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HomeMy WebLinkAbout2009-05-26 - AGENDA REPORTS - LYONS AVE AT GRADE RR CROSSING (2)Agenda Item. X.9g e CITY OF SANTA CLARITA AGENDA REPORT UNFINISHED BUSINESS City Manager Approval: Item to be presented by: DATE: May 26, 2009 SUBJECT: AUTHORIZATION TO ENTER INTO A PROFESSIONAL SERVICES AGREEMENT WITH IMPACT SCIENCES, INC. TO PREPARE THE STAGE I EIR FOR THE LYONS AVENUE AT -GRADE RAIL CROSSING/EXTENSION AND THE STAGE II. EIR FOR THE NORTH NEWHALL SPECIFIC PLAN ENVIRONMENTAL IMPACT REPORT DEPARTMENT: Community Development RECOMMENDED ACTION City Council authorize City Manager or designee to enter into a professional services agreement with Impact Sciences, Inc. to prepare the Stage I EIR for the Lyons Avenue At -Grade Rail Crossing/Extension and the Stage II EIR for the the North Newhall Specific Plan (NNSP) Project for a contract amount not to exceed $628,211, which includes a 15% contingency totaling $81,940. EIR preparation costs will be borne by the co -applicant, Casden Santa Clarita, LLC. BACKGROUND Co -Application The North Newhall Specific Plan is a joint effort between the City of Santa Clarita and Casden Santa Clarita, LLC. For this staged EIR process, the City will oversee the preparation of the EIR. The EIR preparation costs and other costs associated with the NNSP will be borne solely by the co -applicant, Casden Santa Clarita, LLC. Stage I Lyons Avenue At -Grade Rail Crossing/Extension The easterly extension of Lyons Avenue and its connection to Dockweiler Drive have been in the City's adopted General Plan Circulation Element Master Plan of Highways since 1991. It is Elm noted as a Major Highway with projected traffic volumes at build -out ranging from 25,000 to 35,000 average daily trips. The City's desire for this extension is to accommodate regional and local transportation needs and to provide economic stimulus to the City's Redevelopment and Downtown Newhall areas. The City's proposal includes a request to create a new at -grade roadway crossing of the Southern Pacific Railroad tracks at Lyons Avenue. Along with the new rail crossing request, the City proposes to close the existing 13th Street crossing located approximately'/ -mile north of Lyons Avenue. Upon completion of the EIR for Stage I, the City of Santa Clarita will be preparing an application to the California Public Utilities, Commission (CPUC) for approval of the proposed Lyons Avenue crossing and 13th Street closure. A certified EIR is required as part of the CPUC application. Stage II North Newhall Specific Plan In summer 2006, the City initiated the NNSP, a 213 -acre project adjacent to the entrance of Placerita Canyon. In developing the land planning and necessary circulation patterns for this project, it was realized that gaining approval from the required state and local agencies for the extension of Lyons Avenue would be difficult. Due to the level of uncertainty related to the ultimate at -grade rail crossing location, City staff had decided to defer further land and circulation planning of the NNSP until it is known if the Lyons Avenue extension will be approved by the CPUC. Because the CPUC will likely look at both the existing 13th Street rail crossing and the proposed Lyons Avenue rail crossing, the land planning associated with Stage II may include both the 13th Street and Lyons Avenue scenarios. Prior to an application submittal to the CPUC for the proposed At -Grade Rail Crossing/Extension, a process to resume the land and circulation planning of the NNSP will be established. This will consist of the appropriate community participation, public outreach and environmental review. EIR Consultant In April 2008, an EIR consultant was hired to prepare the Stage I EIR for the Lyons Avenue at -grade rail crossing/extension. Due to work that was unsatisfactory, the contract with this consultant was terminated. City staff recently conducted interviews and reviewed proposals by EIR firms to prepare EIRs for both stages of the NNSP. Impact Sciences was the highest rated firm of the firms interviewed by City staff for the preparation of the Stage EIR. The cost for preparing the document is not to exceed $628,211. This includes a 15 percent contingency fee, which will provide a buffer in the event of unexpected costs. The funds will be deposited into a 102 Revenue Account and this amount will cover all costs associated with the Staged EIR. ALTERNATIVE ACTIONS Other action as directed by the Council. FISCAL IMPACT Authorization to proceed with the EIR will not fiscally impact the City's budget. The cost of the EIR preparation will be borne solely by the co -applicant (Casden Santa Clarita, LLC). The EIR contract is for $628,211, which includes a 15% contingency that would be used to cover any unexpected costs. ATTACHMENTS Scope of Work Aerial Map 8 CHAPTER 2 - PLAN OF STUDY/SCOPE OF WORK STAGE 1 L/ �- IMPACT SCIENCES, INC.. CHAPTER 2 - PLAN OF STUDY/SCOPE OF WORK This Scope of Work has been prepared based on Impact Sciences staff's familiarity with assessing impacts associated with similar projects, our experience in analyzing the direct and indirect impacts of development, and the substantial collective experience of the firm's staff on projects with similar technical issues in the Santa Clarita Valley. Impact Sciences has prepared a Scope of Work that reflects the direction and expectations outlined in the City's RFP and input from technical subconsultants that we believe necessary to fully address the project applicant's proposal as well as provide a technically sound and legally adequate EIR The Scope of Work presented below has been organized into major tasks, subtasks, and outputs for both Stage 1 and Stage 2, independently. STAGE 1: AT -GRADE CROSSING SCOPE OF WORK TASK 1: SCOPING MEETING AND REVISED INITIAL STUDY Impact Sciences will attend an EIR scoping meeting at the City's request. Assembly Bill (AB) 1532 requires a lead agency to conduct an EIR scoping meeting for any project of statewide, regional, or areawide significance (these are large projects or environmentally sensitive projects defined in the California Environmental Quality Act (CEQA] Guidelines Section 15206). Scoping meetings for these projects sometimes were voluntarily held in the past, but are now required. While an at - grade crossing is not a "regionally significant" project within the framework of CEQA, it is important to those residents who reside in the North Newhall area. For this reason, we suggest that a scoping hearing be conducted for the project. It is assumed that the City staff will run the scoping meeting with Impact Sciences' involvement in preparing handouts, discussing the identified environmental impacts identified, and discussing the CEQA process if desired. However, if the City wishes that Impact Sciences run the meeting, we shall do so. This task shall also include the preparation of a revised Initial Study for the proposed at -grade crossing. Impact Sciences will respond to one set of revisions to the revised Initial Study. Additionally, Impact Sciences will prepare the associated Notice of Preparation (NOP) and circulate the NOP via certified mail. OUTPUT: Attendance at one scoping meeting, Preparation of Revised Initial Study and Notice of Preparation, and Circulation of NOP/Initial Study. TASK 2: PREPARATION OF THE PRELIMINARY DRAFT EIR This section of the Scope of Work presents the topical areas to be addressed, the type of technical analysis to be used for each topic, and the known issues associated with each environmental topic. For each topical section we will fully document existing conditions, conduct impact evaluations (including cumulative impacts), and devise mitigation measures as needed to reduce any potentially significant impacts to less than significant levels. Impact Sciences, Inc. 2-1 City of Santa Clarita May2009 North Newhall Area Staged EIR Proposal IMPACT SCIENCES, INC. CHAPTER 2 - PLAN OF STUDY/S COPE OF WORK SUBTASK 2.1: INTRODUCTION A brief introduction to the EIR will be prepared to describe to the reader the purpose of the EIR and its role in the City of Santa Clarita's planning process. This introduction will include a discussion of the intent of CEQA, the nature of the proposed project, the EIR preparation and review process, and the. organization and content of the EIR. We propose to address cumulative impacts within the sections on each environmental topic. Cumulative impact analysis will incorporate the Santa Clarita Valley Build -Out Scenario and OVOV Buildout Scenario, as we assume that the OVOV General Plan will be under review by the public, but will not have completed the public review process. OUTPUT: One introduction section. SUBTASK 2.2: EXECUTIVE SUMMARY The executive summary will provide the reader an opportunity to review a description of the proposed project modifications, the conclusions of the impact analyses, findings with regard to alternatives, and the mitigation measures recommended in the EIR. The summary will consist of a summary table (matrix) along with text that presents an explanation of the significance thresholds used, the unavoidable significant impacts anticipated from implementation of the project, the comparative merits of the alternatives examined, and a description of issues to be resolved. OUTPUT: One executive summary section with impact matrix. SUBTASK 2.3: PROJECT DESCRIPTION The project description of any EIR forms the basis of the environmental analysis, and, as such, an accurate and detailed project description must be completed at the. outset of any environmental review process to ensure the completeness and legality of the EIR. Stage 1 of the project will prepare an EIR that would address the relocation of the at -grade crossing presently located at 13th Street a new at -grade crossing at Lyons Avenue. This revised location of the at -grade crossing is identified in the City's General Plan and would provide a four-way intersection at Railroad Avenue and connectivity between Downtown Newhall and North Newhall. The project description will be prepared in full accordance with Section 15124 of the CEQA Guidelines, as amended, and will include an identification of the project's precise location and boundaries, as well as a general description of the project's technical, economic, and environmental characteristics. Further, the probable construction period will be identified to allow for an accurate assessment of construction impacts. We believe definition of the project objectives is also very important to the integrity of the EIR, as the alternatives will be analyzed for their ability to meet the objectives of the project. If any alternatives that are considered to be environmentally superior are to be rejected for their inability to meet the project objectives, these objectives must be properly identified and drafted. OUTPUT: One project description section. Impact Sciences, Inc. 2.2 May 2009 City of Santa Clarita North Newhall Area Staged EIR Proposal IMPACT SCIENCES; INC. CHAPTER 2 - PLAN OF STUDY/S COPE OF WORK SUBTASK 2.4: ENVIRONMENTAL SETTING Section 15125 of the CEQA Guidelines requires that an EIR include a discussion of the environment in the vicinity of the project site, as it exists prior to project implementation, from both a local and regional perspective, to facilitate a better understanding of the impacts of the project and the alternatives. The environmental setting section of the EIR will include a description of land uses that occur on and adjacent to the proposed project site. The physical setting of the site and surrounding area will also be briefly described. Where available, existing documentation regarding the environmental setting of the project area will be utilized. The CEQA Guidelines also require that an environmental setting section discuss the consistency of a proposed project with applicable regional plans and policies to provide a planning context for the project. Accordingly, this section will include a discussion of the relationship of the project to relevant plans. An analysis of the project's compatibility with surrounding uses as well an analysis of the project's consistency with the City's General Plan and Zoning Ordinance, and OVOV General Plan will be conducted as part of the EIR. This analysis will describe existing land use plans, goals, policies, and objectives affecting the project site, as well as an analysis of the existing type and character of surrounding land uses. The proposed project's consistency with existing and proposed land uses will be analyzed, as will the project's compatibility with surrounding land uses. OUTPUT: One environmental setting section. SUBTASK 2.5: AIR QUALITY Iinpact Sciences Task 1 Air Quality Setting Under this task, Impact Sciences will summarize baseline air quality information, including area topography and meteorology and their influence on air quality, the relevant state and federal ambient air quality standards (AAQS), ambient monitoring data from the closest monitoring station(s) to the project site for the past five years, and attainment status with respect to state and federal AAQS. Ambient monitoring data are available from the South Coast Air Quality Management District (SCAQMD), California Air Resources Board (CARE), and U.S. Environmental Protection Agency (U.S. EPA) websites. The environmental setting will identify existing and reasonably foreseeable sensitive receptors near the construction site that could be affected by construction equipment. The regulatory setting will reflect local, state, and federal air quality requirements currently in effect within the SCAQMD. Any source -specific rules that may apply to construction emissions sources will be discussed. This section will also summarize key elements of the SCAQMD's air quality plans intended to bring the region into attainment with California and National AAQS. Impact Sciences, Inc. 2-3 City of Santa Clarita May2009 North Newhall Area Staged EIR Proposal IMPACT SCIENCES, INC. CHAPTER 2 - PLAN OF STUDY/S COPE OF WORK Task 2 Construction Air Quality Impacts 2.1 Construction Emissions: The air quality section will describe the significance criteria for evaluating air quality impacts from the SCAQMD's CEQA Air Quality Handbook (SCAQMD Handbook). Impact Sciences will assess the air quality impacts due to the construction of the proposed at -grade rail crossing at Lyons Avenue. The construction emissions of volatile organic compounds (VOC), oxides of nitrogen (NOx), carbon monoxide (CO), respirable particulate matter (PMio), fine particulate matter (PML5), and sulfur oxides (SOx) will be compared to numerical (mass emissions) and/or qualitative significance thresholds established by SCAQMD to determine the significant impacts resulting from the project. The emissions during the construction of the project will be estimated using the URBEMIS2007 (Urban Emissions) land use and transportation computer program, as well as other SCAQMD emission factors and tools. The construction emissions will be estimated using the construction schedule and equipment activity levels provided by the applicant, if available. Otherwise, the default assumptions in URBEMIS2007 will be used to estimate the construction emissions. The construction emissions will be compared to SCAQMD mass emission -based thresholds of significance. 