HomeMy WebLinkAbout1996-07-09 - AGENDA REPORTS - REDEVELOPMENT CONSULTANT (3)AGENDA REPORT
City Manager Approval
Item to be presented by.
Michael Haviland
DATE: July 9, 1996
SUBJECT: REDEVELOPMENT CONSULTANT SERVICES
DEPARTMENT: Community Development Department
At the June 11, 1996 City Council meeting, the City Council took action to support, in
concept, the Downtown Newhall Improvement Program and authorized staff to retain
consultant services for environmental and redevelopment plan adoption.
Staff has previously sent out a request for qualification (R.F.Q.) for environmental and
redevelopment plan adoption consultant services. Subsequently, a review panel interviewed
prospective consultants and is recommending the consulting firms of
Cotton/Beland/Associates and GRC Redevelopment Consultants, to perform environmental
and redevelopment plan adoption services respectively.
It is recommended that the City Council authorize the City Manager to enter into a contract
with Cotton/Beland/Associates for an amount not to exceed $90,000, and GRC Redevelopment
Consultants for an amount not to exceed $90,000, for environmental and redevelopment plan
adoption consultant services respectively, effective July 9th following the approval of the
Redevelopment budget. It is recommended that the $180,000 funds be allocated from Account
No. 85-8700-227,
ATTACHMENT
Cotton/Beland/Associates Scope of Services
GRC Redevelopment Consultants Scope of Services
MKH:11
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APPROVED
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GREDEVELOPMEREDEVELOPMENTDLODMENTQC
CONSULTANTS, INC.
FAX TRANSMITTAL
DATE:
June 26, 1996
TO:
Alex Vasquez
FROM:
Ernie Glover
RE:
Draft Scope of Services
TIME:
12:31 PM
SENT BY.
Y
YOUR:
X ACTION
REVIEW
FILES
INFORMATION
COMMENTS:
PAGES TO FOLLOW,. 23
ORIGINAL TO FOLLOW: y
X CALL UPON RECEIPT
X COMMENT
FOLLOW-UP
Alex, here is the scope of services and budget for the Newhall Redevelopment Project. I think it
is pretty much self-explanatory, but we did include a cost range based on whether there is a PAC
or not.
In regards to engineering costs, we have included our best estimate based on past work in
similar conditions. The final costs will not be available until we have Project Area boundaries.
You may wish to leave a little extra in your budget in case we turn out to have under estimated
total engineering costs.
1340 Valley Vista Drive, Suite 120 • Diamond Bar, CA 91765 4 (909) 396-9930 . FAX: (909) 396-0572
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Scope of
Redevelopment
Services
For the City of Santa Clarita, California
June 26, 1996
CDC DEDEVELOP�ffNT CONSULTANTS, lNC
1340 South Valley Vika Drive
Suite 120
Diamond Sar, California 91765
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Santa Clarita Redevelopment Project Proposal
TABLE OF CONTENTS
Scope of Work and Schedule ................ ............ -- ..............
..:... 1
Project Budget .......................................
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SCOPE OF WORK AND SCHEDULE
Overall Project Understanding
As described in the RFQ, GRC Redevelopment Consultants
is to provide the following generalized list of products and
services:
1. Identify a redevelopment survey area in Newhall
utilizing a process that includes interviews with key
City staff members, verification of past redevelopment
blight studies, and surveys of existing physical and
economic conditions in the City. These data will be
compiled and used to develop the boundaries of a
redevelopment Survey Area for presentation to the City
Council.
2. Prepare a blight analysis of the Survey Area in order to
determine the feasibility of forming a Redevelopment
Project Area from within the Survey Area.
3. After completing the Blight Analysis, conduct the
additional studies and prepare the additional
documents required to complete the formation of a
redevelopment project in compliance with the
procedures set forth in the Community Redevelopment
Law (CRL). This will include preparation of an
environmental impact report.
Composition of Project Team
GRC has completed more than 125 redevelopment projects
in southern and central California and is known as a
leading firm in the redevelopment field due to personalized
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service, attention to detail, and an in-depth knowledge of
redevelopment law. With regard to this Scope of Services,
GRC will be primarily responsible for Survey Area
identification, the Blight Analysis, and preparation of other
redevelopment documents as needed.
Overall Project Approach
The following points summarize major elements of GRC's
approach to the tasks described in the RFQ. The Scope of
Work that follows in the neat section is based upon these
summarized elements:
Phase I: Survey Area Analysis
Task 1 - Survey Area Identification activities will are
designed to focus on those areas in Newhall with the
greatest likelihood of meeting CRL blight requirements.
This task will utilize input from City staff, a review of prior
blight studies, and from information developed from a field
survey conducted by GRC. The product will be a Survey
Area map, which will be reviewed by City Staff and, when
finalized, presented to the City Council for formal
designation as a redevelopment survey area.
Task 2 - Blight Analysis will be a comprehensive study of
Survey Area conditions in an effort to determine first
whether blight conditions as described in the CRL exist,
and then, to determine whether such conditions cause a
severe economic or physical burden on the community.
Both of these conditions must be met to successfully adopt
a redevelopment plan.
Phase 2: Redevelopment Plan Adoption
This Phase includes the various additional steps and
documents required by the CRL for a timely plan adoption.
Phase 2 activities would be most beneficially scheduled and
timed to be completed prior to July, 1997, using the
assessment rolls last equalized on August 20, 1996.
Meeting this schedule will allow the Agency to receive its
first tax increment check near the end of calendar 1998.
Task 3 - Project Area Designation involves the formal
designation of the Redevelopment Project Area by the
Planning Commission, and the initial public participation
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Santa Clarita Redevelonmant Pmlect pmnnemi
efforts. Public participation efforts include newsletters,
public meetings, and the formation of either a project area
committee or an advisory committee.
Task 4 • Redevelopment Plan Preparation includes the
preparation of the Preliminary Report, the Redevelopment
Plan itself, and the Owner Participation Rules and
Relocation Method, Also included in this task are the
preparation of informative newsletters for public
distribution.
Task 5 • Environmental Documentation includes the
preparation, distribution and review of the required
environmental impact report. These reports are virtually
required by the Community Redevelopment Law,
Task 6 - Redevelopment Plan Adoption includes the final
steps towards adoption of the Redevelopment Plan itself.
Included in this task are the final Townhall meeting, the
compilation of the required Report to City Council, the
public hearing, and the final recordation of the new Project
Area.
Staff Participation
Santa Clarita's staff time is valuable and limited. As such,
staff time will be used where it is most effective in moving
the project forward. This includes:
• Review of work product. This participation will be
required as work products are delivered,
• Policy guidance and depth of local knowledge. It is
expected that such guidance will be a major element of
work product review, but will also be an underlying
purpose of the initial staff meetings.
• Attendance at critical meetings such as meetings with
Lasing agencies, public participation meetings, public
hearings, and others that will require direct
City/Agency participation. As such, City/Agency staff
presence at all Agency/Council meetings, Planning
Commission meetings, "Townhall" meetings, and
negotiations with taxing agencies will be necessary.
Limited staff assistance will be necessary in identifying
and documenting public service levels, crime statistics,
and infrastructure needs in and around the selected
project area. Total Agency staff time for this purpose is
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estimated at no more than 80 hours during the lifetime
of the redevelopment planning program. Time
contributed by individuals in other departments,
including planning, police, fire, engineering, and public
services should not exceed four hours per department
for research.
Most local research will be conducted by GRC during
intense field days, and will include interviews with City
staff, meetings with department heads, and follow-up
research as necessary.
Meetings
GRC anticipates that at approximately 26 meetings will be
required during the course of preparing the documents.
These meetings would include formal staff meetings (but
not research meetings), meetings with various appointed or
elective bodies, taxing agency consultation meetings, and
"Townhall meetings. Depending on the land uses in the
proposed Project Area and the areas where the Agency
would have eminent domain authority, it may be necessary
for a Project Area Committee to be elected. This activity is
listed as `Optional' in the Work Program and in the Project
Budget. The formation of a Project Area Committee, may
under certain circumstances, be omitted in favor of forming
a project advisory committee that may be annointed (this
could include continuing the present Newhall
Revitalization Task. Force). This proposal includes the
following meetings:
• City Council/Agency ........................................................ 5
• Planning Commission..................................................... 2
• Taxing Agency Consultation meetings ........................... S
• Project Area or Advisory Committee, (optional) ............. S
• Formal Staff Review Meetings (including ..................... 5
preparation for joint public hearing)
• Townhall Meetings ............................. ...... 2
• PAC Election Meeting (optional) ......I ............. I ........ ,
TotalMeetings............................................................26
Staff will attend these meetings on an as -needed basis.
The GRC Redevelopment Consultants Principal -in -Charge
will be present at all of the above meetings. GRC will
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attend without limitation additional meetings on a time
and materials basis as described in the attached budget.
