HomeMy WebLinkAboutCC 8 GEN PLN AMEND. 09-17-84 CONSENT CALENDAR
NO. 8
9-17-84
Inter-Corn
HONORABLE HRYOR AND CITY COUNCIL
COI~FJNITY DEVELOPMENT DEPARTMENT
INITIATION OF A GENERAL PLAN AMENDMENT
PREPARATION OF FOCUSED ENVIRONMENTAL IMPACT REPORT
DISCUSSION:
A request has been received from The Irvtne Company to amend the Land Use
Element of the Tu'sttn Area General Plan and to adopt specific Planned community·
zoning re~lations for a two phase project. The first phase would be for the
construction of a regional automobile shopping' center, located north of the
Santa Ana Freeway, south of Bryan Avenue, and approximately 1900 East of
Browning Avenue. The second phase would be the. construction of a planned
residential community bounded by Bryan Avenue, the Santa Ana Freeway, Browning
Avenue and the future extension of Jamboree Road north of the Santa Aha
Freeway. Should the Council initiate-the process for the amendment to the
General Plan and zoning regulations, a focused Environmeptal Impact Report Will
need to be prepared for each phase. The Cfty of Tusttn acting as the lead-
agency in &ccordance with the California Environmental Quality Act, is the
responsible entity for the preparation of these Environmental Impact Reports.
Staff has interviewed and recommends the firm of Michael Brandman Associates,
environmental consultant for the East Tustin Specific Plan, to conduct the
necessary research and prepare the environmental impact reports for City staff.
An agreement for the preparation of a focused EIR for the regional auto center
has been prepared by the City Attorney's office and are attached to this
transmittal for Council consideration. Only the agreements for the auto center
have been prepared at this time, the planned residential phase has not proceeded
sufficiently to begin the environmental process. The agreement will require
· payment by The Irvine Company for all costs incurred by the City related to
processing and preparation of the report.
RECOI~dENDATION:
Direct staff to initiate proceedings for amending the Land Use Element of the
Tustin Area General for a two phase project bounded by the Santa Ana Freeway,
Browning Avenue, Bryan Avenue and approximately 530 west of the E1 Modena
Channel. Furthermore, authorize the Mayor and City Clerk to execute the subject
professional services agreement attached to this transmittal.
EK:do
attachments: agreements .
AGREEMENT
THIS AGREEMENT is made and entered into as of the day
of , 1984, by and between CITY OF TUSTIN, a
municipal corporation, hereinafter referred to as "City", and THE
IRVINE' COMPANY, a Michigan corporation, hereinafter referred to
as "Company", as follows:
WHEREAS, the City and Company desire to have an
Environmental Impact Report ("EIR") prepared for the East Tustin
Auto Center located upon a portion of the Company properties
located in City; and
WHEREAS, City has entered into an agreement, a copy of which
is attached hereto as Exhibit "A", and incorporated herein by
reference, with Michael Brandman Associates, Inc. (hereinafter
referred to as "Environmental Consultant"), for the preparation
of an EIR for land of Company located in City, which is
hereinafter referred to as the "Consulting Agreement"; and
WHEREAS, the Consulting Agreement obligates Environmental
Consultant to perform the services described therein for total
fees of Twenty-Two Thousand One Hundred Eighty ($22,180.00)
Dollars (hereinafter referred to as the "Fee"); and
WHEREAS, in recognition of the value to the Company of the
services prescribd in the Consulting Agreement to be performed by
Environmental Consultant, the Company is willing to pay the Fee
to City, provided that the terms and conditions of this Agreement
are complied with and performed.
NOW, THEREFORE, in consideration of the mutual promises
contained herein, the parties hereto agree as follows:
Section 1: Company shall advise and assist City in
overseeing and directing the performance of Consultant in
accordance with the terms of Consulting Agreement, and Company
shall not control or supervise any such performance. In the
event that the Environmental Consultant fails to. fully perform
the terms of the Consulting Agreement, City shall not thereafter
be authorized to pay the defaulting Environmental Consultant
until such failure has been corrected to the satisfaction of the
City or until City, in the reasonable exercise of its judgment,
determines that City is legally obligated to make such payments.
Section ~: Immediately upon receipt, City shall deliver to
Company one (1) copy of every report and reproducable graphic
produced in conjunction with the performance of the Consulting
Agreement, and shall make available to Company, upon its
reasonable request, any and all materials, reports, letters,
maps, schedules and graphics produced by or under the direction
of Environmental Consultant in the course of performance of the
Consulting Agreement.
Section ~: Company shall reimburse City for all of the fees
and costs of the environmental consulting services described in
the Consulting Agreement. Company shall deliver to City for
deposit with the City Treasurer, Twenty-Two Thousand One Hundred
Eighty ($22,180.00) Dollars, in one (1) installment, with the
installment to be paid forthwith upon execution of this Agreement
by both parties.
City agrees that the total liability of Company which may
arise from this Agreement shall not exceed Twenty-Two Thousand
One Hundred Eighty ($22,180.00) Dollars. Company shall not be
obligated to pay for any increase in the scope of the
environmental consulting services described in the Consulting
Agreement, unless the increase in the scope of work is approved
by Company in writing, in advance. If City, in its judgment,
determines that the Environmental Consultant is not fulfilling
its contractual obligations, City may take any and all actions it
deems appropriate to insure performance by the Environmental
Consultant, including discharge of the Environmental Consultant.
In the event City, in the exercise of its reasonable judgment,
determines that Environmental Consultant is not performing its
duties as prescribed by the Consulting Agreement, City may
withhold payment to the Environmental Consultant. In such event,
City shall advise Company of such fact, and the aforesaid
payments to be made by Company shall be deferred in an amount
commensurate with the withheld payment or payments. The
employment of any replacement consultant shall be upon written
agreement between City and Company.
Section 4: City agrees to use all monies paid by Company
pursuant to this Agreement, toward payment of the Environmental
Consultant in satisfaction of City's obligation stated in the
Consulting Agreement.
~ ~: Any Company funds delivered to City but not
utilized in satisfaction of City's obligations as set forth in
Paragraph 4 above, shall be' promptly paid by City to Company.
Section ~: Company and City may terminate this Agreement
upon mutual written consent to termination. In the event of such
termination, Company shall immediately reimburse City for the
cost of all work completed by Environmental Consultant as of the
date of termination.
Section 2: If either party files an action to enforce or
interpret the terms of this Agreement, the non-prevailing party
agrees to pay to the prevailing party, its reasonable attorneys'
fees and costs.
IN WITNESS WHEREOF, the parties hereto have executed this
Agreement as of the date first above written.
CITY OF TUSTIN, a municipal Corporation
By
Mayor
ATTEST:
City Clerk
APPROVED AS TO FORM:
City Attorney
THE IRVINE COMPANY,
Corporation
a Michigan
By
By~
JGR:SA:pj:D:08/30/84(18.)
TUSTIN AUTO CENTER
ENVIRONMENTAL IMPACT REPORT
ENVIRONMENTAL CONSULTANT
THIS AGREEMENT is made and entered into this day of
,. 1984, by and between the CITY OF TUSTIN, a
municipal corporation (hereinafter referred to as "City") and
MICHAEL BRANDMAN & ASSOCIATES, INC., a California corporation,
18021 Skypark Circle, Suite E-2, Irvine, California 92714
(hereinafter referred to as -Environmental Consultant".
WITNESSETH
WHEREAS, City desires to employ an Environmental Consultant
to furnish the necessary environmental consultant services for
the preparation of an Environmental Impact Report ("EIR") for the
Tustin Auto Center which shall hereinafter be referred to as the
"Project"; and
WHEREAS, Environmental Consultant has indicated its
willingness to furnish said project services to City; and
WHEREAS, Consultant has submitted to City a proposal dated
August 13, 1984, a copy of which is attached hereto, marked
Exhibit "A" and is by this reference incorporated herein as
though set forth in full hereat ("the Proposal").
NOW, THEREFORE, City agrees to employ and does hereby.employ
Environmental Consultant to provide consulting environmental
services for the Project, and City and Environmental Consultant,
for the consideration hereinafter set forth, agree as follows:
A. Scope of Environmental Consultant's Services:
Environmental Consultant agrees to prepare and furnish
to City, following receipt of written authority to proceed,
environmental services for the Project. These services shall
include all of the services to be performed in the manner
described in the Proposal and shall include, but not be limited
to, the following:
~: PROJECT DEFINITION AND ORGANIZATION-
Environmental Consultant shall meet with City Staff to
discuss details of proposed Project, and refine, as necessary,
the focus and content of EIR. Specific tasks to be undertaken,
in furtherance of project definition and organization include the
following:
~[~_~: Review project proposals submitted
to City by The Irvine Company ("TIC").
1 EXHIBIT "A"
$~: Finalize complete project descrip-
tion, as well as description of project alternatives.
,~~_~: Identify projects to be considered
in the cumulative impact analysis.
~: Assist City in distribution of the
Notice of Preparation (NOP) and monitor agency responses as they
are received.
~: Finalize Project schedule.
Task B: PREPARATION OF PRELIMINARY DRAFT EIR.
This task includes consolidation of environmental data,
direct and cumulative impact evaluation, development of
mitigation measures, and report compilation. The format and
content of the EIR will be in full compliance with CEQA and state
and local EIR guidelines. The major environmental issues to be
addressed in the EIR are as follows:
Introduction and Summary.
Prepare introductory statements of the report to
include identification of authors and lead agency responsibilites
and the intended scope, the purpose of the environmental impact
report and location and nature of the Project. Prepare summary
of the EIR to include an identification of the unavoidable
adverse impacts, impacts subject to mitigation, and recommended
mitigation measures.
zation.
