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HomeMy WebLinkAbout2004-06-08 - AGENDA REPORTS - DOWNTOWN NEWHALL SPECIFIC PLAN (2)CONSENT CALENDAR DATE: SUBJECT: DEPARTMENT: Agenda Item: , r CITY OF SANTA CLARITA REDEVELOPMENT AGENCY AGENDA REPORT City Manager Approval: Item to be presented by: June 8, 2004 DOWNTOWN NEWHALL SPECIFIC PLAN; DIRECT STAFF TO NEGOTIATE CONTRACT AND SCOPE OF WORK WITH PREFERRED CONSULTANT, MOULE AND POLYZOIDES Planning and Building Services RECOMMENDED ACTION City Council/Redevelopment Agency direct staff to negotiate contract and scope of work with preferred consultant, Moule and Polyzoides, to complete the Downtown Newhall Specific Plan in an amount not to exceed $1,000,000.00. Also, authorize the City Manager or a designee to execute all documents, subject to City Attorney approval. City Council appropriate $50,000 in Housing Set -Aside funds to account B2008950-8001; approve $250,000 loan from Highway 126 Relinquishment (Developer Fee Fund); and approve $335,000 loan from General Fund. Redevelopment Agency accept loan in the amount of $250,000 from Highway 126 Relinquishment (Developer Fee Fund) and appropriate to B2008901-8001; and accept loan in the amount of $335,000 from General Fund and appropriate to account B2008901-8001. BACKGROUND In March, 2004, the City solicited request for proposals (RFP) to prepare a Downtown Newhall Specific Plan. Four companies submitted proposals and three were selected for interview. The City's evaluation team consisted of the Council Subcommittee on Redevelopment, two members of the Newhall Redevelopment Committee, the Interim Director of Planning and Building Services, staff from the divisions of Planning, Economic Development, Traffic Engineering and the City Manager's Office. The determining criteria in selecting Moule and Polyzoides as the Adoptea:� oN-� (OUVIL;t preferred candidate included, but was not limited to, its history of completing innovative specific plans, a proposed aggressive timeline, and using a traffic engineering subconsultant with a reputation of being creative and forward thinking. The RFP from Moule and Polyzoides has been placed in the Council reading file. ALTERNATIVE ACTIONS Other action as determined by Council/Redevelopment Agency. FISCAL IMPACT Funds in the amount of $100,000 and $265,000 have been budgeted in fiscal year 03/04 in accounts B2008901-8001 and B2008901-8001 respectively. The balance, $635,000, will come from the following sources: $ 50,000 Housing Set -Aside Funds $250,000 Highway 126 Relinquishment (Developer Fee) Fund -Loan to Redevelopment Agency $335,000 Council Contingency Fund -Loan to Redevelopment Agency ATTACHMENTS Resolution with Promissory Note - City of Santa Clarita Resolution with Promissory Note - Santa Clarita Redevelopment Agency Draft Scope of Work Moule & Polyzoides, Request for Proposal available in the City Clerk's Reading File DRAFT SCOPE OF WORK Downtown Newhall Specific Plan Moule & Polyzoides April 2004 PROJECT UNDERSTANDING The City of Santa Clarita seeks consultant assistance in the preparation of a Downtown Newhall Specific Plan and Environmental Impact Report. The specific plan will be based on intensive public input from all interested citizens, including property and business owners, and will include the following components: • Public Participation Plan • History and Context (Assets and Liabilities) • Vision Plan • Business Plan • Specific Plan Boundary review and modification • Neighborhood and Corridor Regulating Plan and Zones • Circulation (pedestrian and vehicular), Traffic -Calming, Parking and Transportation Plan • Streetscape Standards for all streets and alleys • San Fernando Streetscape Construction Plans • Landscape Concept for all streets, alleys, parks, plazas and greens • Development and Land Use Standards • Architectural Standards • Infrastructure • Market and Feasibility Plan • Implementation, Funding and Financing Strategy • City Review and Processing • EIR Our team has a proven track record of creating financial tools for public/private partnerships and long- term returns on capital investment. The Downtown Specific Plan will present a clear vision along with easily understandable development standards and tools to entice private investment and make the area thrive. SCOPE OF WORK This proposed work program for the City of Santa Clarita Downtown Specific Plan is based on our understanding of City needs, our familiarity with the community, and our experience with similar projects. Additionally, the strong presence and role of the Jan Heidt Metrolink Station makes this downtown Specific Plan a viable Transit Oriented Development area. Our team has substantial experience in this area with several of these types of projects in planning and construction phases. We anticipate that our team would work closely with City staff throughout the project, and we would be responsive and flexible to any evolving