Work Program
The major tasks in the following work program are divided
into two phases. The first phase, Survey Area Analysis,
identifies and then analyzes a survey area, including
economic and physical blight. At the and of this phase,
project area boundaries will be recommended, and a
proceed/do not proceed decision will be made. The second
phase, Redevelopment Plan Adoption, includes all the
required steps to adopt a redevelopment plan, plus a citizen
participation program. Tasks are generally organized to
follow the chronological sequence of events required
pursuant to the CRL.
PHASE 1 SURVEY AREA ANALYSIS
TASK 1 - SURVEY AREA IDENTIFICATION
CRL Section 33310 indicates that the first step required
in the formation of a redevelopment project area is the
identification of a survey area, The CRL requires that
the survey area be studied to determine whether the
formation of a redevelopment project area from within
the survey area is feasible.
Since the feasibility of redevelopment project formation
is primarily based on whether the area exhibits
characteristics of blight, it follows that the survey area
needs to include those areas where conditions of blight
are likely to exist. To develop a survey area boundary
recommendation for the City Council, GRC proposes to
perform the following specific tasks resulting in the
preparation of a recommended Survey Area Map.
Task I. i - Conduct Staff Interviews
Using General Plan and Zoning Maps supplied by the
City, as augmented by field notes from the 1991 survey
work, GRC will work with appropriate City Staff
members to identify areas which exhibit any of the
following criteria:
• Areas characterized by small or irregular lots
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• Areas with buildings of substandard design or that
lack other necessary amenities such as adequate
parking
• Areas that are underserved by pubic service
infrastructure (streets, sewer, water, drainage,
utilities, etc.)
• Areas where incompatible land uses are located in
close proximity to one another
• Areas where existing land uses do not conform to
planned land uses
• Properties or areas that may be affected by
hazardous materials or hazardous wastes
• Areas where property values are stagnant or
depreciating
• Areas which lack necessary commercial facilities
normally found in neighborhoods
• Areas with residential overcrowding or an excess of
bars, liquor stores, or other uses catering to adults
• Areas or properties with abnormally high crime
rates and/or code enforcement issues
• Commercial developments with frequent turnover,
high vacancy rates, or abnormally low lease rates
These criteria may all constitute elements of blight.
GRC will also review the 1991 blight survey to
determine those areas most likely to contain any of the
above conditions.
Task 1.2 - Field Survey
Based on Staff input from Task 1.1 and from
information contained in the 1991 blight survey, GRC
will conduct a field survey of those portions of the City
most likely to exhibit building deterioration or other
Physical conditions that could meet CRL blight
requirements, When the areas identified in Task 1.1
and Task 1.2 are combined, they will constitute a draft
Survey Area Map.
Task 1.3 -Survey Area Map Review
GRC will meet with appropriate City staff to conduct a
due diligence review of the draft Survey Area Map. At
this time, areas may be added to or subtracted from the
draft map. If needed, GRC staff will return to the field
to reexamine areas based on new input or information
GRCI6
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provided by Staff. Considering that parcels can only be
included in a redevelopment project if they were first
included in a survey area, the Survey Area Map should
err toward the side of inclusion, rather than exclusion.
Task 1.4 - Present Survey Area Map and Memo to
Council
Adoption of the Survey Area is the responsibility of the
City Council. GRC will prepare a Council resolution
adopting the redevelopment survey area and participate
with City Staff in presenting the Survey Area Map, and
the resolution adopting the Survey Area to the Council.
TASK 2 - BLIGHT ANALYSIS
In general, we recommend that the Blight Analysis be
as complete as the analysis required by CRL Section
33334.5 for a preliminary report. Under the CRL, the
preliminary report commonly forms the core of the
blight analysis required for the redevelopment plan,
and as such, is used by the Redevelopment Agency,
affected taxing agencies, project area committee (if
any), and the public at large.
For Task 2 - Blight Analysis; the Survey Area will be
evaluated on a parcel by parcel basis and at the same
level of completeness normally required in the
preliminary report. This method is proposed to give the
staff and Council the highest possible level of confidence
in the information contained in the Blight Analysis,
Task 2.1 - Physical Conditions Survey
Task 2.1 will document through text, tables and
graphics existing physical conditions as they relate to
the physical conditions of blight specified in CRL
Section 33031(a).
Documentation of physical blight will include:
Surveys of each parcel of land in the Survey Area
including:
a) Assessment of structural conditions.
b) Evaluation of building vacancies and land use
interfaces.
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c) Evaluation of whether parcels are of adequate
size and shape for use in accordance with the
General Plan and other policies.
d) Analysis of the commercial usability relative to
the standards contained in the General Plan,
and the Zoning Ordinance.
e) Determination of physical constraints to
development on parcels of land.
• Information gathered from appropriate City
departments regarding public improvement
deficiencies and public facilities needs.
• Information gathered from police, fire and other
officials regarding crime, dangerous building
conditions, and similar threats to health and safety..
• An evaluation of City sales tax trends and other
factors affecting City revenues relative to the cost of
service delivery.
• Computer analysis of data from the County
Assessors Office obtained through Hinderliter
deLlamas and Associates.
• Evaluation of socio-economic data from the U.S.
Census and other available sources.
Blight documentation will be presented on maps,
charts, and other graphics to visually present the data
in an easy -to -read, easy -to -understand format, in full
conformance with the requirements of CRL Section
33352.
Task 2.2 - Economic Blight Analysis
As proposed by the GRC Redevelopment Consultants
team, the economic blight study focuses on an
evaluation of market and real estate conditions in the
Survey Area.
The following work tasks are proposed:
1. Relevant base information, existing studies, and
property database for each parcel will be collected in
order to better understand the nature of the
business sector, area history, and economic context
of the Survey Area.
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2. Conduct a site evaluation of the Survey Area to
ascertain the nature of the business base, area
context, and any potential physical site constraints
impacting the economic functioning of the local
commercial and industrial base.
3. On a preliminary basis, determine depreciated or
stagnant property values.
Based on the collected data, identify specific conditions
of economic blight in the Survey Area, including the
criteria established in CRL Section 33031, as follows!
• Depreciated or stagnant property values or impaired
investments, including, but not necessarily limited
to, those properties containing hazardous wastes
that require the use of agency authority as specified
in Article 12.5 (commencing with Section 33459).
• Abnormally high business vacancies, abnormally
low lease rates, high turnover rates, abandoned
buildings, or excessive vacant lots within an area
developed for urban use and served by utilities.
• A lack of necessary commercial facilities that are
normally found in neighborhoods, including grocery
stores, drug stores, and banks and other lending
institutions.
• Residential overcrowding or an excess of bars, liquor
stores, or other businesses that cater exclusively to
adults, that has led to problems of public safety and
welfare.
• A high crime rate that constitutes a serious threat
to the public safety and welfare.
Task 2.3 • Report and Presentation
This task involves the preparation of the final Blight
Analysis, including recommendations regarding Project
Area boundaries and reasons for selecting those
boundaries.
1. Prepare a summary blight analysis to integrate the
findings of physical blight survey and the economic
analysis. Blighting conditions will be summarized
through a series of maps and tables. It is
anticipated that this section will take the form of
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the "reasons for selecting the Project urea" section
required under CRL Section 33344.5.
2. Prepare Project Area boundary recommendations.
GRC will make recommendations regarding
proposed project area boundaries based on overall
Community Redevelopment Law standards, These
boundaries will include both parcels that show
sufficient blighting conditions to qualify for
inclusion and parcels that could be included on the
basis that they are necessary for effective
redevelopment of the Project Area.
3. Prepare draft report for review by City staff and
legal counsel, followed by a final report which
incorporates comments made on the draft.
PHASE 2• REDEVELOPMENT PLAN ADOPTION
TASK 3 • PROJECT AREA DESIGNATION
Task 3.9 - Preliminary Plan
Based upon the blight documentation and conclusions
reached in Phase 1, Survey Area Analysis, Project Area
boundaries will be identified for incorporation into the
Preliminary Plan. GRC Redevelopment Consultants
will provide the Preliminary Plan, which serves as the
basis upon which the formal plan will be built. The
Preliminary Plan will describe the proposed project
boundaries, land uses, the layout of principal streets,
population densities, building intensities and standards
proposed as the basis for the redevelopment effort_ The
Preliminary Plan also describes how redevelopment
goals would be attained in the proposed Project Area,
shows how the proposed redevelopment activities will
conform to the General Plan and any specific plans, and
describes in general terms the benefits of the
redevelopment effort.
Task 3.2 - Legal Description and Map
Section 33328 of the CRL requires that a legal
description of the Project Area boundaries and a
boundary map be transmitted to the County, to the
various taxing entities levying property taxes in the
Project Area, and to the State Board of Equalization.
The description and map are most appropriately
prepared by a qualified civil engineer.
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GRC Redevelopment Consultants will provide the list of
appropriate taxing agencies as well as transmit the
legal description and legal description map to all
affected parties. This list will be utilized throughout
the process. At this point, GRC will also develop lists of
addresses for mailing notices or other information to
business and property owners in the proposed Project
Area.