Project Description and Organi-
Prepare project description section of the EIR to
include the following:
characteristics
a. Regional and local location.
b. Project
including
proposed land uses, discretionary
actions required by the City and other
agencies, significant features of the
plan, and engineering infrastructure
considerations.
c. Project objectives.
d. Project phasing.
e. Responsible/lead agencies.
~: Data Consolidation, Impact Analysis
and Mitigation Measures.
Assess overall development concept which includes
potential land uses, intensities, acreages and locations, as well
as any design standards of the'development. Specific topical
areas to be assessed, the general approach to be used and the
known issues to be confronted in each section are as follows:
a. Water ]~9_S~: The EIR will evaluate
impacts associated with flooding, storm drainage, ground water
levels, ground water quality and sedimentation. Environmental
Consultant will work with TIC engineers to ensure that EIR is
consistent with phasing and engineering measures being designed
to mitigate any flooding impacts. Reasonable mitigation measures
will be developed as appropriate.
b. Land Uses and t_~_~: (1) Potential
impacts on existing and surrounding land uses will be examined.
An assessment of construction related impacts, including short
term air quality, visual effects, construction noise and
construction traffic will be discussed. The long term effects
of Project implemention on surrounding properties will be
summarized, drawing in part from other topical areas addressed in
the EIR (example, transportation/circulation, air quality, noise,
visual impacts, etc.).
(2) Discussion will provide a
comprehensive listing of impacts of importance to surrounding
residents and businesses. The focus of analysis will be on the
comparability of the project with existing and planned land uses
surrounding the site. Analysis will be complete in its discussion
and potential impacts and ~ppropriate mitigation measures.
(3) Particular emphasis will be given
to the proposed operational and performance characteristics of
the Auto Center (i.e. hours of operation, noise, and. light
characteristics) and potential impacts to the newly proposed
residential area.
(4) The EIR will also contain a review
of the aesthetic characteristics of the Project based upon the
design and development standards in the planned community (PC) or
Zoning Regulations. EIR analysis will discuss Project appearance
from .surrounding roadways, and standards for landscaping,
signage, building height, and other design treatments to minimize
aesthetic impacts. Additional mitigation measures will be
recommended as deemed appropriate.
c. ~F~L~~: The following
will be documented:
1. Loss of prime agricultural lands
based on productivity and soil classifications;
2. Loss of existing production by.type
of crop and as a percentage of total county and state production;
3. Loss of important farm lands as
mapped by the state of california;
e
agricultural use including urban encroachment,
other economic considerations;
5. Cumulative loss of
agricultural lands; and
Factors which may limit long term
water costs, and
county-wide
6 Other agricultural isseus of
importance that may be ~equired by the State Department of
Conservatign. ' '
Mitigation measure~ will be developed to lessen the
significance of identified conversion impacts.
d. Transportation/Circulation. An analysis
of traffic and circulation will be performed by Austin-Foust
Associates ("Traffic Consultant"). Environmental Consultant will
coordinate directly with the Traffic Consultant to provide a
thorough assessment of traffic/circulation impacts. Traffic
analysis will include analysis of three primary scenarios: (1)
existing conditions, (2) traffic conditions existing during first
several years of operation of Auto Center and (3) traffic
conditions after completion of the Jamboree Road extension and
the I-5 Jamboree Road interchange (Traffic Consultants' scope of
work is attached hereto as Exhibit "B", and incorporated herein
by this reference).
e. Air Q~. Evaluation of the short
term impacts (example dust generation, construction equipment
emissions) and the long term. effects (including stationary and
mobile emission burden) of Project implementation. Total
projected emission and the projects percentage of county-wide
commissions in the year 2000 will be indicated. Carbon monoxide
concentrations will be determined utilizing the k-line three
modeling technique. This microscale assessment will be performed
to determine "before project close" and "after project close" and
"cumulative" impacts selected worse case locations. The format
and methodology of the air quality assessment will be in full
compliance with state and local guidelines. Mitigation mesures
will be recommended as appropriate.
f. Nois~. Noise impacts resulting from
project implementation will be thoroughly addressed in the EIR.
The effects of project impacts on adjacent residential and insti-
tutional uses bordering Browning Avenue, and traffic noise im-
pact, on existing and proposed land uses resulting from increased
traffic will receive particular attention in the noise assess-
ment. Mitigation measures will be detailed for all potential
impacts identified.
g. ~ ~ ~.uf~. The EIR will
examine the growth inducements created by project implementation,
and the potential secondary effects on other proximate lands.
Direct project related growth will also be addressed including:
1. Short term (construction) and long
term (auto center) employment opportunities;
tion growth; and
e
Employment growth vis-a-vis popula-
3. Increased demand for housing to
accommodate on-site employees.
The project's consistency with local and regional
growth forecasts will be summarized.
_h. Cu~ll~ ~pacts. The cumulative
effects of the project in combination with other nearby known
and/or anticipated projects will be assessed topical environmen-
tal issue. Environmental Consultant, in conjunction with City,
will identify these other projects to be considered in the cumu-
lative impact evaluation early in the EIR preparation process.
Where possible cumulative effects will be quantified by the
Engineering Consultant.
i. A~. Prepare alternatives sec-
tion of the EIR to include, but not limited to, the following:
1. No project;
2. Existing General Plan impacts asso-
ciated with development of currently designated residential uses.
3. Other al'ternatives identified dur-
ing the notice of preparation process or during the course of the
environmental impact assessment which may have the effect of
reducing or minimizing identified impacts.
.Sufficient detail will be provided in the evaluation of
alternatives to insure a reasonable comparison with the proposed
Project. Minor variations to the proposed Project which could
have the effect of reducing or eliminating environmental concerns
will be evaluated and documented. As required by the State EIR
Guidelines, the advantages and disadvantages of each alternative
will be discussed and the reasons for rejecting or recommending
project alternatives will be stated.
j. Other Mandatory EIR ~ue~.
other mandated sections of the EIR as follows:
Prepare
mitment of resources.
1. Irreversable and irretrievable com-
2. Relationship between short term
uses of environment and maintenance and enhancement of long term
productivity.
3. Effects found not to be significant
(including land form, geology, cultural/historical, and biologi-
cal effects).
4. Unavoidable adverse impacts.
5. List of organization and persons
consulted and those involved in EIR preparation.
6. Appendices.
~: The scope of work described under
Task B will be organized in appropriate EIR format. Five (5)
copies of this preliminary draft EIR will be submitted to City
for review and comment.
~1~: PREPARATION OF FINAL DRAFT EIR.
$_~~: Meet with City staff to receive and
discuss comments on, and suggested revisions to, the Preliminary
Draft EIR.
,~~k_~: Complete revisions to the Pre-
liminary Draft EIR pursuant to City's review comments. Ad-
ditional announcements will be prepared as required.
~~_~: Reproduce fifty (50) copies of the
Final Draft EIR for submittal to City and distribution to re-
viewing agencies and interested parties. The Final Draft EIR
will be photocopies (double-sided) and combound with all exhibits
and cover overset printed.
~: Mail the Draft EIR to appropriate
reviewing agencies, interested parties and State Clearing House
for a thirty (30) day review and comment period. The remaining
documents will be forwarded to City for in-house use and distri-
bution to the Project Team and decision ~makers.
~m~: PREPARATION OF THE FINAL 'EIR.
$_~A~o~: Prepare draft responses to sub-
stantive comments on the Draft EIR and submit fifteen (15) copies
to City for review.
~: Meet with City staff to adjust
responses, if necessary.
~: Prepare finalized comments and
responses documents for use by City as part of the Final EIR and
print twenty-five (25) copies for submittal to City.
~: Mail comments and responses docu-
ment to commenting agencies prior to certification of the Final
EIR.
Task E: ATTk D PUBLIC MEETINGS AND HEA~._NG.
Attend two formal public hearings held before the Plan-
ning Commission and City Council on the EIR.
Task F: GENERAL COORDINATION AND MEETINGS.
· AL~_~: Conduct, no less than, weekly tele-
phone conference with the City's Project Manager to report Pro-
ject status and discuss any possible problem or issues.
~/~: Attend at least four (4) meetings,
as necessary, with City staff which may occur at (1) Project
initiation, (2) Preliminary D~aft EIR submittal, (3) Final Draft
EIR submittal, and (4) during preparation of response to com-
ments.
Task G: PREPARATION OF WRITTEN FINDINGS FOR INCORPORATION
INTO RESOLUTION OF CERTIFICATION.
Prepare written findings pursuant to Section 10591 and
the State CEQA Guidelines (Section 21081 of CEQA) for each
significant effect identified in the EIR for incorporation into
the resolution of certification.
B. Time for COmpletion:
It is hereby understood and mutually agreed that the time
for completion of the work to be performed by Environmental Con-
s'ultant is an essential condition of this agreement. Environ-
mental Consultant agrees that it shall prosecute regularly and
diligently the work of this agreement accordingly to reasonable
schedules established by City for the various items of work
described in paragraph.1. Environmental Consultant shall not be
accountable for delays in the proress of its work caused by any
condition beyond its control and without the fault or negligence
of Environmental Consultant. Any delays shall not entitle Envi-
ronmental Consultant to any additional compensation under any
circumstances, regardless of the party responsible for the delay.