2.2 Construction Health Impacts: The potential for construction -related health impacts will be discussed qualitatively in the EIR per recommendations from the SCAQMD staff. Task 3 Operational Air Quality Impacts 3.1 Emissions: It is assumed that the crossing itself would not result in new motor vehicle trips and would not result in an increase in regional operational emissions. Therefore, Stage 1 is presumed to result in a less than significant impact for operational emissions. 3.2 Carbon Monoxide Hotspots: While the at -grade crossing project is presumed to not result in an increase in regional operational emissions, the air quality assessment will evaluate the project's impact on local CO concentrations near intersections and roadways affected by the project. The analysis will use the Bay Area Air Quality Management District's (BAAQMD) simplified CALINE4 method. While originally developed for use in BAAQMD, Impact Sciences has adapted this method for use in other air districts, including SCAQMD, which has accepted it as an alternative to the full CALINE4 modeling method for screening purposes. BAAQMD's procedure is designed to provide a reasonable estimate of CO concentrations near roads under worst-case conditions. The intersections to be analyzed (from the traffic study) will be screened using the Institute of Transportation Studies' Transportation Project -Level Carbon Monoxide Protocol. For the purpose of this assessment, it is assumed that worst-case CO concentrations at up to 6 intersections will be evaluated.. Task 4 Localized Significance Thresholds— Construction Phase SCAQMD recommends an analysis of the impacts of a project's construction emissions on ambient air quality. Impact Sciences will prepare an air quality impact analysis of the construction emissions to demonstrate conformity with SCAQMD's Localized Significance Threshold Methodology ("LST Methodology"). The LST Methodology, and a subsequent document regarding PM2.s thresholds, includes ambient air quality thresholds for nitrogen dioxide (NO2), CO, PMio, and PM2.5 to ensure that a project's emissions will not cause or Impact Sciences, Inc. 2-4 City of Santa Clarita May 2009 North Newhall Area Staged EIR Proposal IMPACT SCIENCES, INC. CHAPTER 2 - PLAN OF STUDY/S COPE OF WORK contribute to violations of air quality standards for NO2 and CO and the applicable PMio limit in SCAQMD`Rule 403 (Fugitive Dust). This analysis will determine whether emissions from motor vehicles, mobile equipment, and earthmoving activities during construction would exceed the significance thresholds in the LST document. The LST Methodology allows the use, of emission threshold tables to determine if the construction of a project is likely to cause significant localized impacts. The tables are applicable to projects with an overall site area of 5 acres or less. It is assumed that the construction activity for the at -grade crossing would take place over an area less than or equal to 5 acres. Therefore, this analysis will utilize the threshold tables in the LST Methodology. OUTPUT: One air quality section. SUBTASK 2.6: GEOLOGY, SOILS AND SEISMICITY Allan E. Seward Engineering Geology It is our understanding that development of the North Newhall Specific Plan area is under review by the City of Santa Clarita. The RFP indicates that the proposed development will be assessed in two stages during this environmental review process. First, the feasibility of the proposed, at -grade extension of Lyons Avenue to the northeast across the Southern Pacific Railroad tracks will be evaluated. This road would provide traffic circulation to the North Newhall Development and would replace the current crossing at 13th Street. This firm. has conducted geotechnical investigations at the 13th Street crossing and the soil and ground water conditions are anticipated to be similar at the proposed Lyons Avenue crossing. The specific tasks included in this proposal are as follows: Task 1 Coordination and Review of Existing Documents and Data 1.1 Coordination with the supervising environmental consultant and the City of Santa Clarita, including attendance of a kick-off meeting: 1.2 Review of the Road Extension Design provided. 1.3 Review of published geologic maps and reports covering the site. 1.4 Review of Seismic Hazard and Alquist Priolo Earthquake Fault Zone Maps covering the site. 1.5 Review of consultant data and reports and data available in the vicinity of the site, including data from our investigations at the 13th Street Railroad Crossing. 1.6 Review of Division of Oil and Gas records and the Mungar Map Book to assess if any oil wells have been drilled within the proposed road alignment. 1.7 Review of Los Angeles County Flood Center District maps to assess if any water wells have been drilled within the proposed road alignment. Impact Sciences, Inc. 2-5 City of Santa Clarita May2009 North Newhall Area Staged EIR Proposal IMPACT SCIENCES, INC. CHAPTER 2 - PLAN OF STUDY/S COPE OF WORK Task 2 Geological and Geotechnical Analysis 2.1 Evaluation of potential impacts to the proposed roadway from seismic and static settlements and preparation of potential mitigation options for any adverse impacts. 2.2 Preliminary evaluation of potential impacts from shallow ground water and assessment of mitigation options as needed for potential adverse impacts. 2.3 Preparation of preliminary recommendations for earthworks. 2.4 Preliminary evaluation of the potential for corrosive and expansive soils and assessment of mitigation options as needed for potential adverse impacts. Task 3 Preparation of Report, Maps, and Illustrations 3.1 Preparation of a site location map. 3.2 Preparation of a site geologic overview map. 3.3 Preparation of a preliminary geologic/geotechnical map utilizing the Grading Study for the Lyons Avenue Extension as a base., 3.4 Preparation of a report describing the site geologic and ground water conditions, potential impacts from the underlying geologic conditions, a preliminary review of the proposed Grading Study, and our conclusions and recommendations regarding the geotechnical feasibility of the proposed extension Lyons Avenue. OUTPUT: One summary geotechnical report, and One geology, soils, and seismicity section. SUBTASK 2.7: CULTURAL RESOURCES W&S Consultants For a Phase I Archaeological Resource Survey of the North Newhall Specific Plan Area (213 AC.) In The City of Santa Clarita, Los Angeles County, California The Phase I archaeological resource survey of the North Newhall Specific Plan area (213 ac.), City of Santa Clarita, Los Angeles County, California, is intended to provide 'Intensive' Phase I level data concerning the presence or absence, distribution, surface condition and potential significance of archaeological cultural resources within the project area. This Phase I study will include an identification and assessment of prehistoric and historical archaeological remains. The data obtained during the fieldwork portion of the study will be presented in final report form for incorporation in the CEQA initial study/EIR. This report will minimally contain sections on: the environmental setting (geology, biology, hydrology etc.), cultural history, previous regional archaeological studies, results of the archival records search, field methods, survey results, preliminary determinations of site significance (NRNP eligibility) against applicable CEQA (Law Impact Sciences, Inc. 2-6 City of Santa Clarita May2009 North Newhall Area Staged EIIt Proposal / O IMPACT SCIENCES, INC. CHAPTER 2 - PLAN OF STUDY/S COPE OF WORK & Guidelines) and Federal Criteria (33 CFR 325; 36 CFR 60.4 & 36 CFR 800.) and recommendations for subsequent archaeological evaluation (Stage 2) or mitigation (Stage 3), if warranted. Archival Research Archival research will. be conducted to determine the nature and substance of existing documentation on cultural resources within the project area. Tobe consulted are the CSUF Archaeological Information Center, for existing archaeological site records and files, and if warranted, the Los Angeles County Tax Assessors Office, for early land ownership records. In addition, local archives and museums may be consulted when appropriate. Field Methods All portions of the project area will be walked in transects by an archaeological survey team, who will visually examine the ground surface of the project area for evidence of prehistoric and historic archaeological remains. Transect spacing will depend on vegetation cover, and other field conditions, but will be adequate in all cases to effectively evaluate the presence or absence of cultural resources. Particular attention will be paid to local geomorphological conditions that may suggest the possibility of buried cultural remains. Any discovered cultural resources will be mapped using GPS and recorded with the CSUF Archaeological Information Center. Extant previously recorded archaeological sites or locales will be revisited, and mapped and rerecorded in a similar manner. Surface integrity of all such resources visited during the field study will be evaluated for evidence of disturbance or degradation. Analysis and Interpretation As noted above, the purpose of this Phase I study is to provide baseline data concerning the presence or absence, distribution, condition and potential significance of cultural resources within the project area. Preliminary determinations of site significance will be made against applicable criteria and these will be provided in the final Stage 1 survey report. Analysis and interpretation, therefore, will focus on: the nature and type of cultural resources, if present, within the project area; the current surface indications of each resources respective integrity; an evaluation of the potential for direct or indirect adverse impacts to cultural resources in light of existing project plans; and recommendations for further archaeological evaluation (Stage 2) or mitigation (Stage 3), if warranted. OUTPUT: One cultural resources section. SUBTASK 2.8: HYDROLOGY/WATER QUALITY Hunsaker & Associates and Geos yntec Stage 1 of the EIR consists of the at grade railroad crossing - some support will be required to provide the drainage impacts for Stage 1. Any master plan sewer, water quality or drainage impacts will be related to the Stage 2 portion of the project — if that data is available during Stage 1, we will review the documents at that time and tier the analysis off of the over all project. The Impact Sciences, Inc. 2-7 City of Santa Ctarita May2009 North Newhall Area Staged EIR Proposal CHAPTER 2 - PLAN OF STUDY/S COPE OF WORK INpACT SCIENCES, INC. Stage 1 support is limited to a review of existing facilities in the area and a discussion of the drainage impacts of Stage 1— no separate hydrology study is anticipated at this time. This scope is limited to providing a review of the technical reports and summary document related to CEQA levels of significance. i Task 1 Review Background Data and Site Reconnaissance, 1.1 Review Background Data: Perform a review of the existing technical data, reference plans, and reports prepared by the applicant's engineer or available at the City. It is preferable that the applicants engineer have a preliminary document available for review to assure consistency with the overall project. . Based upon the available data we will identify the existing facilities, and possible impacts — we anticipate little impact due specifically to the railroad crossing. Most impacts will be related to the overall project: The reports will be reviewed and comments based upon the following criteria: 1.2 Perform Site Reconnaissance: Perform a site reconnaissance in conjunction with a review of the technical documents. A maximum of one site visit is included in this task. OUTPUT: Provide technical support and review of the EIR documents for Stage 1. A limited amount of work is anticipated for this task, and assumes two alternate crossings. Note: This item could be scoped out completely in the Initial Study depending upon what studies are available. SUBTASK 2.9: NOISE Impact Sciences Task 1 Data Acquisition 1.1 Map Acquisition Detailed plot plans with finished elevations will be obtained in addition to maps of surrounding land uses, roadways, and topography, including surrounding residential areas within 1,000 feet of the project site in all directions. The scale of plot and surrounding use plans shall be 1"=100'. This scope of work assumes that the project applicant and/or the project engineer will provide these maps and plans. 