HomeMy WebLinkAboutAGENDA REPORT 1994 1019 CC REG ITEM 08P •
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AGENDA REPORT
CITY OF MOORPARK By_ 0/1&/,
TO: The Honorable City Council
FROM: Jaime Aguilera, Director of Community Development
Deborah S. Traffenstedt, Senior Planner
DATE: October 12, 1994 (CC Meeting of 10-19-94)
SUBJECT: CONSIDER APPROVAL OF AN AGREEMENT BETWEEN THE CITY AND
BOLLINGER DEVELOPMENT CORPORATION AND AN ADDENDUM TO THE
PROFESSIONAL SERVICES AGREEMENT BETWEEN THE CITY AND THE
PLANNING CORPORATION FOR PREPARATION OF AN ENVIRONMENTAL
IMPACT REPORT AND PROVISION OF RELATED SERVICES FOR THE
MOORPARK COUNTRY CLUB ESTATES PROJECT (BOLLINGER
DEVELOPMENT PROJECT: GPA-94-1, Z-94-1, VTT-4928, PM-94-1,
RPD-94-1, CUP-94-1)
BACKGROUND
The City Council, on June 15, 1994, authorized the approval of an
Agreement between the City and the Bollinger Development
Corporation and a Professional Services Agreement between the City
and the Planning Corporation. The Agreement with the Bollinger
Development Corporation was for preparation of a Notice of
Preparation for the Draft Environmental Impact Report (EIR) and
related activities, and was executed on June 24, 1994 . The
Professional Services Agreement between the City and the Planning
Corporation for preparation of an EIR and provision of related
services, and was executed on June 17 , 1994 . The Project
application was deemed complete on June 29 , 1994 .
The Notice of Preparation was distributed to responsible and
trustee agencies in August 1994 , and the time period for receipt of
comments on the Notice of Preparation has elapsed. Comments
received from agencies, in response to the Notice of Preparation,
have been reviewed by the Planning Corporation and a revised scope
of work and cost proposal for an EIR has been prepared. In order
for work to proceed on preparation of the draft EIR, a new
Agreement must be approved between the Bollinger Development
Corporation and the City, and an Addendum approved to the
Professional Services Agreement between the City and the Planning
Corporation. Draft agreements are attached to this report.
0OO9
The Honorable City Council
October 12, 1994
Page 2
DISCUSSION
The attached draft agreements include an Agreement between the City
and Bollinger Development Corporation as well as an Addendum
Agreement between the City and the Planning Corporation. The
purpose of the Addendum Agreement is to amend the prior adopted EIR
Scope of Work to now include all work to be done by the Planning
Corporation to complete the Project EIR. The amended Scope of Work
details the basic framework of the EIR, including issues to be
analyzed, required technical studies, alternatives, and costs.
Staff is requesting specific City Council direction pertaining to
the alternatives proposed to be analyzed in the Draft EIR (see
pages 27 and 28 of the draft Scope of Work) .
STAFF RECOMMENDATION
1. Approve the amended Scope of Work and Cost Proposal for the
EIR, including alternatives to be analyzed.
2 . Authorize the City Manager to sign the Agreement between the
City and Bollinger Development Corporation.
3 . Authorize the City Manager to sign the Addendum to the
Professional Services Agreement between the City and the
Planning Corporation.
Attachments:
Agreement between the City and the Bollinger Development
Corporation
Addendum to the Professional Services Agreement between the
City and the Planning Corporation (includes Exhibit "A" ,
Revised Scope of Work and Cost Proposal for EIR)
AGREEMENT FOR PREPARATION OF AN ENVIRONMENTAL
IMPACT REPORT AND PROVISION OF RELATED
SERVICES FOR THE BOLLINGER DEVELOPMENT PROJECT
THIS AGREEMENT, made and entered into this _ day of
1994, by and between the CITY OF MOORPARK ( "City" ) , a municipal
corporation located in the County of Ventura, State of California,
and BOLLINGER DEVELOPMENT CORPORATION ( "Bollinger" ) , a California
Corporation.