C. Compensation:
The compensation to be paid under this agreement shall be as
follows:
Task
Fee
Consultant's Labor Fees:
A. Project Definition/Organization $ 400.00
B. Preliminary Draft EIR 7,500.00
C. Final Draft EIR 1,700.00
D. Response to comment 2,100.00
E. Attendance at public hearings 480.00
F. General coordination and meetings 1,200.00
Ge
Prepare w~_¢ten findings
Subtotal Consultant's Labor Fees
1,100.00
14,480.00
Traffic Consultant Fees:
Preparation of Traffic Report
$ 6.300.00
Estimated ~irect costs
A. In-house photocopying (10 cents/page)
blue prints/reproduction/graphis
5 copies screen check EIR
50 copies Draft EIR
25 copies comments and responses
TOTA~ ESTIMATED FEE
$ 1,400.00
$ 22,180.00
D. Miscellaneous Provisions:
A. City and Environmental Consultant further agree to
the following conditions:
1. City, by notifying Environmental Consultant
in writing, shall have the right to terminate any or all of the
services and work covered by this agreement at any time.
2. Environmental Consultant agrees that it shall
proceed immediately and diligently to perform the services
provided for in this agreement upon receipt of notice from City
to proceed therewith.
3 The terms and provisions of this agreement
shall extend to ~nd be binding upon and inure to the benefit of
heirs, executors, administrators, successors and assigns of the
respective parties hereto.
4. Environmental Consultant shall perform the
services hereunder as an independent contractor and under no
circumstances or conditions shall Environmental Consultant and/or
any of its agents, servants or employees, be considered as an
employee or agent of the City or TIC.
5. Environmental Consultant shall perform all
services required under this agreement in a careful, diligent and
professional manner and shall be responsible for all errors and
omissions for services performed by Consultant under the terms of
this agreement. Consultant, as a material part of the considera-
tion of this agreement hereby waives on its behalf and on behalf
of all others claiming through Consultant, all claims and demands
against City and TIC, their agents, employees, successors and
assigns, for all ' ~s, damage, injury, sick ss or death of any
person resulting from the performance of this agreement, and
agrees to indemnify, defend and hold City and TIC, their agents,
employees, successors and assigns h~rmless from any loss, damage,
injury, sickness, death or other claim made by other persons and
from all costs, expenses and charges arising therefrom.
Consultant shall maintain in full force and effect during
the term of this agreement its existing policies of insurance for
which certificates of insurance have heretofore been delivered to
City and TIC.
6. Environmental Consultant shall carry and pay for
such compensation insurance'as is necessary to fully protect
Environmental Consultant and its employees under California
Workers Compensation Insurance and safety laws, to relieve City
and TIC from all responsibility under said laws in connection
with the performance of this agreement, and upon the execution of
this agreement to file with City a certificate certifying to said
protection.
7. Environmental Consultant certifies that there
shall be no discrimination against any employee who is employed
in the work covered by this agreement or against any application
for such employment because of race, religion, color, sex, or
national origin, including but not limited to, the following:
employment, upgrading, demotion or transfer, recruitment or
recruitment advertising, layoff or termination, rates of pay or
other forms of compensation, and selection for training,
including apprenticeship.
8. Consultant shall provide City monthly with a
detailed itemization of all work performed, time spent, and the
fees, costs and charges accrued thereon, in complete and
sufficient detail to fully apprise City thereof.
IN WITNESS WHEREOF, this agreement was executed by the
parties on the day and year first above written.
CITY OF TUSTIN, a municipal
corporation
BY:
Mayor
ATTEST:
City Clerk
APPROVED AS TO FORM:
JAMES G. ROURKE
City Attorney
MICHAEL BRANDMAN & ASSOCIATES,
INC., a California corporation
BY:
JGR:SA:pj :09/05/84(9.cjp)
10
PROPOSED SCOPE OF WORK
TUSTIN AUTO CENTER.
Ouc preliminary scope of work has been organized into seven general task categories
as follows:
Project Definition and Organization
B. Preparation of the Preliminary Draft EIE
C. Preparation of the Fi~,l Draft ~
D. Preparation of the Final ~
Attendance at Public Hearings
F. General Coordination and Meetings
G. Preparation of Written Findin~ for Incorporation
Certification
into Resolution of
Each of these primary t~sks is described more fully on the pages which follow.
This initial task provides an opportunity for the consultant and City staff to discuss
the data/is of the proposed project and to refine, es necessary, the focus and content
of the ~. Specific t, sks to be undertaken herein include, but are not limited to:
· Review of project proposals as submitted to the City of Tustin' by The
Irvine Company.
· l~inalize a complete project description, es well as a description of project
alternatives.
· Identification of projects to be considered in the cumulative impact
analysis.
· Assist City in the d/stribution of the NOP (as necessary) and monitor
a~ency responses as they are received.
· Finalization of a project schedule indicating specific dates for completion
of work tasks.
As part of this initial task, we have budgeted for a meeting with the City of Tustin
to review the details of the proposed Auto Center project. It is our experience that
this brief organizational work effort will promote a clearer understanding of the
project objectives between the City and the consultant and will ensure that the
project can move forward with the efficient expenditure of time and budget.
EXHIBIT "A"
Ta~k B~ Pt~p~ra~on of the Prelim~ I~*~t't ~
This t-~k eom@rises-the majority of the environmental analysis including
consolidation of environmental data, direct and cum-l-tire impact evaluation,
development of mitigation measures, and report ~ompil~tion. The format and
content of the ~ will be in full compliance with CEQA and state and local F.~
~uidelines. The text will be su~pleme~!..ted with ~l. aphies and table~, as n _ee~__ ~y, to
present the infor~afion in a concise and easily understood format.
Provided below is a description of our preliminary scope of work for each of the
major environmental issues (or "chapters") to be addressed in the BIR. We have
endeavored to tailor the proposed scope of work of the EIR as closely as possible to
the requirements of the revised Tustin Auto 'Center project. This preliminary scope
of work may require further refinement following additional discussions with the
City of Tustin and The Irvine Company, or following completion of the revised NOP
process.
Introduction and Summar~
The introductory statements of the report will include identification of authors and
lead agency responsibilities and the intended scope and purpose of the environmental
impact report.. The location and nature of the project will be described briefly in
compliance with the state CEQA g~idelines.
The summary of the wr~ will present the major conclusions of the report in a concise
and easily understood format. The summary will include 'an identification of the
unavoidable adverse impacts, impacts subject to mitigation, and recommended
mitigation measures. We propose the use of a tabular format to present this
summary information to assist the public and decision-makers tn their review of the
report~ conclusions. A brief, executive summary will also be provided to highlight
the key findings of the ~
Project Description
A complete description of the project will be provided, including the following:
ReKional and local location.
Project characteristics including proposed land uses, discretionary actions
required* by the City and other a~encies, llstin~ of required permits,
sigrfiflcant features of the. pls~, and engineering and infrastructure
considerations. '
· Project objectives.
· Responsible/lead agencies.
· Project phasing.
Data Consolidation~ Impact Analysis? and Mitigation Messure~
MBA's environmental assessment will address the over~ll development concept which
includes potential land uses, intensities, acreages and locations, as well as any design
standards of the development. We have identified on a preliminary basis a total of
six (6) topical environmental issues for assessment. Each of these issues is discussed
more f. lly below.
Water Resources - The project site is located in an area known to exhibit
problems associated with floodir~ (due to the unimproved nature of the E1
Modena Irvine Channel), high groundwater levels, and poor groundwater
c~,Al~t7. The project site is also within the watershed boundaries of the
Upper Newport Bay Bcologieal Reserve which has experienced significant
impacts associated with sedimentation. We propose that these issues be
addressed in the ~ and that mitigation measures be set forth to ensure
that significant adVer~ impacts do not occur. Our previous research on
the original auto center ~rR related to regional groundwater issues and
existin& drainage eondittoos in the area can be applied to the new auto
center proposal The primary work effort on this topic will be directed
towards potential flooding impacts and mitigation measures related to the
-new site for the auto center. We will work ciosel~, with The Irvine
Company~ engineers to ensure that the ~ is consistent with phasin~ and
engineerin~ measures being designed to mitigate any floodin& impacts.
Land Use anu aesthetics - This section will exar,..,~e the potential impacts
on existin~ and planned surrounding land uses. The discussion will include
an assessment of construction-related impacts including short-term air
quality, visual effects, construction noise, and construction traffic. The
long-term effects of project implementation on surrounding properties will
be summarized, drawing in part from other topical i~ues addressed in the
BIR (e.g., Transportation/Circulation, Air Quality, and Noise).
Given the concerns raised 0;~er the ori~/nal auto center proposal, we see
this section of the ~ as a particularly important analysis. The dise~s_=ion
will provide a comprehensive Idsting of those impacts important to
surrounding residents and businesses and will reference other sections of
the ~ for greater detail The focus of the analysis will be on the
eompatibility of the project with existing and planned land uses
surroundin~ the sit'e. While the new site for the auto Center is not
adjacent -to ex/sting residential areas, the proposed residential land uses
between the project site and Browning Avenue, and community awareness
of the potential conflicts between residential areas and the auto center
require that this analysis be complete in its discussion of potential impacts
and appropriate mitigation measures.
ParticulAr emphasis will be ~iven to the proposed operational and
performance characteristics of the auto center (i.e., hours of operation,
noise, and light character/sties) and the potential impacts to the newly
proposed residential area. Our understanding is that this area will be built
at a density of approximately 10 dwellin~ units to the acre. Given that the
auto center, this residential area and the extension of Jamboree Road are
all in plannin~ phases at this time, mitigation measures will be oriented
towards redueir~ any potential impacts by suggesting measures and
standards for the proper design of this edge.