concerns that may emerge. Although the Specific Plan would reflect our creative and professional influences, the ultimate project content and design will result from interaction with the public, City staff, the various ad hoc and appointed Committees, Associations, the Parks Commission, Planning Commission, and City Council. We are prepared to revise the scope of work as necessary to best satisfy City objectives, budget, and timeframe. Task i. Detailed Work Program 1.7 Existing Conditions Analysis The consultants will review all relevant City documents, including the General Plan, Zoning Ordinance, redevelopment plan, master plans, guidelines, economic data and other reports provided by City staff. Policies or provisions that influence both the development of property and the improvement of streets and parks will be identified, as will those that express community expectations for the character and quality of development. To gain an in-depth understanding of design and land use issues, the consultants will tour Downtown with City staff to view types of development that are desirable or inappropriate. Conditions to be analyzed and described in a technical background report will include: • Existing regulations, plans, studies and data (General Plan, Zoning, Design Guidelines, Redevelopment Plan, etc.) 1 • Approved and pending projects ' • Physical and economic comparisons between Downtown Newhall and potential models • Physical analyses at the Neighborhood and Corridor levels • Physical analyses of all Public Space, Streets and Alleys • Physical analyses of all buildings and improvements (including any historic buildings/sites) • Analyses of existing and planned infrastructure/utilities • Truck traffic and routes I • Transit efficiency, frequency, coverage, and ridership and its manifestation into development potential for Downtown Newhall • Opportunities for traffic calming • Pedestrian and vehicle access issues • Parking supply and management • Tax revenue and other economic data Products. Illustrations and report ofabove analyses in rr x 17 format and3o x¢2 format (I set w/ electronic cop), 1.2 Refined Project Scope The consultants will meet with City staff to: • Review City objectives for the plan and refine the project scope and timetable; • Identify stakeholders to be interviewed; • Discuss general problems and specific issues not currently addressed or inadequately covered in existing plans or by existing provisions/regulations; • Determine process to obtain policy direction regarding ongoing key issues; • Identify procedural issues related to City review of development/land use proposals; • Discuss general project expectations and local issues to consider during the course of the project; • Discuss document format, organization and illustration options. Products. Refined scope of work and technical background report (7 set w/ electronic copy) t.j Stakeholder Interviews The consultants will meet with property and business owners, downtown merchant groups and other individuals and organizations (as directed by the City) to help explore ways to revitalize Downtown Newhall using its historic and cultural heritage and, livable communities principles to obtain input regarding land use issues of concern to stakeholders. These meetings are intended as informal and can be on-site or at another location (e.g., City Hall, etc.) as directed by the City. 0 Products. Report summarizing interviews (I set w/ electronic copy) 1.4 City Council Work Session The consultants will assist City staff in conducting a City Council Work Session for the purpose of obtaining Council direction regarding the objectives of the Downtown Specific Plan. Task 2. Community Participation Community Participation will be carried out with patience and enthusiasm, in English and Spanish both through periodic newsletters and by the consultant team. The Principal in charge of this project, Stefanos Polyzoides, is fluent in Spanish as are several members of the team. As all our projects occur largely in the public arena, we are committed to meaningful community involvement that involves the community as well as city staff and officials, and have an impressive track record of success in gaining consensus on a wide variety of complex and difficult projects. The team is very experienced in positively communicating with the public and does not use jargon or overly technical terms, unless specifically necessary, to communicate. All of the team members are approachable and effective communicators. The consultant team assumes that in addition to other groups yet to be identified, the following will be included in all charrettes and public meetings: Redevelopment Committee, Old Town Newhall Association, City Redevelopment Agency, Parks, Recreation and Community Services Commission, Planning Commission, other key stakeholders and the City Council. As an optional task and alternative to the newsletter, we propose a charrette website to keep the community informed throughout the process. This service is most helpful to those not able to attend the charrettes or other meetings. This website will be managed and updated by Charrette Center.com. This company has successfully provided this service to our team on recent projects. 