Task 3.3 - Project Area Committee (optional)
Section 33385 of the CRL requires the election of a
Project Area Committee (PAC) comprised of residential
owner -occupants, residential tenants, business owners
and members of community organizations if eminent
domain authority exists on property occupied by low- or
moderate -income residents. A PAC is also required if
any public improvement could result in a substantial
number of low- or moderate -income people being
displaced. This proposal assumes that either the
election of a PAC or the formation of a Project Area
Advisory Committee (see Task 3.4) will be conducted.
If the proposed Project Area includes an area where low
and moderate income persons reside, and the
Redevelopment Plan would subject these individuals to
Agency eminent domain authority or to dislocation by
an improvement project, a PAC election following a
specific procedure described in the CRL must occur.
The CRL requires that the Council adopt a PAC election
procedure, call for the formation of a PAC, announce
one or more PAC formation meetings, and publicize its
call for the formation of a PAC through newspaper
advertisements and by mailed notices to all businesses,
residents, and existing organizations in the proposed
Project Area. If it determined that a PAC election is
required, GRC will supply the required materials and
participate in the formationfelection process.
If a PAC is not required, then this Task may be
skipped.
Task 3.4 • PAC or Advisory Committee Meetings
This task anticipates eight PAC meetings, or if a PAC is
not formed, eight. Advisory Committee meetings, or
meetings with the Newhall Revitalization Task Force.
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As an alternative to the formation of a PAC, the Agency
may choose to appoint an advisory committee as part of
an on-going citizen participation program regarding the
proposed redevelopment program, or may wish to
continue working with the Newhall Revitalization Task
Force, The advisory committee would meet at regular
intervals to review documents and make
recommendations on redevelopment policy as reflected
in those documents. GAC would support the advisory
committee by attending meetings and providing written
and oral informational materials.
Task 3.5 - Townhall Meeting No. 1
GRC recommends that, at a minimum, two townhall
meetings be held to solicit community input on how
redevelopment should be used. We have found the
townhall meeting format to be very helpful in
communicating redevelopment goals and policies to the
community, while also receiving important information
and ideas from the public; The first townhall meeting
could logically be held during the Project Area
Designation task in order to gain as much input as
possible from the community regarding issues and
concerns early on in the plan adoption program.
The second Townhall meeting would be held a week or
two prior to the joint Agency/City Council public
hearing on the redevelopment plan. Announcement of
both Townhall meetings would be through the mailing
of newsletters (See Task 4.5 —Newsletters) as proposed
Project Area boundaries would have been identified by
that time.
Whether the Agency wants to proceed with an elected
Project Area Committee, an appointed Advisory
Committee, townhall meetings, or a combination of the
two, GRC would be available to support such efforts by
providing participation at such meetings, preparation of
printed resource materials for distribution, or to advise
Staff regarding meeting content and formats.
TASK 4 - REDEVELOPMENT PLAN PREPARATION
Task 4.1• Preliminary Report
The Preliminary Report is a disclosure document that is
sent to each taxing entity receiving ad valorem property
taxes from the proposed Project Area. The purpose of
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this document is to aid the affected taxing agencies in
reviewing the proposed Project Area and commenting
upon it. The Report essentially establishes a common
database for the project.
In addition to disclosing proposed Project activities, the
Preliminary Report provides the justification for the
Project. Specific information in the document will
include:
1. The reasons for the selection of the Project Area,
supplemented by reasons for the proposed Project.
2. A description of the physical and economic
conditions existing in the Project Area,
3. A description of the Project Area that is sufficiently
detailed for a determination as to whether the area
is predominantly urbanized,
4. A description of the proposed methods of financing
the redevelopment of the Project Area, including an
assessment of the economic feasibility of the Project
and the reasons for including the provision for the
division of taxes pursuant to Section 33670 of the
CRL in the Redevelopment Plan.
5. A description of the specific project or projects
proposed by the Agency.
6, A description of how the project or projects to be
pursued by the Agency will improve or alleviate the
conditions described in (b) above.
In preparing the Preliminary Report, the blight findings
documented in Task 2 - Blight Analysis will be
expanded upon and refined into in-depth analyses of the
adopted Project Area itself.
GRC Redevelopment Consultants will provide the
Preliminary Report and the resolution approving the
transmittal of the document (along with the
Redevelopment Plan and Draft Environmental Impact
Report) to all affected taxing agencies.
Task 4,2 - Redevelopment Plan
The Redevelopment Plan forms the basis for all Agency
activities in the Project Area. The CRL is very specific
regarding the provisions that must be contained in the
Redevelopment Plan, It is not so much a plan in the
traditional sense, but a document that authorizes
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various Agency powers and actions, such as property
acquisition, property disposition, provision of public
improvements and infrastructure, financial assistance
for private development projects, land use controls,
building limitations, architectural guidelines, and other
tools for accomplishing redevelopment in the Project
Area,
GRC recommends that the Redevelopment PIan be
framed as a general document so that flexibility in
implementing the redevelopment program can be
maintained. In part, this is because the process for
amending redevelopment plans is cumbersome. Also,
the Redevelopment Plan must conform with the
General Plan.
General Plan conformity is best achieved by
incorporating the General Plan by reference, thus
keeping extra requirements or restrictions out of the
Redevelopment Plan. Because economic conditions
shift, and land use policy changes can result in General
Plan amendments, the Redevelopment Plan will be
structured to follow automatically. In other words, the
Redevelopment Plan will always be in conformance with
the General Plan. This makes the Planning
Commission's conformity review very efficient, and a
process that can be completed by a simple resolution.
Framing the Redevelopment Plan as a general
document is consistent with the CRL, but this approach
can make it more difficult to gain public acceptance of
the Plan. Frequently, Project Area residents or
business owners will reject a redevelopment plan that
does not clearly identify what the Agency proposes to
accomplish in the Project Area, even though those same
residents and businesses could benefit more from a
flexible Redevelopment Plan than a rigid one. To this
end, a specific project listing often overcomes
uncertainties about the Agency's intentions.
Because the Redevelopment Plan is the core document
for redevelopment in the Project Area, it will be the
document most carefully scrutinized during any public
participation component of the project (and, possibly
long after the plan has been adopted). GRC
Redevelopment Consultants will work closely with staff
in order to determine whether suggestions for
redevelopment policy or implementation strategies
arising from any public participation process result in
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changes to the draft Redevelopment Plan or should he
reflected in other ways.
GRC Redevelopment Consultants will provide the
Redevelopment Plan and the related resolutions for
transmittal and review by the Planning Commission.
Task 4.3 - Taxing Agency Consultations
The CRL requires that the Preliminary Report be
provided to all affected taxing agencies. GRC
Redevelopment Consultants recommends that a copy of
the draft Redevelopment Plan also be transmitted at
this time. If possible, this mailing can be completed
with the distribution of the Draft EIR. Combining
these mailings can help to reduce notification costs.
At this point in the process, it is incumbent upon the
Agency to consult with all affected taxing agencies.
Often, these consultation meetings result in
identification of needed mitigation measures. Contrary
to its intended purpose, the recently adopted AB1290
does not necessarily end controversy between
redevelopment agencies and various affected taking
agencies. Rather, it replaces the cumbersome fiscal
review process with the general consultation process.
GRC recommends that a consultation meeting for all
affected taxing agencies be set and notification of such
meeting be included in the transmittal of the
Preliminary Report, Redevelopment 'Plan, and Draft
EIR. Discussions with individual agencies can be
scheduled later, if needed,
In preparation for the initial consultation meeting, GRC
Redevelopment Consultants will prepare detailed
spreadsheets with tax increment revenue projections
and tax increment flow charts showing the approximate
distribution of taxes among the affected taxing
agencies, based on AB1290 formulas.
Task 4.4 - Owner Participation and Business Re•Enfry
Rules, and Relocation Method
The CRL requires the Agency to provide for
participation by property owners and tenants in the
Project Area and to adopt rules and regulations for such
participation prior to adopting the Redevelopment Plan.
Moreover, once the Plan is adopted,: the Agency must
15
JUN -26=96 THU 11:45 GRC REDEVELOPMENT FAX NO, 909+396+0572 P.19
Santa Clarita Redevelopment Project Proposal
extend reasonable preference to persons who are
engaged in business in the Project Area to re-enter in
business within the redeveloped area if they meet the
requirements set forth in the Redevelopment Plana
A relocation method is required to be adopted as a
supportive document to the Redevelopment Plan,
irrespective of whether any relocation activity is
contemplated. The relocation method sets forth a plan
for relocating families and persons (including
businesses) if they are displaced because of
redevelopment activities..
GAC will provide both documents and the related
resolutions for approval.
Task 4.5 • Newsletters
Because of the potential for public controversy, with or
without a PAC or advisory committee, it is advisable to
undertake a public information program when forming
a redevelopment project. The purpose of the program
would be to acquaint affected property owners and
tenants with the reasons for the Project, and to ensure
communication between the Agency and individuals
who own businesses or property in the proposed Project
Area. Experience has shown that if redevelopment
objectives are clearly explained and the public agrees
that redevelopment can be beneficial to them, the
process can proceed smoothly. The greatest danger lies
in the tendency of people to oppose actions they do not
understand.