This section of the BIR will ~ review the aesthetic characteristics of
the project bssed upon the design and development standards set forth in
the Flanned Community (PC) or Zoning Re,relAtions. Emphasis will be
placed on how the project will appear from major surrounding roadways
(particularly the Jamboree Road extension aha the 1-$ Freeway). The
EII~ analysis will discuss standards for landscaping, signage, building
height, and other design treatments that may have been incorporated into
the plan to minimize aesthetic impacts. Additional mitigation measures
will be recommended as determined appropriate.
e
A~ricultural Resources - The conversion of a~rioultural lands to urban uses
has become an increasingly controversial issue at the state and regional
level. Based upon our rec~nt experience, it can be anticipated that the
State Department of Conservation will review closely this aspect of the
project. ,MBA staff has participated extensively in a~ricultural land
conversion projects and is very familiar with the nature of environmental
documentation that will need to be prepared in this regard. We propose to
document the following:
· Loss of prime agricultural 1Rnds based upon productivity and soil
clsssificaUons.
· Loss of.e~L~ting production by type of crop and as a percentage of total
county and state production.
· Loss of important farmlRnds as mapped by the State of California.
· Factors which may l/mit long-term agricultural use including urban
encroachment, water costs, and other economic considerations.
· Cum,,l~tive loss of countywide agricultural lands.
· Other agricultural issues of importance that may be required by the
State Department of Conservation.
To the extent [~esible, mitigation measures will be suggested to lessen the
significance of identified conversion impacts; however, it can be
anticipated that this impact will be ls~gely unavoidable.
Transportation/Circulation - An a, slysis of traffic and circ,,lstion will be
performed by Austin-Foust Associates; a scope-of-work for this analysis is
attached to this proposal. The traffic analysis will include analysis of
three primary scenarios: (1) existin~ conditions, (2) traffic conditions
ex~tin~ durin~ the in'st several years of operation of the auto center
(assuming the extension of Lacuna Road to the project site and San J-ce
Street to Myford Road) and (3) traffic conditio,,.~ after completion of the
Jamboree Road extension and the I-5/Jamboree Road interchange. We
feel that analysis of these three scenarios is essential to correctly identify
short- and long-term impacts to the existing residential areas west of
Browning A~enue from the increased traffic on Lacuna Road, San Juan
Street, and Browning Avenue. ,Based on community concerns raised by the
original, auto center proposal, we anticipate that this /ssue will be of
particu/ar concern to reside..nts in the area.
Air Quality - In anticipation of comments from the Count7 of Orange,
South Coast Air Quality Management District, and State Air Resources
Board, the EIR will evaluate the short-term impacts (e.g., dust generation,
construction equipment emissibns) and the long-term effects (including
stationary and mobile emission burdens) of project implementation. Total
projected emissions, .and the project's percentage of countywide emissions
wffi be indicated. Carbon monoxide concentrations will be determined
utilizin~ the Caline 3 modelin~ technique. The microscale assessment will
be performed'to determine ~before-projeet,' "after project," and
-eum~lAtive~ impacts at two selected wcrs~--ease locations.
The format and methodology of the report will be in full compliance with
state and local guidelines. Mitigation mea.~ures will be recommended as
appropriate.
6. Noise - The noise analysis will provide a detailed evaluation of the impacts
associated with two primary noise concerns:
l~rojeet impacts on the proposed residential area between Browning
Avenue and the project and other planned land uses surrounding the
site.
· Traffic noise impacts on existir~ and proposed land uses resulting from
increased traffic associated with the project.
The first concern will be addre_~ed q~ml~tatively. The discussion will include an
analysis of noise characteristics of auto center uses (based partially on previous noise
measurements made ~.. the Irvine Auto Center) and th~. Dotential-impacts to the
proposed residential area. The latter concern will be addressed through quantitative
noise modeling based on the proiected traffic for key streets. Estimates will be
provided for noise levels associated with vehicular (including truck) traffic increases
resulting from the project. Potential mitigation measures include site planning
standards (suggestions for orientation of noise generating service bays, loudspeakers,
etc.) and noise .standards to be incorporated into the Planned Community
Regulations.
Growth-Inducing Effects
This chapter of the EIR will examine the growth inducements created by project
implementation~ and the potential secondary effects on other proximate lands.
Direct proiect-related growth will ~l_~o be addreSSed including: (1) short-term
(construction) and long-term (auto center) employment opportunities, (2) employment
growth vis-a-vis population growth~ and (3) increased demand for housing to
accommodate on.site employees. The project's consistency with local and regional
growth forecasts will be summarized.
Cum,,1-tive Impacts
The cum-l=tive eHects of the project in combination with other nearby known and/or
anticipated projects will be asseSSed for each topical environmental issue. MBA in
conjunction with the City-of Tustin will identi~y these other projects to be
considered in the cum-lRtive impact evaluation early in the ~ preparation
process. Where [~ssible, cumulative effects will be quantified by the MBA project
team. At a minimum, we would anticipate addressin~ the cumulative impacts
associated with the propnsed residential development located between Browning
Avenue and the auto center site.
Alternatives
MBA will explore up to three alternatives as defined by the City of Tustin. At
present we su~l~est that the followir~ alternatives be'coms/dered for includon in the
1. No Proiect - Required by State CEQA Guidelines.
2. ~.~istin~ General Plan.- Impacts associated with development of currently
desi~mated residential uses.
3. Alternative Locations.- Alternative 'locations that would reduce or
Minimize identified impacts will be examined.
These alternatives .will be dMcussed and defined further prior to [nitiation of the
preliminary draft EIR. Sufficient detail and impact q,~utification will be provided
for each alternative to ~llOW compar~on with the project as c-Jrrently Submitted.
The relative advantages and disadvantages of each of the alternatives will be
discussed.
During the course of the environmental assessment, minor variations to the proposed
project may ~lso become apparent which could have the effect of reducing
environmental impacts. Any such variations to the project as proposed will be
evaluated in the alternatives section of the BIR.
Other Mandator~ ~ Sections
The wI'E will include all other C][~A mandated ~ sections ineludint~ the following:
· Irreversible and irretrievable commitment of resources.
· Relationship between short-term uses of the environment and maintenance
and enhancement of long-term productivity.
· Bffects found not to be signific.ant (including landform, geology, cultural/
historical, and biological effects~.
· Unavoidable adverse impacts.
· List of or~mizations and persons consulted and those involved in
preparation.
· Appendices.
The scope of work described unde~ Task B will be organized in a~ProPriate ~
format and assembled with supporting graphics, tables, and technical appendices to
comprise the complete preliminary draft ][IR. This preliminary draft will be
submitted to the City of Tustin for review and comment.
Products (Task B): Five (5) copies of the complete preliminary draft EIR for City
review and comment. '
TA-~k C: Preparation of Fi;~,l Draft
Following receipt, of the City's comments, MBA will make all corrections and/or
additions consisteht with the agreed-upon scope of work. We anticipate attending at
least one meeting with the City staff~to receive the pre]imina~ draft KIR comments
and to ensure that the City~ eommants are fully addressed.
Once these comments are addressed, the final draft'EIR will be printed and
forwarded to the City. The report text will be photocopied (double-sided) and comb-
bound unless another binding teelmique is specified by the City. Fifty (50) copies of
the final draft EIR will be furnished for distribution to decision-makers, concerned
agencies, and individuals. We ~1-~o budgeted to assist the city in preparing the
necessary documentation for securing a 30-day draft SIR review from the State
Clearin~honse.
We have budgeted for approximately 40 hours of MBA staff time for completion of
this task which should prove adequate. Should additional time be necessary due to
unforeseen cireumstances~ we will contact you to discuss a revised fee estimate.
Products (Task C): Fifty (50) copies of the f'mal draft P. IR for City distribution.
At the close of the 30-day public review period, MBA will respond to all written and
verbal comments received on the draft EIR. The comments and responses will be
printed and bound for use by the City staff and for distribution to decision-makers.
We have budgeted for approximately 50 hours of MBA time for completion of the
proposed final EIR. We believe that this time estimate will be sufficient given our
present understanding of the project. However~ should substantial comments be
received on the draft I/IR due to citizen group involvement or actions by other
agencies, additional time may be neeassary to respond adequately. Should these
circumstances arise, we will contact you to discuss a revised fee estimate.
Products (Task D): Twenty-five (25) copies of the Comments and Responses
supplement.
Tssk ]{~ Atte~t~nee at Public Hem-ings
The MBA Project-Manager (Lloyd W~ Bookout) will attend two public hearings for
presentatiort~ an~ to answer questions concerning the ~ (_~rume one Planning
Commission and one City Council h~ing). Additional hearing attendance can be
accommodated on a time-and-materials basis assuming $60.00 hour.
products (Task E): Attendance at up to two (2) public hearings.
Task F: General Coordination and Meetings
In order for MBA to f,,11y m-~ess and keep abreast of all issues inherent in the
proposed project, continuing coordination will be required with the City of Tustin and
project subeonsuitants. The coordination will take place during each of the
preceding stages and is separated here for ease of ~-~essment.
Within the coordination phase, we have budgeted for four meetings (averaging three
hours each) with staff which may occur at: (1) project initiation, (2) preliminary
draft Ill{ submittal; (3) t'maI draft BtR submittal, and (4) during preparation of
response to comments. This phase of work also provides the opportunity for sound
project management to ensure that the project is running on time and within the
budget. To ensure a smooth progression of events, telephone contact will be
maintained between MBA and the City~ project Manager on no less than a weekly
basis.
products (Task F): Attendance at up to four meetings and no less than weekly
communication with the City of Tustin Project Manager.