2.2 Charrettes We propose a series of Charrettes focused on 3 distinct but progressively related subject areas: i -Background and Vision, 2 -Design and, 3 -The Code/Implementation. We imagine these to be hands-on sessions with hundreds of people participating. The charrettes would generate excitement, involvement, and the benefit of meaningful communication among the people of Santa Clarita about Downtown Newhall. Beginning the Charrettes- Each would begin with an overview ofthe objectives for the day, the expectations of participants, and identification of milestones throughout the day in which progress on a variety of subjects will be summarized for all participants. During the Charrettes- Issues will be focused on and addressed by corresponding team members and participants (e.g., streets, traffic and transportation to development and architecture to market feasibility and financing). Each group's progress will be shared with the others throughout the day to continually inform each other's work. Each day builds upon the next in this way. At certain points throughout the day, summary presentations are given by each focus group on their progress and issues for clarification and direction. The principal in charge of this project, Stefanos Polyzoides, will manage the charrettes, keeping everyone updated throughout the day to stay relevant and productive. End o{Charrettes- The consensus on each issue is carried forward to inform the objectives for the next phase of work. Additionally, each day's work at the charrette produces written summaries as well as several graphic illustrations used to communicate the information. It is important to note that these sessions are in contrast to the practice of gathering input, returning to one's offices and then returning with plans. Rather, these sessions are about gathering input, immediately responding with specific ideas and solutions, gathering more detailed input and so on, until consensus on the issues is reached. Participants should definitely expect to be engaged with the various members of the team to reach resolution on the issues. 2.2.1 Part i -Background and Vision Charrette (1-2 days during 1 -month period) Using the background analyses (physical and economic) and information gained in the interviews, the consultants will facilitate a charrette to educate the community on the benefits of smart growth -planning and the importance of community involvement, and how they will apply to Downtown Newhall to gain initial public input regarding Downtown land use issues. The results of the charrette will be discussed with staff to determine which topics should be covered in the Specific Plan. Product• r r x 77 andgo x42 illustrations of the Vision Plan and report including a Summary of issues raised (r set w/ electronic copy) 2.2.2 Part 2 -Design Charrette (4-5 days during 1 -month period) In a second charrette, we would expect to present to the public for discussion and consideration, both the individual subjects of architecture, landscape architecture, traffic, parking, engineering, urbanism, economics, and their emerging integration into a Downtown Specific Plan. Issues of architecture will cover the long-term character of the buildings. Issues of landscape architecture will involve the subjects of conservation and sustainability and engage the design particulars of the streetscape and landscape. Issues of transportation design will involve the balancing of patterns of pedestrian use, automobile parking and traffic, and bicycle use within the right of way. At every opportunity, we have advocated and designed a public realm of formed, public spaces and plazas in the tradition of the southwestern United States, that catalyze both public and commercial life in the city. Issues of urbanism will focus on the definition of the public realm and the framing of a Downtown Specific Plan that can incrementally and over time implement the form of public space as individual, surrounding projects are carried out. Economic and implementation issues will focus on the feasibility, administration and execution of the various components of the Specific Plan ranging from the individual parcel to the overall Downtown. Products. rr x 77 and3c; x42 illustrations for the above subject areas and report (Neighborhood and Corridor Plan Regulating Plan, Circulation and Transportation Plan, Streetscape Plan with corresponding images, plan, section and design requirements, infrastructure/utility needs and plans, Market Feasibility and Economic/Funding projections) r sets w/ electronic copy. 2.2.3 Part 3 -The Code/Implementation Charrette (4-5 days