WITNESSETH
WHEREAS, Bollinger is the lessee and duly has the right to
file an entitlement application for land owned by the Receiver,
Richard Weissman, Westoaks #27 ( "WESTOAKS" ) , and a small parcel of
land owned by the Corporation of the Presiding Bishop of the Church
of Jesus Christ of Latter Day Saints ( "CPB" ) , a Utah Corporation,
both located in the County of Ventura, within the City of Moorpark,
and the Assessor's Parcel Numbers, ownership, and estimated acreage
for these properties, is as follows, excluding existing street
right of way and recorded tract maps:
Assessor's Parcel Number Owner Acreage
500-240-075 CPB 40 . 13
500-230-065 CPB 22 . 01
500-230-125 CPB 197 .34
500-230-015 WESTOAKS 80.30
500-230-135 WATERWORKS 0.24
500-230-095 WATERWORKS 0 .23
500-230-115 WATERWORKS 0 . 87
500-230-075 WATERWORKS 0 .23
500-260-015 WESTOAKS 40. 16
500-250-115 WESTOAKS 47 .20
500-220-075 WESTOAKS 80.45
500-430-015 WESTOAKS 5 .37
500-430-025 WESTOAKS 5 . 31
500-430-035 WESTOAKS 5 . 00
500-430-045 WESTOAKS 5 . 00
500-430-055 WESTOAKS 5 . 00
500-430-065 WESTOAKS 5 . 00
500-430-075 WESTOAKS 5 . 00
500-430-085 WESTOAKS 5. 00
500-430-095 WESTOAKS 5. 00
500-440-015 WESTOAKS 5.00
500-440-025 WESTOAKS 5 .00
500-440-035 WESTOAKS 5 .00
500-440-045 WESTOAKS 5 . 02
500-440-055 WESTOAKS 5 . 05
500-440-065 WESTOAKS 5 . 05
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001 fl1)
500-440-075 WESTOAKS 5. 02
500-440-085 WESTOAKS 5. 09
500-440-095 WESTOAKS 5 . 02
500-440-105 WESTOAKS 5. 01
500-440-115 WESTOAKS 5 . 18
500-440-125 WESTOAKS 5 .29
500-440-135 WESTOAKS 5. 12
500-440-145 WESTOAKS 5.07
500-440-155 WESTOAKS 5. 13
500-440-165 WESTOAKS 5.02
500-440-175 WESTOAKS 5 .44
500-440-185 WESTOAKS 5 . 03
WHEREAS, on August 4, 1993, the City Council approved the
submittal of a General Plan Amendment application by Bollinger; and
WHEREAS, on April 25, 1994, Bollinger submitted its formal
application to the City for a General Plan Amendment (GPA-94-1) ,
Zone Change (Z-94-1) , Vesting Tentative Tract Map (VTT-4928) ,
Parcel Map (PM-94-1) , Residential Planned Development Permit (RPD-
94-1) , and Conditional Use Permit (CUP-94-1) , collectively
hereinafter referred to as the "Bollinger Development Project" ; and
WHEREAS, upon execution of this Agreement by City and
Bollinger, City intends to approve an Addendum to the Professional
Services Agreement ( "Agreement" ) , between the Planning Corporation
and the City for preparation of the environmental impact report and
provision of related services for the Bollinger Development
Project, and a copy of the Addendum to the Professional Services
Agreement is attached hereto and incorporated herein as Exhibit
"1" ; and
WHEREAS, said Addendum amends the Scope of Work and Cost
Proposal for the Environmental Impact Report for the Bollinger
Development Project, and the Scope of Work is included as Exhibit
"A" to Exhibit "1" of this Agreement; and
WHEREAS, upon execution of this Agreement by City and
Bollinger, Bollinger shall be responsible for payment of all costs
associated with the Planning Corporation Agreement as well as costs
for City administration of the Planning Corporation Agreement and
related preparation, review, and processing of an environmental
impact report, and the processing of the Bollinger Development
Project, as identified herein and within Exhibit "1" of this
Agreement.