For the core of the public information program, GRC
suggests two newsletters mailed to each resident,
business address, and property owner in the proposed
Project Area. The first newsletter would be issued at
the time of the adoption of the Preliminary Plan. This
first newsletter can also be used as an announcement
regarding the formation of advisory committee or
Project Area Committee. A `friendly" newsletter that
explains the process is often less alarming than a form
letter from the City. The newsletter would also
announce a community or "Townhall" meeting. This
meeting, while opening the lines of communication with
the community, can also be used to select volunteers for
participation on the advisory committee or potential
members of an elected PAC.
16
JUN -26-96 THU 11:46 GRC REDEVELOPMENT FAX N0, 909+396+0572 P.20
Santa Clarita Redevelopment Project Proposal
The second newsletter would be mailed as part of the
public hearing notification process, and would announce
the joint public hearing, provide the statement of
eminent domain authority (if necessary), and further
explain redevelopment issues. In addition, this
newsletter would announce a second "Townhall"
meeting, which would be designed to answer any
questions and resolve any issues before the formal joint
public hearing before the City Council/Agency,
TASK 5 - ENVIRONMENTAL DOCUMENTATION
The California Environmental Quality Act (CEQA)
generally requires preparation of an environmental
impact report for a redevelopment plan adoption. In
accordance with CEQA, EIRs on redevelopment plans
are program EIRs, which evaluate all future
development activities in the Project Area. GRC
Redevelopment Consultants, will coordinate with the
environmental consultant throughout the planning
process. This will include providing data as necessary,
assistance in preparing the project description,
scheduling coordination, and other project management
matters.
TASK 6 - REDEVELOPMENT PLAN ADOPTION
Task S.I - Second Townhall Meeting
A second "Townhall' meeting should be held one or two
weeks prior to the Joint Public Hearing to brief the
community on the proposed Redevelopment Plan in an
informal setting, answer any questions they may have,
and identify any community issues and concerns. See
Task 3.5 - Conduct Townhall Meetings for more
information about this task
Task 6.2 • Report to the City Council
The final major document required in the adoption
process is a comprehensive report prepared pursuant to
CRL Section 33352, which transmits the
Redevelopment Plan and supporting documentation to
the City Council. GRC will provide this Report, which
will include summaries of environmental and
neighborhood impacts, financial feasibility, results of
consultations with taxing agencies, the report of the
Planning Commission, a summary of consultations with
17
JUN -26-96 THU 11:46 GRC REDEVELOPMENT FAX NO. 909+396+0572 P.21
Santa Clanta Redevelopment Project Proposal
Project Area residents and community organizations
(including Townhall meeting notes, advisory committee
or PAC meeting minutes), an implementation plan, and
various similar background information. The Report to
Council will also include the Final EIR, the proposed
Redevelopment Plan, and the relocation method.
Task 6.3 • Public Hearing
The Redevelopment Plan is normally adopted by an
ordinance of the City Council following a joint public
hearing of the Council and Agency. The public hearing
provides a final, formal opportunity for the Agency and
Council to receive public testimony on the proposed
Redevelopment Plan.
GRC Redevelopment Consultants will prepare, in
cooperation with Agency counsel, the joint public
hearing notice, which must be published once a week
for four successive weeks and must be included in a
mailed notice to each resident, business, and property
owner. GRC recommends the newsletter format
described above for this notice. Transmittal of the
mailed notice must be completed 30 days before the
hearing. Notice of the joint public hearing must also be
transmitted to the affected taxing agencies, via certified
mail.
GRC Redevelopment Consultants, working
cooperatively with Agency legal counsel, will prepare
the ordinance adopting the Plan and a hearing
procedure to ensure that all required actions are taken
in the proper order. At the hearing, GRC
Redevelopment Consultants will take the lead on formal
presentations to the Agency and Council. In addition,
GRC Redevelopment Consultants will provide all
necessary resolutions required to finalize and complete
the project.
The CRL requires that the City Council respond in
writing to any written objections to the Project that are
received by the City Clerk before or during the joint
public hearing, Further, the CRL requires that the
adoption of the Plan be delayed a minimum of one week
to allow time for the preparation of written responses
and written findings in response to any written
objections received. GRC Redevelopment Consultants
will draft written responses and findings, and provide a
resolution approving the responses (if necessary).
18
JUN -26-96 THU 11:47 GRC REDEVELOPMENT FAX NO. 909+396+0572 P.22
Santa Clarita Redevelopment Project Proposal
Task 6.4 . Final Transmittals
Once the Statement of Proceedings and the legal
description are recorded with the County, GRC
Redevelopment Consultants will prepare the final
transmittals to the various taxing agencies, the
Assessor, Auditor -Controller and the State Board of
Equalization. Other mailings include the Council's
transmittal of the adopted ordinance to the Agency, a
letter from the City Clerk to the Building Department,
and the Notice of Determination for the EIR to the
County and the State Office of Planning and Research.
GRC Redevelopment Consultants will provide all
necessary letters and forms.
19
JUN -26-96 THU 11:48 GRC REDEVELOPMENT FAX NO, 909+396+0572 P.23
Corel Draw Schedule
Santa Clanta Redevelopment Project Proposal
GPC
20
JUN -26-96 THU 11:48 GRC REDEVELOPMENT FAX NO. 909+396+0572
P. 24
Santa Clanta Redevelopment Project Proposal
prepare written responses and written findings in relation to the objections received.
The number or nature of written objections cannot be known in advance, but could
range from none to well constructed objections citing legal and technical information
requiring extensive research or highly detailed responses. Eight hours for preparation
of written responses to objections received are included in this proposal.
Fee includes attendance at meetings as outlined in the scope of work. Additional
meeting attendance will be billed as an extra item based on the following hourly rates
subsequent to appropriate contract amendment approval:
GRC Redevelopment Consultants Billing Rates
Principals ..................................
$115/hour
Senior Associate .......................
$65/hour
Associate ...................................
$55/hour
Graphics Specialist ...................
$45/hour
ClericaVWord Processing .........
$35/hour
Reimbursable expenses are not included in the total labor costs. Estimated fees for
printing and report binding are $2,750 (assumes 30 copies of the Blight Analysis,
Economic Feasibility Study and market Analysis, Preliminary Plan, Preliminary Report
and Redevelopment Plan, 20 copies of the Report to City Council and reproduction of
incidental items). Additional copies of documents will be provided on a time and
materials basis if requested. All other direct expenses will be billed not to exceed
$2,000, to include all travel, photography, mapping, data base and other project related
expenses.
Terms:
1. The above quoted costs are based upon our analysis of the scope of services discussed
on June 25, 1996. The detailed scope, terms and budget contained in this proposal may
be revised or otherwise changed as a result of contract negotiations.
2. There are several program costs or activities which are normal expenses of the Agency
that are required for completion of the project, and shall not be the responsibility of
GRC. These include:
a) Postage costs for the mailing of the public hearing notice to property owners,
residents and taxing agencies per the Health and Safety Code and all other
mailings prepared by GRC for the Agency.
b) Filing fees to the State Board of Equalization per Section 33328.4 of the Health and
Safety Code,
c) Costs incurred by the County in preparing their fiscal impact report per Sections
33328 and 33328.7 of the Health and Safety Code.
d) Transmittal and publishing of public meeting and hearing notifications in the local
newspaper.
23
JUN -26-96 THU 11:49 GRC REDEVELOPMENT FAX NO. 909+396+0572 P.25
SCHEDULE OF KEY EVENTS
JUN -26-96 THU 11:50 GRC REDEVELOPMENT FAX NO, 909+396+0572 P.26
Santa Clarita Redevelopment Project Proposal
PROJECT BUDGET
Based on the previously described scope of work, GRC
Redevelopment Consultants, Inc. proposes to identify and map
a redevelopment survey area, prepare a Blight Analysis
Report, and prepare a Redevelopment Plan and Economic
Development Program for the Santa, Clarita Redevelopment
Agency for a fixed labor fee not to exceed the amounts shown
below, exclusive of certain direct costs such as mailing,
advertising, and printing. The following table, contains a task -
by -task breakdown of this price proposal.
21
Project Team
PRICE PROPOSAL
Task
Name I Hours
Cost Notes
Phase I • SurveyArea Analysis
1.0
Survey Area Designation
1.1
Conduct Staff Interviews 6
525
1.2
Verify 1991 Feasibility Study 20
1,200
1.3
Prepare Survey Area Map 8
590
1.4
Present Survey Area Map to Council 6
540
Total this Task 40
2,856
2.0
-Plight Analsis
2.1
Physical Conditions Survey 100
6,500
2.2
Economic Blight Analysis 56
3,600
2.3
Report and Presentation 80
6,000
Total this Task 236
16,100
Phase 2 • Redeveloipmeat Plan Ado tion
3.0
Pro'ect Area Designation
3:1
Preliminary Plan 48
3,500
3.2
Leal Description 10
4,800
1
3.3
Project Area Committee Formation 60
(Optional)
5,000
21
JUN -26-96 THU 11:50 GRC REDEVELOPMENT FAX NO. 909+396+0572 P,27
Santa Clanta Redevelopment Project Proposal
Motes:
1. Fee shown is a maximum estimate only, but is not expected to exceed this amount. A
precise fee cannot be calculated at this time because the project area boundaries are not
known.