during 1 -month period) In stark contrast to much of conventional planning practice today, the proposed method of planning and design ends with crafting the regulations that enable the desired vision and range of outcomes that were identified in the vision and design charrettes. Specifically, in the same format as the previous charrettes, focus groups will convene to take the results from charrettes 1 and 2 to prepare the regulations, procedures and graphics to make those outcomes possible. The end result of this work will be easily understandable and executable regulations that fully enable the expectations in the Plan. At the end of this charrette, the structural contents of the Downtown Specific Plan will be realized. The consultant team will then have the necessary information with which to begin preparation of the Administrative Draft Specific Plan. ii �1 Products 77 x r7 and,3o x4z illustrations for the above subject areas and report (Regulating Pian, Landscape Concept, Parks, Plazas and Greens, Blocks and Streets, Street Types and requirements, Zone Requirements/Development Standards, Frontage Types, Building Types, Land Uses, Architectural Types, Signage, and Lighting, Definitions, Analytical Diagrams -including a phasing and infrastructure Plan, Development Procedures and Checklist, Identification of necessary regulatory modifications for the Specific Plan, Market Feasibility and Economic/Funding Projections) r set w/ electronic copy. 2.4 Additional Public Meetings Following public distribution of the Draft Specific Plan, the consultants will facilitate up to three additional public meetings to present reports, respond to questions, and solicit public comment. The meetings will focus on key policy directions of the Draft Specific Plan. To advertise the meeting(s), a two -to -four-page newsletter describing the Draft Specific Plan will be prepared by the consultants (with direction from City staff) and produced and distributed by the City. The consultants will summarize the results and comments for consideration by the Redevelopment.Committee, Old Town Newhall Association, City Redevelopment -Agency, Parks, Recreation and Community Services Commission, Planning Commission, other key stakeholders and the City Council. Comments from the workshops will be discussed with staff to determine whether and how the Draft Specific Plan should be modified. Product.- Corresponding illustrations and Newsletters and summaries ofissues raised at public workshops, r set w/ electronic copy per workshop. Task 3. Specific Plan 3.1 Outline As the work of the public participation process progresses, the consultant team will provide a draft format and outline for the Downtown Specific Plan for City staff review and comment. At this time, the Specific Plan is proposed to be organized generally as below: INTRODUCTION Executive Summary (including public participation process), Purpose and Contents History and Context Vision Plan The Neighborhood and Corridor Plan THE CODE Public Realm: Circulation, Traffic -Calming, Transit, Transportation, Landscape, Parks, Plazas and Greens, Blocks and Streets, Street Types Private Realm: Regulating Plan and Zones, Zone Requirements, Frontage Types, Building Types, Architectural Types, Land Uses, Signage and Lighting INFRASTRUCTURE PLAN Infrastructure/Utilities needs and requirements i IMPLEMENTATION AND ADMINISTRATION 7 Processing and Review Checklist Phasing Capital Improvements Market and Feasibility Plan Implementation, Funding and Financing Strategy Applicability and Relationship to existing policies/regulations (all applicable agencies) Definitions APPENDIX Analytical and Supporting Diagrams/Analyses Product. Draft format and outline for the Downtown Specific Plan 3.2 Administrative Draft Once City staff has provided comments and direction regarding the outline and illustrations, the consultant team will prepare an Administrative Draft of the Downtown Specific Plan. The Administrative Draft Plan will include the necessary topics and information as required by State Law and addressed in the general subject areas above. Product• Administrative Draft Plan (one hard copy and electronic copy) 3.3 Draft Plan Once staff has compiled City comments into one marked -up copy of the Administrative Draft and provided it to the consultants, the consultant team will prepare and submit to City staff a Draft Downtown Specific Plan for public review. Prior to public distribution, staff will review the Draft Plan to verify that all required changes have been incorporated. Product. • Draft Downtown Specific Plan (one hard copy and electronic copy) 3.4 Final Plan Once staff has compiled City comments into one marked -up copy of the Draft and provided it to the consultants, the consultant team will prepare and submit to City staff a Final Downtown Specific Plan. Prior to public distribution, staffwill review the Final Plan to verify that all required changes