HomeMy WebLinkAboutNB 2 IRVINE LAND STDY 01-17-83AGENDA
Inter-Corn
DATE: dan. 12, ~983
TO:
FROM:
SUBJECT:
HONORABLE MAYOR AND CITY COUNCIL
BILL HUSTON, CITY MANAGER
IRVINE LAND STUDY - REQUEST FOR PROPOSAL
RECOMMENDATION:
That the City Council authorize staff to prepare an agreement between the
City and Irvine Company concerning preparation of the Peters Canyon Area
land use study.
BACKGROUND:
The City Council has previously given its approval of a conceptual plan
wherein the City and 1trine Company would jointly participate in the
preparation of a land use plan for the Peters Canyon Area. Due to the
scope of the project, consultants will be used for preparation of the
technical documents.
The Council also conceptually approved the use of a project coordinator who
would be directly responsible to the City for administration of the study.
A project management approach will ensure that the City's interests are
fully represented and addressed throughout the planning process.
DISCUSSION:
Attached is the proposed scope of work for the project coordinator and for
the planning studies. The planning studies include the following
components:
Land use planning
Environmental impact
Public facilities and infrastructure
Fiscal impact analysis and financing alternatives
Marketing
Transportation Analysis
These components will result in a specific plan for development of the
Irvine land.
Also attached is a preliminary flow chart which indicates the proposed
milestones during the plan preparation, review and approval process. It is
important to realize that at this point the Council is being requested to
approve the preliminary scope of work. As the final scope of work is
prepared, and once the project coordinator is retained, a more precise
schedule for completion of the plan and the process for involving the
Planning Commission and City Council during the plan preparation phase will
be identified.
It should also be clarified that while the Irvine Company would have input
in the selection of the project coordinator and consultants, the ultimate
selection will be made by the City Council.
With regard to cost, it is staff's recommendation that the $75,000 included
in the lg82-83 budget for a community traffic analysis be expended in
connection with the Peters Canyon planning study because of the direct
relationship of present and future traffic. This approach will maximize
the use of the funds and broaden the scope of the traffic analysis at the
same cost to the City. Staff also recommends that the City pay the cost of
the project coordinator and that all other costs (planning studies) be paid
by the 1trine Company.
If the Council authorizes the above approach, staff will submit the
agreement to the Council for its review at a later~ date.
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Date
Consultant Name
Address
City
Gentlemen:
The City of Tustin is seeking a qualified individual to serve as
an overall project coordinator for the Peters Canyon Specific
Plan project. You have been invited to submit a proposal in
accordance with the following scope of work.
The client team is composed of designated staff members from the
City of Tustin, the City Council, Planning Commission and The
Irvine Company.
The project consists of six different consultant programs leading
to the development and adoption of a specific plan, plus support
documents. These programs, the overall project, and consultant
selection process are described in the attached materials.
The project coordinator would not be encouraged to submit a
proposal for other phases of the consultant work as this position
would be one of the unbiased, objective reviewer and coordinator.
Major tasks shall include:
1. Assist in the development of the final scope of work for
each consultant program.
2. Develop and maintain a master schedule organizing each
sequence of the project.
3. Coordinate each consultant's activity to ensure project
continuity and timely completion of tasks.
4. Schedule meetings with the client team and consultants on
a regular basis.
Identify issues within each program area that necessiate
a decision from the client team. Present these issues in
a synopsis form, outlining the impact with other program
areas and identifying conflicts.
6. Coordinate with Orange County EMA and other agencies, as
necessary.
RFP
Project Coordinator
Page 2
7. Make presentation to the general public, Planning
Commission and City Council.
Each proposal shall contain the following:
Approach: Each consultant will describe his methodology
to manage the project. Consultant must submit a
preliminary schedule showing major milestones and
products.
Experience: Consultant should show applicable experience
in areas of project management for major planning
projects. There should be a description of similar
projects completed with en~hasis on those projects that
were implemented.
Cost: A not-to-exceed cost based on time, materials and
expenses to complete the project. Costs should be
itemized for each major task or milestone.
A pre-proposal meeting will be held at 10:00 a.m., January ,
1983, Room , 300 Centennial Way, Tustin. City staff and Irvine
Co. any representatives will explain the purposes of the planning
study, identify existing data and information sources, and answer
questions.
Each proposal will be reviewed by designated City staff and
Irvine Company staff. Interviews will be held with those
consultants selected for further consideration by the City staff
and Irvine Company. Staff will submit recommendations for
consultant selection to the City Council, who will approve final
selection.