2. Includes eight PAC or advisory committee meetings, but does not include the PAC
election.
3. Taxing agency consultations are required by the. CRL. Fees include one joint
consultationxi
_ meeting with the tang agencies, eight hours of follow-on discussions and
negotiations, and eight hours of preparation, research and spread sheet analysis.
Additional meetings or negotiations will be billed as an addition to the base contract.
4. The public information program includes costs for preparation of two newsletters. This
item includes writing and editing of the newsletter, typography, and design. Printing
and mailing costs are not included.
22
Project Team
PRICE PROPOSAL
Task
Name
Hours
Cost
Notes
3.4
Advisory Committee Meetings (8)
70
6,500
2
3.5
Townhall Meeting No. 1
20
1,800
Total this Task
208
21,600
4.0
Redevelopment Plan -preparation
4.1
Preliminary Report
63
4,760
4.2
Redevelopment Plan
56
4,500
4.3
Taxing Agency Consultations
20
2.000
3
4.4
Owner Participation/Relocation Method
45
3,500
4.5
Newsletters (2)
60
4,500
4
Total this Task
244
19,260
5.0
Environmental Documentation
40
3,680
6.0
Redevelopment Plan Ado tion
6.1
Townhall Meeting No. 2
13
1,000
6.2
Report to City Council
so
6,500
6.3
Public Hearing
18
1,620
5
6.4
Final Transmittals
20
1,500
Total this Task
131
_10,620
Meetings
48
4,320
6
Reimbursable Expenses
4,750
7
Grand Total with Options
947
83,185
Grand Total without Options
887
78 185
Motes:
1. Fee shown is a maximum estimate only, but is not expected to exceed this amount. A
precise fee cannot be calculated at this time because the project area boundaries are not
known.
2. Includes eight PAC or advisory committee meetings, but does not include the PAC
election.
3. Taxing agency consultations are required by the. CRL. Fees include one joint
consultationxi
_ meeting with the tang agencies, eight hours of follow-on discussions and
negotiations, and eight hours of preparation, research and spread sheet analysis.
Additional meetings or negotiations will be billed as an addition to the base contract.
4. The public information program includes costs for preparation of two newsletters. This
item includes writing and editing of the newsletter, typography, and design. Printing
and mailing costs are not included.
22
JUN -26-96 THU 11 51 GRC REDEVELOPMENT FAX NO. 909+396+0572 P,28
Santa Clarita Redevelopment Project Proposal
5. Includes 16 hours for preparation and attendance at the joint Commission/Council
public hearing plus one follow-on meeting. If written objections to the adoption the
Plan are received at or before the joint public hearing, the City Council is required to
prepare written responses and written findings in relation to the objections received.
The number or nature of written objections cannot be known in advance, but could
range from none to well constructed objections citing legal and technical information
requiring extensive research or highly detailed responses. Eight hours for preparation
of written responses to objections received are included in this proposal.
6. Fee includes attendance at meetings as outlined in the scope of work. Additional
meeting attendance will be billed as an extra item based on the following hourly rates
subsequent to appropriate contract amendment approval:
GRC Redevelopment Consultants Billing Rates
Principals .................................. $115/hour
Senior Associate ...................... $65/hour
Associate ................................... $55/hour
Graphics Specialist ................... $45/hour
Clerical/Word Processing ......... $35/hour
Reimbursable expenses are not included in the total labor costs. Estimated fees for
printing and report binding are $2,750 (assumes 30 copies of the Blight Analysis,
Economic Feasibility Study and market Analysis, Preliminary Plan, Preliminary Report
and Redevelopment Plan, 20 copies of the Report to City Council and reproduction of
incidental items). Additional copies of documents will be provided on a time and
materials basis if requested. All other direct expenses will be billed not to exceed
$2,000, to include all travel, photography, mapping, data base and other project related
expenses.
Terms:
1. The above quoted costs are based upon our analysis of the scope of services discussed
on June 25, 1996. The detailed scope, terms and budget contained in this proposal may
be revised or otherwise changed as a result of contract negotiations.
2. There are several program costs or activities which are normal expenses of the Agency
that are required for completion.of the project, and shall not be the responsibility of
GRC. These include:
a) Postage costs for the mailing of the public hearing notice to property owners,
residents and taxing agencies per the Health and Safety Code and all other
mailings prepared by GRC for the Agency.
b) Filing fees to the State Board of Equalization per Section 33328.4 of the Health and
Safety Code.
c) Costs incurred by the County in preparing their fiscal impact report per Sections
33328 and 33328.7 of the Health and Safety Code.
d) Transmittal and publishing of public meeting and hearing notifications in the local
newspaper.
23
juN 27 '7b dr:57RM CaH PFSRDENR
COTTON/BELAND/ASSOCIATES, INC.
URBAN AND ENVIRONMENTAL PLANNING. CONSULTANTS
Fax Memorandum and Transmittal
June 27; 1996
To: Jeff Lambert
Santa Clarita Community Development
From: Pat Mann
Project: BD - 5 - Santa Clanta Redevelopment EIR
Subject: Scope
Transmitting: Draft Scope of Services and Budget
20 pages including transmittal
P. 120
Fax (805) 259-8125
Budget proposed is in the $45,000 range. The following additional costs would be
involved, based on the assumptions outlined:
1. If redevelopment plan involves changes in land use policy requiring GPA,
additional analysis in a number of categories could be required to determine
land use impacts different from previous GP EIR. Additional costs $10-
15,000 depending on amount of change and size of project area.
2. If CBA is to be involved in detailed analysis of development potential in
project area, development of GIS data base, parcel file, base map for
submittal to state, additional costs $5,000.15,000 depending on availability of
CAD -format base map from City or other sources and size of project area.
3. If changes in land use policy or other factors mean detailed traffic analysis is
required, additional costs of $20-30,000 or more could be required for
detailed traffic analysis of project impacts depending on transferability of
recent work, amount of development anticipated, type of analysis desired.
4. If CBA is to be involved in community participation effort throughout the
planning process, additional meeting costs, PR materials costs would be
involved.
747 EAST CREEK STREET, SUITE 400 • PASADENA, CALIFORNIA • 91101.2119
(818) 304.0102 • FAX(818)304-0402 • e-mail cbampacbell.net
.iun 27 '76 0E:00AM CBA PASALENP P.2129
Scope of Services
Environmental Impact Report for
Santa Clarita Redevelopment Project
This section describes the specific tasks Cotton/ Beland/ Associates (CBA) will perform
in preparing the Environmental Impact Report and related documents. Task objectives,
work products and methods are described for each work task-
The
ask
The Scope of Services outlined below and the resulting budget is an estimate which is
intended to be modified based on (1) preliminary definition of the project area, (2)
discussions with City staff and the plan adoption consultant regarding responsibility for
base mapping and data base development, and (3) identification of project actions and
alternatives.
Highlights This introductory section highlights some of the unique as-
pects of this project and describes our technical approach in
each of the areas of concentration for this project.
Project Description The project description is critical to the redevelopment EIA.
The scope of the project detennines the scope of environmental
effects, and the resulting level of environmental analysis
needed to consider those effects.
It is assumed in this Scope of Services that the Redevelopment
Plan will not change land use policy for the project area, but
will serve as a tool to implement policy established in the
General Plan. With this approach, the issues of concern in the
EIR are not fundamental changes to land use policy, but rather
how that policy will be implemented with the aid of
redevelopment powers and resources. Altematives do not
involve land use choices, but rather how the City intends to
meet land use objectives in the project area.. In this way, we
can place maximum reliance on other environmental
documents, and miri a the potential for the Redevelopment
Plan EIR to cause alarm.
If the City desires and has GIS data or CAD maps available,
CBA will use a parcel data base and GIS system to identify
land area and intensity of development within the Project
Area.. We will provide the GIS data base for the project area
and for selected citywide environmental factors which can be
used with Arc/ View, ESRI's economical Windows-based
mapping system.
�n �7 �o e5;0uJ,M �:6H FGSHuEitiH
P..3-,ic0
Land Use Impacts Land use changes are both a direct and an indirect effect of
redevelopment. To minimize the potential for challenge based
on inadequate assessment of impacts, CBA bases our
redevelopment EIRs on the assumption that the redevelop-
ment project is a comprehensive Program for development of
the project area which directs or influences all development
throughout the area. Therefore, all anticipated development in
the project area over the life of the project is in some way
related to the redevelopment plan and must be considered in
assessing impacts.
However, because policy is set by the General Plan, the
emphasis in this EIR is expected to be on the role of the
Redevelopment Plan in implementing policy established
elsewhere. The project description may incorporate a range of
development alternatives based on current thinking in the
project area.
Population and CBA will consult with City staff to update the development
Housing assumptions in the General Plan based on development since
that time and current thinldng about anticipated development.