NOW, THEREFORE, in consideration of the mutual covenants,
benefits and premises contained herein, the parties agree as
follows:
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0091
I. COSTS OF PLANNING CORPORATION AGREEMENT
Bollinger shall pay to City all costs incurred by City in
strict accordance with the Planning Corporation Agreement;
provided, however, that such costs shall not exceed
$83,430 . 00, without the prior written agreement of Bollinger
and the City, of the changes in the scope of work for the
Planning Corporation Agreement, which result in the increase
of said cost. Payment by Bollinger to City shall be in
accordance with the terms set forth in this Agreement.
Upon joint execution of this Agreement, Bollinger shall pay to
the City a total of $95,944.50, which shall be deposited into
a project trust fund account, to be used for payment of the
Planning Corporation Agreement ($83,430 .00) as well as the
City's administrative charge of 15 percent of the contract
amount ($12,514 .50) .
II. CITY COSTS
Bollinger shall pay City for one hundred percent (100%) of all
necessary and proper costs incurred by City in regard to
administering, preparing, reviewing, and processing the
environmental impact report, and the Bollinger Development
Project, in accordance with adopted fee resolutions. City
will inform Bollinger of additional costs anticipated for
ninety (90) days, when eighty percent (80%) or more of the
total Bollinger Development Project deposit has been expended.
Bollinger shall then make a supplemental deposit, based on the
City's ninety (90) day estimate, within thirty (30) days of
receipt of invoice. In no case shall the amount on deposit
with the City to pay for City costs be less than $5,000.00, to
allow for payment of City costs in the event of termination of
this Agreement by Bollinger.
Payment by Bollinger to the City shall be made within thirty
(30) days of receipt of invoice, except for those which are
contested or questioned and returned by Bollinger with written
explanation within ten ( 10) days of receipt of invoice. City
shall provide to Bollinger a written response to any invoice
contested or questioned. Failure of Bollinger to pay in a
timely manner may result in the termination or suspension of
work on the environmental impact report and/or Bollinger
Development Project processing, pursuant to Article V herein.
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00102
City is not obligated to continue working if at any time the
amount of money in the project trust fund account falls below
$5,000 . 00, and payment from Bollinger is not provided to the
City within 30 days of Bollinger's receipt of the City's
invoice.
III . DOCUMENTS AND REPORTS TO BE PROVIDED BY BOLLINGER
All of the reports, studies, documents and associated products
identified in the Planning Corporation Agreement as being
provided by Bollinger shall be delivered by Bollinger to the
City within thirty (30) days after execution of this
Agreement. Failure to make delivery in a timely manner may
result in the suspension or termination of work on the
environmental impact report and/or Bollinger Development
Project.
IV. ENVIRONMENTAL IMPACT REPORT CERTIFICATION
City and Bollinger herein agree that in accordance with
Section 15108 of the California Environmental Quality Act
Guidelines, the City shall make a certification decision on
the final environmental impact report by September 27, 1995,
which is one year and ninety (90) days following June 29,
1994, the date that the City accepted the Bollinger
Development Project as complete, unless work on the
environmental impact report is suspended or terminated in
accordance with Article V of this Agreement.
In no event or circumstance, shall this Agreement be deemed to
require City certification of the environmental impact report
prepared by the Planning Corporation for the Bollinger
Development Project.
V. TERMINATION OR SUSPENSION
This Agreement may be terminated by Bollinger at any time and
for any reason upon giving the City notice of termination of
this Agreement, and City shall, within ten ( 10) working days
of receipt of said notice from Bollinger, exercise its right
to terminate the Planning Corporation Agreement pursuant to
Article III of the Planning Corporation Agreement. In the
event Bollinger exercises its right to terminate, Bollinger
agrees that it will reimburse the City for the services
performed by Planning Corporation, City staff, and City
contract employees and consultants, up to the date of
termination of the Bollinger and Planning Corporation
Agreements . Compensation for work in progress shall be
prorated as to the percentage of progress completed at the
date of termination.