( ) copies of the proposal are to be delivered no
later than 5:00 p.m. on Friday, , 1982 at the
following location:
City of Tustin
Community Development Department
300 CentennialWay
Tustin, CA 92680
If you have any questions regarding the content of this RFP,
contact Edward Knight at 544-8890.
Sincerely,
Michael W. Brotemarkle
Director of Community Development
Date
Consultant Name
Address
City
Gentlemen:
Your firm is invited to submit a proposal for planning studies
regarding the City of Tustin's Peters Canyon Specific Plan Area.
The client team is composed of designated staff members from the
City of Tustin, the City Council, Planning Commission and The
Irvine Company.
A project coordinator, a consultant selected by the City and the
Irvine Company, will administer consultant contracts and
coordinate all efforts between the consultants and the client.
He will be responsible for maintaining a comprehensive project
schedule coordinating consultant activities, and maintaining
project continuity and quality.
The total project has been divided into six separate, but
interrelated consultant programs:
Land Use Planning
Environmental Impact Report
Public Facilities and Infrastructure Plan
Fiscal Impact Analysis and Financing Alternatives
Marketing
Transportation Analysis
In order for all firms to have a comprehensive understanding of
the entire project scope, each program has been enclosed in this
request for proposal. However, your firm is invited to submit
proposals for only those programs for which it has appropriate
qualifications. A separate proposal must be prepared for each
program. The City will consider each program proposal separately
and will award or reject proposals accordingly.
Each proposal shall contain the following:
Approach: A description of the approach the consultant will
take to complete designated tasks. A consultant may
elaborate on or revise tasks.
Cost: A not-to-exceed fee based on time, materials and
expenses to complete each major task.
Personnel: Names and directly applicable experience of each
employee directly involved with the proposed work; a fee
schedule for each employee that will be directly involved
with the proposed work.
RFP
Page
Experience: Brief description of similar projects and
relevant expertise including examples of completed and
implemented projects. Qualifications and expertise of any
sub-consultants must also be included.
Schedule: Time needed to reach milestones, work products
and decision points. A preliminary schedule has been
attached.
6. Products: Content and timing of all work products including
maps.
For the Transportation Analysis program only, describe how
the analysis done under this scope of work could be expanded
or made compatible with a City-wide traffic analysis.
A pre-proposal meeting will be held at 10:00 a.m., January ,
1983, Room , 300 Centennial Way, Tustin. City staff and
Irvine Company representatives will explain the purposes of the
planning study, identify existing data and information sources,
and answer questions.
Each proposal will be reviewed by designated City staff and
Irvine Company staff. Staff will submit recommendations for
consultant selections to the City Council, who will approve final
selection.
In reviewing each proposal, staff will use the attached criteria.
( ) copies of the proposal are to be delivered no
later than ~ p.m. on Friday, , 1982 at the
following location:
City of Tustin
Co,m,,unity Development Department
300 Centennial Way
Tustin, California g2680
If you have any questions regarding the content of this RFP,
contact Edward Knight at 544-8890.
Sincerely,
Michael W. Brotemarkle
Director of Community Development
MWB:£MK:jh
CRITERIA FOR CONSULTANT EVALUATION
A. Experience
Has the project manager prepared this kind of study
before? Was client satisfied?
Is the consultant familiar with major Tustin, Irvine and
Orange County planning issues, plans, policies and
studies applicable to the study area?
B. Tasks
1. Is each RFP task addressed?
2. Does the consultant understand the goals and objectives
of the study?
3. Have new, modified or creative approaches to achieve the
stated goals been suggested?
Is the methodology or approach to each task clear,
complete and adequate?
Are the contents of work products clearly and completely
identified?
Is the information to be compiled and the level of detail
clearly stated and appropriate?
C. Schedule
1. Are the tasks organized in a clear and efficient
sequence?
2. Are milestones, work products, and/or decision points
identified?
3. Is the schedule realistic?
D. Costs
1. Are costs of each task as well as total costs identified?
PETERS CANYON SPECIFIC PLAN
SCOPE OF WORK
I. I#TRODUCTION
A. Background
The City of Tustin and The Irvine Company have initiated a
comprehensive planning effort for approximately 2,000 acres of
land on the eastern boundary of the City. Annexed to the City
in 1979-80, this property represents the major growth area in
the community in years to come (map attached).