1.2 Construction and Roadway Traffic Data Acquisition: Impact Sciences, Inc. will contact the project applicant and/or project engineer for information on proposed construction activities. These activities include phasing of development, length of construction phases, and types and quantities of equipment used. This task will be prepared in with preparation of the construction air quality impact analysis. Impact Sciences will contact the project traffic engineer for existing, interim year, and Santa Clarita Valley buildout average daily traffic (ADT); traffic mix; day/evening/rdght splits; and posted speed limits for the at -grade rail crossing at Lyons Avenue, and other roadways in the Impact Sciences, Inc. 2-8 City of Santa Clarita May2009 North Newhall Area Staged EIR Proposal IMPACT SCIENCES, INC. CHAPTER 2 - PLAN OF STUDY/S COPE OF WORK project vicinity that will result in an increase in daily traffic. These data will be used to run the FHWA Traffic Noise Model (TNM Version 2.5) and/or the FHWA Highway Traffic Noise Prediction Model (FHWA-RD-77-108). Task 2 Noise Monitoring Impact Sciences will conduct up to four short-term noise measurements at off-site noise sensitive receptors or acoustically equivalent locations that could potentially be affected by project- generated rojectgenerated mobile source noise. These locations would include the residential areas to the west, southwest, and to the south. This information will be used to describe the existing noise environment and to calibrate the Highway Noise Prediction Model that will be used to calculate off-site traffic noise impacts. Task 3 Existing Conditions Data collected as described above, which characterizes the off-site noise environment, will be presented in the EIR. Existing plans and policies that currently govern construction, stationary - source, and mobile noise and vibration within the City of Santa Clarita and Los Angeles County (for those off-site receptors within unincorporated areas) will be identified and discussed relative to the proposed development. Task 4 Methodology General background information on sound and vibration, sound measurement, and noise and vibration perception will be provided, along with a detailed discussion of the methodology/methodologies used to calculate off-site levels of noise and vibration. The discussion will include the types and sources of data collected, the types of noise models used, and the specific regulations and standards that apply to various sources of noise and vibration, as well as their receptors. Task 5 Project Noise and Vibration Impacts 5.1 Thresholds of Significance: The thresholds of significance for noise impacts based on Appendix G of the CEQA Guidelines willbe identified. Specific construction, stationary source, and mobile source thresholds for properties within the City of Santa Clarita and unincorporated Los Angeles County (if necessary) will also be identified. 5.2 Construction Noise and Vibration Impacts: Construction noise impacts will be quantified at nearby off-site noise sensitive receptors. Construction noise and vibration impacts will be assessed using City of Santa Clarita standards for properties within the City. 5.3 Future Off -Site Traffic Noise Levels Using the Highway Noise Prediction Model• Future off-site project traffic noise impacts will be assessed for existing conditions, interim year conditions, and Santa Clarita Valley buildout conditions. Using the FHWA Highway Traffic Noise Prediction Model and traffic data from the project traffic study, noise levels will be calculated for the off-site noise -sensitive locations identified under earlier subtasks. At locations of proposed noise monitoring, the noise model will be calibrated using the existing noise levels Impact Sciences, Inc. 2-9 City of Santa Clarita May2009 North Newhall Area Staged EIR Proposal rl CHAPTER 2 - PLAN OF STUDY/S COPE OF WORK IMPACT SCIENCES, INC. measured under earlier subtasks. The level of project -generated noise impacts will be assessed using City of Santa Clarita noise standards for properties within the City, and using Los Angeles County standards for properties within unincorporated areas. OUTPUT: One noise section. SUBTASK 2.10: TRANSPORTATION AND CIRCULATION Austin -Foust Associates The following is a scope of work for carrying out a traffic study and peer review for the North Newhall project in the City of Santa Clarita. The traffic study will provide the information needed for the traffic and circulation section of the Stage 1 Environmental Impact Report (EIR). Introduction A key issue with development of the project site revolves around the existing rail crossing. An at- grade tgrade crossing currently exists at 13th Street, and the City's General Plan Circulation Element identifies a future crossing as part of the future Lyons Avenue extension. This new rail crossing would require an application and approval by the California Public Utilities Commission (CPUC). Because the outcome of the ultimate land use plan for the North Newhall area cannot be determined until there is resolution on the road extension/rail crossing, the City has elected to prepare a Staged EIR for the Lyons Avenue extension/rail crossing component before proceeding further with the Specific Plan component of the project. Therefore, the project can be summarized as having the following two primary components: 1. Lyons Avenue Extension/At-Grade Rail Crossing 2. Specific Plan for the North Newhall Area For the first component, the City will be preparing an application to the CPUC for approval of the proposed Lyons Avenue crossing and a corresponding closure of the existing 13th Street crossing. Requirements of the CPUC application include detailed design and analysis of the proposed crossing, lane configuration, signal timing, gate design, traffic study/analysis, and certification of the EIR. The City has specified that the traffic study/analysis prepared for this component will take into account the North Newhall residential and nonresidential totals from the 2006 charrette. Work Tasks The scope of work recognizes the unique issues involved in adding or changing an at -grade rail crossing. Accordingly, the work tasks to be carried out are as follows: Impact Sciences, Inc. 2-10 City of Santa Clarita May2009 North Newhall Area Staged EIR Proposal lV CHAPTER 2 - PLAN OF STUDY/S COPE OF WORK Iq IMPACT SCIENCES. INC. Task 1 Peer Review of Applicants Traffic Study for the New Lyons Avenue At -Grade Rail Crossing/Closure of the Existing 13th Street Rail Crossing AFA Staff will peer review the traffic study to be prepared by the project applicant. As part of this task, AFA Staff will also provide technical assistance regarding the preparation of the Stage 1 EIR Transportation and Circulation section. OUTPUT: One traffic technical memorandum and one traffic/circulation section. SUBTASK 2.11: PROJECT ALTERNATIVES Impact Sciences intends to provide comparative analysis of up to three alternatives to the proposed project, including (1) the No Project alternative, (2) Alternate Alignment "A" alternative, and (3) a Alternate Alignment "B" alternative as suggestions. These alternatives (except for No Project) will be defined or redefined in coordination with City staff upon completion of a majority of the EIR, when significant impacts will be known, and alternatives can be devised that will reduce impacts. Impact Sciences will work with the City in the definition of the alternatives to ensure that the analysis meets the requirement of CEQA to focus on alternatives that could reduce the significant impacts of the proposed project. In addition, we will review possible alternative sites with City staff to determine if any meet the project objectives. If any sites are found to be acceptable, one will be analyzed. Each alternative will be described and comparatively analyzed on a topic -by -topic basis with the proposed project. A matrix comparing the impacts of the alternatives to the proposed project will be prepared to provide a visual summary of this topical analysis. A brief written summary will also be provided that identifies the environmentally superior alternative, as required by the CEQA Guidelines, and discusses the reason for preferring the proposed project to the alternatives. OUTPUT: One alternatives section. SUBTASK 2.12: SIGNIFICANT IRREVERSIBLE ENVIRONMENTAL CHANGES This section of the EIR will include a discussion of non-renewable resources used in project construction as well as an analysis of the potential for increased or decreased consumption of fossil fuels as a result of project implementation. OUTPUT. One significant irreversible environmental changes section. SUBTASK 2.13: GROWTH -INDUCING IMPACTS This section of the EIR will analyze ways in which the proposed project could foster economic or population growth, or construction of additional projects, which could adversely affect the environment. Impediments to growth that would be removed as a result of the proposed project will also be discussed. OUTPUT: One growth -inducing impacts section'. Impact Sciences, Inc 2-11 City of Santa Clarita May2009 North Newhall Area Staged EIR Proposal CHAPTER 2 - PLAN OF STUDY/S COPE OF WORK SUBTASK 2.14: MITIGATION MONITORING PROGRAM Iq IMPACT SCIENCES, INC. In conjunction with the Final EIR, Impact Sciences will prepare a Mitigation Monitoring and Reporting Program (MMRP) that identifies the mitigation measures included in the Final EIR, the timing of the implementation of each measure, and the entity (applicant, agency, or both) responsible for implementing and monitoring each measure. We will coordinate with the City to identify the responsible parties for each mitigation measure. OUTPUT: One mitigation monitoring program section SUBTASK 215: ADMINISTRATIVE (WORKING) DRAFT EIR The above noted environmental topical sections will be prepared and submitted to the City for review. OUTPUT: Twenty copies of the preliminary (working draft) Draft EIR for City staff review. SUBTASK 2.16: PRELIMINARY SCREENCHECK DRAFT EIR The above noted environmental topical sections will be prepared and submitted to the City for review. OUTPUT: Twenty copies of the preliminary (Screencheck) Draft EIR for City staff review and five copies of the appendices. SUBTASK 2.17: DRAFT EIR Draft EIR for public review. Impact Sciences will be responsible for the packaging and mailing of the Draft EIR for public review. OUTPUT: Up to 60 copies, One reproducible master of the Draft EIR, Fifty CDs of the Draft EIR for public review, Up to 25 copies of the appendices for the Draft EIR, and Fifty CDs of the appendices for the Draft EIR. TASK 3: PREPARATION OF PRELIMINARY FINAL EIR Pursuant to CEQA and City requirements for implementation of CEQA, Impact Sciences would prepare draft written responses to all comments received during the public review period. This would include responses to all verbal comments obtained through the minutes of the public hearings pertaining to the adequacy of the EIR, and written comments received by the City. The Draft Response to Comments will be provided to the City for review, corrected per staff's direction, and published within the Final EIR. Impact Sciences, Inc. May 2009 I 2-12 City of Santa Clarita North Newhall Area Staged EIR Proposal /(0 IMPACT SCIENCES, INC. CHAPTER 2 - PLAN OF STUDY/S COPE OF WORK In light of the potential for public controversy expected for this project and EIR, the time necessary to complete this task is highly dependent on the actions or wishes of others. Therefore, beyond the hours budgeted, we propose to be available for as much time as is necessaryon a time -and -material basis. A mitigation monitoring program will be prepared consistent with City requirements in terms of format and content. Pursuant to CEQA, the -plan will permit the identification of project impacts, mitigation measures, the responsible party and monitoring agency, the monitoring action and scheduling of mitigation and monitoring. OUTPUT: Up to 10 copies of the Preliminary Final EIR. TASK 4: PREPARATION OF FINAL EIR This task involves the preparation of the Final EIR subsequent to changes and input from City staff review. Impact Sciences will be responsible for the packaging and mailing of the Final EIR for distribution. OUTPUT: Up to 70 copies and one reproducible master of the Final EIR and 50 CDs of the Final EIR. Impact Sciences, Inc 2-13 City of Santa Clarita May2009 North Newhall Area Staged EIR Proposal 0 CHAPTER 2 - PLAN OF STUDY/SCOPE OF WORK STAGE 2 m 5 IMPACT SCIENCES, INC. CHAPTER 2 - PLAN OF STUDY/SCOPE OF WORK STAGE 2 SPECIFIC PLAN FOR THE NORTH NEWHALL AREA SCOPE OF WORK TASK 1: SCOPING MEETING Impact Sciences will attend an EIR scoping meeting at the City's request. Assembly Bill (AB)1532 requires a lead agency to conduct an EIR scoping meeting for any project of statewide, regional, or areawide significance (these are large projects or environmentally sensitive projects defined in the California Environmental Quality Act [CEQA] Guidelines Section 15206). Scoping meetings for these projects sometimes were voluntarily held in the past, but are now required. It is assumed that the City staff will run the scoping meeting with Impact Sciences' involvement in preparing handouts, discussing the identified environmental impacts identified, and discussing the CEQA process if desired. However, if the City wishes that Impact Sciences run the meeting, we shall do so. This task shall also include the preparation of a revised Initial Study for the proposed North Newhall Specific Plan, Impact Sciences will respond to one set of revisions to the revised Initial Study. Additionally, Impact Sciences will prepare the associated Notice of Preparation (NOP) and circulate the NOP via certified mail. OUTPUT: Attendance at one scoping meeting. Preparation of Revised Initial Study and Notice of Preparation, and Circulation of NOP/Initial Study. TASK 2: PREPARATION OF THE PRELIMINARY DRAFT EIR This section of the Scope of Work presents the topical areas to be addressed, the type of technical analysis to be used for each topic, and the known issues associated with each environmental topic. For each topical section we will fully document existing conditions, conduct impact evaluations (including cumulative impacts), and devise mitigation measures as needed to reduce any potentially significant impacts to less than significant levels. SUBTASK 2.1: INTRODUCTION A brief introduction to the EIR will be prepared to describe to the reader the purpose of the EIR and its role in the City of Santa Clarita's planning process. This introduction will include a discussion of the intent of CEQA, the nature of the proposed project, the EIR preparation and review process, and the organization and content of the EIR. We propose to address cumulative impacts within the sections on each environmental topic. Cumulative impact analysis will incorporate the Santa Clarita Valley Build -Out Scenario and OVOV Buildout Scenario, as we assume that the OVOV General Plan will be under review by the public, but will not have completed the public review process. OUTPUT: One introduction section. Impact Sciences, Inc. 2-1 City of Santa Clarita May2009 NortWNewhall Area Staged EIR Proposal /9 ' CHAPTER 2 - PLAN OF STUDY/S COPE OF WORK IMPACT SCIENCES, INC. SUBTASK 2.2: EXECUTIVE SUMMARY The executive summary will provide the reader an opportunity to review a description of the proposed project modifications, the conclusions of the impact analyses, findings with regard to alternatives, and the mitigation measures recommended