have been incorporated. Product, Final Downtown Specific Plan (one hard copy and electronic copy) Task 4. San Fernando Road Streetscape Construction Plans 4.1 Begin San Fernando Road Streetscape Construction Plans We propose that this work begin at the same time as the release of the Draft Specific Plan. At this point in the process, we would expect to have learned the major implications of the Specific Plan and on San Fernando Road in particular. With this in mind, the engineers can begin preparation of the construction plans, understanding that comments will be forthcoming that could affect the plans. Reviews of this work will be provided at the standard milestones for this type of work: Schematic Design, Design Development and Construction Documents. Within each phase, Estimates of Probable Cost will be prepared by the engineers and provided to the City for review and direction. Topography -A 40 -scale aerial topographic survey at 1 -foot contours and spot elevations in a grid pattern of San Fernando Road will be prepared. This survey will show buildings and property improvements but not differentiate overhangs and facades. Property lines from assessor maps will be plotted. Product- r AutoCad file (no sheets) along with a hardcopy plot Utilities and Infrastructure -Research records to determine locations of existing utilities. Plot locations and meet with utility companies to verify information. Product - r composite site utility exhibit for the Specific Plan and EIR. Future hydrology study for storm drain facilities evaluation is not included in this scope. Detailed Right -of -Way Survey and Base Map -Cross sections, at 25 -foot intervals, necessary for engineering design of the full street right-of-way will be completed from Lyons Avenue to Pine Street. Product-Closs sections at 25 -foot intervals from back ofwalk/r o. w., including top of curb, flow line, invert elevations for sewer and storm drain, and centerline for the full width/r. o. w. 4.1 Schematic Design and Preliminary Costs Prepare one schematic street design based upon the preferred concept identified in the Draft Specific Plan at 1'— 40'. This street plan will include any facilities included within the r.o.w., except trees and will reflect the direction desired by the community. Product — Consultant will provide r set w/ electronic copy of4o scale schematic design along with the engineer's preliminary Estimate ofprobable Cost: 4.2 Design Development Comments and direction received on the Schematic Plans -and engineer's preliminary Estimate of Probable Cost will be incorporated into these documents for City review and approval. Prepare one Design Development plan that further develops the detail of the streetscape program for San Fernando Road at t' — 20'. Product — Consultant will provide r set w/ electronic copy of2o-scale schematic design along with the engineer's updated preliminary Estimate of probable Cost. 4.3 Construction Documents & Bid Set Drawings Based upon the comments and direction received on the Design Development Plans and engineer's preliminary Estimate of Probable Cost, prepare one set of construction documents for San Fernando Road from Lyons Avenue to Pine Street at i' — 20'. Upon the plans and corresponding specifications being approved, additional services can be determined for bid support and construction support to the City. Product — Consultant will provide r set w/ electronic copy of2o-scale Construction Documents along with the project specifications and the engineer's updated Estimate ofProbable Cost Task 5: Environmental Impact Report 5.1 Refined Project Scope/Team Coordination CMCA will meet with City staffto review the contract and work scope, refine task descriptions, establish procedures for communication, and identify and collect relevant information. CMCA will tour the project area with staff and orient staff to key environmental issues. CMCA anticipates continued work with the City and the lead Consultant team throughout the design process to ensure the incorporation of environmental considerations into the project. Product — Revised project scope 5.2 Project Description and Objectives It is essential to have a well-defined project description and set of objectives. A well-defined project description agreed to at the beginning of the process helps avoid time-consuming revisions at a later date. Likewise, a solid set of objectives helps guide the selection of appropriate alternatives. To this end, CMCA will work with staff to complete a detailed project description, including definition of the project objectives. The project description should reflect any mitigation measures that have been agreed to in the project to minimize use of external mitigation measures. CMCA will provide staff with two copies of the project description for review. CMCA will revise the project description and outline based on comments received during the review. Product— Two (2) copies of the Draft Project Description 53 Preparation of NOP The City has stated that the project will require an EIR; CMCA will therefore prepare and circulate an NOP for the project in accordance with CEQA statutes. Product — One (7) Camera-ready copy for City distribution. 