to generate approximately 9,748 daily trips which includes approximately 314 AM peak hour trips and 859 PM peak hour trips. Assumptions regarding project trip generation, including potential pass -by discounts and on-site trip capture reductions will be reviewed and approved by City Staff prior to inclusion in the analysts Proposed Project Trip Distribution and Assignment RBF will work with City of Redlands and SANBAG Staff to generate the following East Valley select zone model runs O Current zoning at project site; O Proposed residential component at project site, and O Proposed commercial component at project site. The near-term trip distribution and assignment will be based on the two proposed project select zone runs. The forecast year 2030 trip distribution and assignment will be based on the three select zone model runs, incorporating both the existing and proposed zoning at the project site. RBF will refine the trip distribution data derived from the select zone runs based on discussions with City and SANBAG Staff The project trip distribution and assignment will be reviewed and approved by City and SANBAG Staff prior to inclusion in the analysis. Forecast Opening Year Traffic Volumes Forecast future opening year traffic conditions will be based on either specific cumulative projects traffic data supplied by the City, and/or by applying an annual traffic growth rate provided by the City to adjust existing traffic volumes to the designated future horizon year This scope assumes RBF will derive trip distribution and assignment at up to ten cumulative projects identified by City Staff. Forecast opening year with project volumes will be derived by adding the forecast project trip assignment to the forecast opening year without project volumes 1-11 City of Redlands Redlands Mall Redevelopment Project Proposal Forecast Year 2030 Traffic Volumes RBF will work with City and regional modeling Staff to generate East Valley traffic model run data for forecast year 2025 without project conditions. Since the East Valley traffic model does not generate peak hour intersection movement data at the study intersections, RBF will post - process the East Valley year 2025 mid -block peak period traffic volumes to derive AM and PM peak hour turning movement counts at up to 20 study intersections for forecast year 2030 without project conditions. The post -process derivation of the study intersection movement volumes will be in accordance with East Valley -established criteria correlated to existing intersection approach traffic volumes, including pro -ration of incremental traffic growth to derive forecast year 2030 volumes from East Valley provided year 2025 volumes Forecast year 2030 with project volumes will be derived by adding the forecast net project trip assignment to the forecast year 2030 without project volumes Level of Service The analysis will assess the forecast traffic impacts of the proposed project at the study intersections during the weekday AM peak hour and PM peak hour and during the weekend mid-day peak hour and PM peak hour conditions. The analysis will document existing operation of the study intersections, and determine project opening year and year 2030 operation of the study intersections both with and without buildout of the proposed project to identify project - related traffic impacts using the Highway Capacity Manual (HCM) analysis methodology for signalized and unsignalized study intersections If the analysis shows traffic associated with the proposed project will significantly impact a study intersection based on agency thresholds of significance, mitigation measures will be recommended in accordance with agency performance criteria The analysis will also document forecast operating conditions after application of the recommended mitigation measures. San Bernardino County Congestion Management Program The purpose of the San Bernardino County Congestion Management Program (CMP) is to develop a coordinated approach to managing and decreasing traffic congestion by linking the various transportation, land use and air quality planning programs throughout the County The program is consistent with that of the Southern California Association of Governments (SCAG) The CMP requires review of significant individual projects, which might on their own impact the CMP transportation system According to the CMP (San Bernardino Associated Governments, November 2, 2005), those proposed projects, which meet the following criteria shall be evaluated 0 Key CMP intersections and roadway segments where the proposed project will add 80 or more trips during either the AM or PM weekday peak hours (of adjacent street traffic), and 1-12 City of Redlands Redlands Mall Redevelopment Project Proposal 4 Mainline freeway monitoring locations where the project will add 100 or more trips, in either direction, during either the AM or PM weekday peak hours This scope of work assumes the CMP analysis study area will include the following five CMP intersections to satisfy the San Bernardino CMP 1. Orange Street (SR-38)/Colton Avenue, 2. Orange Street (SR-38)/Pearl Avenue, 3 Orange Street/Redlands Boulevard, 4 Orange Street/Citrus Avenue, and 5 Redlands Boulevard/Citrus Avenue This scope of work assumes the CMP analysis study area will include the following 13 CMP roadway segments to satisfy the San Bernardino CMP. 1 Orange Street (SR -38) between Lugonia Avenue and Colton Avenue; 2 Orange Street (SR -38) between Colton Avenue and Pearl Avenue; 3 Orange Street between Pearl Avenue and Stuart Avenue, 4. Orange Street between Stuart Avenue and Redlands Boulevard, 5. Orange Street between Redlands Boulevard and Citrus Avenue, 6. Redlands Boulevard between Texas Street and Eureka Street, 7. Redlands Boulevard between Eureka Street and Orange Street, 8. Redlands Boulevard between Orange Street and Citrus Avenue, 9 Redlands Boulevard between Citrus Avenue and Cypress Avenue, 10 Brookside Avenue between Center Street and Eureka Street, 11 Brookside Avenue between Eureka Street and Orange Street; 12 Citrus Avenue between Orange Street and Redlands Boulevard; and 13 Citrus Avenue between Redlands Boulevard and University Street This scope of work assumes the CMP analysis study area will include the