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00103
This Agreement may be terminated or suspended, with or without
cause, by City at any time with no less than ten ( 10) working
days written notice of such termination or suspension. In the
event of such termination or suspension, Bollinger shall
compensate City for any costs incurred by Planning
Corporation, City staff, and City contract employees and
consultants, up to the later date of termination or suspension
of both the Bollinger and Planning Corporation Agreements.
Compensation for work in progress shall be prorated as to the
percentage of progress completed at the date of termination or
suspension.
VI. COPIES OF WORK PRODUCT
Bollinger shall have a right to receive from the City, a copy
of the draft and final environmental impact reports prepared
by Planning Corporation at the time that these documents are
made available for public review.
VII.RESERVATION OF RIGHTS
In no event or circumstance, shall this Agreement be deemed to
limit or otherwise be deemed a waiver of any right,
obligation, claim, cause of action, or defense that either
party may have under any applicable California or federal law.
VIII .GOVERNING LAW
This Agreement shall be governed by, and construed in
accordance with the laws of the State of California.
IX. ADDITIONAL DOCUMENTS
Each party hereto agrees to execute any and all documents and
writings which may be necessary or expedient to, and to do
such further acts for, the purposes hereof.
X. SUCCESSORS, ASSIGNS
This Agreement shall be binding upon and inure to the benefit
of all heirs, successors, and assigns .
XI. TERM OF AGREEMENT
The term of this Agreement shall be the time period required
to complete all of the work tasks identified in Exhibit "1" of
this Agreement, and for a one-year period following completion
of all such tasks, unless this Agreement is terminated
pursuant to Article V herein.
dst-10-07-94/10:54amC:\WP51\CTR-BDC.EIR 5
00104
A
XII.MISCELLANEOUS PROVISIONS
A. Bollinger, including any affiliated company, partnership,
or corporation, agrees not to hire Planning Corporation,
or any other subcontractors retained by Planning
Corporation, or its affiliated companies, partnerships or
corporations, in fulfillment of the Planning Corporation
Agreement with the City to perform any work during the
term of this Agreement (see Article XI) , without the
prior written consent of the City.
B. Bollinger shall hold harmless, indemnify and defend
the City and its officers, employees, servants,
agents, and independent contractors who serve in
the role of City Manager, Deputy City Manager,
Director of Community Development, City Engineer,
or City Attorney from any claim, demand, damage,
liability, loss, cost, or expense, for any damage
whatsoever, including but not limited to death or
injury to any person and injury to any property,
resulting from misconduct, negligent acts, errors
or omissions of Bollinger or any of its officers,
employees or agents in the performance of this
Agreement, except such damage as is caused by the
sole negligence of the City. Bollinger shall also
hold harmless the City and its officers, employees,
servants, agents, and independent contractors who
serve in the role of City Manager, Deputy City
Manager, Director of Community Development, City
Engineer, or City Attorney from any claim, demand,
damage, liability, loss, cost, or expense, for any
damage whatsoever, including but not limited to
death or injury to any person and injury to any
property, resulting from misconduct, negligent
acts, errors or omissions of Planning Corporation
or any of its officers, employees or agents in the
performance of the Planning Corporation Agreement,
except such damage as is caused by the sole
negligence of the City.
C. Any notice to be given pursuant to this Agreement shall
be in writing, and all such notices and any other
document to be delivered shall be delivered by personal
service or by deposit in the United States mail,
certified or registered, return receipt requested, with
postage prepaid, and addressed to the party for whom
intended as follows:
To: Director of Community Development
City of Moorpark
799 Moorpark Avenue
Moorpark, CA 93021
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0 0 1 0 5
A
To: Paul Bollinger
Bollinger Development Corporation
2820 Townsgate Road
Westlake Village, CA 91361-3000
Either party may, from time to time, by written notice to
the other, designate a different address or contact
person, which shall be substituted for the one above
specified. Notices, payments and other documents shall
be deemed delivered upon receipt by personal service or
as of the second (2nd) day after deposit in the United
States mail.
D. Nothing contained in this Agreement shall be deemed,
construed or represented by the City or Bollinger or by
any third person to create the relationship of principal
or agent, or of a partnership, or of a joint venture, or
of any other association of any kind or nature between
the City and Bollinger.