We will refine employment projections used to estimate
cumulative effects based on these discussions. The project
may focus development in particular areas within the Project
Area, and therefore may somewhat modify the location of new
development compared to the "no project" case.
Schools School districts are frequently critical of redevelopment
because of their budget problems and a common perception
that redevelopment projects adversely affect school districts.
In an effort to avoid having tax revenue diverted to
redevelopment, districts often threaten legal action, either
against the project or the EIR, or both.
In response to this potential threat to the project, CBA makes a
substantial effort to consult with school district staff regarding
their current enrollment and facility situation, and the
potential problems they may have with increases in student
population. We quantify potential student enrollment changes
resulting from added housing in the project area, replacement
housing and housing generated from set aside funds, and from
housing demanded by new employees in the project area who
could be expected to move into the area.
2
ui+ c t zo e1G'• elelr+i _nH rn�,uLNh P. 4/20
Most school districts have adopted official student generation
and cost factors in order to justify their development fees. In
some cases, these fee studies distort the impacts of
redevelopment projects, it is often necessary for CBA to
conduct additional analysis to identify appropriate student
generation factors or facilities costs for the specific types of
housing that may result from redevelopment.
Other Public Services The redevelopment plan is expected to include public
and Utilities infrastructure improvements among the uses of tax increment
funds in the Project Area. New development may require
upgrades to service systems.
CBA will consult with the City and other agencies providing
public services and utilities, including streets, water supply,
sewage collection and treatment, storm drainage, and solid
waste collection and disposal, to the Project Area, We will
identify existing conditions, known problems, master plans,
and impact generation factors for use in estimating impacts in
the EIR.
Where an agency's generation factors seem excessive based on
the anticipated land uses, CBA will review those impact
factors with those agencies and others to identify most
appropriate impact factors based on the anticipated land uses
for the project area.
Where major system deficiencies are identified, appropriate
mitigation measures at the redevelopment project level or area
wide level will be recommended. Where deficiencies can be
addressed at the individual development project level, the
City's standard development review procedures and
mitigation requirements will be identified as adequate to
address impacts.
Troffic Traffic is often the most important impact of additional
development encouraged by a redevelopment project. For this
project, we expect to rely predominately on analysis currently
under way in the Circulation Element update program. We
have allowed in our budget for some refinement of this work
by Meyer Mohaddes Associates to provide project -specific
information for the Redevelopment Plan EIR.
Impact Analysis . The impact analysis summary table on the opposite page
Summary summarizes how we will deal with each of the environmental
issues in the CEQA checklist in the State CEQA Guidelines.
3
-I' c '�t elb Jinl"I �zH Ph;Si;ZENN P 5220
Werk Task Following this table is the detailed description of each of the
Deseripfions work tasks we will undertake in preparation of the EIR and
related documents. For each task we have described task
objectives, work products, schedule, and major subtasks.
.iuN E7 '56 08:61HM CLA PNSNDENP
Potential Detailed Maps
Impact Category from Significant Analysis Impact and
CEQA Checklist Effects Required Tables Gropi
P. 6/20
Impacf Analysis Summary
Methodology, Data Sources,
1 Land Use and Planning Maybe Yes Yes Yes Project description, GP and
Zoning
2 Population and Housing Maybe Yes Yes If needed Relate to area growth projections
3 Geologic Problems Maybe No No If needed Seismic element, projea•level
4 Water
Maybe
No
Yes
No
Interviews, master plan
5 Air Quality
Maybe
Yes
Yes
If needed
SCAQMD methods
6 Tronsporfotion
No
Master plan, Interviews
Sewer Maybe
No
Yes
Traffic
Yes
Yes
Yes
Yes
Circulation Element analysis
Other modes
Maybe
No
No
No
Interviews
7 plol.nienl Resources Maybe No No No GP data base
8 Energy Mineral Resources Maybe No No No GP documentation
9 Hazards Maybe No No No Fire Department interview
10 Noise Maybe Na Yes No EPA documents, Noise Element
11 Public Services
Police and Fire Maybe No No No GP, Interviews
Schools Maybe Yes Yes If needed _ GP. Interviews, generation factors
No
Maintenance No
No
No
No
No
12 Utilities and Service Systems
14 Cultural Resources
Maybe
No
No
Water Maybe
No
Yes
No
Master plan, Interviews
Sewer Maybe
No
Yes
No
Master plan, Interviews
Power No
No
No
No
Interviews
Gas No
No
No
No
Interviews
c. rm r)m,ne nn Maybe No No No Master pion, interviews
Communication No No No No Interviews
Solid Waste Maybe No No
13 Aesthetics
Maybe
No
No
No
Photos, discussion
14 Cultural Resources
Maybe
No
No
No
GP, Appendix K measures
15 Recreation
Maybe
No
No
No
Project description, related
16 Mandatory Findings of Significance
Degrade enyironment,
Maybe No No No
restrict species, history
Short-term vs. Long-term
No No No No
Cumulative impacts
Maybe Yes Yes Yes Compare to area and GP
projections
Adverse effects on
No No No No
humans
,�iti c� 'moo e1G _IinM Jnr, P�+SnuthH P.7/20
Task 1.
Project Description, Initial Study and NOP
Objective The purpose of this task is to familiarize the project team with
the project area and prepare a project description in terms of
intensity of development to provide the foundation for the
EIR. Also as part of this task, CBA will prepare and circulate
the Initial Study to begin the CEQA process.
The project schedule information included in this proposal is
based on starting the EIR once a dear direction for the
Redevelopment Plan Adoption process has been started, The
EIR is expected to begin some time after the beginning of the
plan adoption process. We normally begin this process at the
time of approval of the Preliminary Plan by the Planning
Commission, since this action establishes the Project Area
boundaries.
Products Product
Project Day
Draft Project Description
7
Related Projects List
7
Draft Initial Study and NOP
14
Initial Study and NOP
21
Subtasks CBA will meet with staff and others as appropriate to assist in
defining the appropriate CEQA documentation required for
Coordination the project. CBA will review available documentation and
Meetings recommend a strategy for dealing with each environmental
issue.
1.2. Inspect CBA will survey the project area and surrounding areas to
Project Area identify local conditions of the natural environment, land use,
traffic and general environmental setting of the project. Using
aerial photos and field surveys, CBA will prepare a
generalized map of existing land uses in the Project Area. If
appropriate, CBA will prepare computer maps showing
existing land use and general plan land use policy in the
Project Area.
1.3. Project Based on the preliminary plan and discussion with staff, CBA
Description will prepare a project description for review. CBA's computer
mapping program will be used if appropriate to prepare
existing and proposed land use maps of the Project Area, and
tabulate the changes under the proposed plan. The project de-
scription will include maps or diagrams indicating the regional
setting, project location and boundaries, and the nature of the
actions proposed.
0
'vrr ai JO dO: t) iM �an r'M ""NH Y. G/20
1.4. Related Projects In order to identify cumulative impacts, related projects must
be defined early in the EIR process._ CBA will work with the
staff to prepare a draft list of related projects for review. CBA
will also identify assumptions regarding General Plan build-
out, absorption rates, and other factors important in estimating
cumulative impact for use in analysis of traffic and other
impacts.
1.5. Initial Study Based on the preliminary project description and preliminary
and NOP environmental investigations, CBA will prepare an initial
study for staff review. Following review, CBA will prepare
final documents for publication and distribution by the City.
An important purpose of the Initial Study will be to justify
dismissal of as many impacts as possible as less than
significant at this initial stage so that further discussion and
detailed analysis in the EIR is not necessary.
�,i5 ��4 x.IG'• GCnPI �..Un r'HjnLG�ll-i �. ylGb
Task 2.
Administrative Draft EIR
Objective The purpose of this task is to prepare a complete draft of the
EIR for review by City staff prior to publication. The admin-
istrative draft will include all text, tables and figures.
Products Product Project Day
Administrative Draft EIR 66
Subtasks
CBA will contact appropriate agencies and individuals as iden-
2.1. Agency Contacts tified by the Agency regarding potential impacts of the project
on that agency, in order to obtain information for the Draft
EIR.
2.2. Administrative CBA will prepare an administrative draft of the EIR in accor-
Draft EIR dance with CEQA and local EIR guidelines. The adminis-
trative draft will be provided for staff review prior to publica-
tion of the official draft EIR. The EIR will be formatted to
include the following sections:
Executive Summary The Executive Summary will identify each significant effect of
the project; areas of controversy including issues raised by
agencies and the public; issues to be resolved including the
choice among alternatives and whether or how to mitigate
significant effects
The Executive Summary will be formatted to clearly identify
appropriate agency findings with regard to mitigation mea-
sures and significant effects of the project.
Exhibits.
Impact Summary Table
Introduction The introduction will summarize the legal role of the EIR in
the development and plan adoption process.