Task G: Preparation of Written Findings f~r In .e~.poration Into Resolution of
Certification
MBA will prepare written findings pursuant to Section 15091 of the State CEQA
.Guidelines (Section 21081 of CI!QA) for each significant effect identified in the
I/IR. The importance of these findings to the legal adequacy of environmental
documents has been reinforced by several court eases, ineludin~ Clear~, vs. _Count~ of
Stanislaus~ V'flla~e La~una~ Inc. vs. Board of Su~)ervisor~ of O~an~e County, and
Eui~ene E. Atherton vs. Board of Supervisors of Orange County. The nature of the
proposed p~ojeet justifies the development of comprehensive legal findings to better
p~oteet the environmental analysis from possible legal challenge.
P~oduets (Task G)'.' WHtten findings for incorporation into the ~esolutinn of
certification. /
AUSTIN' FOUST ASSOCIA'
August 10, 1984
INC. I TRAFFIC ENGINEERING AN 'RAN,$PORTATION PLANNING
1450 NORTH TUSTIN AVENUE, SUITE 108
SANTA ANA. CALIFORNIA 92701
TELEPHONE: (714) 667-0496
Mr. Lloyd Bookout
Michael Brandman A. ssociates
3140 Red Hill Avenue, Su/te 200
Costa Mesa, California 92626
P,E: Tus~_~n Auto Center EIR
Dear Lloyd:
Austin-Foust Associates (AFA) is pleased to propose a scope of services
for preparing an EIR for the revised Tustin Auto Center site. From
discussions with yourself and other members o£ the proiect te~m, we believe the
scope of work outlined here addresses the information that needs to be modified
or added to the traffic analysis document. Accordingly, we propose to carr7
out the following' [our work tasks:
1. Prepare Back~round Conditions - The background traffic conditions [or
the proposed Auto Center will include a 1986 setting that reflects completion of
the project, and then a 1990 time frame which will be ex=mined with and without
the proposed 3amboree/[-5 interchange. A further situation that wi]/ be
referenced in the EIR is a comparison between the trip generation from the
project and the trip generation that could occur under the e~is~ng General
[=lan o
Data will be drawn from the Tustin Traffic Study and other sources to
provide background conditions for these three points in Hme. The background
conditions for 1990 will be derived from existing vol, mes and projected growth
in thi~ area. Cumulative vo],,mes from adjacent development in the East Tustin
Specific Plan area wi/1 be included as appropriate.
2. Analyze Impacts - The impact analysis will involve identifying the
c-mulative impacts of the project. Trip generation and trip distribution will be
estimated and then an evaluation made of the capacity impacts on the
surrounding street system.
Time frame for the impact analysis will be 1986 and 1990. For 1986, two
situations will be exam/ned with respect to the Myford interchange. The first
will assume the existing highway configuration and interchange with I-$. The
second will assume the new interchange as presently planned and conta/ned in
the STIP. For 1990, the new interchange will be assumed, but impacts with
and without the proposed J=mboree/I-$ interchange will be addressed.
.EXHIBIT "B"
The General Plan analysis w/I/ be confined to a comparison of trip
generation between the General Plan and the proposed Auto Center as noted in
Item 1.
3. Prepare Mitigation Package - The final work item will consist o£
examining the surround/ng street system and determining mitigation measures
that may be required. Typical areas to be exanfined w/Il include Laguna Road,
Bryan Avenue, Myf~rd Road and the Myford/I-5 interchange.
4. Report and Presentations -.'The results of the work will be set out in
a draft written report in suitable '~ora~at for incorporation into the EIR.
Following th~ screencheck, comments will be responded to as required and
incorporated into a final dra/t.
ESTIMATED COSTS
Estimated costs for this work is as fo/lows:
Princip al
Transportation Planner
Sr. Technical
Technical
40 hours @ $55.00
60 hours @ $30.00
40 hours ~ $30.00
40 hours @ SZ0.00
$2,200.00
1,800.00
1,Z00.00
800.00
Fixed Costs 300.00
TOTAL $6,300.00
These costs include attendance at a public hearing for the project.
Thank you for the opportunity to assist in this important planning project.
Ter/enc~W. Austin
TWA/bgw
TUSTIN AUTO CENTER
ENVIRONMENTAL IMPACT REPORT
ENVIRONMENTAL CONSULTANT
THIS AGREEMENT is made and entered into this day of
.... , 1984, by and between the CITY OF TUSTIN, a
municipal corporation (hereinafter referred to as "City") and
MICHAEL BRANDMAN & ASSOCIATES, INC., a California corporation,
18021 Skypark Circle, Suite E-2, Irvine, California 92714
(hereinafter referred to as "Environmental Consultant".
WITNESSETH
WHEREAS, City desires to employ an Environmental Consultant
to furnish the necessary environmental consultant services for
the preparation of an Environmental Impact Report ("EIR") for the
Tustin Auto Center which shall hereinafter be referred to as the
"Project"; and
WHEREAS, Environmental Consultant has indicated its
willingness to furnish said project services to City; and
WHEREAS, Consultant has submitted to City a proposal dated
August 13, 1984, a copy of which is attached hereto, marked
Exhibit "A" and is by this reference incorporated herein as
though set forth in full hereat ("the Proposal").
NOW, THEREFORE, City agrees to employ and does hereby employ
Environmental Consultant to provide consulting environmental
services for the Project, and City and Environmental Consultant,
for the consideration hereinafter set forth, agree as follows:
A. Scope of Environmental Consultant's Services:
Environmental Consultant agrees to prepare and furnish
to City, following receipt of written authority to proceed,
environmental services for the Project. These services shall
include all of the services to be performed in the manner
described in the' Proposal and shall include, but not be limited
to, the following:
PROJECT DEFINITION AND ORGANIZATION.
Environmental Consultant shall meet with City Staff to
discuss details of proposed Project, and refine, as necessary,
the focus and content of EIR. Specific tasks to be undertaken,
in furtherance of project definition and organization include the
following:
~: Review project proposals submitted
to City by The Irvine Company ("TIC").
~3/~: Finalize complete project descrip-
tion, as well as description of project alternatives.
~: Identify projects to be considered
in the cumulative impact analysis.
~lh~: Assist City in distribution of the
Notice of Preparation (NOP) and monitor agency responses as they
are received.
Finalize Project schedule.
Task B: PREPARATION OF PRELIMINARY DRAFT EIR.
This task includes consolidation of environmental data,
direct and cumulative impact evaluation, development of
mitigation measures, and report compilation. The format and
content of the EIRwill be_in full compliance with CEQA and state
and local EIR guidelines. The major environmental issues to be
addressed in the EIR are as follows:
Introduction and Summary.
Prepare introductory statements of the report to
include identification of authors and lead agency responsibilites
and the intended scope, the purpose of the environmental impact
report and location and nature of the Project. Prepare summary
of the EIR to include an identification of the unavoidable
adverse impacts, impacts subject to mitigation, and recommended
mitigation measures.
zation.
Project Description and Organi-
~repare project description section of the EIR to
include the following:
a. Regional and local location.
b. Project
characteristics including
proposed land uses, discretionary
actions required by the City and other
agencies, significant features of the
plan, and engineering infrastructure
considerations.
c. Project objectives.
d. Project phasing.
e. Responsible/lead agencies.
and Mitigation Measures.
Data Consolidation, Impact Analysis
Assess overall development concept which includes
potential land uses, intensities, acreages and locations, as well
as any design standards of the development. Specific topical
areas to be assessed, the general approach to be used and the
known issues to be confronted in each section are as follows:
a. ~ ~: The EIR will evaluate
impacts associated with flooding, storm drainage, ground water
levels, ground water quality and sedimentation. Environmental
Consultant will work with TIC engineers to ensure that EIR is
consistent with phasing and engineering measures being designed
to mitigate any-flooding impacts. Reasonable mitigation measures
will be developed as appropriate.
b. Land USe~ and Aesthetics: (1) Potential
impacts on existing and surrounding land uses will be examined.
An assessment of construction related impacts, including short
term air quality, visual effects, construction noise and
construction traffic will be discussed. The long term effects
of Project implemention on surrounding properties will be
summarized, drawing in part from other topical areas addressed in
the EIR (example, transportation/circulation, air quality, noise,
visual impacts, etc.).
(2) Discussion will provide a
comprehensive listing of impacts of importance to surrounding
residents and businesses. The focus of analysis will be on the
comparability of the project with existing and planned land uses
surrounding the site. Analysis will be complete in its discussion
and potential impacts and appropriate mitigation measures.
(3) Particular emphasis will be given
to the proposed operational and performance characteristics of
the Auto Center (i.e. hours of operation, noise, and light
characteristics) and potential impacts to the newly proposed
residential area.
(4) The EIR will also contain a review
of the aesthetic characteristics of the Project based upon the
design and development standards in the planned community (PC) or
Zoning Regulations. EIR analysis will discuss Project appearance
from surrounding roadways, and standards for landscaping,
signage, building height, and other design treatments to minimize
aesthetic impacts. Additional mitigation measures will be
recommended as deemed appropriate.
c. ~X~ Resources: The following
will be documented:
1. Loss of prime agricultural lands
based on productivity and soil classifications;
2. Loss of existing production by.type
of crop and as a percentage of total county and state producfion;
3. Loss of important farm lands as
mapped by the state of California;
4. Factors which may limit long term
agricultural use including urban encroachment, water costs, and
other economic considerations;
a~ricultural lands; and
Cumulative loss of county-wide
6. Other agricultural isseus of
importance that may be required by the State Department of
Conservation.