E. This Agreement constitutes the entire agreement of the
parties concerning the subject matter hereof and all
prior agreements or understandings, oral or written, are
hereby merged herein. This Agreement shall not be
amended in any way except by a writing expressly
purporting to be such an amendment, signed and
acknowledged by both of the parties hereto. The Director
of Community Development shall have the authority to
amend the scope of work (Exhibit "1" ) so long as the cost
of the revised work task does not exceed the total
budgeted contingency amount.
F. Should interpretation of this Agreement, or any portion
thereof, be necessary, it is deemed that this Agreement
was prepared by the parties jointly and equally, and
shall not be interpreted against either party on the
ground that the party prepared the Agreement or caused it
to be prepared.
G. No waiver of any provision of this Agreement shall be
deemed, or shall constitute, a waiver of any other
provision, whether or not similar, nor shall any such
waiver constitute a continuing or subsequent waiver of
the same provision. No waiver shall be binding, unless
executed in writing by the party making the waiver.
H. In the event any action, suit or proceeding is brought
for the enforcement of, or the declaration of any right
or obligation pursuant to this Agreement or as a result
of any alleged breach of any provision of this Agreement,
the prevailing party shall be entitled to recover its
costs and expenses, including reasonable attorney's fees,
from the losing party, and any judgment or decree
rendered in such a proceeding shall include an award
thereof.
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A
I . Cases involving a dispute between the City and Bollinger
may be decided by an arbitrator if both sides agree in
writing, with costs proportional to the judgment of the
arbitrator.
J. This Agreement is made, entered into, and executed in
Ventura County, California, and any action filed in any
court or for arbitration for the interpretation,
enforcement or other action of the terms, conditions or
covenants referred to herein shall be filed in the
applicable court in Ventura County, California.
K. The captions and headings of the various Articles and
Paragraphs of this Agreement are for convenience and
identification only and shall not be deemed to limit or
define the content of the respective Articles and
Paragraphs hereof.
IN WITNESS WHEREOF, the parties have caused this Agreement to
be executed as of the day of , 1994 .
CITY OF MOORPARK: BOLLINGER DEVELOPMENT CORPORATION
California Corporation
BY BY
Steven Kueny Paul Bollinger
City Manager President
ATTEST:
BY
Lillian E. Hare
City Clerk
Attachments:
Exhibit "1" - Addendum to Professional Services Agreement
between the Planning Corporation and the City
of Moorpark (Includes amendment to Exhibit
"A" , Scope of Work)
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•
EXHIBIT "1"
ADDENDUM TO THE PROFESSIONAL SERVICES AGREEMENT
BETWEEN THE CITY OF MOORPARK AND THE PLANNING
CORPORATION FOR PREPARATION OF AN ENVIRONMENTAL
IMPACT REPORT AND PROVISION OF RELATED SERVICES
FOR THE BOLLINGER DEVELOPMENT PROJECT
00108
dst-10-07-94/10:54amC:\WP51\CTR-BDC.EIR
ADDENDUM TO JUNE 17, 1994, PROFESSIONAL
SERVICES AGREEMENT BETWEEN THE CITY OF
MOORPARK AND THE PLANNING CORPORATION FOR
PREPARATION OF AN ENVIRONMENTAL IMPACT REPORT
AND PROVISION OF RELATED SERVICES FOR THE
BOLLINGER DEVELOPMENT PROJECT
THIS ADDENDUM AGREEMENT, made and entered into this day
of , 1994, by and between the City of Moorpark ( "City" ) ,
a municipal corporation, located in the County of Ventura, State of
California, and the Planning Corporation, a California Corporation,
which Addendum Agreement is entered into with reference to the
following recitals.