in the EIR. The summary will consist of a summary table (matrix) along with text that presents an explanation of the significance thresholds used, the unavoidable significant impacts anticipated from implementation of the project, the comparative merits of the 'alternatives examined, and a description of issues to be resolved. OUTPUT: One executive summary section with impact matrix. SUBTASK 2.3: PROJECT DESCRIPTION The project description of any EIR forms the basis of the environmental analysis, and, as such, an accurate and detailed project description must be completed at the outset of any environmental review process to ensure the completeness and legality of the EIR. Stage 2 is the second component of the project which would include the preparation of a Specific Plan for the entire 213 -acre project site. Of this 213 -acre site 95 acres is owned by Casden LLC and the remainder of the acreage is owned by various property owners. We understand that the detailed Specific Plan will not be finalized until resolution of the at -grade crossing outlined in Stage 1 of the project. However for planning purposes we will assume a total number of residential units at 809 and a total non-residential floor area of 473,000 square feet. Lastly, we understand that the project applicant wishes that the preparation of the Stage 2 EIR to begin during the review period of the Stage 1 EIR. The project Specific Plan will also be used in the preparation of the project description. The project description will be prepared in full accordance with Section 15124 of the CEQA Guidelines, as amended, and will include an identification of the project's precise location and boundaries, as well as a general description of the project's technical, economic, and environmental characteristics. Further, the probable construction period will be identified to allow for an accurate assessment of construction impacts. We believe definition of the project objectives is also very important to the integrity of the EIR, as the alternatives will be analyzed for their ability to meet the objectives of the project, If any alternatives that are considered to be environmentally superior are to be rejected for their inability to meet the project objectives, these objectives must be properly identified and drafted. OUTPUT: One project description section. SUBTASK 2.4: ENVIRONMENTAL SETTING Section 15125 of the CEQA Guidelines requires that an EIR include a discussion of the environment in the vicinity of the project site, as it exists prior to project implementation, from both a local and regional perspective, to facilitate a better understanding of the impacts of the project and the alternatives. Impact Sciences, Inc. 2-2 City of Santa Clarita May2009 North Newhall Area Staged EIR Proposal "? 0 IMPACT SCIENCES, INC. CHAPTER 2 - PLAN OF STUDY/S COPE OF WORK The environmental setting section of the EIR will include a description of land uses that occur on and adjacent to the proposed project site. The physical setting of the site and surrounding area will also be briefly described. Where available, existing documentation regarding the environmental setting of the project area will be utilized. The CEQA Guidelines also require that an environmental setting section discuss the consistency of a proposed project with applicable regional plans and policies to provide a planning context for the project. Accordingly, this section will include a discussion of the relationship of the project to relevant plans. An analysis of the project's compatibility with surrounding uses as well an analysis of the project's consistency with the City's General Plan or OVOV General Plan if public review has concluded and the City Council has made a determination on the plan, and Zoning Ordinance will be conducted as part of the EIR. This analysis will describe existing land use plans, goals, policies, and objectives affecting the project site, as well as an analysis of the existing type and character of surrounding land uses. The proposed project's consistency with existing and proposed land uses will be analyzed, as will the project's compatibility with surrounding land uses. OUTPUT: One environmental setting section. SUBTASK 2.5: AIR QUALITY Impact Sciences Task 1 Air Quality Setting Under this task, Impact Sciences will summarize baseline air quality information, including area topography and meteorology and their influence on air quality, the relevant state and federal ambient air quality standards (AAQS), ambient monitoring data from the closest monitoring station(s) to the project site for the past five years, and attainment status with respect to state and federal AAQS. To the extent possible, Impact Sciences will rely on data provided in.Stage 1 of the EIR. The environmental setting will identify existing and reasonably foreseeable sensitive receptors near the development site or near roadways/intersections that could be affected by project traffic and stationary source emissions. It will also identify existing major sources of air pollutants in the project vicinity, including sources of toxic air contaminants and odorous emissions that may affect residents of the project. The regulatory setting will reflect local, state, and federal air quality requirements currently in effect within the SCAQMD. Any source -specific rules that may apply to air emissions sources to residential and commercial development will,be discussed. This section will also summarize key elements of the SCAQMD's air quality plans intended to bring the region into attainment with California and National AAQS. Impact Sciences, Inc 2-3 City of Santa Clarita May2009 North Newhall Area Staged EIR Proposal IMPACT SCIENCES, INC. CHAPTER 2 - PLAN OF STUDY/S COPE OF WORK Task 2 Construction Ai Quality Impacts 2.1 Construction Emissions: The air quality section will describe the significance criteria for evaluating air quality impacts from the SCAQMD's CEQA Air Quality Handbook (SCAQMD Handbook). Impact Sciences will assess the air quality impacts due to the construction and operation of the proposed development. The construction' and operational emissions of volatile organic compounds (VOC), oxides of nitrogen (NO<), carbon monoxide (CO), respirable particulate matter (PMio), fine particulate matter (PMz.$), and sulfur oxides (SOx) will be compared to numerical (mass emissions) and/or qualitative significance thresholds established by SCAQMD to determine the significant impacts resulting from the project. The emissions during the construction of the project will be estimated using the URBEMIS2007 (LW2pn Emissions) land use and transportation computer program, as well as other SCAQMD emission factors and tools. The construction emissions will be estimated using the construction schedule and equipment activity levels provided by the applicant, if available. Otherwise, the default assumptions in URBENUS2007 will be used to estimate the construction emissions. The construction emissions will be compared to SCAQMD mass emission -based thresholds of significance. 2.2 Construction Health Impacts: The potential for construction -related health impacts will be discussed qualitatively in the EIR per recommendations from the SCAQMD staff. Task 3 Operational Air Quality Impacts 3.1 Emissions: The operational mobile and area source emissions for VOC, NOx, CO, PNbo, PMzs, and SOx will be estimated using URBEMIS2007. The trip generation rates provided in the Traffic Study provided by Casden, LLC will be used in this analysis rather than the default values in URBEMIS2007. Area source emissions resulting from fuel combustion for building heating and other uses, use of consumer products, and landscape equipment will be estimated using URBEMIS2007. If any stationary sources would be associated with the commercial land uses or the hotel (e.g., emergency generators, large water heaters), their emissions will be estimated using U.S. EPA, SCAQMD, or other standard emission factors. The sum of the maximum daily motor vehicle, area source, and stationary source emissions will be compared to SCAQMD thresholds of significance for operational emissions. 3.2 Carbon Monoxide Hotspots: The air quality assessment will evaluate the project's impact on local CO concentrations near intersections and roadways using the Bay. Area Air Quality Management District's (BAAQMD) simplified CALINE4 method. While originally developed for use in BAAQMD, Impact Sciences has adapted this method for use in other air districts, including SCAQMD, which has accepted it as an alternative to the full CALINE4 modeling method for screening purposes. BAAQMD's procedure is designed to provide a reasonable estimate of CO concentrations near roads under worst-case conditions. The intersections to be analyzed (from the traffic study) will be screened using the Institute of Transportation Studies' Transportation Project -Level Carbon Monoxide Protocol. For the purpose of this assessment, it is assumed that worst-case CO concentrations at up to 12 intersections will be evaluated. Impact Sciences, Inc. 2-4 City of Santa Clarita May2009 North Newhall Area Staged EIR Proposal me IMPACT SCIENCES, INC, CHAPTER 2 - PLAN OF STUDY/S COPE OF WORK 3.3 Operational Health Impacts: The potential health impacts to future residents at the proposed project will be evaluated based on CARB's recommendation in the Air Quality and Land Use Handbook that sensitive land uses not be sited within 500 feet of a freeway, urban roads with 100,000 vehicles/day, or rural.roads with 50,000 vehicles/day, Because no guidance exists to indicate what level of increases in such health effects would be considered a significant impact, that is, what level of increased health impacts (both cancer and non -cancer) to the inhabitants of a proposed project who would live near a freeway should be considered significant under CEQA, a health risk assessment will not be performed. Rather, the air quality assessment will provide a qualitative discussion of the potential impacts as recommended by SCAQMD staff. Task Localized Significance Thresholds— Construction Phase SCAQMD recommends an analysis of the impacts of a project's construction emissions on ambient air quality. Impact Sciences will prepare an air quality impact analysis of the construction emissions to demonstrate conformity with SCAQMD's Localized Significance Threshold Methodology ("LST Methodology"). The LST Methodology, and a subsequent document regarding PM2.s thresholds, includes ambient air quality thresholds for nitrogen dioxide (NO2), CO, PM>o, and PM2z to ensure that a project's emissions will not cause or contribute to violations of air quality standards for NOz and CO and the applicable PMlo limit in SCAQMD Rule 403 (Fugitive Dust). This analysis will determine whether emissions from motor vehicles, mobile equipment, and earthmoving activities during construction would exceed the significance thresholds in the LST Methodology. The LST threshold tables are applicable only to projects with an overall site area of 5 acres or less. Because the overall project area is greater than 5 acres, Impact Sciences will perform air quality dispersion modeling to assess the ambient air quality impacts. The estimated maximum ambient 1 -hour NOz, 1 -hour and 8 -hour CO, and 24-hour PMio and PMzs concentrations will be determined using the Industrial Source Complex — Short Term, Version 3 (ISCST3) dispersion model, local meteorological data obtained from SCAQMD, and the estimated worst-case daily construction emissions. The maximum estimated ambient impacts for NO2 and CO will be compared with the relevant LST thresholds. The maximum estimated ambient impacts for PMio and PMzs will be compared to the Rule 403 limit (expressed as a 24-hour average of 10.4 micrograms per cubic meter in the LST document). This analysis will be performed for representative scenarios of the proposed development. A report will be prepared to be included as an appendix to the EIR. Task 7 Potential Greenhouse Gas/Climate Change Impacts The Staged EIR will refer to the Treatment of the Cumulative Impact of Greenhouse Gases study by Casden, LLC for the assessment of greenhouse gas and climate change impacts associated with buildout of the proposed project. It is assumed that the study will quantify emissions of greenhouse gases using best available emission factors and data and will provide recommended mitigation measures, if needed. Since greenhouse gas and climate change planning and regulatory efforts are continually evolving, Impact Sciences may incorporate into the discussion an analysis of additional guidance or regulatory actions adopted by the State or by local agencies, as needed. Impact Sciences, Inc. 2-5 City of Santa Clarita May2009 North Newhall Area Staged EIR Proposal C3 CHAPTER 2 - PLAN OF STUDY/S COPE OF WORK IMPACT SCIENCES, INC. OUTPUT: One air quality section. SUBTASK 2.6: BIOLOGICAL RESOURCES Impact Sciences 1.1 Existing documentation pertinent to the biological resources within, or in the vicinity of, the project site will be reviewed. This will include a review of the following: (1) the most recent edition of the California Natural Diversity Data Base (CNDDB), listing historical and recent occurrences of special -status animal species in the project area; (2) the most recent edition of the California Native Plant Society (CNPS) database,' listing historical and recent occurrences of special -status plant species in the project area; and (3) local municipal codes. 