Mitigation measures will be developed to lessen the
significance of identified conversion impacts.
d. Transportation/Circulation. An analysis
of traffic and circulation will be performed by Austin-Foust
Associates ("Traffic Consultant"). Environmental Consultant will
coordinate directly with the Traffic Consultant to provide a
thorough assessment of traffic/circulation impacts. Traffic
analysis will include analysis of three primary scenarios: (1)
existing conditions, (2) traffic conditions existing during first
several years of operation of Auto Center and (3) traffic
conditions after completion of the Jamboree Road extension and
the I-5 Jamboree Road interchange (Traffic Consultants' scope of
work is attached hereto as Exhibit "B", and incorporated herein
by this reference).
e. Air ikg_~. Evaluation of the short
term impacts (example dust generation, construction equipment
emissions) and the long term effects (including stationary and
mobile emission burden) of Project implementation. 'Total
projected emission and the projects percentage of county-wide
commissions in the year 2000 will be indicated. Carbon monoxide
concentrations will be determined utilizing the k-line three
modeling technique. This microscale assessment will be performed
to determine "before project close" and "after-project close" and
"cumulative" impacts selected worse case locations. The format
and methodology of the air quality assessment will be in full
compliance with state and local guidelines. Mitigation mesures
will be recommended as appropriate.
f. Noise. Noise impacts resulting from
project implementation will be thoroughly addressed in the EIR.
The effects of project impacts on adjacent residential and insti-
tutional uses bordering Browning Avenue, and traffic noise im-
pact, on existing and proposed land uses resulting from increased
traffic will receive particular attention in the noise assess-
ment. Mitigation measures will be detailed for all potential
impacts identified.
g. Growth~_n~~J~. The EIR will
examine the growth inducements created by project implementation,
and the potential secondary effects on other proximate lands.
Direct project related growth will also be addressed including:
4
1. Short term (construction) ~nd long
term (auto center) employment opportunities;
tion growth; and
e
Employment growth vis-a-vis popula-
3. Increased demand for housing to
accommodate on-site employees.
The project's consistency with local and regional
growth forecasts will be summarizgd.
h. ~tl_l_~ ~pacts. The cumulative
effects of the project in combination with other nearby known
and/or anticipated projects will be assessed topical environmen-
tal issue. Environmental Consultant, in conjunction with City,
will identif~ these other projects to be considered in the cumu-
lative impact evaluation early in the EIR preparation process.
Where possible cumulative effects will be quantified by the
Engineering Consultant.
i. ~. Prepare alternatives sec-.
tion of the EIR to include, but not limited to, the following:
1. No project;
2. Existing General Plan impacts asso-
ciated with development of currently designated residential uses.
3. Other alternatives identified dur-
ing the notice of preparation process or during the course of the
environmental impact assessment which may have the effect of
reducing or minimizing identified impacts.
Sufficient detail will be provided in the evaluation of
alternatives to insure a reasonable comparison with the proposed
Project. Minor variations to the proposed Project which could
have the effect of reducing or eliminating environmental concerns
will be evaluated and documented. As required by the State EIR
Guidelines, the advantages and disadvantages of each alternative
will be discussed and the reasons for rejecting or recommending
project alternatives will be stated.
j. Other ~andatory EIR Sections.
other mandated sections of the EIR as follows:
Prepare
mitment of resources.
1. Irreversable and irretrievable com-
2. Relationship between short term
uses of environment and maintenance and enhancement of long term
productivity.
3. Effects found not to be significant
(including land form, geology, cultural/historical, and biologi-
cal effects).
4. Unavoidable adverse impacts.
5. List of organization and persons
consulted and those involved in EIR preparation.
6. Appendices.
~/]~: The scope of work described under
Task B will be organized in appropriate EIR format. Five (5)
copies of this preliminary draft EIR will be submitted to City
for review and comment.
Task C: PREPARATION OF FINAL DRAFT EIR.
~: Meet with City staff to receive and
discuss comments on, and suggested revisions to, the Preliminary
Draft EIR.
~: Complete revisions to the Pre-
liminary Draft EIR pursuant to City's review comments. Ad-
ditional announcements will be prepared as required.
~//~: Reproduce fifty (50) copies of the
Final Draft EIR for submittal to City and distribution to re-
viewing agencies and interested parties. The Final Draft EIR
will be photocopies (double-sided) and combound with all exhibits
and cover overset, printed.
$_~: Mail the Draft EIR to appropriate
reviewing agencies, interested parties and State Clearing House
for a thirty (30) day review and comment period. The remaining
documents will be forwarded to City for in-house use and distri-
bution to the Project Team and decision makers.
Task D: PREPARATION OF THE FINAL EIR.
$_~: Prepare draft responses to sub-
stantive comments on the Draft EIR and submit fifteen (15) copies
to City for review.
responses, if necessary.
Meet with City staff to adjust
~: Mail comments and responses docu-
ment to commenting agencies prior to certification of the Final
EIR.
~: Prepare finalized comments and
responses documents for use by City as part of the Final EIR and
print twenty-five (25) copies for submittal to City.
TaskE: ATTEND PUBLIC MEETINGS AND HEARING.
Attend two formal public hearings held before the Plan-
ning Commission and City Council on the EIR.
Task~F: GENERAL COORDINATION AND MEETINGS.
$~: Conduct, no less than, weekly tele-
phone conference with the City's Project Manager to report Pro-
ject status and discuss any possible problem or issues.
~: Attend at least four (4) meetings,
as necessary, with City staff which may occur at'(1) Project
initiation, (2) Preliminary Draft EIR submittal, (3) Final Draft
EIR submittal, and (4) during preparation of response to com-
ments.
Task G: PREPARATION OF WRITTEN FINDINGS FOR INCORPORATION
INTO RESOLUTION OF CERTIFICATION.
Prepare written findings pursuant to Section 10591 and
the State CEQA Guidelines (Section 21081 of CEQA) for each
significant effect identified in the EIR for incorporation into
the resolution of certification.
B. Time for Completion:
It is hereby understood and mutually agreed that the time
for completion of the work to be performed by Environmental Con-
sultant is an essential condition of this agreement. Environ-
mental Consultant agrees that it shall prosecute regularly and
diligently the work of this agreement accordingly to reasonable
schedules established by City for the various items of work
described in paragraph 1. Environmental Consultant shall not be
accountable for delays in the proress of its work caused by any
condition beyond its control and without the fault or negligence
of Environmental Consultant. Any delays shall not entitle Envi-
ronmental Consultant to any additional compensation under any
circumstances, regardless of the party responsible for the delay.
C. Compensation:
The compensation to be paid under this agreement shall be as
follows:
Task
Consultant's Labor Fees:
A. Project Definition/Organization $ 400.00
B. Preliminary Draft EIR 7,500.00
C. Final Draft EIR 1,700.00
D. Response to comment 2,100.00
E. Attendance at public hearings 480.00
F. General coordination and meetings 1,200.00
G. Prepare written findings 1,100.00
Subtotal Consultant's Labor Fees $ 14,480.00
Traffic Consultant Fees:
Preparation of Traffic Report
$ 6.300.00
Estimated Direct Costs
In-house photocopying (10 cents/page)
blue prints/reproduction/graphis
5 copies screen check EIR
50 copies Draf~ EIR
25 copies comments and responses
TOTAL ESTIMATED FEE
$ 1,400.00
$ 22,180.00
D. Miscellaneous Provisions:
A. City and Environmental Consultant further agree to
the following conditions:
1. City, by notifying Environmental Consultant
in writing, shall have the right to terminate any or all of the
services and work covered by this agreement at any time.
2. Environmental Consultant agrees that it. shall
proceed immediately and diligently to perform the services
provided for in this agreement upon receipt of notice from City
to proceed therewith.
3. The terms and provisions of this agreement
shall extend to and be binding upon and inure to the benefit of
heirs, executors, administrators, successors and assigns of the
respective parties hereto.
4. Environmental Consultant shall perform the
services hereunder as an independent contractor and under no
circumstances or conditions shall Environmental Consultant and/or
any of its agents, servants or employees, be considered as an
employee or agent of the City or TIC.
5. Environmental Consultant shall perform all
services required under this agreement in a careful, diligent and
professional manner and shall be responsible for all errors and
omissions for services performed by Consultant under the terms of
this agreement. Consultant, as a material part of the considera-
tion of this agreement hereby waives on its behalf and on behalf
of all others claiming through Consultant, all claims and demands
against City and TIC, their agents, employees, successors and
assigns, for all loss, damage, injury, sickness or death of any
person resulting from the performance of.this agreement, and
agrees to indemnify, defend and hold City and TIC, their agents,
employees, successors and assigns harmless from any loss, damage,
injury, sickness, death or other claim made by other persons and
from all costs, expenses and charges arising therefrom.
Consultant shall maintain in full force and effect during
the term of this agreement its existing policies of insurance for
which certificates of insurance have heretofore been delivered to
City and TIC.
6. Environmental Consultant shall carry and pay for
such compensation insurance as is necessary to fully protect
Environmental Consultant and its employees under California-
Workers Compensation Insurance and safety laws, to relieve City
and TIC from all responsibility under said laws in connection
with the performance of this agreement, and upon the execution of
this agreement to file with City a certificate certifying to said
protection.
7. Environmental Consultant certifies that there
shall be no discrimination against any employe~ who is employed
in. the work covered by this agreement or against any application
for such employment because of.race, religion, color, sex, or
national origin, including but not limited to, the following:
employment, upgrading, demotion or transfer, recruitment or
recruitment advertising, layoff or termination, rates of pay or
other forms of compensation, and selection for training,
including apprenticeship.
8. Consultant shall provide City- monthly with a
detailed itemization of all work performed, time spent, and the
fees, costs and charges accrued thereon, in complete and
sufficient detail to fully apprise City thereof.