The area within the project limits is uninhabited and in both
a natural and cultivated state; it has no capital improvements
and provides no community services. The northern portion of
the project area consists of rolling hills, range land and
eucalyptus groves with trails and drainage ways. The eastern
portion contains avocado groves. The southern portion is used
for irrigated row crops.
This planning effort is needed in order to design a balanced
development program compatible with community goals, to insure
that the City has funding to provide capital improvements and
community services, to assure reasonable environmental
protection, and to insure economic feasibility for the
developer.
A Myford Helicopter Overflight Corridor agreement, in progress
with the USMC, will be incorporated into the planning study.
B. Issues
The planning area is subject to a wide range of regional as
well as community issues. The following is a partial listing
of specific issues which must be addressed by the study.
1. Flood control and drainage (including consideration of
erosion siltation of Upper Newport Bay) and the alignment
and sizing of serving channels
2. Hillside grading and development
3. Public facilities conceptual plans and funding
4. Golf course feasibility in the project area
5. Conceptual alignment of Myford Road/Eastern Corridor
based on available County data
6. Conceptual design of Myford/I-5 interchange
7. Need for and conceptual design of Browning Road/I-5
crossing
8. Conceptual design of Jamboree Road
9. Compatibility with existing development
10. Opportunities for flood control retention in large, open
spaces
11. Need to extend Harvard trunk sewer line and need for
interim measures
Peters Canyon Page 2
12. Intensity of residential development
13. Amount and location of commercial, industrial or office
development
Some of these and other issues are shown on the maps in
Attachment A. (These maps are intended to show the type of
information available.)
C. Products
This study will result in an array of different products.
the discretion of the City, the Products may be formally
adopted or consolidated with other documents.
At
Required amendments to certain elements of the General
Plan.
Master [ir for the entire planning area suitable for
general plan amendment approvals.
Specific Plan in conformance with Government Code Section
65450 et. seq. covering the entire planning area. The
Specific Plan will function as a general planning
document. In addition, to the requirements of Section
65450, the Specific Plan will include the following:
a. Performance criteria for hillside development
b. Arterial highway standards and landscaping criteria
c. Street standards
A model grading ordinance for the City of Tustin.
Public Improvements Program including phasing criteria
and identification of potential funding mechanisms.
6. Cost/Revenue Analysis and Model.
7 Marketing Study.
LAND USE PLANNING
Tasks
A. Compile Existing Background Data
Existing information from previous EIR's, the City, The Irvine
Company and the County will, in most cases, be adequate for
purposes of the study and will be compiled selectively by the
consultant. A listing of background documents is contained in
Attachment B.
All graphics will be placed on a 500 scale base map provided
by the City.
City staff will review the General Plan and provide consultant
with a report on policies and issues applicable to the study
area.
Compilations and original studies of particular importance are
listed below:
1. Compile hydrology, and environmental data from OC£MA and
the Irvine Company.
Compile existing and proposed road and flood control
requirements from OCEMA.
Compile existing and proposed water, sewer, phone, gas,
electric, etc., improvements from appropriate agencies
and the Irvine Company.
Compile from the Irvine Company information regarding
slope analysis, elevation gradiet and soil analysis.
Conduct a geological reconnaissance and a visual
analysis for the entire project area.
Illustrate circulation information provided by
transportation consultant.
Land Use Planning -Page 2-
Products: 1) An environmental setting/planning
opportunities and constraints report suitable for
incorporation into the Master EIR; 2) A report defining
planning objectives and opportunities in hillside areas, an
opportunities and constraints map; 4) Each report will
contain an executive summary discernable by the layman.
B. Model Grading Ordinance
1. Review grading ordinances in other jurisdictions;
2. Develop a grading ordinance suitable for adoption by the
City of Tustin.
3. Make two presentations before the Planning Commission
and/or City Council.
Products: 1) A report outlining the purposes of grading
controls and the benefits of the proposed ordinance; 2) A
grading ordinance document.
C. Development and Review of Alternative Land Use Plans
Consultant will prepare alternative land use concepts in
consultation with City staff~ The Irvine Company,
affected agencies and other program consultants.
Each alternative plan will be an illustrative drawing
depicting land uses, residential densities and urban
circulation, along with support data stating design
concepts, basic assumptions, estimated ultimate
population, phasing implications, parks/open space
concept, and flood control concept.
Organize community meetings, as necessary, to introduce
alternative plans and obtain public comment.
Refine alternatives considering agency and public review
and comments.