RECITALS
WHEREAS, the Planning Corporation entered into a Professional
Services Agreement with the City on June 17, 1994, to perform
professional environmental compliance, planning, and resource
management services related to the preparation of an environmental
impact report ( "EIR" ) and provision of related services for the
Bollinger Development Project, as described in Exhibit "A" , the
Scope of Work to that Professional Services Agreement; and
WHEREAS, Exhibit A, Scope of Work, to that Professional
Services Agreement dated June 17, 1994, described the work products
and services to be provided by the Planning Corporation; and
WHEREAS, the Planning Corporation has now completed the
distribution of a Notice of Preparation of a Draft Environmental
Impact Report for the Bollinger Development Project, reviewed the
comments submitted in response to that Notice of Preparation, and
has prepared a more detailed scope of work and cost proposal for
preparation of an EIR;
NOW, THEREFORE, in consideration of the above recitals, the
parties hereto agree as follows:
The Scope of Work, attached as Exhibit "A" to the June 17,
1994, Professional Services Agreement between the City of Moorpark
and the Planning Corporation for preparation of an EIR and
provision of related services for the Bollinger Development
Project, is hereby amended by the inclusion of the attached Scope
of Work and Cost Proposal for the Moorpark Country Club Estates
(Bollinger Development Project) , Environmental Impact Report, dated
October 7, 1994 . Where the Scope of Work is modified by the
Professional Services Agreement, or in the event there is a
conflict between the provisions of the Scope of Work and the
Professional Services Agreement, the language contained in the
Professional Services Agreement shall take precedence.
1
00109
IN WITNESS WHEREOF, the parties have caused this Agreement to
be executed as of the day of , 1994 .
CITY OF MOORPARK: THE PLANNING CORPORATION:
By: By:
Steven Kueny Steve Craig, Principal
City Manager
ATTEST:
By:
Lillian E. Hare, City Clerk
Attachment: Scope of Work and Cost Proposal for the Moorpark
Country Club Estates (Bollinger Development
Project) , Environmental Impact Report, dated
October 7, 1994
2
00110
SCOPE OF WORK AND COST PROPOSAL
For the
MOORPARK COUNTRY CLUB ESTATES PROJECT
(Bollinger Development Corporation)
ENVIRONMENTAL IMPACT REPORT
Vesting Tentative Tract 4928
Parcel Map 94-1
Residential PD Permit 94-1
Conditional Use Permit (CUP) 94-1
General Plan Amendment 94-1
Zone Change 94-1
Submitted To: The City of Moorpark
Community Development Department
799 Moorpark Avenue
Moorpark, California 93021
Contact: Deborah S. Traffenstedt
Senior Planner
Submitted By: The Planning Corporation
48491 Sapaque Valley Road
Bradley, California 93426
Date: Revised: October 7, 1994
001 1 1
r
TABLE OF CONTENTS
Page
1.0 Introduction and Technical Approach 4
2.0 Contract Responsibilities 6
3.0 Statement of Work 12
4.0 Cost Proposal 30
5.0 Schedule 35
6.0 Offer 37
00112
1.0 INTRODUCTION AND TECHNICAL APPROACH
00113
1.0 INTRODUCTION AND TECHNICAL APPROACH
Facilities and Capabilities
The Planning Corporation is a small, multi-disciplinary firm specializing in providing planning
services to small to medium sized cities (less than 50,000 people). Based in Monterey with
an office in Santa Barbara, The Planning Corporation has completed over 75 major
environmental documents over the past 15 years.
The Planning Corporation's principal, Steven Craig (Ph.d.c), specializes in the planning and
implementation of complex projects. His management experience has included town
planning and project management for a number of cities and private clients. Currently, he is
involved in major planning programs in Palm Springs, Cathedral City, Fillmore, Calabasas,
and Arcadia. During the past several years, he and his firm have provided planning and
environmental services to other cities in southern California including Ventura, Santa
Monica, the unincorporated communities of Los Alamos and Montecito, and other small
cities in Los Angeles, Ventura and Santa Barbara Counties. Mr. Craig has been involved in
the management of land acquisition programs, school relocation, and community
development programs under contract with federal, state, and governments.
For the past three years, Mr. Craig and his firm have also been managing the implementation
of a major golf course project and rural subdivision in the Ojai Valley which included the
creation of a 2,000 acre cultural and natural preserve. As a result of this experience, Mr.