following five CMP freeway segments to satisfy the San Bernardino CMP 1. SR -30 between I-10 and San Bernardino Avenue, 2. I-10 freeway between California Street and SR -30, 3 I-10 freeway between SR -30 and Orange Street, 4 1-10 freeway between Orange Street and 6th Street, and 5 1-10 freeway between 6th Street and University Street The CMP analysis will document existing operation of the study intersections, and determine future opening year and year 2030 operation of the study facilities both with and without the proposed project to identify project -related traffic impacts using the Highway Capacity Manual analysis methodology during the weekday study periods If the CMP analysis shows the proposed project will significantly impact a CMP study facility based on San Bernardino County CMP thresholds of significance, mitigation measures will be recommended in accordance with San Bernardino County CMP performance criteria 1-13 City of Redlands Redlands Mali Redevelopment Project Proposal State Highway Analysis The purpose of the State of California Department of Transportation (Caltrans) Guide for the Preparation of Traffic Impact Studies is to provide a safe and efficient State Highway transportation system, provide consistency and uniformity in the identification of traffic impacts generated by local land use proposals, and consistency and equity in the identification of measures to mitigate the traffic impacts generated by land use proposals. The Caltrans traffic studies guide requires review of significant individual projects, which might on their own impact the State Highway transportation system. According to Caltrans (Guide for the Preparation of Traffic Impact Studies, State of California Department of Transportation, December 2002), those proposed developments, which meet the following criteria shall be evaluated O State Highway facilities where the project assigns more than 100 peak hour trips; O State Highway facilities where the project assigns between 50 to 100 peak hour trips and affected State highway facilities are experiencing noticeable delay; approaching unstable traffic flow conditions (LOS "C" or "D"); and O State Highway facilities where the project assigns between 1 to 49 peak hour trips and affected State highway facilities are experiencing significant delay; unstable or forced traffic flow conditions (LOS "E" or "F") This scope of work assumes the State Highway analysis study area will include the following five State Highway intersections to satisfy the Caltrans traffic impact study guidelines 1 Eastbound I-10 Off-ramp/Eureka Street, 2 Orange Street (SR-38)/Colton Avenue, 3 Orange Street (SR-38)/Peart Avenue, 4 Westbound I-10 Off-ramp/6th Street, and 5 Eastbound I-10 On-ramp/6th Street This scope of work assumes the State Highway analysis study area will include the following two State Highway roadway segments to satisfy the Caltrans traffic impact study guidelines. 1. Orange Street (SR -38) between Lugonia Avenue and Colton Avenue, and 2. Orange Street (SR -38) between Colton Avenue and Pearl Avenue. This scope of work assumes the State Highway analysis study area will include the following five State Highway freeway segments to satisfy the Caltrans traffic impact study guidelines 1. SR -30 between I-10 and San Bernardino Avenue, 2. I-10 freeway between California Street and SR -30, 3. I-10 freeway between SR -30 and Orange Street, 4. 1-10 freeway between Orange Street and 6th Street, and 5. I-10 freeway between 6th Street and University Street 1-14 City of Redlands Redlands Mall Redevelopment Project Proposal The State Highway analysis will document existing operation of the study intersections, and determine future opening year and year 2030 operation of the study facilities both with and without the proposed project to identify project -related traffic impacts using the Highway Capacity Manual analysis methodology during the weekday and weekend study periods 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. Air Quality and Acoustical Traffic Assessment This scope of work assumes the traffic analysis will provide supplemental information to support air quality and acoustical analyses D. Air Quality RBF has retained LSA Associates (LSA) to prepare the air quality analysis for the EIR The proposed project is located in the City of Redlands (City), which is part of the South Coast Air Basin (Basin) Air quality in this area is administered by the South Coast Air Quality Management District (SCAQMD) The air quality analysis will place particular emphasis on delineating the issues specific to the City and SCAQMD air quality requirements. LSA will prepare a technical air quality analysis consistent with all applicable procedures and requirements Baseline Air Quality Conditions Baseline and project setting meteorological and air quality data developed through the California Air Resources Board (ARB) and climatological and air quality profile data gathered by the SCAQMD will be utilized for the description of existing ambient air quality Air quality data from the nearest Redlands Air Quality Monitoring Station published for the past three years will be included to help highlight existing air quality local to the proposed project site Other sources such as regulatory documents, professional publications, and LSA experience in the project area will supplement background information A summary of current air quality management efforts that may be related to the proposed project will be provided. A brief overview of the nature and location of existing sensitive receptors will be provided to set the context for how such uses may be affected by the proposed project. Short -Term Construction Emissions Construction would occur during implementation of the proposed project. Air quality impacts from grading and construction sources include the equipment used, length of time for a specific construction task, equipment power type (gasoline or diesel engine), equipment emission factors approved by the Environmental Protection Agency (EPA) (AP -42 Handbooks), horsepower, load factor, and percentage of time in use Exhaust and dust emissions from worker commutes and equipment travel will also contribute to the construction emissions Fugitive dust emissions would