1.2 Impact Sciences biologists will peer review the biological resource reports provided by the project applicant (Phase 2). Impact Sciences will review the oak tree report, the jurisdictional delineation report, and the biological reports providing the information of project site vegetation communities and the results of any focused surveys for special -status species. Subsequent to the peer review of the project reports Impact Sciences biologists will visit the project site to verify the characterization of the biological resources occurring or potentially occurring on the project site. The site visit 'will be used to determine if sufficient information is contained in the applicant's reports to adequately prepare the biology section for the Phase 2 DEIR. With the potential of the site to support special -status plant and animal species, Impact Sciences will determine whether an adequate evaluation of the likely potential for any of the 17 animal and 11 plant special -status species to occur on the project site. Impact Sciences expects the applicant provided reports to be complete and accurate. If Impact Sciences determines that any or all of the report information our insufficient for incorporation into the project EIR and the City concurs, then Impact Sciences will need to conduct their own biology resources surveys the cost of which is not included in this cost estimate. OUTPUT: One biological resources section SUBTASK 2.7: GEOLOGY, SOILS AND SEISMICITY Allan E. Seward Engineering Geology It is our understanding that development of the North Newhall Specific Plan area is under review by the City of Santa Clarita. The RFP indicates that the proposed development will be assessed in two stages during this environmental review process. After the design of the railroad crossing is finalized, a detailed plan for the North Newhall Specific Plan will be prepared. The proposed development will then be evaluated from an environmental standpoint and a report assessing the geologic and geotechnical conditions and associated impacts will be prepared. Impact Sciences, Inc. 2-6 City of Santa Clarita May 2009 North Newhall Area Staged EIR Proposal c�v IMPACT icm NOES, INC. CHAPTER 2 - PLAN OF STUDY/S COPE OF WORK The specific tasks included in this proposal are as follows: Task 1 Coordination and Review of Existing Documents and Data 1.1 Coordination with the . supervising environmental consultant and the City of Santa Clarita, including attendance of a kick-off meeting. 1.2 Review of the North Newhall Specific Plan provided. 1.3 Review of a comprehensive geologic/geotechnical report prepared by the project consultant of record. 1.4 Review of published geologic maps and reports covering the site. 1.5 Review of Seismic Hazard and Alquist Priolo Earthquake Fault Zone Maps covering the site. 1.6 Review of Division of Oil and Gas records and the Mungar Map Book to assess if any oil wells have been drilled within the proposed road alignment. 1.7 Review of Los Angeles County Flood Center District maps. to assess if any water wells have been drilled within the proposed road alignment. Task 2 Geological and Geotechnical Analysis 2.1 Evaluation. of options to mitigate geologic and geotechnical constraints identified by the project geologic/geotechnical consultant. Potential issues could include slope stability, landslides, settlement of alluvial soils, liquefaction, expansive soils, and corrosive soils. 2.2 Evaluation of geologic or geoteclulical constraints identified during our review of published maps and reports. 2.3 Review of potential fault rupture hazard at the site. 2.4 Review of ground water conditions at the site. 2.5 Coordination with the project environmental consultant regarding the results of our analyses. Task 3 Preparation of Report, Maps, and Illustrations 3.1 Preparation of a site location map. 3.2 Preparation of a site geologic overview map. 3.3 Preparation of a preliminary geologic/geotechnical map utilizing the North Newhall Specific Plan as a base. Impact Sciences, Inc. 2-7 City of Santa Clarita May2009 North Newhall Area Staged OR Proposal IMPACT SCIENCES, INC. CHAPTER 2 - PLAN OF STUDY/S COPE OF WORK 3.4 Preparation of a report describing the site geologic and ground water conditions, potential impacts from the underlying geologic conditions, a preliminary review of the proposed Grading Study, and our conclusions and recommendations regarding the geotechnical feasibility of the North Newhall Specific Plan. OUTPUT: One summary geotechnical report, and One geology, soils, and seismicity section. SUBTASK 2.8: LAND USE Impact Sciences 1.1 Describe the existing land uses, intensities, and patterns in the vicinity of the project site based on aerial photographs and a site visit. 1.2 Describe the relevant designations for the project site from the City's General Plan or OVOV General Plan (whichever is adopted at the time of preparation of the Stage 2 EIR), and Zoning Map. 1.3 Evaluate project consistency with relevant plans, policies, and regulations. In accordance with CEQA Guidelines Section 15125(b), the, analysis will include applicable local plans and regional plans. Plans and policies that will be evaluated include: (a) City of Santa Clarita General Plan or OVOV General Plan, (b) City of Santa Clarita Uniform Development Code, (c) Southern California Association of Governments (SCAG) polices, and (d) Other existing relevant ordinances and regulations. (e) City staff will be consulted to determine other relevant plans, if any. Where appropriate, the evaluation will cross-reference the analysis in other sections, such. as aesthetics and transportation and circulation. (f) Discuss potential environmental impacts relating to policy inconsistency and land use compatibility. Typically, this discussion will cross-reference the analyses of other impacts in the EIR. The analysis of land use compatibility will be a primary focus of this EIR section, and will tie in with the specific impact analyses included in this EIR. The compatibility analysis will address how the project's operational impacts, such as noise impacts, light and glare impacts, and traffic impacts affect surrounding development and land uses. This section will also include a consistency analysis with applicable and relevant City General Plan goals and policies. Cumulative, long-term land use impacts will also be analyzed, and any trends in land use and development will be described. Impact Sciences, Inc. 2-8 City of Santa Oarita May 2009 North Newhall Area Staged EIR Proposal a (0 * IMPACT SCIENCES, INC. CHAPTER 2 - PLAN OF STUDY/S COPE OF WORK OUTPUT. One land use section. _ SUBTASK 2.9: PUBLIC UTILITIES Impact Sciences Impact Sciences will coordinate with City staff and affected public utility providers to assess the potential impacts of the proposed project on the following facilities and utility systems: • Electricity, • Natural Gas, • Water Supply, • Wastewater/Wastewater Treatment, and • Solid Waste Disposal. Each service provider will be contacted by telephone or letter to gather information on existing conditions, the impact of the proposed project, and appropriate mitigation measures. During the 2001 state legislative session the legislature passed, and Governor Davis signed into law Senate Bill (SB) 221. SB 221 prohibits a local planning agency from approving a tentative map, parcel map or development agreement for residential subdivisions of more than 500 units unless the water supplier issues a written verification that a sufficient water supply is available for the project, or the local agency finds that alternate water supplies are, or will be, available prior to completion of the project. This legislation was signed by the governor in October 2001 and became effective on January 1, 2002. Impact Sciences assumes the project applicant will obtain such written verification. OUTPUT: One public utilities section. SUBTASK 2.10: PUBLIC SERVICES (EDUCATION, LIBRARY, FIRE, & SHERIFF SERVICES) Impact Sciences Impact Sciences will coordinate with City staff and affected public service and utility providers to assess the potential impacts of the proposed project on the following services, facilities, and utility systems: • Fire Services, • Sheriff Services, • Parks, • Schools, and Impact Sciences, Inc. 2-9 City of Santa Clarita Ma3,2009 North Newhall Area Staged EIR Proposal IMPACT SCIENCES, INC. CHAPTER 2 - PLAN OF STUDY/S COPE OF WORK • Libraries Each service provider will be contacted by telephone or letter to gather information on existing conditions, the impact of the proposed project, and appropriate mitigation measures. OUTPUT: One public services section. SUBTASK 2.11: VISUAL RESOURCES Impact Sciences The potential impacts from construction and operation of the proposed project on the visual character of the area will be assessed in terms of the, visibility of the project, alteration of the existing visual setting, and the sensitivity of the viewpoints. Impact Sciences will be guided by the following tasks: Task 1 Methodology 1.1 Impact Sciences will produce eight Photo -realistic Simulation photomontages and eight Status Quo photographs for the project, showing a great deal of neighborhood and environmental context. We will render the individual views at times matching the time of day and date the site photos are taken. Impact Sciences will generate medium resolution .jpg check - print files that will be forwarded to the City for approval to proceed with the next phase of the project. Impact Sciences will create 3b models of the proposed structures, or if there are none available we can use high quality pre -modeled single-family, multi -family, and commercial structures, we will also create the roadway features. Subsequently, we will apply photorealistic texturing and accurately align the digital 3D scene with the respective photographic images. We will remove existing impediments and render the proposed project. Lastly, we will add photo -realistic landscaping and entourage. OUTPUT: One visual resources section, including eight visual simulations depicting "before" and "after" conditions of the site and proposed project, including modeling. Data Required • Engineering survey of site; which includes existing and proposed grading, • Detailed Site plan, with proposed public improvements, • 3D Autodesk .dxf or Autodesk .max model of proposed structures (if available), and • Landscaping plan. Impact Sciences, Inc. 2-10 City of Santa Clarita May2009 North Newhall Area Staged EIR Proposal IMPACT SCIENCES, INC. CHAPTER 2 - PLAN OF STUDY/S COPE OF WORK SUBTASK 2.12: POPULATION, HOUSING AND, EMPLOYMENT Impact Sciences Development of the project site will eventually alter the City's existing jobs -to -housing balance with the addition of 809 residential units and a total of 473,000 square feet of non-residential floor area. Impact Sciences will evaluate the effects of the added employment and housing opportunities will have on the City's existing balance based on the following tasks: • It is understood that the City of Santa Clarita and the County of Los Angeles are currently preparing the One Valley One Vision General Plan(s). One of the basic tenets of this effort is the 2 jobs/1 household requirement. While the One Valley One Vision General Plan Effort is ongoing, and may not be adopted prior to "The Avenue" project decision making process, an analysis of this measure would be appropriate. • Discuss City's current population, households, and housing stock, and how recent trends compare to projections. Discuss indicators of housing affordability such as median home price and vacancy rates. • Summarize relevant information on the jobs: housing balance from the General Plan Housing Element. Discuss the requirements for affordable housing (if available). Impact Sciences will use the City's updated Housing Element for housing policy direction. These projections will be evaluated for consistency with City and SCAG growth projections for the area. • Discuss the project's consistency with SCAG's Regional Comprehensive Plan and Guide, which has directed emphasis away from jobs -to -housing balance and instead emphasizes an equivalent reduction in vehicle miles traveled. The land plan for the proposed project will be evaluated with respect to the type and spatial arrangement of land uses, as well as the project's location relative to supporting commercial, recreational, and employment opportunities. Growth inducing impacts will be assessed in a separate section of the EIR as required by the CEQA Guidelines. • Discuss the total population that could be accommodated by new housing included in the project. • Discuss whether construction of housing is consistent with population growth projected for the City using the General Plan and Department of Finance projections. OUTPUT. One population, housing, and employment section. Impact Sciences, Inc. May2009 2-11 City of Santa Clarita North Newhall Area Staged EIR Proposal IMPACT SCIENCES. INC. CHAPTER 2 - PLAN OF STUDY/S COPE OF WORK SUBTASK 2.13: CULTURAL RESOURCES W&S Consultants For a Phase I Archaeological Resource Survey of the North Newhall Specific Plan Area (213 ac.) In The City of Santa Clarita, Los Angeles County, California The Phase I archaeological resource survey of the North Newhall Specific Plan area (213 ac.), City of Santa Clarita, Los Angeles County, California, is intended to provide 'Intensive' Phase I level data concerning the presence or absence, distribution, surface condition and potential significance of archaeological cultural resources within the project area. This Phase I study will include an identification and assessment of prehistoric and historical archaeological remains. The data obtained during the fieldwork portion of the study will be presented in final report form for incorporation in the CEQA initial study/EIR. This report will minimally contain sections on: the environmental setting (geology, biology, hydrology etc.), cultural history, previous regional archaeological studies, results of the archival records search, field methods, survey results, preliminary determinations of site significance (NRHP eligibility) against applicable CEQA (Law & Guidelines) and Federal Criteria (33 CFR 325; 36 CFR 60.4 & 36 CFR 800.) and recommendations for subsequent archaeological evaluation (Phase In or mitigation (Phase III), if warranted. Archival Research Archival research will be conducted to determine the nature and substance of existing documentation on cultural resources within the project area. To be consulted are the CSUF Archaeological Information Center, for existing archaeological site records and files, and if warranted, the Los Angeles County Tax Assessors Office, for early land ownership records. In addition, local archives and museums may be consulted when appropriate. Field Methods All portions of the project area will be walked in transects by an archaeological survey team,'who will visually examine the ground surface of the project area for evidence of prehistoric and historic archaeological remains. Transect spacing will depend on vegetation cover, and other field conditions, but will be adequate in all cases to effectively evaluate the presence or absence of cultural resources. Particular attention will be paid to local geomorphological conditions that may suggest the possibility of buried cultural remains. Any discovered cultural resources will be mapped using GPS and recorded with the CSUF Archaeological Information