IN WITNESS WHEREOF, this agreement was executed by the
parties on the day and year first above written.
CITY OF TUSTIN, a municipal
corporation
BY:
Mayor
ATTEST:
City Clerk
9
APPROVED AS TO FORM:
JAMES G. ROURKE
City Attorney
MICHAEL BRANDMAN & ASSOCIATES,
INC., a California corporation
BY:
JGR:SA:pj: 09/05/84 (9. cjp)
10
PROPOSRT~ SCOPE OF WORK
' TUb'TIN AUTO CENTER
Our preliminary scope of work has been organized into seven gene. ral task categories
as follows=
A. Project Definition and Organization
B. Preparation Of the Preliminary Draft
C. Preparation of the Final Draft ~
D. Preparation of the Final
E. Attendance at Pt~blic Hearings
F. General Coordination and Meetings
O. Preparation of Written Findings for Incorporation
Certification
into Resolution of
Each of these primary tasks is described more fully on the pages which follow.
Th/s initial t~sk provides an opportunity for the consultant and City staff to discuss
the details of the proposed project and to refine, as necessary, the focus and content
of the ErR. Specific t~sks to be undertaken herein include, but are not Hmited to:
e
e
Review of prOject proposals as submitted to the City of Tustin by The
Irvine Company.
Finalize a complete project description, as well as a description of project
alternatives.
Identification of projects to be considered in the ~um,,{mtive impact
analysis.
Assist City in the distribution of the NOP (as necessary) and monitor
agency responses as they are received.
Finalization of a project schedule indicating specific dates for completion
of work tasks.
As part of this initial task, we have budgeted for a meeting with the City of Tustin
to review the details of the proposed Auto Center project. It is our experience that '
this brief organizational work effort will promote a clearer understanding of the
project objectives between the City and the consultant and will ensure that the
project can move forward with the efficient expenditure of time and budget.
EXHIBIT "A"
Ts.~-k B: l~-ep~ation of the Preliminary Draft
This task-comprises the majority of the environmental analysis including
consolidation of environmental data, direct and cum,,1-tive impact evaluation,
development of mitigation measures, and report compilation. The format and
content of the ~ will be in full compliance with CEQA and state and local FIR
guidelines. The text will be supplemented with graphics end tables, as n _ece~.s~y, to
present the information in a concise and easily understood format.
Provided below is a description of our preliminary scope of work for each of the
major environmental issues (or "chapters") to be addressed in the FIR. -We have
endeavored to tailor the proposed scope of work of the FIR as closely as possible to
the requirements of the revised Tustin Auto 'Center project. This preliminary scope
of work may require further refinement following additional discussions with the
City of Tnstin and The Irvine Company, or following completion of the revised NOP
process.
Introduction and Summary
The introductory statements of the report will include identification of authors and
lead agency responsibilities and the intended scope and purpose of the environmental
impact report.. The location and nature of the project will be described briefly in
compliance with the state CEQA guidelines.
The summary of the FIR will present the major conclusions of the report in a concise
and easily understood format. The summary will include an identification of the
unavoidable adverse impacts, impacts subject to mitigation, and recommended
mitigation measures. We propose the use of a tabular format to present this
summary information to assist the public and decision-makers in their review of the
report~ conclusions. A brief, executive summary will also be provided to highlight
the key findings of the FIR.
Project Description
A complete description of the project will be provided, including the following:
Regional and local location.
Project characteristics including proposed land uses, discretionary actions
required-by the City and other agencies, listing of required permits,
significant features of the~ plan, and engineering and infrastructure
considerations.
1~,oject objectives.
Responsible/lead agencies.
Project phasing.
Data ConsoUdation~ Impact Analysis, and Mitigation Measures
MBA's environmental assessment will address the overall development concept which
includes potential land uses, intensities, acreages and locations, as well as any design
standards of the development. We have identified on a preliminary basis a total of
six (6) topical environmental issues for assessment. Each of these issues is discussed
more fully below.
Water Resources - The project site is located in an area known to exhibit
problems associated with flooding (due to the unimproved nature of the E1
Modena Irvine Channel), high groundwater levels, and poor groundwater
quality. The project site is ~1.~o within the watershed boundaries of the
Upper Newport Bay Ecological Reserve which has experienced significant
impacts associated with sedimentation. We propose that these issues be
addressed in the ErR and that mitigation measures be set forth to ensure
that significant adverse impacts do not occur. Our previous research on
the ori~nal auto center EIR related to regional groundwater issues and
existing drainage conditions in the area can be applied to the new auto
center proposal. The primary work effort on this topic will be directed
towards potential flooding impacts and mitigation measures related to the
new site for the auto center. We will work closely with The Irvine
Company~ engineers to ensure that the EIR/s consistent with phasing and
engineering measures being designed to mitigate any flooding impacts.
Land Use and Aesthetics - This section will examine the potential impacts
on existing and planned surrounding land uses. The discussion will include
an assessment of construction-related impacts including short-term air
quality, visual effects, construction noise, and construction traffic. The
long-term effects of project implementation on surrounding properties will
be summarized, drawing in part from other topical issues addressed in the
EIR (e.g., Transportation/Circulation, Air Quality, and Noise).
Given the concerns raised over the original auto center proposal, we see
this section of the EIR as a particularly important analysis. The discussion
will provide a comprehensive listing of those impacts important to
surrounding residents and businesses and will reference other sections of
the EIR for greater detail. The focus of the analysLs will be on the
eompatibliity of the project with existing and planned land uses
surrounding the site. While the new site for the auto center is not
adjacent to existing residential areas, the proposed residential land uses
between the project site and Browning Avenue, and community awareness
of the potential conflicts between residential areas and the auto center
require that this analysis be complete in its discussion of potential impacts
and appropriate mitigation measures.
Particular emphasis will be ~iven to the proposed operational and
performance eharaeteristios of the auto eenter (i.e., hours of operation,
noise, and light characteristics) and the potential impacts to the newly
proposed residential area. Our understanding is that this area will be built
at a density of approximately 10 dwelling units to the acre. Given that the
auto center, this residential area and the extension of Jamboree Road are
all in planning phases at this time, mitigation measures will be oriented
towards reducing any potential impacts by su~esting measures and
standards for the proper design of this edge.
This section of the EIR will nlso review the aesthetic characteristics of
the project based upon the design and development standards set forth in
the Planned Community (PC) or Zoning Regulations. Emphasis will be
placed on how the project will appear from major surrounding roadways
(particularly the Jamboree Road extension and the I-5 Freeway). The
EIR~ analysis will discuss standards for landscaping, signage, building
height, and other design treatments that may have been incorporated into
the plan to minimize aesthetic impacts. Additional mitigation measures
will be recommended as determined appropriate.
me
Agricultural Resources - The conversion of agricultural lands to urban uses
has become an inereasingiy controversial issue at the state and regional
level. Based upon our recent experience, it can be anticipated that the
State Department of Conservation will review closely this aspect of the
project. MBA staff has participated extensively in agricultural land
conversion projects and is very familiar .with the nature of environmental
documentation that will need to be prepared in this regard. We propose to
document the following:
e
e
·
Loss of prime agricultural lands based upon productivity and soil
classifications.
Loss of existing production by type of crop and as a percentage of total
county and state production.
Loss of important farmlands as mapped by the State of California.
Factors which may limit long-term agricultural use including urban
encroachment, water costs, and other economic considerations.
CUmulative loss of countywide agricultural lands.
Other agricultural issues of importance that may be required by the
State Department of Conservation.
To the extent possible, mitigation measures will be suggested to lessen the
signifieance of identified conversion impacts; however, it can be
anticipated that this impact will be largely unavoidable.
Transportation/Circ-]mtion - An analysis of traffic and circ,,l,tion will be
performed by Austin-Foust Associates; a scope-of-work for this analysis is
attached to this proposal. The traffic analysis will include analysis of
three primary scenarios: (1) existing conditions, (2) traffic conditions
existing during the first several years of operation of the auto center
(assuming the extension of Laguna Road to the project site and San Juan
®
Street to Myford Road) and (3) traffic conditions after completion of the
Jamboree Road extension and the I-5/Jamboree Road interchange. We
feel that analysis of these three scenarios is essential to correctly identify
short- and long-term impacts to the existing residential areas west of
Browning Avenue from the increased traffic on Laguna Road, San Juan
Street, and Browning Avenue. Based on community concerns raised by the
original~ auto center proposal, we anticipate that this issue will be of
particular concern to residents in the area.
Air Quality - In anticipation of comments from the County of Orange,
South Coast Air Quality Management District, and State Air Resources
Board, the EIR will evaluate the short-term impacts (e.g., dust generation,
construction equipment emissions) and the long-term effects (including
stationary and mobile emission burdens) of project implementation. Total
projected emissions, and the project's percentage of countywide emissions
will be indicated. Carbon monoxide concentrations will be determined
utilizing the Caline 3 modeling technique. The microscale assessment will
be performed'to determine "before-project," "after project," and
"cum-l-rive" impacts at two selected worst-ease locations.
The format and methodology of the report will be in full compliance with
state and local guidelines. Mitigation measures will be recommended as
appropriate.
Noise - The noise analysis will provide a detailed evaluation of the impacts
associated with two primary noise concerns:
Project impacts on the proposed residential area between Browning
Avenue and the project and other planned land uses surrounding the
site.
· Traffic noise impacts on existing and proposed land uses resulting from
increased traffic associated with the project.