Land Use Planning -Page 3-
Consultant will submit alternative plans to the Council
and Commission with recommendations. A preferred
alternative will be identified or developed as a result
of these presentations.
Product: Graphics and reports as necessary to present
refined alternative land use concepts.
D. Specific Plan
Consultant will develop a specific plan in accordance
with the provisions of Section 65450 et. seq. of the
Goverment Code for the preferred alternative. The land
use consultant shall be responsible for developing the
following objects of the specific plan:
ae
A land use plan that identifies development areas for all
uses, along with urban design concepts, specific building
densities, major open space areas, non-vehicular
circulation systems, and a definitive summary of land
uses and phasing implications.
Design guidelines which address specific issues
including, but not limited to; open space, local parks
and schools, arterial landscaping, development character,
development edge treatment and passive energy
conservation. Design guidelines for hillside development
will also be incorporated into the specific plan.
c. Affordable housing program.
Other consultant tasks will be graphically incorporated
as directed by the Project Coordinator. These may
include, but are not limited to:
me
A circulation plan which identifies arterial street
alignments and classifications and establishes street
section and design standards.
Land Use Planning -Page 4-
b. Conceptual drainage, water and sewer plans which indicate
the serving agency the location and sizes of major
facilities.
Products: 1) A specific plan suitable for adoption as a
general plan document.
ENVIRONMENTAL IMPACT REPORT
A. Consultant will prepare a final EIR in conformance with CEQA
guidelines for the project area covering the adoption of a
general plan amendment and specific plan.
As a
1.
part of this process, the consultant will include:
A review of the land use consultant's summary reports,
environmental setting, hillside objectives reports, along
with the opportunities and constraints reports and maps.
Consultant will review to ensure that material is in
conformance with the CEQA guidelines and to be familiar
with the environmental framework of the project area.
A cursory review of the alternative plans, comparing the
goals and objectives of previous planning efforts.
Compilation and/or new studies of environmental data
necessary and appropriate for preparation of the EIR and
not otherwise provided by another consultant program.
The consultant will review the specific plan as part of the
documentation for the EIR. The consultant will coordinate
with other project consultants, compile information from other
tasks, attend public meetings, provide responses to all comments,
etc.
Products:
1. Summary reports from review;
2. Ten (10) copies of a "screencheck" EIR
3. Seventy-five (75) copies of a draft EIR;
4. Twenty-five (25) copies of the final EIR.
TRANSPORTATION ANALYSIS
I. Compile Existing Background Data
II.
A. Define existing circulation system in the planning area
B. Compile existing traffic volumes on the key arterials in
the planning area
C. Review currently adopted jurisdictional Capital
Improvement Programs
De
Review on-going County transportation studies and
coordinate with County staff on issues affecting the
study area (Santa Aha, Foothill and Eastern Corridors,
etc) and document their relationship to the Specific Plan
Area and land use alternatives proposed by the study.
E. Define a list of transportation issues affecting the
planning area
Determine Net Traffic Generation Impacts of Alternative Land
Use Concepts
A. Compile AM and PM peak hour as well as A.D.T. traffic
projections for the specific Plan Area in each of the
following cases:
1. For land uses shown in the existing City General
Plan
2. County traffic analysis (SOCCS) assumptions
3. City of Irvine traffic analysis (TAP) assumptions
Transportation ~,~alysis -Page 2-
Generate AM and PM peak hour as well as ADT traffic
volumes for each of the alternative land use concepts in
the Specific Plan Area
Determine the net traffic generation difference (peak
hours and ADT) between the alternative land use concepts
and the "existing" traffic projections as defined in IIA.
Identify revised ultimate traffic projections (peak hours
and ADT} within the Specific Plan area for the
alternative land use concepts.
Identify capacity deficiencies and recommend any
resulting changes proposed in the Orange County Master
Plan or Arterial Highways.
Discuss the general impact of the alternative land use
concepts on the timing of roadway improvement projects
(including interchanges) and relate those needs to their
origins (regional, local or project generated)
1. Utilize regional growth rates/impacts currently in use
by Orange County EMA
Utilize the phasing plan currently available for the
Specific Plan Area
3. Develop a list of the circulation improvements
required and the capacity deficiencies that "trigger"
them
III. Develop Criteria for Phasing Arterial Highway and
Interchange Improvements
Transportation Analysis -Page 3-
IV.