Center. Extant previously recorded archaeological sites or locales will be revisited, and mapped and rerecorded in a similar manner. Surface integrity of all such resources visited during the field study will be evaluated for evidence of disturbance or degradation. Analysis and Interpretation As noted above, the purpose of this Phase I study is to provide baseline data concerning the presence or absence, distribution, condition and potential significance of cultural resources within the project area. Preliminary determinations of site significance will be made against Impact Sciences, Inc. 2-12 City of Santa Clarita May 2009 North Newhall Area Staged M Proposal CHAPTER 2 - PLAN OF STUDY/S COPE OF WORK IMPACT SCIENCES, INC. applicable criteria and these will be provided in the final Phase I survey report. Analysis and interpretation, therefore, will focus on: the nature and type of cultural resources, if present, within the project area; the current surface indications of each resources respective integrity; an evaluation of the potential for direct or indirect adverse impacts to cultural resources in.light of existing project plans; and recommendations for further archaeological evaluation (Phase II) or mitigation (Phase III), if warranted. OUTPUT: One Phase I study and one cultural resources section. SUBTASK 2.14 HYDROLOGY Huusaker & Associates The proposed project is a 213 -acre project site owned by several landholders. Based upon the RFP, the project proponents will provide the technical reports for the project. However, due to the project staging, the comprehensive analysis will not be available until Stage 2 of the project. Task 1 Review Background Data and Site Reconnaissance 1.1 Review Background Data: Perform a review of the technical data and reports prepared by the applicant's engineer. The reports include existing, project, and cumulative (if available) on and off site hydrology, and sewer studies. The reports will be reviewed and comments based upon the following criteria: • Design methodology and assumptions • Existing and proposed land uses • Existing and proposed improvements and mitigation measures. • Technical competency • Adequacy of the data to complete the EIR • Review for Levels of Significance (as defined by CEQA) and identify possible impacts and mitigation The scope of this work is limited to one technical review and comments of the available data, and one review of the resubmitted data. It is assumed the City / County is doing their own plan check of the technical reports. Task 2 Perform Site Reconnaissance Perform a site reconnaissance in conjunction with a review of the technical documents. A maximum of two site visits are included in this task — prior to reviewing the technical documents, and after completion of the technical review. Impact Sciences, Inc. 2-13 City of Santa Clarita May2009 North Newhall Area Staged ElR Proposal 31 IMPACT SCIENCEC INC. CHAPTER 2 - PLAN OF STUDY/S COPE OF WORK Task 3 Prepare Administrative Drainage and Wastewater Draft EIR (Support) Based upon the final draft technical reports submitted, Hunsaker will prepare a Summary Report of the associated technical reports. No technical documents were available for this proposal so we have assumed that digital and other graphic data is available from the project engineer. Therefore we do not anticipate preparing final graphical exhibits for the EIR The summary report will include a summary of the analysis and methodology used, address CEQA levels of significance thresholds as defined by the Client, and summarize conclusions. The report will include project, alternates (if available) and cumulative analysis. Additional technical support will be provided throughout the preparation of the EIR, including a review and comment of the applicable Administrative Draft sections. OUTPUT: One summary technical report and one hydrology section. SUBTASI< 2.15: NOISE hnpact Sciences Task 1 Data Acquisition 1.1 Map Acquisition: Detailed plot plans with finished elevations will be obtained from the in addition to maps of surrounding land uses, roadways, and topography, including surrounding residential areas within 1,000 feet of the project site in all directions. The scale of plot and surrounding use plans shall be 1"=100'. This scope of work assumes that the project applicant and/or the project engineer will provide these maps and plans. 12 Construction and Roadway Traffic Data Acquisition Impact Sciences will contact the project applicant and/or project engineer for information on proposed on- and off-site construction activities. These activities include phasing of development, length of construction phases within various locations on and adjacent to the site, types and quantities of equipment used, export site locations, and haul routes for construction equipment and soil export. This task will be prepared in coordination with preparation of the construction air quality impact analysis. Impact Sciences will contact the project traffic engineer for existing, interim year, and Santa Clarita Valley buildout average daily traffic (ADT); traffic mix; day/evening/night splits; and posted speed limits for Railroad Avenue, Lyons Avenue, and other roadways in the project vicinity that will carry 1 percent or more of project traffic. These data will be used to run the FHWA Traffic Noise Model (TNM Version 2.5) and/or the FHWA Highway Traffic Noise Prediction Model (FHWA-RD-77-108). Task 2 Noise Monitoring and Site Reconnaissance 2.1 On -Site Noise Monitoring: Impact Sciences will conduct up to four long-term (24-hour) noise measurements within the project site to determine ambient noise levels. Because peak -hour traffic noise on Railroad Avenue is expected to drown out many other noise sources in the project Impact Sciences, Inc. 2-14 City of Santa Clarita May2009 North Newhall Area Staged EIR Proposal • CHAPTER 2 - PLAN OF STUDY/S COPE OF WORK IMPACT.SCIENCES, INC. vicinity, only the measured peak -hour traffic noise level on the western site boundary will be used to calibrate the noise models. 2.2 Off -Site Noise Monitoring: Impact Sciences will conduct up to four short-term noise measurements at off-site noise sensitive receptors or acoustically equivalent locations that could potentially be affected by project -generated stationary and/or mobile source noise. These locations would include the residential areas to the west, southwest, and to the south. This information will be used to describe the existing noise environment and to calibrate the Highway Noise Prediction Model that will be used to calculate off-site traffic noise impacts. 2.3 Site Reconnaissance: Concurrent with on-site noise monitoring, Impact Sciences will make notations of adjacent and nearby. noise sensitive receptors. Data collected on these receptors will include type of land use, setbacks from the project site boundaries, elevational differences between the project site and receptors, and any intervening natural and/or manmade barriers that may attenuate noise from the project site at the receptor sites. Task 3 Existing Conditions Data collected as described above, which characterizes the on- and off-site noise environment, will be presented in the EiR. A map of the partially undeveloped site with noise contours will be included in the discussion. Existing plans and policies that currently govern construction, stationary -source and mobile noise, and vibration within the City of Santa. Clarita and Los Angeles County (for those off-site receptors within unincorporated areas) will be identified and discussed relative to the proposed development. Task 4 Methodology General background information on sound and vibration, sound measurement, and noise and vibration perception will be provided, along with a detailed discussion of the methodology/methodologies used to calculate on- and off-site levels of noise and vibration. The discussion will include the types and sources of data collected, the types of noise models used, and the specific regulations and standards that apply to various sources of noise and vibration, as well as their receptors. Task 5 Project Noise and Vibration Impacts 5.1 Construction Noise and Vibration Impacts: Construction noise impacts will be quantified at nearby off-site noise sensitive receptors, as well as at on-site noise sensitive receptors constructed during the earlier phases of project development. Noise impacts at noise - sensitive receptors (if any) at the soil storage site location and along haul routes will be addressed. Construction noise and vibration impacts will be assessed using City of Santa Clarita standards for properties within the City. 5.2 Point Source Noise Impacts of the Proposed Development: Determination of future point -source noise levels on the project site and in its vicinity will be based on available technical Impact Sciences, Inc. 2-15 'City of Santa Clarita May2009 North Newhall Area Staged EIR Proposal - IMPACT SCIENCES, INC. CHAPTER 2 - PLAN OF STUDY/S COPE OF WORK reports and literature. Point noise sources associated with the project include project construction and day-to-day activities at the site once it is built out. Point -source noise impacts will be assessed using City of Santa Clarita standards for properties within the City. 5.3 Calculating Future On -Site Mobile (Traffic) Source Noise Impacts Using TNM: Future on-site noise impacts from Railroad Avenue and Lyons Avenue will be assessed using TNM for up to three development scenarios: existing conditions, interim year conditions, and Santa Clarita Valley buildout conditions. The project site and the roadways will be overlain with a grid on which the roadways, future on-site noise sensitive receptors, and future barriers and structures would be plotted. Data from the map and traffic volumes for the roadways for the three development scenarios will be input into the TNM model and noise levels for each of the on-site receptors will be calculated for each scenario. Model output for the existing conditions scenario will be compared to the data collected during on-site noise monitoring, and the noise model will be calibrated accordingly. The noise level output will be the equivalent continuous noise level (L.i(m)) peak, so it will be converted to Community Noise Equivalent Level (CNEL) based on the day/evening/night split of traffic along the roadway. The potential for sound wave reflection and reverberation within the project site will also be discussed. The advantage to using this methodology is that the level of input detail and, therefore, the level of accuracy of TNM for calculating roadway noise is greater than the Highway Noise Prediction Model. TNM also accounts for multiple roadway noise sources, as experienced on the project site. TNM also allows for data on future building locations and heights to quantify the degree to which they will attenuate noise on the site. Because TNM can evaluate all mobile source noise on the site within one model and because its reliability becomes compromised for distances greater than 500 feet, it is recommended that TNM be conducted on all three roadways surrounding the project site. 5.4 Future Off -Site Traffic Noise Levels Using the Highway Noise Prediction Model• . Future off-site project traffic noise impacts will be assessed for existing conditions, interim year conditions, and Santa Clarita valley buildout conditions. Using the FHWA Highway Traffic Noise Prediction Model and traffic data from the project traffic study, noise levels will be calculated for the off-site noise -sensitive locations identified under earlier subtasks. At locations of proposed noise monitoring, the noise model will be calibrated using the existing noise levels measured under earlier.subtasks. The level of project generated noise impacts will be assessed using City of Santa Clarita noise standards for properties within the City, and using Los Angeles County standards for properties within unincorporated areas. Task 6 Noise Mitigation Wherever on or off-site stationary source impacts would occur as result of the proposed development, mitigation will be recommended as feasible and reasonable. Wherever traffic noise levels at on-site noise -sensitive receptors would exceed the threshold of significance, a detailed noise barrier analysis will be conducted using TNM to determine the optimal noise barrier height for the impacted receptor locations. Where a noise barrier is not feasible, other forms of mitigation will be recommended. Wherever noise levels at off-site noise -sensitive receptors would be significantly impacted as a result of project -related noise, feasible and reasonable mitigation will be recommended. Impact Sciences, Inc. 2-16 City of Santa Clarita May 2009 North Newhall Area Staged EIR Proposal 3y IMPACT SCIENCES, INC: CHAPTER 2 - PLAN OF STUDY/S COPE OF WORK OUTPUT: One noise section. SUBTASK 2.16: TRANSPORTATION AND CIRCULATION Austin -Foust Associates The following is a scope of work for carrying out a peer review for the North Newhall project in the City of Santa Clarita. Austin -Foust will conduct a peer review of the traffic study (to be prepared by the applicant) for the Stage 2 EIR. Introduction The project is located in the North Newhall area of the City of Santa Clarita. The project site consists of a 213 acre neighborhood comprised of developed and undeveloped properties. 