result from wind erosion of exposed soil and soil storage piles, grading operations, and vehicles traveling on paved and unpaved roads LSA will calculate the construction emissions commensurate with available project -specific 1-15 City of Redlands Redlands Mall Redevelopment Project Proposal information Standard measures for construction activities recommended by the SCAQMD will be identified and incorporated as part of the project's standard conditions Long -Term Mobile and Stationary Source Emissions The proposed project is expected to generate vehicular traffic trips from projected future uses. It is anticipated that project -related traffic trips projected in the traffic study will be used in this air quality analysis. It is also expected that there will be stationary source emissions, such as on-site energy consumption, as a result of the proposed project. Emissions from long-term mobile and stationary sources associated with this development project will be calculated with the ARB=s URBEMIS 2002 air quality model and the SCAQMD CEQA Air Quality Handbook Potential cumulative air quality impacts associated with the proposed project will be evaluated Long -Term CO Hot Spot Impact Analysis Vehicular traffic on major arterials and local streets in the project vicinity would be affected by trips associated with the proposed project. A detailed carbon monoxide (CO) hot spot analysis will be conducted based on the turn volumes projected at up to eight key intersections in the project vicinity that would be affected by the project. The CALINE4 and EMFAC2002 models will be used for the CO hot spot analysis Mitigation Measures LSA will work with the City and if necessary, the SCAQMD, to identify feasible mitigation measures Mitigation measures will be developed as indicated in the impact analysis. Meetings/Public Hearings- It is anticipated that LSA air quality specialists will be required to attend up to two team meetings or public hearings related to processing the proposed projects. Therefore, this task and associated cost are included in this proposal Attendance at additional meetings can be provided at an additional cost negotiated before this service is requested E. Noise RBF has retained LSA Associates (LSA) to prepare the noise analysis for the EIR. The noise impact analysis will address the City's noise requirements. LSA will prepare a technical noise impact analysis consistent with all applicable procedures and requirements Baseline Noise Conditions LSA will review applicable State and City noise and land use compatibility criteria for the project area Noise standards regulating noise impacts in the City's Noise Element and noise ordinance will be discussed for land uses on and adjacent to the project site The areas with potential future noise impacts will be identified using land use information, aerial photographs, and field reconnaissance Existing roadway traffic noise along roadway segments directly adjacent to the project site will be calculated as baseline conditions, using traffic data included in the traffic study for the proposed project. Construction Impacts Construction would occur during implementation of the proposed project Noise impacts from construction sources will be analyzed based on the equipment expected to be used, length of a specific construction task, equipment power type (gasoline or diesel engine), horsepower, load factor, and percentage of time in use. The EPA -recommended 1-16 City of Redlands Redlands Mall Redevelopment Project Proposal noise emission levels will be used for the construction equipment The construction noise impact will be evaluated in terms of maximum levels (Lmax), hourly equivalent continuous noise levels (Leg), and the frequency of occurrence at adjacent sensitive locations Analysis requirements will be based on the sensitivity of the area and the City's noise ordinance specifications. Mobile Source Noise Impacts- The proposed project is anticipated to generate new vehicular traffic trips from projected future growth Noise impacts from vehicular traffic will be assessed using the U S Federal Highway Traffic Noise Prediction Model (FHWA-RD-77-108, December 1978) to address potential noise impact concerns of the City. Model input data needed include average daily traffic volumes; day/night percentages of autos and medium and heavy trucks, vehicle speeds; ground attenuation factors, and roadway widths The 24-hour weighted Community Noise Equivalent Level (CNEL) along area roadways that would be potentially affected will be tabulated. Traffic parameters necessary for the model input will be obtained from the traffic study prepared for this project Both noise impacts from other sources (including vehicular traffic) on-site and project -related noise impacts on off-site sensitive land uses in the project vicinity will be analyzed Stationary Source Noise Impacts- Potential noise impacts from existing or proposed commercial uses, including loading/unloading activities or air conditioning/generator units, to on-site noise - sensitive uses will be analyzed Similarly, potential noise impacts from the proposed commercial uses (including loading/unloading activities or air conditioning/generator units) to existing off-site noise -sensitive uses will also be analyzed. Mitigation Measures Noise mitigation measures designed to reduce short- and long-term impacts to acceptable noise levels in the vicinity of the project site will be determined where necessary Both an evaluation of the potential mitigation measures and a discussion of their effectiveness will be provided. Meetings/Public Hearings It is anticipated that LSA noise specialists will be required to attend up to two team meetings or public hearings related to processing the proposed projects Therefore, this task and associated cost are included in this proposal. Attendance at additional meetings can be provided at an additional cost negotiated before this service is requested F. Geology and Sods Based upon reference support information to be provided by the City of Redlands and/or Hopkins Development Company, the analysis will identify existing regional and site-specific geology and soils constraints (such as compressible soils, landslide hazards, disruptions, displacements, compaction, or