Section t The project description will include a description of the project
Project Description and key project alternatives. The project description will
include a project area map showing proposed land uses, a
tabular summary of anticipated land use changes, and a list of
public improvements to be funded by the project. The project
description will include a summary of the alternatives to be
considered throughout the EIR. Also included will be a list of
all public approvals (such as Redevelopment Plan Adoption,
General Plan Amendments, Zone Changes, CUPs, etc.) that
may be required to implement the project and a list of all
agencies who will be expected to use the EIR for CEQA
0
J.N cT ..D4 66: 6CM11 .a,n FHHDEN1l F.1]/FJ
clearance in their actions related to the project.
Exhibits
Regional Setting Map
Project Location and Boundaries Map
Development Summary Table
Public Improvements List
Public Actions and Approvals by Agency
Others as appropriate
Section 2. This section will discuss the environmental setting, significant
Environmental Impact environmental effects, unavoidable adverse impacts and
mitigation measures for each of the project impacts, organized
in accordance with the environmental impact checklist in the
CEQA guidelines. Emphasis will be on the issues outlined in
the Highlights section.
Each environmental factor with potentially significant effects
will be discussed in the following sections:
Environmental Setting This section will outline the environmental setting for this
environmental factor, including the current state of the envi-
ronment, and any applicable local or regional plans affecting
this environmental factor. Agencies responsible for setting
standards and providing services in this environmental impact
category will be identified. Mitigation measures built in to the
City's or other agencies' review and approval process will be
identified.
Thresholds Explicit thresholds of significance are key to determining
of Significance significance of environmental effects This section will indicate
what standards exist in this environmental category, who sets
standards, and the basis for determining whether or not a
project effect is significant. This section provides an important
part of the evidence in the record that courts seek when
determining whether or not a lead agency has properly found
an effect to be significant or not.
Significant This section will quantify the environmental effects of the plan
Environmental Effects and compare these effects to the explicit thresholds of
significance identified above.
Mitigation Measures Mitigation measures are measures which can minimize or
offset significant adverse impacts. The discussion of miti-
gation measures will distinguish between mitigation measures
proposed by the City and other measures not included but
which could reasonably be expected to reduce adverse impacts
if implemented. Where several mitigation measures are avail-
able, the basis for selecting from among these measures will be
..mil ce Do Jnr+ P.11/c!J
discussed. The discussion of mitigation measures will provide
the background for findings under Section 15091(a) of the
CEQA guidelines, Mitigation measures will be spedfic and
will identify implementing agencies in order to provide the
background for a mitigation monitoring and reporting
program.
Mitigation measures will be provided at the program level
(overall measures applicable to the planning and development
of the project as a whole) and at the development project or public
improvement project level. Most measures at the development
project level are documented in the City's existing codes and
standards, and will be implemented during the development
process as appropriate.
Section 3 Project alternatives will be analyzed to determine potential
Alternatives impacts and to compare these to impacts anticipated to occur
with the proposed project. In the alternatives section it will
again be important to distinguish between the role of the
Redevelopment Plan as an implementation tool and the General
Plan as the policy -setting document. Alternatives to the
Redevelopment Plan are in general not alternative land use
policies for the Project Area, but are alternative means of
implementing that policy, providing the needed public
facilities, and providing the revenue for implementation.
The following alternatives will be considered in the
alternatives analysis section!
1. The "no project alternative, considering continued im-
plementation of the General Plan in the project area
without redevelopment powers.
2. Alternate methods of funding redevelopment and
public improvements.
3. Redevelopment with different strategy emphasis.
4. Other alternatives as appropriate developed through
discussion with City staff.
Section 4 Areas of no significant impact identified in the Initial Study
No Significant Impact will be listed with a brief justification for the finding.
Section 5 The potential for the project to induce growth in nearby areas
Growth -Inducing through extension of urban services and generation of
Impacts economic activity will be identified. Indirect and induced
impacts of employment generated by the project will be
identified using appropriate economic sector indirect and
10
� (jN L7 70 r SALENA
P. 12120
induced development factors.
Section 6 This section will identify the potential cumulative effects
Cumulative Effects resulting from this project, development of ski areas and
resorts, other known projects identified by staff, and General
Flan buildout that may be anticipated to an appropriate hori-
zon year. All cumulative effects will be discussed in this
section to clearly separate project effects from effects which are
only significant when combined with effects of other projects.
Emphasis in discussion of cumulative effects will be on traffic
impacts, impacts on urban systems and services, and air and
water quality impacts as they relate to the growth projections
of the General Plan and applicable regional plans.
Mitigation measures for cumulative effects will be identified.
Section'7 This section will identify organizations and persons consulted
Persons and in preparation of the EIR.
Organizations Consulted
11
inti cr 7b eJc rJ�r+(1 Jnr+ rHSHDthH P, 12120
Task 3. Draft Environmental Impact Report
Objective The purpose of this task is to prepare a final Draft EIR for
publication by the City.
products Product Project Day
Staff comments on administrative draft to CBA 75
Pre -press draft to staff 90
Authorization to print 97
Draft EIR to staff and other agencies 105
Subtasks
3.1. Staff Review (Staff task). The staff will review the administrative draft EIR
and prepare revisions in the form of a marked -up copy of the
administrative draft EIR indicating all desired changes, correc-
tions and areas for expansion, etc.
3.2. Draft Revisions CBA will incorporate staff comments in the Draft EIR and
prepare a final Draft EIR for publication. CBA will incorporate
comments and prepare the final draft within 10 working days
of receipt of comments on the Administrative Draft EIR, CBA
will prepare a pre -press copy of the Draft EIR for review by
the staff prior to printing. CBA will provide copies to the staff
for distribution within 5 working days of authorization to
print the Draft EIR
12
..�h c �10 -cH rM=HLEN471 P, 1420
Task 4.
Response to Comments, Final EIR and Hearing
Documents
Objective The purpose of this task is to prepare responses to comments
by the public and public agencies on the Draft EIR, and to
amend the Draft EIR incorporating changes in response to
comments received.
products Product Project Day
EIR Comments to CBA 150
Administrative draft Final EIR 165
Staff Comments on FEIR,
Mitigation Monitoring Program 180
Responses to Public Agencies 195
Final EIR 195
Final Mitigation Monitoring Program 195
Subtasks
CBA will prepare a Final EIR which meets CEQA guidelines
4.1. Fina! EIR and responds to comments on the draft EIR. The Final EIR
will include the following:
Revised cover page
Revised table of contents
Revised text of EIR incorporating changes
Response to comments on the Draft EIR
Comments received
Our project budget includes an allowance for responses to
comments and modifications to the Draft EIR that is normally
sufficient for projects that are not highly controversial. If a
large number of comments are received, or if comments raise
new issues not anticipated by the staff in preparation of the
Draft EIR, this allowance is likely to be exceeded.
Although it is more expensive to revise the text of the EIR than
to provide a supplement with changes, we recommend that
the text be revise to incorporate any updates or corrections
resulting from comments received on the Draft EIR. If this is
done, there is no conflicting information in the EIR which may
result in confusion later and make the document's conclusions
unclear.
4.2. Findings,. CBA will prepare a mitigation monitoring program for the
Overriding project pursuant to CEQA requirements.
Considerations,
Mitigation Monitoring
13
uh Lr '7t eJt:U4"N —ZH rriSALEN; F. 15/20
Task S. Hearings
Objective The purpose of this task is to provide expert testimony at
public hearings on the Draft EIR and project approval.
Subtasks
CBA will provide expert testimony at public hearings on the
5.1. Hearings Draft EIR and the project. A CBA representative familiar with
'the project and CEQA will attend public hearings to present
the conclusions of the EIR and answer questions from the
public and City officials. Attendance by a CBA Principal or
CBA's project manager at one EIR public hearing and at the
Joint Public Hearing on the Redevelopment Plan is included in
the fixed fee proposal.
14
.,111 a Vc ac•%�n�', _Zn rno"'L�'N;
P.16/20
Project Schedule
CBA will maintain the following project schedule, subject to
the timely provision of information and response to draft
Redevelopment EIR materials by the staff, The schedule shown indicates normal
Schedules are Critical critical path times for EIR tasks. CBA will coordinate with the
redevelopment plan adoption consultant on the integrated
plan adoption schedule as the project proceeds. CBA
recognizes the critical importance of project deadlines on plan
adoption EIRs and places top priority on these projects.
Project Day Event
Project Initiation
1 Preliminary Plan Prepared
CBA provides detailed EIR events/action calendar
7 CBA provides draft project description
CBA provides draft related projects list
14 Agreement on project description
Agreement on related projects list
Receipt of all City -provided documents
21 Initial Study and NOP
Draft EIR Process
60 Administrative draft EIR to staff (5 copies)
Mitigation Monitoring Program
75 Staff comments on Administrative draft to CBA
90 Pre -Press Draft to staff (1 copy)
105 Draft EIR (50 copies + master)
Final EIR Process
150 EIR comments to CBA
165 Administrative draft Final EIR to staff (2 copies)
180 Comments on FEIR to CBA
195 Responses to Public Agencies
Final EIR (50 copies, computer disk)
Mitigation Monitoring Program
15
SUN cr '7n �ZH rH:"LENtiI P. 17/Z@
4. Project Budget
The table on the following page shows a detailed breakdown
of our best estimate of the hours and costs required to
complete each task outlined in the Scope of Services. The
budget is tentative until the project area, project alternatives,
and areas of responsibility of the consultant team are more
precisely defined.