95 acres of the site belongs to Casden Property, LLC, who approached the City in 2005 regarding development of their property. In 2006, the City initiated the North Newhall Specific Plan and a draft plan was prepared. A key issue with development of the project site revolves around the existing rail crossing. An at- grade tgrade crossing currently exists at 13th Street, and the City's General Plan Circulation Element identifies a future crossing as part of the future Lyons Avenue extension. This new rail crossing would require an application and approval by the California Public Utilities Commission (CPUC). Because the outcome of the ultimate land use plan for the North Newhall area cannot be determined until there is resolution on the road extension/rail crossing, the City has elected to prepare a Staged EIR for the Lyons Avenue extension/rail crossing component before proceeding further with the Specific Plan component of the project. For the second component, the scope of work outlined herein consists of preparing a comprehensive EIR traffic study for the proposed North Newhall Specific Plan based on the City's traffic study guidelines. Work Tasks The scope of work recognizes the unique issues involved in adding or changing an at -grade rail crossing. Accordingly, the work tasks to be carried out are as follows: Task 1 Stage 2 — Impact Analysis of the proposed North Newhall Specific Plan AFA will prepare a comprehensive traffic study for the proposed North Newhall Specific Plan based on the City's traffic study guidelines. The output of this task will be a stand alone traffic study suitable for inclusion as an Appendix to the Stage 2 EIR. The traffic study will fully utilize the analysis prepared for the Stage 1 EIR, which is anticipated to evaluate approximately one-half dozen intersections in the vicinity of the rail crossing. The traffic study for the proposed Specific Plan will require a larger and more comprehensive study area than the Stage 1 EIR, so this scope Impact Sciences, Inc. 2-17 City of Santa Clarita May2009 J North Newhall Area Staged EIR Proposal 35 CHAPTER 2 - PLAN OF STUDY/S COPE OF WORK Iq IMPACT SCIENCES, INC. of work includes the collection of additional traffic counts (approximately one dozen) and analysis of a greater number of study locations. Following are the sub -tasks to be undertaken: a. Transportation Setting — This task will establish the transportation setting for the study area. Traffic counts in addition to the counts previously collected for the Stage 1 EIR will be collected and existing and future roadways will be described. Analysis will include the following scenarios: 1. Existing Conditions b. Short-Range/Interim .Year Analysis — This task will focus on the short-range impacts due to development of the Specific Plan area, which will include development of the Casden portion of the project site at a minimum. Short- Range/Interim Year forecast data will be obtained from the City's traffic model. The analysis is anticipated to include the following scenarios: I. Interim Year Conditions without the Project 2. Interim Year Conditions with the Short -Range Project (e.g., Casden only) c. Long -Range Analysis — This task will analyze the proposed Specific Plan project in a long-range time frame, providing the information needed for the proposed General Plan Amendment. Long -Range forecast data will be obtained from the City's traffic model. The analysis is anticipated to include the following scenarios: 1. Long -Range Buildout Conditions without the Project 2. Long -Range Buildout Conditions with the current General Plan uses 3. Long -Range Buildout Conditions with the proposed Specific Plan uses ` d. Mitigation/Spedal Issues — In this task, any necessary mitigation measures will be identified. Special issues related to the project will be addressed, and these could potentially include project access, Congestion Management Program analysis requirements, and any issues related to the area in which the project is located. OUTPUT: Impact Sciences, Inc Ma}'2009 One technical memorandum and one traffic/circulation section. 2-18 City of Santa Clarita North Newhall Area Staged EIR Proposal 36 CHAPTER - PLAN OF STUDY/SCOPE OF WORK IMPACT SCIENCES', INC. SUBTASK 2.17: WATER QUALITY A preliminary review of the project has been completed by City of Santa Clarita staff and hydrology/water quality was identified as one of many subject areas where there may be potentially significant environmental impacts. The Impact Sciences Project Team will identify any other potentially significant impacts, coordinate and facilitate a scoping meeting, work with the City to identify project alternatives, provide a peer review of studies that will be provided by the applicant, and assist the City of Santa Clarita in the preparation of an Environmental Impact Report (EIR) for both components of the project. Task 1 Prepare Water Quality Technical Report 1.1 Assessment of Water Quality and Hydrologic Management Issues: The purpose of this task is to identify the key water quality and hydrologic conditions of concern for the Project. Geosyntec will first compile the data needed for performing the impact assessment and to understand the site conditions and constraints. Geosyntec will work with Impact Sciences (the Project Team) to obtain the following data to the extent available: • The existing and proposed land use and acreages of the project (including percent imperviousness), provided in GIS or AutoCAD format. • Site topography in GIS or AutoCAD format • Overall site hydrology and drainage plans for all on-site and contributing off-site drainages (drainage pattern, receiving water discharge location, and drainage area for each conveyance). • Geotechnical studies and constraints, particularly in regards to the ability to infiltrate runoff (e.g. information on soil type and characteristics, measured infiltration rates, geologic constraints such as slope stability, geotechnical concerns about infiltration near structures, foundations, and slopes) • Other relevant information and data that could affect runoff water quality, or the ability to implement BMPs and discharge to receiving streams (for example the presence of sensitive species or habitats, existing soil or groundwater contamination, groundwater supply/use constraints, historical land use activities such as industrial activities, mining and oil exploration, historical agricultural activities). Geosyntec will compile the information listed below for the project analysis. We will use information and experience from similar projects in the Santa Clarita area as applicable. • Geosyntec will summarize available water quality data of the receiving waters of the project site and groundwater. Sources of information will include data collected as part of the Los Angeles County Regional Monitoring Program and data collected by other agencies. Impact Sciences, Inc 2-19 City of Santa Clarita May2009 North Newhall Area Staged EIR Proposal 39 IMPACT SCIENCES; INC. CHAPTER 2 - PLAN OF STUDY/S COPE OF WORK • Geosyntec will compile data to support the hydrologic and water quality modeling for the impact assessment, including local rainfall data, soils data, estimates of pollutant concentrations in stormwater runoff based on proposed land use, and BMP effectiveness data. Geosyntec will summarize the local, county, State and Federal regulations and requirements for water quality protection and BMP implementation for inclusion in the water quality technical report. • Geosyntec will conduct a one day field reconnaissance by the project manager and an engineer who is knowledgeable in assessment of fluvial geomorphology and hydromodification/stability impacts from development. Based on the information gathered above, the site visit, and our understanding of the proposed project, Geosyntec will develop a list of surface and groundwater pollutants of concern and a list of hydrologic conditions of concern. This information will be included in the water quality technical report. 1.2 Develop and Apply a Stormwater Quality Model• Water quality modeling will be conducted to help evaluate the effect of the proposed development on wet -weather runoff volumes and pollutant loads and concentrations. The runoff water quality model utilizes an approach which takes into account site conditions as well as the variability in observed rainfall, runoff quality, and BMP treatment levels and effluent quality using local and other data as described below. The results of the model are projections of storm event and mean annual runoff volumes, concentrations, and loads for existing conditions, and for post -development conditions with Project Design Features (PDFs, i.e. BMPs). To characterize runoff water quality, Geosyntec will utilize already compiled data on land use runoff data from local and regional sources. Data sources will include local data collected from similar projects and data from municipal programs that have collected land use data (e.g., Los Angeles County). Based on available information on BMP effectiveness. from USEPA/ASCE International BMP Database and other sources as appropriate, Geosyntec will characterize the water quality of runoff with the implementation of the planned project BMPs. 1.3 Qualitative Pollutant Assessment. Some pollutants of concern, such as pathogens, hydrocarbons, pesticides, and trash and debris, are not amenable to the type of sampling required to generate the statistically reliable data necessary for use in modeling under Task 1b. Therefore, these pollutants cannot be evaluated quantitatively. Instead, a qualitative assessment approach based on literature information and professional judgment will be used to evaluate the sources of pollutants from the proposed project and effectiveness of treating these pollutants in the project BMPs. For dry weather conditions, Geosyntec will utilize existing information on dry weather flows and water quality. This information would then be extrapolated for specific land use types and areas associated with the proposed project, and will consider proposed PDFs. Impact Sciences, Inc. 2-20 City of Santa Clarita May 2009 North Newhall Area Staged ER Proposal IMPACT SCIENCES, INC. CHAPTER 2 - PLAN OF STUDY/S COPE OF WORK 1.4 Model Hydromodificatiorc Geosyntec will develop and utilize a hydrologic model to analyze the effect of the project on potential hydrologic conditions of concern. The model will be developed for the pre -and post- development land use scenarios. The hydrologic model will use local long-term precipitation records to predict long-term hourly runoff patterns. The modeling results will be used to assess potential hydromodification impacts from the Specific Plan project. 1.5 Assess Water Quality and Hydromodification Impacts of the Proposed Project: Significance criteria, based upon CEQA guidance for evaluating the significance of impacts, would include: • Comparison of pre -development and post -development water quality concentrations and loads with PDFs, including a qualitative assessment of the effectiveness of Project Design Features (PDFs) that are not . included in the model (e.g. the performance of some source controls are not able to be modeled due to a lack of data on performance); • Comparison of predicted post -development with PDFs water quality loads in the runoff discharge with benchmark TMDL waste load or load allocations for MS4 discharges (as applicable); • Comparison of predicted post -development with PDFs water quality concentrations in the runoff with receiving surface water and groundwater quality benchmarks, as necessary, consisting of standards and objectives from the applicable Basin Plans, the California Toxics Rule, and other applicable criteria as dictated or required by the Regional Water Quality Control Board for the Los Angeles Region; • Comparison of predicted post -development with PDFs water quality concentrations in the runoff with existing receiving water quality (if available); • Comparison of pre -development and post -development runoff peak flows, flow duration, and monthly volumes; • Comparison of pre -development and post -development sediment delivery loads to the receiving channel; • Analysis of the Project's incremental contribution to significant cumulative adverse water quality impacts to receiving waters, taking into account reasonably foreseeable water quality impacts from the proposed project and other projects identified that may develop impervious surfaces and urban land uses within the watershed in accordance with adopted general plans and related projections, and considering the PDFs. Based on the selected significance criteria and results from the water quality modeling and hydrologic impacts assessment, Geosyntec will evaluate the significance of potential impacts of the project on the water quality and stability of the project's receiving waters. For pollutants that will not be modeled due to lack of data for model parameters and for construction phase impacts, Impact Sciences, Inc. 2-21 City of Santa Clarita May 2009 North Newhall Area Staged EIR Proposal 31 CHAPTER 2 - PLAN OF STUDY/S COPE OF WORK IMPACT SCIENCES, INC, Geosyntec will utilize available local and regional data and literature information to qualitatively assess the significance of impacts. 1.6 Prepare a Project Water Quality Technical Report: Geosyntec will develop a Water Quality Technical Report that will incorporate the impact analysis based upon the results of the above sub -tasks (1a to le). This report will serve as the EIR's water quality impact analysis appendix. The Water Quality Technical Report will also describe the site design, source control, and treatment control PDFs that will be incorporated into the Project, and will provide an explanation of which PDFs were considered in the modeling conducted under Task lb above. The additional water quality and quantity benefits of site design and source control PDFs to storm flows and dry weather flows will be described qualitatively. It is assumed that one draft and one final report will be prepared. Task 2 Review EIR Water Quality Section Geosyntec will review the draft water quality section for the second component of the project based on the Water Quality Technical Report prepared in Task 1. It is assumed that two reviews will be conducted Task3 (Optional) Develop Conceptual Post Development_ Water Quality & Quantity Plan Geosyntec will work with the City, the Project proponents, and the Project Team to develop a conceptual post development water quality and quantity control plan. As part of this task, Geosyntec will review the potential land use plans and work with the Project Team to develop or confirm potential site design, and the source and treatment control BMPs for addressing water quality and impacts to the hydrologic regime of the receiving streams. This work will include providing input and ideas to the Project Team on BMP selection and locations and on stormwater system layout. Our general philosophy guiding recommendations for BMP planning includes avoiding the need for mitigation, minimizing the effects of the Project, followed by mitigating unavoidable impacts; with emphasis on the use the following approaches: Low impact development (LID) methods that utilize local on-site controls. Such approaches provide effective water quality treatment, help to reduce runoff volumes, and reduce the need for larger end -of -pipe and regional systems. • Use of vegetated treatment systems such as bioretention systems, biofiltration systems, swales and filter strips. ,Such approaches provide effective treatment, reduce