over covering of the soil and areas subject to subsidence), areas potentially subject to significant grading impacts, seismic hazards, existing topography, landform modifications, wind and/or water erosion potential of the soils on the project site and surrounding area and slope instability. This section will identify recommended mitigation measures to reduce potential impacts to the extent feasible, such as erosion control criteria and grading requirements, to ensure consistency with the City's grading standards/policies 1-17 City of Redlands Redlands Mall Redevelopment Project Proposal G. Hydrology, Drainage, and Water Quality This section of the EIR will review existing hydrology and drainage data for the project area to identify localized flooding problems. The review will also include any changes in absorption rates, drainage problems, storm drain improvements and downstream effects. The potential for the proposed project to degrade water quality, interfere with groundwater recharge or expose people to water related hazards will be identified. Review and Research Existing Drainage Reports. RBF will provide research and investigation to compile existing literature and reports previously prepared regarding the tributary watershed and floodplain/surface drainage impacting the development site Research shall include review of previous engineering hydrology studies and drainage master plans, which specifically encompass or address the site Additional information to be reviewed includes historical flooding records, FEMA studies, flood hazard maps, improvement plans, and flood control master plans The existing data will be evaluated to determine if there are potential data gaps related to surface hydrology and drainage constraints impacting the project area. If there are additional data requirements, then this information will be requested from the City, Hopkins Development Company, or identified sources. Existing Hydrologic Conditions Analysis. RBF will prepare preliminary estimate of peak runoff rates associated with the existing surface hydrology for both the on-site and tributary off-site watershed drainage area In addition, the on-site drainage boundaries and subareas will be delineated, and results of the hydrology analysis will be summarized on a hydrology map Prepare a 25- and 100 -year frequency rational hydrology analysis for the project on-site watershed The analysis will utilize appropriate County procedures and criteria to develop peak discharges Drainage patterns, land use, and hydrologic cover will be based on the existing suitable topography provided by the City and/or Hopkins Development Company, and field conditions Proposed Development Hydrology RBF will prepare preliminary developed condition surface hydrology analysis for the project site based upon local jurisdictional hydrology criteria and methodology to quantify the design runoff rates Prepare a 25- and 100 -year hydrology analysis for the proposed project. Drainage subareas and patterns will be identified based upon the proposed local storm drain system and grading indicated on the conceptual plans Developed condition surface hydrology analysis will quantify the runoff for a single rainfall frequency and be prepared for one alternative Drainage Constraints and Facilities Map RBF will identify the drainage subareas and patterns based upon the (1) existing project watershed map and (2) the developed condition with the proposed local storm drain system and grading indicated on the plans or approved land use concept Indicate the proposed facilities and estimated sizes, and inlet surface interception locations. Drainage patterns, land use, and hydrologic cover will be indicated on the constraints map including the impervious cover The development constraints will be discussed including 1-18 City of Redlands Redlands Mall Redevelopment Project Proposal the physical site conditions relative to the proposed development on the selection of the required facilities. Water Quality and Management (WQMP) Requirements. RBF will review project site plans and determine whether or not a WQMP will be required If required, RBF will identify appropriate BMPs (Best Management Practices) to use on-site to address stormwater quality concerns Proposed Drainage Impacts and Preliminary Drainage Facility Requirements' Develop recommendations regarding the relationship of the project to the local and regional flood control requirements The evaluation will include discussion of the surface drainage system requirements for the project site and the regional flood protection requirements to ensure meeting the minimum criteria. Provide a preliminary estimate of the hydraulic impacts to the downstream flood control facilities and adjacent property owners. Additional drainage impacts to be discussed are impacts from the proposed drainage facilities on-site, urban storm water quality concerns, phasing, interim flood control improvements, and maintenance Conceptual mitigation measures for drainage impacts will be identified and briefly explained Report Preparation. Prepare a written report summarizing the drainage assessment for the project, particularly focusing on the (1) surface hydrology, (2) runoff quantity and quality, (3) floodplain impacts, and (4) flood protection and drainage facilities Report shall include discussions reviewing the drainage constraints, off-site and on-site hydrology, flooding impacts and mitigations, flood protection requirements, and off-site drainage impacts. A technical appendix shall be prepared which includes all hydrologic and hydraulic analysis for the site, and all reference documents. H. Hazardous Materials/Risk of Upset Based upon reference support information to be provided by Hopkins Development Company and/or the City of Redlands, the analysis will evaluate potential hazards that could impact or be generated by future on-site development, including hazardous and toxic materials, and emergency evacuation and/or emergency response The EIR will recommend mitigation measures to reduce the hazards impacts to the maximum extent possible L Public Services and Utilities RBF will contact potentially affected agencies to identify relevant existing conditions, project impacts