The hours and costs indicated are based on our assessment of
the appropriate level of effort required to meet the objectives
of each of the work tasks. The budget indicates the number of
times we expect to meet with City staff to review progress and
discuss status for each stage of the work We will be happy to
discuss augmenting or reducing our proposed scope of
services and budget for any task based on the City's
determination that a different level of effort is appropriate.
Individuals authorized to negotiate for
Cotton/ Beland/ Associates are:
Donald A. Cotton
P. Patrick Mann
Both are located in CBA's main office in Pasadena, (818) 304-
0102, fax (818) 304-0402.
16
civ c r �o tilt d4h,r1 LGFi rFijnULitiP+ F. 16/20
EIR Budget: Santa Clarita Redevelopment EIR
Hours Fee
Hourly Pate: $100 $85 560 $45 $35
Prin- Proj Plan• Tech/ Ward Labor Other Traffic Y. of
Task cipal Mgr ner Graph Proc Cast Costs TOTAL MMA TOTAL Total
1 initial Study and NOP
3.0
3.0
5855
5300
S50
$350
c.vn
$350
0.7%
Staff Meeting
3.0
3.0
4.0
6.0
8.0
5555
$50
$605
5500
$1,105
2.3%
Schedule
0.5
3.0
4.0
6.0
1.0
S340
$1,300
5340
51,000
$340
0.7%
Project Area Survey
1.0
4,0
0.496
24.0
2.0
51,590
4.0
S1,590
5385
$1,590
3.4%
Project Description
2.0
8.0
4.0
6.0
$1,270
$50
$1,270
$310
$1.270
2.7%
Related Projects
0.5
4.0
4.0
2.0
1.0
$755
$120
$755
$800
5755
1.6%
Initial Study. NOP
1.0
12.0
4.0
4.0
1.0
$1,155
SSO
51,155
55.5
$1,155
2.4%
Total Init Study/NOP
8.0
34.0
4.0
30.0
11_0
$5.565
$50
55,715
$500
$6,215
132%
2 Admin Draft EtR
0.5
4,0
94.3:a
2.0
2.0
$550
$1,375
$1,925
$1,925
4.1%
Executive Summary
1.0
5.0
8.0
6.0
3.0
$630
$1,595
$630
$800
$630
1.3%
ProjectOescnption
1.0
6.0
4.0
4.0
3.0
$1,305
$1,305
51,305
2.896
Impact Analysis
0.0%
1,Land Use, Planning
3.0
12.0
12.0
24.0
6.0
$3,330
S50
$3.380
53,380
7.296
2. Population/Housing
1.0
8.0
2.0
2.0
5970
$970
$970
2.1%
5. Air Quality
1.0
2.0
12.0
4.0
4.0
$1,310
$20
$1.330
51,330
2.8%
6. Transportation
4.0
12.0
8.0
6.0
51,990
5950
$2,940
56,000
$8,940
18.9%
11. Public Services
4,0
4.0
18.0
4.0
6.0
$2,210
$50
52.260
52,260
4.8%
12. Utilities
0.5
8.0
8.0
4.0
4.0
$1.530
S50
$1,580
$1,580
3.3%
Alternatives
1.0
8.0
-2.0
4.0
$1,010
31.010
$1,010
2.10%
No Significant Impact
2.0
0.5
5188
$158
5186
0.4%
Cumulative, Growth
1.0
8.0
4.0
2.0
8.0
S1.390
$1,390
51,390
2.9%
Draft Printing (10)
2.0
2.0
1.0
2.0
$485
5125
$610
$610
13%
TOTAL Admin Draft
19.5
79.0
60.0
53.0
48.5
$16.348
57,245
$17,593
$6.000
323,593
50.0%
Staff Meeting
3.0
3.0
5855
5300
S50
$350
c.vn
$350
0.7%
Draft EIR (50 copies)
4.0
12.0
4.0
6.0
8.0
52,210
$1,250
$3,460
$1,000
54,460
9.5%
TOTAL Draft EIR
7.0
12.0
4.0
6.0
8.0
S2.510
$1,300
$3,810
51,000
54,810
10.2%
4 Responses, Final EIR
S183
$183
0.496
Mail DER
0.5
1.0
4.0
2.0
5385
$400
S785
Staff Meeting
3.0
Mail Responses
1.0
1.0
5335
$50
$385
$310
$385
0.80'8
Responses (allowance)
6.0
16.0
4.0
0.5
4.0
$2.340
$120
$2,460
$800
$3.260
6.9%
Draft revisions, Screen
3.0
12.0
4.0
4.0
6.0
S1,950
SSO
32,000
55.5
$2.000
4 2%.
Findings, Mitig. Monitor
1.0
12.0
$38.883
58,300 $47,183
6.0
S1,330
54.0
S1,330
76.0 85.0
51,330
2.6%
Final Printing (50)
0.5
4,0
94.3:a
2.0
2.0
$550
$1,375
$1,925
$1,925
4.1%
Tota( Final EIR
13.5
44.0
8.0
6.0
19.0
$6.505
$1,595
58.100
$800
$8,900
18.9%
5 Hearings (2)
6.0
3.0
5855
$1Uu
1&no
aaoo
c.vn
6 Notices, Processing
NOA Prep/Filing
1.0
3.0 1.0
1.0
$345
$10
5355
$355
0-8%
NOC Prep, Filing
0.5
0.5
1.0
1.0
$173
$10
S183
$183
0.496
Mail DER
0.5
1.0
4.0
2.0
5385
$400
S785
$765
1.7%
Mail Responses
1.0
2.0
1.0
$210
5100
$310
$310
0J%
File NOD
0.5
0.5
1.0
0.5
$155
S10
$165
$165
0.3%
Total Notices; Process
1.5
4.0
3.0 9.0
5.5
$1,268
$1,443
$2,710
$2,710
5 7%
Total EIR
55.5
176.0
79.0 104.0
92.0
593,150
$5.733
$38.883
58,300 $47,183
100%
Total Without Notices
54.0
172.0
76.0 85.0
86.5
531,883
54,290
$36.173
58.300 544,473
94.3:a
17
-11 Gr » Jc J7nh l _-h rM7nLENH
S. Project Team
Cotton/Boland/
Cotton/ Beland/Associates has available a team of experienced
Associates
professionals for assignment to the East Side EIR.
EIR Project
Management
CBA Principal P. Patrick Mann will serve as Managing Prin-
EIR Preparation
cipal-in-Charge for this project. Mr. Mann has over 20 years of
experience preparing EIRs in California, and has served as
Principal -in -Charge for most of CBA's redevelopment EIR
work. He has directed preparation of more than 100 EIRs
including EIRs for more than 30 redevelopment plans and plan
amendments. He has directed general plans and a wide
variety of other planning programs. He directed the City of
Big Bear Lake's first General Plan and EIR program, and is
familiar with winter resort community issues from this
program.
His EIR experience with plan adoptions or major plan
amendments experience includes projects in Carson, Agoura
Hills, Palm Desert, Los Angeles, Commerce, Santa Fe Springs,
Pasadena, Santa Ana, Monrovia, Montclair, Compton,
Inglewood, Hawthorne and others. As Managing Principal -in -
Charge, Mr. Mann will be responsible for initial project defini-
tion, overall project coordination, quality control and schedule.
Mr. Mann will maintain direct involvement in the project and
will be involved in all key meetings, client contacts and public
presentations on the EIR.
Mr. Mann has testified as an expert witness in state and
federal courts regarding environmental impact and planning
matters.
Principals are always Mr. Mann will be available for public hearings and client
available to the client meetings as necessary, and may assist in selected technical
analysis on specific projects.
W,
JuN 27 '56 0E;@5AM CBA PASADENA
P.20/20
Our project planner CBA Senior Environmental Planner Irena Finkelstein will be
has extensive the project planner for this project. Ms Finkelstein has man -
redevelopment EIR aged a number of redevelopment plan EIRs for CBA including
experience the El Monte Center Redevelopment Plan Amendment EIR,
Anaheim Brookhurst Redevelopment Project EIR, Commerce,
Redevelopment Plan Consolidation EIR, and Orange
Redevelopment Plan Amendment EIR.
Planning Support Staff Ms. Finkelstein and Mr.. Mann will be assisted as necessary on
this project by CBA planner Ray Pendro, who will support the
team as necessary for environmental analysis and agency
contacts. Mr, Pendro prepared the EIR for the Vernon
Industrial Redevelopment Project, and has directed a wide
variety of other EIRs for CBA. Also providing project support
are GIS specialists and planners Richard Schwien and
Veronica Tam, who will work on computer mapping, air
quality and noise analysis, public agency interviews, field
surveys and other tasks as necessary. Housing specialist CBA
Senior Associate Karen warner will provide support as
necessary on housing issues as they relate to the AB 1290 plan
and housing impacts in relation to the City's Housing Element.
19