The first concern will be addressed qunlitatively. The discussion will include an
analysis of noise characteristics of auto center uses (based partially on previous noise
measurements made at the Irvine Auto Center) and the potential impacts to the
proposed residential area. The latter concern will be addressed through quantitative
noise modeling based on the projected traffic for key streets. Estimates will be
provided for noise levels associated with vehicular (including truck) traffic increases
resulting from the project. Potential mitigation measures include site 'planning
standards (suggestions for orientation of noise generating service bays, loudspeakers,
etc.) and noise .standards to be incorporated into the Planned Community
Regulations.
Growth-Inducing Effects
This chapter of the EIR will examine the growth inducements created by project
implementation, and the potential secondary effects on other proximate lands.
Direct project-related growth will also be addressed including: (1) short-term
(construction) and long-term (auto center) employment opportunities, (2) employment
growth vis-a-vis population growth, and (3) increased demand for housing to
accommodate onsite employees. The project's consistency with local and regional
growth forecasts will be summarized.
Cum,,l~tive Impacts
The cumulative effects of the project in combination with other nearby known and/or
anticipated projects will be assessed for each topical environmental issue. MBA in
conjunction with the City of Tustin will identify these other projects to be
considered in the cumulative impact evaluation early in the FAR preparation
process. Where possible, cumulative effects will be quantified by the MBA project
team. At a minimum, we would anticipate addressing the cumulative impacts
associated with the proposed residential development located between Browning
Avenue and the auto center site.
Alternatives
MBA will explore up to three alternatives as defined by the City of Tustin. At
present we suggest that the following alternatives be 'considered for inclusion in the
BIR:
L No Project - Required by State CEQA Guidelines.
2. Existing General Plan - Impacts associated with development of currently
designated residential uses.
3.-Alternative Locations - Alternative locations that would reduce o~
minimize identified impacts will be examined.
These alternatives .will be discussed and defined further prior to initiation of the
preliminary draft EIR. Sufficient detail and impact quantification will be provided
for each alternative to allow comparison with the pro, eot as currently submitted.
The relative advantages and disadvantages of each of the alternatives will be
discussed.
During the course of the environmental assessment, minor variations to the proposed
'project may aiso become apparent which could have the effect of redue{ng
environmental impacts. Any such variations to the project as proposed will be
evaluated in the alternatives section of the EIR.
Other Mandatory ErR Sections
The Ell{ will include all other CEQA mandated EIR sections including the fonowing:
· Irreversible and irretrievable commitment of resources.
· Relationship between short-term uses of the environment and maintenance
and enhancement of long-term productivity.
· Effects found not to be significant (including landform, geology, cultural/
historical, and biological effects).
· Unavoidable adverse impacts.
· List of organizations and persons consulted and those involved in
preparation.
· Appendices.
The scope of work described under Task B will be organized in appropriate ErR
format and assembled with supporting graphics, tables, and technical appendices to
comprise the complete preliminary draft ErR. This preliminary draft will be
submitted to the City of Tustin for review and comment.
Products (Task B): Five (5) copies of the complete preliminary 'draft FIR for City
review and comment.
T~-~k C: Preparatioo of ~ Draft
Following reoeipt, of the City's comments, MBA will make RII corrections and/or
additions consistent with the agreed-upon scope of work. We anticipate attending at
least one meeting with the City staff to receive the preliminary draft FIR oomments
and to ensure that the City~ comments are fully addressed.
Once these comments are addressed, the final draft EIR will be printed and
forwarded to the City. The report text will be photocopied (double-sided) and comb-
bound unless another binding technique is specified by the City. Fifty (50) copies of
the final draft ErR will be furnished for distribution to decision-makers, concerned
agencies, and individuals. We ~l~o budgeted to assist the city in preparing the
necessary dooumentation for securing a 30-day draft FIR review from the State
Clearinghouse.
We have budgeted for approximately 40 hours of MBA staff time for completion of
this task which should prove adequate. Should additional time be necessary due to
unforeseen circumstances, we will contact you to dise,,.~q a revised fee estimate.
Products (TaSk C): Fifty (50) copies of the final draft FIR for City distribution.
At the close of the 30--day public review period, MBA will respond to all written and
verbal comments received on the draft FIR. The comments and responses will be
printed and bound for use by the City staff and for distribution to decision-makers.
We have budgeted for approximately 50 hours of MBA time for completion of the
proposed final EIR. We believe that this time estimate will be sufficient given our
present understanding of the project. However, should substantial comments be
reoeived on the draft ErR due to citizen group involvement or actions by other
agenoies, additional time may be necessary to respond adequately. Should these
circumstances arise, we will contact you to discuss a revised fee estimate.
Products (Task D): Twenty-five (25) copies of the Comments and Responses
supplement.
Tas~ E~ At~en~uee at P~lie Hea~ir~s
The MBA Project'Manager (Lloyd W. Bookout) will attend two public hearings for
presentations and to answer questions concerning the FIR (assume one Planning
Commission and one City Council hearing). Additional hearing attendance can be
accommodated on a time-and-materi~I.~ basis assuming $60.00 hour.
Products (Task E): Attendance at up to two (2) public hearings.
Task Fc General Coordination and Meetings
In order for MBA to fully assess and keep abreast of All issues inherent in the
proposed project, continuing coordination will be required with the City of Tustin and
project subqonsultants. The coordination will take place during each of the
preceding stages and is separated here for ease of ~.~essment.
Within the coordination phase, we have budgeted for four meetings (averaging three
hours each) with staff which may occur at: (1) project initiation, (2) preliminary
draft FIR submittal, (3) f'mal draft EIR submittal, and (4) during preparation of
response to comments. This phase of work ~1.~o provides the opportunity for sound
project management to ensure that the project is running on time and within the
budget. To ensure a smooth progression of events, telephone contact will be
maintained between MBA and the City~ Project Manager on no less than a weekly
basis.
Products (Task F): Attendance at up to four meetings and no less than weekly
communication with the City of Tustin Project Manager.
Preparation of Written ~ for In .eOrlmration Into Resolution of
Cert£fieation
MBA will prepare written findings pursuant to Section 15091 of the State CEQA
Guidelines (Section 111081 of CEQA) for each significant effect identified in the
E1R. The importance of these findings to the legal adequacy of environmental
documents has been reinforced by several court eases, including Clem'. y vs. County of
Stanislaus~ Village Lag~una, Inc. vs. Board of Supervisors of Orange County, and
Eugene R. Atherton vs. Board of Supervisors of Orange County. The nature of the
proposed project justifies the development of comprehensive legal findings to better
protect the environmental analysis from possible legal challenge.
Products (Task G): Written findings for incorporation into the resolution of
certification.
r tcCEIVE AiJG 1 0
AUSTIN-FOUST ASSOCIATES, INC. I TRAFFIC ENGINEERING AND TRANSPORTATION PLANNING
August 10, 1984
1450 NORTH TUSTIN AVENUE, SUITE 108
SANTA ANA, CALIFORNIA 92701
TELEPHONE: (714) 667-0496
Mr. Lloyd Bookout
Michael Brandman A~ssociates
3140 Red Hill Avenue, Suite 200
Costa Mesa, C=Hfornia 92626
RE: Tustin Auto Center EIR
Dear Lloyd:
Austin-Foust Associates (AFA) is pleased to propose a scope of services
for preparing an EIR for the revised Tustin Auto Center site. From
discussions with yourself and other members of the project te~m, we believe the
scope of work outlined here addresses the information that needs to be modified
or added to the traffic analysis document. Accordingly, we propose to carry
out the following four work tasks:
1. Prepare Back[~round Conditions - The background traffic conditions for
the proposed Auto Center will include a 1986 setting that reflects completion of
the project, and then a 1990 time frame which will be examined with and without
the proposed Jamboree/I-5 interchange. A further situation that will be
referenced in the EIR is a comparison between the trip generation from the
project and the trip generation that could occur under the existing General
Plan.
Data will be drawn, from the Tustin Traffic Study and other sources to
provide background conditions for these three points in time. The background
conditions for 1990 will be derived from existing volumes and projected growth
in this area. Cumulative volumes from adjacent development in the East Tustin
Specific Plan area will be included as appropriate.
Z. Analyze Impacts - The impact analysis will involve identifying the
cumulative impacts of the project. Trip generat/on and trip distribution will be
estimated and then an evaluation made of the capacity impacts on the
surrounding street system.
Time frame for the impact analysis will be 1986 and 1990. For 1986, two
situations will be examined with respect to the Myford interchange. The first
will assume the existing highway configuration and interchange with I-5. The
second will assume the new interchange as presently planned and contained in
the STIP. For 1990, the new interchange will be assumed, but impacts with
and without the proposed Jamboree/I-5 interchange will be addressed.
EXHIBIT "B"
The General Plan analysis will be confined to a comparison of trip
generation between the General Plan and the proposed Auto Center as noted in
Item 1.
3. Prepare Mitigation Package -The final work item will consist 6f
examining the surrounding street system and determining mitigation measures
that may be required. Typical areas to be examined will include Laguna Road,
Bryan Avenue, Myford Road and the Myford/I-5 interchange.
4. Report and Presentations -"The results of the work will be set out in
a draft written report in suitable format for incorporation into the EIR.
Following the screencheck, comments will be responded to as required and
incorporated into a final draft.
ESTIMATED COSTS
Estimated costs for this work is as follows:
Principal
Transportation Planner
Sr. Technical
Technical
40 hours @ $55.00
60 hours ~ $30.00
40 hours @ $30.00
40 hours @ $20.00
$2,200.00
1,800.00
1,200.00
800.00.
Fixed Costs 300.00
TOTAL $6,300.00
These costs include attendance at a public hearing for the project.
Thank you for the opportunity to assist in this important planning project.
V~ruly yours,
Te~/en c~W. Austin
TWA/bgw