and recommended mitigation measures The discussion will focus on the potential alteration of existing facilities, extension or expansion of new facilities and the increased demand on services based on the proposed land uses RBF will evaluate the ability of the project area to receive adequate service based on City and applicable County standards and, where adequate services are not available, will identify the effects of inadequate service and recommended mitigation measures 1-19 City of Redlands Redlands Mall Redevelopment Project Proposal Public Services o Fire The fire services review will include a review of existing services/facilities in the area, response times to the site (which includes hazardous material responses to emergencies), available fire flow, project impacts and required mitigation, o Police. The police service review will focus upon response times to the site, available personnel, overall protection services, project impacts and required mitigation o Schools. Potential impacts to schools focusing on existing conditions, student capacities, current enrollment and facility locations The number of students generated by the proposed project will be the basis for the impact analysis The potential for overcrowding and facility deficiencies will be identified Mitigation measures will be provided to reduce the significance of impacts o Parks and Recreation The review will include overall parkland conditions in the City and impacts the project may have on the City park system. Potential impacts will be identified with mitigation to reduce the significance of impacts o Solid Waste. Solid waste generation resulting from the proposed uses may impact landfill capacities The analysis will establish baseline projections for solid waste, including composting and recycling for both construction and operation of the project The proposed project's compliance with AB 939 will also be addressed Public Utilities o Electrical Existing facilities, project impacts, infrastructure location and/or relocation, easements, and necessary mitigation will be discussed. o Natural Gas Existing facilities, project impacts, infrastructure location and/or relocation, easements, and necessary mitigation will be discussed. o Water RBF will focus on existing water sources/availability, infrastructure connections, easements modifications and necessary mitigation o Sewer. RBF will focus on existing capacities, infrastructure connection, easements modifications and necessary mitigation J. Cultural Resources (optional Task) Details for the preparation of a technical report and EIR section are provided under Optional Tasks ID POD 1 MI 1-20 City of Redlands Redlands Mall Redevelopment Project Proposal Task 2.6 Growth Inducement RBF will discuss potential growth -inducing impacts pursuant to CEQA Guidelines Section 15126 2 Task 2 7 Cumulative Impacts In accordance with Section 15130 of the CEQA Guidelines, RBF will discuss cumulative impacts for each environmental issue area identified above, focusing on cumulative impacts and levels of severity in the project area at a quantitative and qualitative level The analysis will include potential future development in the project area The analysis will focus upon cumulative impacts from recently approved and/or pending projects in proximity (cumulative project information to be provided as stated in Task 2 4) Task 2.8 Alternatives to the Proposed Action Pursuant to CEQA Guidelines Section 15126 6, RBF will provide an analysis of a "reasonable range" of alternatives, comparing environmental impacts of each alternative in each impact area to the project For each alternative, RBF will provide an analysis of impacts to environmental resources One important element of the Alternatives section will be an impact matrix that 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 Section 15126.6 of the CEQA Guidelines and to recent and applicable court 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. A summary of the various alternatives and associated impacts will be provided as part of the Executive Summary. A total of four alternatives, including the No Project Alternative required by CEQA, will be analyzed The selection of alternatives to be analyzed will be developed with City Staff The alternatives section will culminate with the selection of the environmentally superior alternative in accordance with CEQA requirements. Task 2.9 Additional Sections To meet CEQA and City requirements, the following sections will be provided in the EIR o Irreversible Environmental Changes That Would Be Involved In the Proposed Action Should It Be Implemented Changes in the environment and uses on non-renewable resources which will occur as a result of the proposed project which can be considered irreversible or irretrievable will be evaluated and discussed within this section of the EIR o Effects Found Not To Be Significant This section of the EIR will provide a qualitative explanation of issues checked "No Impact" or "Less Than Significant Impact" in the •1 1-21 City of Redlands Redlands Mall Redevelopment Project Proposal City's Initial Study in order to substantiate the conclusions of the Initial Study, and conclusions reached in the EIR (if an Expanded NOP is prepared, this section would provide additional discussion to explain each impact that was not evaluated within the main body of the EIR) o Inventory of Unavoidable Adverse Impacts This section will be a comprehensive list of unavoidable adverse impacts associated with the proposed project o Organizations and Persons Consulted/Bibliography. Any Federal, State or local agencies, other organizations and private individuals consulted in preparing the EIR will be listed in this section. This section will also provide a complete list of reference materials used in preparation of the EIR. TASK 3M DRAFT EIR Task 3.1 Preliminary Draft EIR RBF will respond to one complete set of comments from City Staff and Hopkins Development Company on the Administrative Draft EIR If desired, RBF will provide the Preliminary Draft of the EIR with all changes highlighted to assist the final check of the document. Task 3.2 Completion of the Draft EIR RBF will respond to a review of the Preliminary Draft EIR by City Staff and Hopkins