5.4 Scoping Meeting Due to the areawide significance of the project, the project will likely require a formal scoping meeting. CMCA will hold a scoping meeting during the NOP process to allow for public input. The services of an architect with specific experience in historically -related buildings may be retained at additional cost. Product — Memo outlining issues raised 5.5 Administrative Draft Environmental Impact Report (EIR) The Consultants will work with staff to prepare an Administrative Draft EIR in compliance with the requirements of CEQA, including maps and graphics that assess the impacts of the project. The document will generally be organized as follows: Table of contents Introduction Summary of impacts, mitigation, and levels of significance Project description Environmental setting Impact analysis Alternatives analysis Growth -inducing, cumulative and significant irreversible impacts The document will include appendices with technical information and the NOP. 5.5.1: Environmental Setting and Impact Analysis CMCA will prepare an environmental setting based largely on existing information. The environmental setting will provide the baseline for analysis in the EIR. CMCA will also prepare an impact analysis pursuant to CEQA requirements. For the purposes of this proposal, CMCA assumes that the majority of development anticipated under the plan will be redevelopment of existing urban land uses. The following topics correspond to Administrative Draft EIR chapters: LAND USE AND PLANNING CMCA will assess the impacts ofthe project on land use, housing, and population and will analyze the consistency of the Downtown Newhall project with the Redevelopment Plan, City General Plan, and other applicable planning documents. GEOLOGY AND SOILS CMCA will review existing information and will identify potential impacts associated with geologic and seismic hazards. DRAINAGE AND WATER QUALITY CMCA will assess the impacts of the project related to drainage and water quality. CULTURAL RESOURCES Existing literature will be reviewed for pertinent cultural and historical information. CMCA will assess impacts and provide mitigation at a programmatic level. It is 0 assumed for the purposes of this proposal that the plan will be protective of historical resources in the community. If demolitions of historic structures are proposed, a historic architect may be retained. HAZARDS AND HAZARDOUS MATERIALS CMCA will address the potential for hazards and hazardous materials through review of existing literature. TRANSPORTATION AND TRAFFIC Assessment ofthe traffic -related impacts resulting from redevelopment of the Downtown Newhall area will be provided based largely on existing information and studies completed by Nelson -Nygaard during program development. The impacts will be defined in terms of increased traffic volumes and changes in service levels on selected roadway segments and intersections in the project area. This section will also address parking impacts. AIR QUALITY "Impacts to air quality associated with construction and implementation ofthe project will be quantified through modeling in the URBEMIS for Windows program. The following specific tasks will be accomplished under this task: -Consult with the air quality management district -Describe existing conditions (see Environmental Setting) -Model emissions -Evaluate long and short-term impacts to adjacent areas and the region. -Analyze cumulative impacts -Identify mitigation measures forthe reduction of significant impacts. Modeling data will be summarized in the EIR text and results will be included in the appendix. NOISE Impacts associated with exposure to, and generation of, noise will be quantified through use of existing literature. This section will include: -A summary of existing conditions and available information, including existing noise levels, sensitive receptors, and traffic conditions -Programmatic analysis of the impacts of the project in terms of operational and construction -related noise. -Identification of feasible mitigation measures AESTHETICS CMCA will characterize the existing visual resources, and assess impacts based on information provided in the project description. Short-term impacts of construction activities, long-term impacts from development, and cumulative impacts from regional growth will be assessed for significance, and appropriate mitigation will be identified. PUBLIC SERVICES AND UTILITIES CMCA will assess the impacts of the project on utilities and services. This section will include analysis of impacts to public safety, water and wastewater, among other topics. This section may include a water supply assessment pursuant to SB61o. 5.5.2: Alternatives Analysis CMCA will perform an alternatives analysis that will consider alternatives to the project as proposed. CMCA will work with staff to develop alternatives aimed at the reduction of significant impacts. The alternatives analysis will include a tabular comparison of the alternatives and their relative impacts, and will include a determination of the environmentally superior alternative. 