runoff volumes, and are being increasingly required by the Regional Water Quality Control Board. • Use of end -of -pipe or regional detention and infiltration basins to reduce runoff volumes and to match the pre- and post- development hydrology of the receiving streams. BMPs will be designed in such a manner to mimic the pre -developed Impact Sciences, Inc 2-22 City of Santa Clarita May2009 North Newhall Area Staged EIR Proposal IMPACT SCIENCES, INC. CHAPTER 2 - PLAN OF STUDY/S COPE OF WORK hydrology in terms of runoff magnitude, volume, duration and seasonal variability to the extent possible. In most cases, flow duration control will be required as part of the overall plan. To date, flow duration control is the most effective stormwater control that mitigates the effects of hydromodification. Flow duration control facilities can be used by themselves or in combination with stormwater treatment and flood control facilities. The more that hydrologic source controls can be used (e.g., LID) the less extensive end -of -pipe flow -duration controls and in -stream solutions will be required. • Use of underground proprietary systems (such as stormwater filtration systems) only in space constrained areas or as required. Geosyntec will summarize which BMPs have been selected and use this as the basis for assessing post -project water quality and quantity impacts. BMPs could be selected for specific purposes (say treatment or runoff volume reduction) and for mixed or multi -functional facilities (treatment and volume reduction together). Geosyntec believes that in -stream solutions will likely not be the preferred choice. This work will be conducted consistent with the City of Santa Clarita SUSMP requirements and MS4 NPDES Permit provisions as they apply to new development, and other applicable regulatory requirements. Note that the current Los Angeles County NPDES Permit is up for renewal and the next Permit is likely to contain significant new BMP requirements such as greater emphasis on LID practices and greater use of vegetated treatment approaches. The product of Optional Task 3 will be a post construction water quality and quantity control plan that complies with regulatory requirements. These would form the basis of the impact assessment and CEQA analysis conducted in Task 1. Assumptions 1. The Specific Plan land uses and conceptual water quality and quantity control plan to be provided by others. It is assumed that the analysis will be conducted once for one Specific Plan. If following the analysis there are changes to the Specific Plan that require further analysis, additional budget will be required. 2. This scope does not include addressing impacts to flood, floodplain modification, groundwater quantity, or impacts associated with discharge of wastewater. 3. Cost estimate does not include meetings. Cost per meeting provided below assumes a two hour meeting plus travel time and costs. 4. Projects associated with future development to be considered in the cumulative impacts to be provided by others. OUTPUT: One water quality technical report and one water quality section Impact Sciences, Inc. 2-23 City of Santa Clarita May2009 North Newhall Area Staged EIR Proposal CHAPTER - PLAN OF STUDY/SCOPE OF WORK IMPACT SCIENCES, INC. SUBTASK 2.18: HUMAN MADE HAZARDS AET Introduction Applied Environmental Technologies, Inc. (AET) is please to provide this proposal to prepare a Phase I Environmental Site Assessment (ESA) and to evaluate areas of potential concern for the North Newhall Specific Plan project (Site) in the City of Santa Clarita, California. AET understands that the Site is a 213 -acre area in the North Newhall community of Santa Clarita (of which a Phase 1 ESA has been prepared for 95 acres [Casdan Properties]). The area is proposed for residential and community land use. AET has been provided with a boundary map of the Site. The hazards section of the EIR will include analysis of both Phase I ESA assessments. Objective The objective of the ESA is to identify potentially hazardous or toxic materials that would be considered a recognized environmental condition (REC) or an area of potential concern (APC) . that may require additional detailed assessment and/or mitigation (remediation) at the 118 -acre portion of the site. As defined in the American Society for Testing and Materials (ASTM) Designation E 1527-05, that constitutes the scope of work for All Appropriate Inquiry (AAI), recognized environmental conditions include "the presence or likely presence of any hazardous substances or petroleum products on a property under conditions that indicate an existing release, a past release, or a material threat of a release of any hazardous substances or petroleum products into structures on the property or into the ground, groundwater, or surface water of the property. The term includes hazardous substances or petroleum products even under conditions in compliance with laws. The term is not intended to include de minimus conditions that generally do not present a threat to human health or the environment and that generally would not be the subject of an enforcement action if brought to the attention of appropriate government agencies. Conditions determined to be de minimus are not recognized environmental conditions." Our proposed Phase I ESA will be performed by a California Professional Geologist and Registered Environmental Assessor qualified to perform the work and will include a Site visit, review of historic maps, historic aerial photographs, review of records at the appropriate County or City offices including the fire department and building department, and a review of State and Federal agency lists of properties with known or suspected contamination or the presence of hazardous materials. The assessment would provide a professional opinion as to the potential for recognized environmental conditions or APCs to exist within the Site. No testing of soil or groundwater is proposed during this phase of the assessment. AET will review any existing Phase I ESA Reports or historical or current documents that may be provided to AET concerning the presence of past or current hazardous materials or known contaminate properties on the Site Impact Sciences, Inc. 2-24 City of Santa Clarita May 2009 North Newhall Area Staged EIR Proposal 0 IMPACT SCIENCES, INC. CHAPTER 2 - PLAN OF STUDY/S COPE OF WORK Scope of Services • AET will review readily available historic aerial photographs and maps of the Site and vicinity. The aerial photographs and maps will be reviewed for evidence of past use of the Site and surrounding area that could potentially represent a recognized environmental condition or APC. • AET will review published information concerning the geologic and hydrogeologic setting for the Site. • AET will review historical information for the Site that may be provided by the City or others. • AET will review readily available historical records at the appropriate State, County or City offices for information regarding the Site. Other local agencies may be contacted regarding historical usage of the Site such as the Fire Department. • AET will obtain and review various Federal, State, and County lists of properties within specific radii up to a one -mile radius of the Sites with known or suspected contamination or that store or use hazardous materials. These lists include properties that generate hazardous wastes, have above ground or underground storage tanks, and the proximity of State or Federal superfund areas. • AET will obtain an Environmental Lien Search Report for the Site. • AET will perform a Site visits and an Site reconnaissance to observe environmental conditions at the Site, exiting tenants or occupants, if any, will not be disturbed, unless access is provided by the City; and, • AET will prepare a report .that will include AET's conclusions concerning the potential presence of recognized environmental conditions (hazardous'substarices or petroleum products that do not represent a de-minimis condition) or APCs that may require additional assessment. The report will include a summary of the appropriate assessment and mitigation measures to fully assess and/or remediate potential soil and/or groundwater contamination at the Site prior to development. OUTPUT: One Phase I ESA technical report and one human made hazards section. SUBTASK 2.19; PROJECT ALTERNATIVES Impact Sciences intends to provide comparative analysis of up to 5 alternatives to the proposed project, including (1) the No Project alternative, (2) a Reduced Project Area alternative, (3) a Reduced Development alternative, (4) Alternative Land Use alternative, and (5) Existing General Plan/Zoning Designation alternative as suggestions. These alternatives (except for No Project) will be defined or redefined in coordination with City staff upon completion of a majority of the EIR, when significant impacts will be known, and alternatives can be devised that will reduce impacts. Impact Sciences will work with the City in the definition of the alternatives to ensure Impact Sciences, Inc. May 2009 2-25 City of Santa Clarita North Newhall Area Staged EIR Proposal �3 CHAPTER 2 - PLAN OF STUDY/S COPE OF WORK IMPACT SCIENCES, INC. that the analysis meets the requirement of CEQA to focus on alternatives that could reduce the significant impacts of the proposed project. In addition, we will review possible alternative sites with City staff to determine if any meet the project objectives. If any sites are found to be acceptable, one will be analyzed. Each alternative will be described and comparatively analyzed on a topic -by -topic basis with the proposed project. A matrix comparing the impacts of the alternatives to the proposed project will be prepared to provide a visual summary of this topical analysis. A brief written summary will also be provided that identifies the environmentally superior alternative, as required by the CEQA Guidelines, and discusses the reason for preferring the proposed project to the alternatives. OUTPUT: One alternatives section. SUBTASK 2.20: SIGNIFICANT IRREVERSIBLE ENVIRONMENTAL CHANGES This section of the EIR will include a discussion of non-renewable resources used in project' construction as well as an analysis of the potential for increased or decreased consumption of fossil fuels as a result of project implementation. OUTPUT:. One significant irreversible environmental changes section. SUBTASK 2.21: GROWTH -INDUCING IMPACTS This section of the EIR will analyze ways in which the proposed project could foster economic or population growth, or construction of additional projects, which could adversely affect the environment. Impediments to growth that would be removed as a result of the proposed project will also be discussed. OUTPUT: One growth -inducing impacts section. SUBTASK 2.22: MITIGATION MONITORING PROGRAM In conjunction with the Final EIR, Impact Sciences will prepare a Mitigation Monitoring and Reporting Program (MMRP) that identifies the mitigation measures included in the Final EIR, the timing of the implementation of each measure, and the entity (applicant, agency, or both) responsible for implementing and monitoring each measure. We will coordinate with the City to identify the responsible parties for each mitigation measure. OUTPUT: One mitigation monitoring program section SUBTASK 2.23: ADMINISTRATIVE (WORKING) DRAFT EIR The above noted environmental topical sections will be prepared and submitted to the City for review. OUTPUT: Twenty copies of the preliminary (working draft) Draft EIR for City staff review. Impact Sciences, Inc 2-26 City of Santa Clarita May 2009 North Newhall Area Staged EIR Proposal I/ CHAPTER 2 - PLAN OF STUDY/S COPE OF WORK IMPACT SCIENCES, INC. SUSTASK 2.24: PRELIMINARY SCREENC14ECK DRAFT EIR The above noted environmental topical sections will be prepared and submitted to the City for review. OUTPUT: Twenty copies of the preliminary (Screencheck) Draft EIR for City staff review and five copies of the appendices. SUSTASK 2.25: DRAFT EIR Draft EIR for public review. Impact Sciences will be responsible for the packaging and mailing of the Draft EIR for public review. OUTPUT: Up to 60 copies and one reproducible master of the Draft EIR, One reproducible master of the Draft EIR, Fifty CDs of the Draft EIR for public review, Up to 25 copies of the appendices for the Draft EIR, and Fifty CDs of the appendices for the Draft EIR. TASK 3: PREPARATION OF PRELIMINARY FINAL EIR Pursuant to CEQA and City requirements for implementation of CEQA, Impact Sciences would prepare draft written responses to all comments received during the public review period. This would include responses to all verbal comments obtained through the minutes of the public hearings pertaining to the adequacy of the EIR, and written comments received by the City. The Draft Response to Comments will be provided to the Cityfor review, corrected per staff's direction, and published within the Final EIR. In light of the potential for public controversy expected for this project and, EIR, the time necessary to complete this task is highly dependent on the actions or wishes of others. Therefore, beyond the hours budgeted, we propose to be available for as much time as is necessary on a time -and -material basis. A mitigation monitoring program will be prepared consistent with City requirements in terms of format and content. Pursuant to CEQA, the plan will permit the identification of project impacts, mitigation measures, the responsible party and monitoring agency, the monitoring action and scheduling of mitigation and monitoring. OUTPUT: Up to 10 copies of the Preliminary Final EIR. Impact Sciences, Inc 2-27 City of Santa Clarita May2009 North Newhall Area Staged EIR Proposal Y�5 CHAPTER 2 - PLAN OF STUDY/S COPE OF WORK Iq IMPACT SCIENCES; INC. TASK 4: PREPARATION OF FINAL EIR This task involves the preparation of the Final EIR subsequent to changes and input from City staff review. Impact Sciences will be responsible for the packaging and mailing of the Final EIR for distribution. OUTPUT: Up to 70 copies and one reproducible master of the Final EIR and 50 CDs of the Final EIR. Impact Sciences, Inc. 2-28 City of Santa Clarita May 2009 North Newhall Area Staged EEZ Proposal q(� lr M _I Y _ � � � .r �� rte. : ♦s r^ e�F�. �.. 1 �"5 �; Fes,, til �•�Irs 4s, .rte r kr� 4 "� � ; � P;•t. 1 , ar xw^IIA / e .r y i .. ilk � r r fs �(,,.n,s 1► F �4 Q� w� _i We �. � spx� ♦ / 41 a y d. ♦ . y\ \F '. i JA C Y.: � � a