Ae
Utilizing the findings of IIF-3, develop a generalized
criteria (or set of "triggers") that relates the timing
of circulation improvement projects to development of the
Specific Plan Area through the identification of capacity
deficiencies.
The criteria developed must be flexible enough to reflect
the impact of changes in base assumptions such as local
development phasing, regional development phasing or
modifications to the basic transportation system.
Provide Necessary Baseline Traffic Data for Environmental
Analysis of Alternative Land Use Concepts
A. Ultimate peak hour and ADT projections
B. Average trip lengths
C. Projected total Vehicle Miles Traveled
COMMUNITY FACILITIES AND INFRASTRUCTURE PLAN
A. The tasks involve identifying the needed infrastructure and
community facilities for the project area. Each alternative
will be tentatively examined for impact and cost of
improvements. The intent is to identify the appropriate
infrastructure systems and to evaluate the financial
feasibility of each alternative plan.
Identify all public improvements, responsible agencies,
facilities and services, and yearly maintenance
requirements.
a. Prepare conceptual water and sewer service plans
identifying servicing agencies, location and sizing of
the backbone facilities and, in the case of the sewer
system, incorporation of the need for the "Harvard trunk
sewer line: and recognition of its phasing needs.
b. Prepare a conceptual drainage plan for addressing the
location, sizing and type of facilities serving the
planning area considering the impacts on land use and
cost implications of implementation in either a phased
manner or in a single step. Development of the plan
should also consider and quantify the estimated siltation
and erosion impacts as well as exploring the opportunity
for retarding basins.
c. Prepare conceptual alignments for the arterial
roadways within the planning area including the Eastern
Corridor, Jamboree Road, the Myford/I-5 interchange, the
Jamboree/I-5 interchange and the Browning/I-5
overcrossing. Development of the conceptual alignment
for the Eastern Corridor should be based on data
currently available from the OCEMA.
d. Evaluate development phasing opportunities and
constraints within the context of infrastructure.
e. Evaluate opportunities for incorporating a retarding
basin in open space/golf course.
Preliminary cost estimates for each improvement or
facility.
B. Community facilities and improvements data will be refined for
the preferred land use alternative plan. Recommendations will
be made to provide the needed facilities with the optimum
level of design efficiency.
Facilities
-Page 2-
Further refinement of public improvements and facilities
based on the preferred alternative, including conceptual
circulation, drainage, water and sewer plans which
indicate the location and size of major facilities.
Cost estimates for each improvement or facility.
Develop phasing criteria to ensure a balance between
development and public improvements.
C. Attendance at a minimum of two public meetings/hearings is
required.
FISCAL IMPACT ANALYSIS & FINANCING ALTERNATIVES
Re
The first task is to project potential costs and revenues for
each alternative. Consultant will identify each potential
revenue and cost for projected land uses and evaluate the
effectiveness of land use mix with regard to the City's short-
term and long-term fiscal responsibilities.
Develop methodoloy to estimate revenue and cost for land
uses.
2. Develop fiscal impact model.
e
Test alternatives for cost effectiveness of land use mix,
breaking down each land use and overall project area.
Product:
1. methodology for estimation
2. fiscal impact model
3. report evaluating each alternative
B. Consultant will test the specific plan utilizing tools
developed in first task.
Product: Report evaluating the specific plan for fiscal
impact
Ce
Consultant will review infrastructure and community facilities
cost data for the Preferred plan. Consultant will evaluate
methods of financing the construction of needed capital
improvements. Methods to be evaluated include, but are not
limited to; benefit assessment districts, community service
districts, a Mello-Roos Community Facilities Financing
District, development fees and exaction, external funding
sources such as FAU and AHFP, and use of a redevelopment
authority or agency.
Specific recommendations will be made regarding those
funding means to accomplish the capital improvements.
2. Methodology to set-up assessment district or funding
sources, including phasing criteria shall be provided.
Product:
Comprehensive study that will serve as a guide to
implement a fiscal program to accomplish the
installation of required capital improvements and
phasing of those improvements.
D. Attendance at two public meetings/hearings is required.
MARKETING ANALYSIS
Collect and summarize marketing data
Prepare conclusions and recommendations as follows:
residential demand by price and product; characteristics of
competitive projects; definition of primary and secondary
market segments; product mix and densities; forecast
absorption by product type.
Evaluate and recommend potential demand for commercial,
office, industrial and other employement opportunities;
estimate potential land values.
4. Attend two public meetings/hearings.
End Product: Ten (10) Copies of Marketing Analysis Report