Craig has developed substantial expertise concerning the environmental management of golf
courses. The firm has also been actively involved in providing legal support for major
development related litigation. Presently Mr. Craig is serving as the expert witness for the
Ahmanson Ranch Project lawsuit filed in 1993 by the City and County of Los Angeles and
the Cities of Malibu and Calabasas. A copy of the Planning Corporation Statement of
Qualifications (and examples of work) are on file with the City.
Staff and Subcontractor Participants
Preparation of the Moorpark Estates EIR under the guidance of the Planning Corporation
would involve extensive use of computer-aided graphic design programs to facilitate all
mapping and data management tasks. The Planning Corporation has an associate
programmer with several years experience in the use of AutoCad for environmental analysis,
graphics and simulation illustrations. The principal urban design associate participating in
this project would be Planning Corporation Vice-President C.A. Rowley.
Research staff members participating in the program include Tom Stanley, who will be
responsible for comparative research regarding similar projects in other jurisdictions, Kevin
McSweeny, who will assist with issues related to public utilities, infrastructure, and project
effects on schools, and Stephanie Lawson, who will participate in the planning and General
Plan consistency evaluation. Steve Craig, the project director, will also provide expertise
regarding cultural and natural resources, his areas of primary knowledge. Mr. Craig will also
be the principal editor on the final products submitted as deliverables for each task; he will
also be responsible for editing and incorporating all subcontractor inputs and producing the
EIR.
Subcontractors working as members of the project team are:
o Associated Transportation Engineers [Traffic Circulation, Traffic
Safety, Parking, and Regional Improvements]
00114
Moorpark Estates EIR Proposal-4
o Walker-Celano (if required) [Noise]
o Hawks and Associates [Drainage, Hydrology, Water Resources]
o Rachel Tierney [Biological Resources]
o Michael Brandman and Associates (if available) [Biological Resources]
o Donald Kowalewsky [Geologic Hazards]
Data Base and Information Management
A thorough and complete evaluation of the environmental consequences of the proposed
project will require extensive data and graphic management. The Planning Corporation has
assembled a wide array of illustration, data description and analysis programs which have
been of demonstrated usefulness in our planning efforts. Because of the extensive land area
involved in the proposed project and the large number of variables that need to be organized
and evaluated, computer graphic data base management is essential.
As described in our work statement, we would acquire the digitized topographic basemap
for the project from the applicant's engineer. AutoCAD permits creation of "layers" of
information to be placed over topographic base maps; each layer is separately stored and
can be independently manipulated. Most of the data base described below will be stored as
separate layers; this arrangement provides great flexibility in reorganizing and modifying
outputs in response to comments and in planning alternatives that would offset impacts yet
still achieve the applicant's objectives.
00115
Moorpark Estates 'ER Proposal-5
2.0 CONTRACT RESPONSIBILITIES
This statement of work outlines the tasks and methodologies to be used by The
Planning Corporation in preparing the Administrative Draft, Public Draft,
Administrative Final and Final EIR on the proposed Moorpark Estates EIR. These
documents will be prepared in conformance with State and County, and City
Guidelines for EIR Preparation in conformance with CEQA Guidelines.
2.1 Subject and Scope
Project Description
The applicant is proposing to subdivide a 644 acre property in the northern part of
the City into a residential development which will be comprised of 248 homes, of
which 32 would be "affordable" as defined by the City of Moorpark. The residential
properties would be situated on the higher elevation portion of the parcels
comprising the subdivision. In the canyon systems below the homes, two golf
courses are proposed.
One of the two courses would be a public municipal course that would ultimately be
owned and operated by the City and the other course would be private. The
applicant has proposed to construct the golf course for the City and then transfer
the course ownership and operation to the City upon completion. This transfer
would be funded through a funding mechanism as yet undefined. Alternative fiscal
approaches to this transfer are to be studied.
In addition to the residential lots, the applicant is proposing to provide a public park,
an equestrian staging area, and associated trails. The design concept for the
proposed golf course would involve the extensive use of native vegetation in roughs
and conventional turf in tees, greens, and fairways. The golf courses are proposed
to be maintained with reclaimed water. Reclaimed water mainline extensions will be
required to serve the courses.