Development Company, and will prepare the Draft EIR 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), and the Notice of Availability (NOA) RBF will also work with the City to develop a distribution list for the NOC and Draft EIR 1-22 City of Redlands Redlands Mall Redevelopment Project Proposal reliminary en ices e urart tir oro letion vaitabiuty ompletion TASK 4 0 FINAL ENVIRONMENTAL. IMPACT REPORT Task 4.1 Response to Comments/Administrative Final EIR RBF will respond to comments received on the Draft EIR during the 45 -day public review period, and additional comments raised during public hearings 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 Response to Comments will be prepared for review by City Staff Following review of the Draft Response to Comments, RBF will finalize this section for inclusion in the Administrative Final EIR. For budgeting purposes, we have assumed a total of 84 hours of professional staff time to prepare the Response to Comments. Should the comments be excessive and require more than the budgeted time, this task would be rescoped. Time would be billed on a time and materials basis under a separate contract Task 4.2 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 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. 1-23 City of Redlands Redlands Mall Redevelopment Project Proposal Task 4.3 Final EIR The Final EIR will consist of the revised Draft EIR text, as necessary, and the Response to Comments section. The Draft EIR will be revised in accordance with the responses to public comments on the EIR. RBF will also prepare the Notice of Determination (NOD) for City filing within five (5) days of EIR certification TASK 5.0 STATEMENT OF FACTS AND FINDINGS AND 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 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 TASK 6 0 PROJECT COORDINATION/MEETINGS Task 6 1 Project Coordination Ms Collette Morse, AICP, will be responsible for management and supervision of the Project Team, as well as consultation with the City Staff Ms Morse will undertake consultation and coordination of the project and review the EIR for compliance with CEQA requirements and guidelines and City CEQA procedures As the EIR Project Manager, Ms. Morse will coordinate 1-24 City of Redlands Redlands Mall Redevelopment Project Proposal with all technical staff, consultants, support staff, and word processing toward the timely completion of the EIR. Task 6.2 Project Meetings RBF anticipates several meetings with City Staff, including a kick-off meeting, scoping meeting, and other community and staff meetings during the process, as deemed necessary by City Staff For budgeting purposes, RBF has assumed that two EIR staff members and two traffic staff members would attend each meeting, and each meeting is programmed at four hours. Task 6.3 Public Hearings Ms Morse will represent the Project Team at public hearings and make presentations, as necessary. RBF has budgeted for attendance at one Environmental Review Committee, two Planning Commission meetings, and two City Council meetings. Should the City determine that additional meetings beyond the five hearings are necessary, services will be provided under a separate scope of work on a time and materials basis Should the City of Redlands determine that additional meetings or RBF Staff beyond those indicated in the cost estimate are necessary, services will be provided under a separate scope of work on a time and materials basis The estimated cost for additional meetings is approximately $750 per person ngoing project 4j Meeting solve issues, I necessary c ur coon s with c.►ty Statt to review comments on lirection from City St earin,s with nation rovide written an miriistrative d oral ocurnen ro ress re s and=recei 0 OPTIONAL TASKS SHARED PARKING ANALYSIS RBF will prepare a shared parking analysis for the project in accordance with Urban Land Institute (ULI) shared parking analysis methodology for submission to the City of Redlands The shared parking analysis will evaluate the potential for a reduction in the number of parking spaces required by the City if the ULI-based analysis demonstrates specific land uses on-site have different (compatible) peak parking demand allowing for shared parking opportunities on the project site 1-25 City of Redlands Redlands Mall Redevelopment Project Proposal PHASE 1 ARCHAEOLOGICAL, PALEONTOLOGICAL, AND HISTORIC STUDIES SWCA Environmental Consultants would perform Phase I archaeological, historic, and paleontological studies for the proposed Redlands Town Center Project located in Redlands, Riverside County, California. It is understood that the property is no more than 15 acres in size. The work will include cultural resources and paleontological literature reviews, a historic study, and two technical reports The SWCA—Orange County office has on staff three archaeologists listed as Registered Professional Archaeologists (RPAs) Michael Tuma, Joan Brown, and Patrick Maxon who would direct our field staff during the course of the project Our Certified Paleontologist is Cara Corsetti SWCA has completed numerous projects in the proposed Redlands Project area and is very familiar with the area and its resources Subtask 1 Cultural Resources and Paleontological Resources Literature Reviews SWCA will complete a cultural resources literature review at the San Bernardino Information Center, located at the San Bernardino County Museum. In addition to the archaeological inventory records, an examination will be made of historic maps, the National Register of Historic Places, the California State Historic Resources Inventory, and the listing of California Historical Landmarks The paleontological literature review will be conducted at the Los Angeles County Museum. Subtask 2. Historic Study SWCA Architectural Historian Jim Steely will perform archival research and a site visit This information, along with management recommendations, will be included in the cultural resources technical report. Additional requirements could include an Intensive Survey, if the projects warrants Subtask 3 Cultural and Paleontological Resources Technical Reports Production At the conclusion of the field work, SWCA will prepare separate cultural and paleontological resources