5.5.3: Other CEQA Sections The EIR will include a discussion of the growth -inducing effects of the project, including extension of public services, commitment of resources, and secondary growth in the residential and commercial sector. This section will also include a summary of significant, irreversible impacts. Fiscal impacts and types of development expected for each alternative will be discussed in qualitative terms. This section may include additional mitigation to reduce the significance of any growth -inducing impacts not already addressed in the EIR. 5.5.4: Administrative Draft EIR & Mitigation Monitoring Program CMCA will compile the analysis under the preceding tasks into an Administrative Draft EIR suitable for staff review. The Administrative Draft EIR will include a mitigation monitoring program. The Consultant will identify responsible parties and an implementation schedule for each identified mitigation measure. Product - CMCA will submit five paper copies and one electronic copy ofan Administrative Draff EIR for staffreview and comment. 5.6 Draft EIR. After completion of the administrative review period, CMCA will incorporate comments from staff and prepare a Draft EIR suitable for circulation. CMCA will provide all required notices for the Draft EIR. Product — CMCA will provide copies ofthe document for City distribution. 5.7 Final EIR The City may conduct public meetings to review the Draft EIR and the proposed project. Product — Consultant will be prepared to present information at two public hearings. 5.8 Preparation of Administrative FEIR & Response to Comments The Consultants will respond to comments received during the public review period, and will meet with staff to discuss those responses. The responses will include digital scans of each letter received, with specific comments numbered, and corresponding responses. Preparation of the Administrative Draft Final Environmental Impact Report will include incorporation of response to comments and editing of the document to reflect new information brought to bear by comments. Product — CMCA will provide five copies ofthe AFEIR to staiffor review. 5.9 Preparation of FEIR Based on staff comment, CMCA will prepare a document suitable for presentation to the City Council. Product — CMCA will provide one N camera-ready copy ofthe FEIR for City distribution. 5.9.1 Assistance with Agenda Item. CMCA will assist in the preparation of the agenda item for the City Council, including the preparation of findings. Findings will include a summary of impacts, explanations of significance and effectiveness of mitigation, and statements of overriding consideration for any significant, unavoidable impacts. Product — One (1) electronic copy of the findings for submissions to City stall Task 6. Review and Adoption The City will conduct public meetings to review the Draft Specific Plan and EIR. This review will include both informal public outreach meetings and formal public hearings ofthe Planning Commission and City Council to consider the documents. At the conclusion of its deliberations, the Planning Commission will forward recommendations to the City Council regarding the Draft Specific Plan. The Council will then consider the recommendations and direct City staff and the consultants to make necessary revisions to the Draft Specific Plan and prepare a final document for adoption. 6.1 Planning Commission, Redevelopment Agency and City Council Hearings The consultants will attend up to two meetings of the Redevelopment Committee/Agency and Planning Commission to review the Draft Specific Plan. The Commission will consider the comments made at the community workshops and during the joint public hearings and, at the conclusion of its deliberations, will make a recommendation to the City Council regarding the Draft Specific Plan. 1 The consultants will attend up to two meetings of the City Council to review the Draft Specific Plan. At these meetings, the Council will consider Planning 1 Commission recommendations and comments made at the community workshops and during public hearings. 6.2 Adoption and Certification Once Council adopts the Specific Plan and directs City staff and the consultants to incorporate its modifications to produce the final documents, the consultants will submit one paper and one electronic copy of the Specific Plan to the City for reproduction and distribution, as well as for future amendment, updating, and posting on the City website. Product. Downtown Newhall Specific Plan