reports detailing the findings of the literature reviews, documenting the results of the historic survey, and providing management recommendations CULTURAL RESOURCE EIR SECTION Based upon the Phase 1 Archaeological, Paleontological, and Historic Studies prepared by SWCA, RBF will incorporate the studies into the EIR The studies and the EIR section will be prepared in accordance with Section 15064 5 of the CEQA Guidelines. VISUAL SIMULATIONS RBF will prepare visual simulations that will be available to include in the aesthetics section of the EIR, as well as be available for public presentations. The scope below defines the steps necessary to conduct the simulations, and provides a range of options outlining different levels of detail and costs 1-26 City of Redlands Redlands Mall Redevelopment Project Proposal Computer modeling of the proposed development will be accomplished utilizing state of the art software Each piece of software is selected based on its appropriateness and accuracy for each part of the modeling effort The following software will be used o TerraModel for all terrain and hardscape, and o FormZ and ArchiCad for all architectural elements Subtask 1 • Site Modeling The proposed grading and terrain and alterations to the existing terrain and hardscape for the Newhall Hospital Addition will be computer modeled at a level of detail sufficient to depict the project realistically form all chosen viewpoints at the chosen level of detail The model will include, if necessary, proposed streets, curb and gutter, parking lots, sidewalks, enhanced paving, and grading Subtask 2 Structure Modeling The proposed medical offices, administration building, central plant, patient tower and renovations to existing structures will be modeled from criteria supplied from the applicant All structures will be modeled at level of detail sufficient to depict the project from the various viewpoints The model will include doors, windows and all architectural detail necessary to provide an accurate representation at the chosen level of detail Subtask 3• Photography Professional photographs will be taken with a Fuji GX 617 Panoramic camera providing a 2.25 x 6 inch film transparency Back-up shots will be taken using a Nikon ©IX digital camera. All panoramas that require a wider field of view than 80 degrees will be shot with the Nikon D1X and seamed together using specialized software. Five view locations will be will be included in this proposal All photographs will be taken as specified by the City. Subtask 4. Setup and Rendering The computer model will be aligned to each of the photographs utilizing state of the art rendering and animation software Electric Image Universe Proper shading and texturing will be applied to the geometry and the various views corresponding to the photographs will be rendered at the appropriate level selected by the applicant Subtask 5• Photo Composition The rendered images will be superimposed into the original photographs using the compositing software Photoshop Enhancements include landscaping and foreground masking. The resulting image will represent the proposed development at the requested level of detail. Additional Services Available Shade shadow studies and night lighting study The costs for the above scope is described below based on the level of detail o Level 1 Basic Illustration This is a basic level of modeling depicting building massing only. Building will be modeled without doors, windows or architectural detailing. Terrain modeling will only include what is necessary to depict the character Minimal landscaping will be included in the photo composition. This level is used most often 1-27 City of Redlands Redlands Mall Redevelopment Project Proposal when view obstruction or distant view locations are required The cost for Level 1 is $12,500 00 o Level 2 Moderate Illustration. The buildings will include doors, windows and moderate architectural detail The terrain will be modeled with curbs and gutters, sidewalks and accurate grading. This level of modeling is used most often when view locations are close to or within the project Moderate amounts of landscaping are included to illustrate the impact or mitigation it has on the view The cost for Level 2 is $18,500 00 o Level 3 Photo Realistic This level of modeling includes articulation of all exterior architectural detail as well as accurate depiction of landscape plans The site will be fully modeled including accessories such as benches, planters, light poles, etc This level is requested when the project is viewed from close up and evaluation of architectural detail is necessary The cost for Level 3 is $24,000 00 Up Mx I' 1-28 City of Redlands EXHIBIT "B" Redlands Mall Redevelopment Project Proposal CALIFORNIA HOURLY RATE SCHEDULE Effective January 2006 through December 2006 OFFICE PERSONNEL $1 Hr Senior Principal $225 00 Pnncipal 205 00 Project Director 184 00 Project Manager 160 00 Structural Engineer 160 00 Electrical Engineer 134 00 Senior Engineer/Senior Planner 141 00 Landscape Architect 130 00 Project Engineer/Project Planner 122 00 Environmental Specialist 118 00 Corrosion Engineer 145 00 Design Engineer/Senior Designer/Mapper 114 00 Designer/Planner 99 00 GIS Analyst 95 00 Graphic Artist 84 00 Environmental Analyst/Staff Planner 84 00 Design Technician 82 00 Assistant Engineer/Planner 78 00 Engineering Aid/Planning Aid 64 00 FIELD PERSONNEL 2 Person Survey Crew 1 Person Survey Crew Licensed Surveyor Field Supervisor CONSTRUCTION MANAGEMENT PERSONNEL $210 00 153 00 150 00 145 00 Construction Manager Resident Engineer/Project Manager Senior Construction Inspector Construction Inspector Field Office Engineer Construction Technician OTHER SERVICES AND FEES $158 00 133 00 103 00 100 00 95 00 82 00 Permit Processor ClericaI/Word Processing Consultation Relative to Legal Actions Vehicle Mileage $99 00 54 00 350 00 0 50/mile Note Blueprinting reproduction messenger service and other direct expenses will be charged as an additional cost plus 15% A Sub -consultant Management Fee of fifteen percent (15%) will be added to the direct cost of all sub consultant services to provrde for the cost of administration sub consultant consultation and insurance r r� 1• . 2-1. City of Redlands Redlands Mall Redevelopment Project Proposal Part 1— Project implementation Recommendations — Preliminary Cost Estimate PHASE! $o 1 1 Finalize Scope of Work and Schedule 4 4 8 $1,128 1 2 Kick Off Meeting and Site Tour 6 6 12 $1 692 PHASE!! $0 2 1 Identify Issues 22 16 38 $5,472 2 2 Recommendations 30 8 38 $5 776 PHASE 111 $0 3 1 Community Workshop #1 12 8 8 28 $3,568 3 2 Community Workshop #2 12 8 8 28 $3,568 3 3 Meeting Attendance 36 36 $5 760 3 4 Project Coordination 10 10 $1 600 Deliverable J50. ,750: TOTAL HOURS 128 30 16 16 190 *Percent of Total Labor (Hours) 67 4% 15 8% 8 4% 8 4% *Percent of Total Labor Costs SUBTOTAL LABOR COS717$1 3;6611 $1.,952, $2;750 :..$28,564:' TOTAL COSTS $31,314 PHASE 11 OPTIONAL TASK $0 2 3 New Ordinance Languate (Optional) 40 8 20 68 $9,056 2-1 City of Redlands ii311 II9I HX3 Part 2 - Redlands Mall Redevelopment Project EIR Preliminary Cost Estimate M...... .. ... , �. TAS_,., ` ,.. K.,_� ,_< ;..:. �:�_.w._. _. �,�,.. :..:: ,.:::........ ..,,... Wa ne P.eierso n v.., .. ;_,::.,.,.. 185..x: . , .... Ca Pette,. , .,.... l oris �<a.- M ,. 6 �:.,1 0 yr ., .,Suzannecca Matt .,...... 8t3 s rrf , ....,., ...-.99 Su anne., e- :e . Rif- . ,..,, ..:. _.. <�.78 BobN oh.Malson .,�. , X160;,. art pauLM fn.,. �....._<.�l14 Red KIM, : K n ,, ..,.,... . _:,1fi0 i . WP.I:.Gr-Ar#rst : .,�. .54 ,. . . ,. Notal>Haursv _ �.. . RBF7rac .'Anal'sis . ... ... .:....(AglNotse)� SA socT' # .. ,..Cosi .�._ .. :� _...,.. ,..:Tota Coate: 1 0 INITIAL PROJECT SCOPING Total 59.200 Cultural Resources EIR Section $2,804 Visual Simulations Level 1 Basic Illustration 512.500 Level 2 Moderate Illustration 518,500 Level 3 Photo Realistic 513,287 1 1 Finalize Scope of Work 4 4 8 51,036 1 2 Kick -Off Meeting 4 4 4 12 51 348 1 3 Research and Investigat€on 6 6 12 51,062 1.4 Field Reconnaissance 4 4 4 12 51,348 1.5 Agency Consultation 4 4 5640 1.6 Initial Study 4 36 4 44 54,420 1.7 Notice of Preparation 1 1 $99 1 8 Scoping Meeting 6 6 10 22 52,334 Deliverables $1,000 51,000 2.0 PREPARATION OF ADMINISTRATIVE DRAFT EIR 5138,656 2.1 Executive Summary 2 16 2 20 51,676 2.2 Introduction and Purpose 2 6 1 9 $968 2.3 Project Descnption 2 24 2 28 52,804 2.4 Cumulative Projects To Be Considered 1 4 1 6 5526 2.5 Environmental Analysis I A. Land Use 4 40 4 48 $4,816 $3,976 B Aesthetics, Light and Glare 4 40 4 48 C Traffic and Parking 4 32 4 40 $3,352 Site Visit/Existing Systems Documentation 51,800 $1.800 Weekday Peak Hour (AM & PM) Intersection Counts 23 $9,200 59,200 Weekend Peak Hour Intersection Counts 23 $9,200 $9,200 Weekday 24 Hour Roadway Counts 20 $1 600 51,600 Weekend 24 Hour Roadway Counts 20 $1,600 51 600 East Valley Model Run Costs $2,500 52,500 Combined City/SANBAG Traffic Analysis/Report $15,750 515 750 State Highway Traffic Analysis/Report 57,000 57,000 Air Quality & Acoustical Traffic Assessment $1,800 51,800 D Air Quality 2 24 2 28 $8,400 $10,700 E Noise 2 24 2 28 $8,960 511,260 F. Geology and Soils 2 24 2 28 $2,804 H Hydrology, Drainage, and Water Quality 4 36 108 4 152 521,700 I Hazardous Materials/Risk of Upset 2 24 2 6 52,300 J Public Services and Utilities 4 80 4 88 $7 096 2.6 Growth Inducement 2 8 2 12 51 052 2 7 Cumulative Impacts 2 12 12 2 28 52,552 2.8 Alternatives to the Proposed Action 4 20 20 2 46 $4,288 2.9 Additional CEQASections 16 2 18 $1 356 2 10 Graphic Exhibits 2 40 42 $2,480 Deliverables $2,500 52,500 3.0 DRAFT EIR $28,256 3 1 Preliminary Draft EIR 16 40 40 16 112 510,504 Deliverables 52,500 $2,500 3.2 Completion of the Draft EIR 8 20 20 8 56 55,252 Deliverables $10,000 510,000 4.0 FINAL ENVIRONMENTAL IMPACT REPORT $23,468 4.1 Response to Comments 8 32 32 8 8 16 104 510,000 Deliverables $1,000 51,000 4.2 Mitigation Monitoring and Reporting Program 2 16 2 20 $1,676 4,3 Final EIR 4 16 16 8 44 $3,904 Deliverables $2,500 $2,500 5.0 FINDINGS AND OVERRIDING CONSIDERATIONS 2 40 2 44 54,388 6.0 COORDINATION, MEETINGS & PUBLIC HEARINGS 542,768 6 1 Project Coordination 16 24 24 64 j 59,176 6.2 Project Meetings (4) 16 16 8 16 16 72 1 59,152 6.3 Public Hearings (5) 40 40 40 40 40 200 i $24,440 Rormbursablas. Mil®a a .Mise Re reduction . Pasta" a .:.� ( g t p � 0 )... :. ,..,._ .. ..__ ,. � � „_ .. �- ,�w..w... : ,.:. , x .., : �. �..r �.: ....�, ,. '. .,.... ...._ .._. ........ ...... x,750 ,.......,._$2,7.50= TOTAL HOURS 16 191 451 496 64 64 108 138 1486 Percent of Total Labor (Hours) 1 1% 12.9% 30.3% 33.4% 4.3% 4.3% 7 3% 9.3% j `Percent of Total Labor Costs i SUBTOTALAOr R.COSTS....,, .. _ ... ..... ....,....��. ,..., >,._.,�$ 2 . 980.:. <,..�.. .... 30 58fl „�>.,.,5 � � 6 9, .�.>544, 4 ., ,_ ....: �s$38,608. w .... x:$,70,240,.>..,, ,. 57.296 ,,..,:51,7,280:.x_:,...$7452 / <,.; .-.,.u,. .. .< ....:55Oa`� :, <: - . .,.�,..$'f2,360,: ,.: ...,�52�,250, ;, , �: .:,:5226,935 TOTAL COSTS 5249,185 OPTIONAL TASKS Shared Parking Analysis $3,250 Cultural and Paleontological Literature Reviews 51,115 Historic Study 53,850 Cultural and Paleontological Resources Technical Reports $4,235 Total 59.200 Cultural Resources EIR Section $2,804 Visual Simulations Level 1 Basic Illustration 512.500 Level 2 Moderate Illustration 518,500 Level 3 Photo Realistic 524,000 EXHIBIT "D" III. PROJECT SCHEDULE TASK Month 1 (Mar 2006) Month 2 (Apr 2006) Month 3 (May 2006) Month 4 (June 2006) Month 5 (July 2006) Month 6 (Aug 2006) Month 7 (Sept 2006) Month 9 (Oct 2006) Month 9 )Nov 2006) Month 10 (Dec 2006) Month 11 (Jan 2007) Month 12 (Feb 2007) PART 4 - PROJECT IMPLEMENTATION RECOMMENDATIONS PHASE 1 1 1 Finalize Scope of Work/Schedule 1.2 Kick -Off Meeting and Site Tour PHASE II 21 Identify Issues AIL 2.2 Recommendations MOM PHASE III 3 1 Commuity Workshop #1 3.2 Community Workshop #2 3.3 Meeting Attendance PART 2 ENVIRONMENTAL IMPACT REPORT 1.0 Project Scoping 2.0 Preparation of Administrative Draft EIR Preparation of Traffic Study Preparation of Air Quality Study Preparation of Noise Study Preparation of Hydrology/Drainage Study Preparation of Cultural Resources Phase 1 Study City Review of Administrative Draft EIR 3.1 Preliminary Draft EIR City Review of Preliminary Draft EIR 3.2 Completion of Draft EIR 45 -Day Public Review Period 41 & 4.2 Responses to Comments/Final EIR/MMP City Review of Responses/Final EIR/MMP 4.3 Final EIR 5.0 Project Coordination Meetings and Public Hearings ERC PC SPC CC CC