Ingress and egress to the project site would be provided via Highway 23 and
Gabbert Road. Road segment and intersection capacity improvements will be
required; the scope of these improvements will be defined in the EIR. In addition,
water, power, and sewer line extensions will be required to serve the project.
Downstream hydraulic and flooding related impacts will be offset by developing
sufficient retention basin capacity within the project boundary to prevent any
increase in water flow compared to pre-development conditions.
Scope of Analysis
Based on available information, the scope of the analysis for the EIR will address the
following topics. This array of concerns was defined after considering input
received from responsible and trustee agencies that responded to the Notice of
Preparation for the project.
o Traffic Circulation and Parking
o Air Quality
o Geology and Seismic Safety
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Moorpark Estates EIR Proposal-6
o Water Supply/Water Quality
o Drainage/Hydrology
o Biology/Botanical Resources
o Cultural Resources
o Public Services and Infrastructure
o Solid Waste Disposal
o Growth Inducement/Jobs:Housing Balance
o Aesthetics and Visual Resources
o Noise
Mitigation measures will be proposed for all potentially significant effects. These
measures will be coordinated with appropriate government agencies where
applicable. These measures will be presented in wording which can be directly
applied to conditions of approval by the decision makers. The derivation of all
measures will be identified as proposed by the consultant, the applicant or
applicant's representatives, City or County staff, standard departmental conditions,
and statutory mitigations. The document will include all mandatory CEQA sections
including growth inducement and alternatives to the proposed project. The
document will also conform with mitigation/monitoring requirements by outlining a
monitoring program for all mitigation measures.
The format for this EIR will conform to the City's current CEQA Guideline
requirements. The document will be thorough and succinct. The body of the EIR
will be preceded by a summary which will be written in non-technical language. An
impact matrix summary will also be provided which will outline all impacts and
mitigation measures organized according to the level of significance of various
impacts (e.g., significant unavoidable impacts, impacts subject to mitigation,
insignificant impacts). The impact matrix will be prepared to summarize the EIR
findings and advise decision makers of a brief, complete overview of the EIR results.
2.2 Data Sources
The data sources which will be used for each element of the work program are
discussed in Section 3 which describes each of the work tasks necessary for
completion of the EIR. In general, library sources, agency archives, existing studies
and data on file with private corporations and public agencies including City and
County reference material will provide baseline information for most sections of the
EIR. To the extent feasible, existing EIRs and previously prepared studies funded by
the applicant will be incorporated into the document, subject to peer review
evaluation to be performed by the EIR consultant. These studies include:
A project environmental resources analysis prepared by Michael
Brandman Associates (Environmental Setting Report and Constraints
Analysis, 1993, Michael Brandman and Associates, Camarillo,
California),
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Moorpark Estates EIR Proposal-7
A drainage and hydrology report (Moorpark Country Club Tract No.
4928: Drainage Report and Hydrology Calculations, May 1994, The
Haaland Group, Thousand Oaks),
A Phase I cultural resources survey (Phase I Archaeological Survey
and Cultural Resources Assessment for the Moorpark Golf Course
Project, 1993, W&S Consultants), and
A geological evaluation of the property (Geotechnical Engineering
Investigation: Moorpark Golf Course, City of Moorpark, June 1993,
Geolabs - Westlake Village).
The data to be assembled by the consultants will also involve conducting interviews
with local agency personnel, City and County representatives, school district staff,
and other relevant parties. In addition, field work to confirm the conclusions of the
applicant funding engineering, natural, and cultural resource evaluations will also be
completed. Additional traffic, engineering geology, hydrology, and noise analysis
will be completed by the various subcontractors assisting with the EIR.
A preliminary site analysis and environmental assessment (Initial Study) has been
prepared by the EIR consultant under separate contract.
2.3 Graphics and Public Presentation
For purposes of clear and informative public presentation, the following graphics will
be included in the EIR at a minimum: project location; project development plans;
significant physical impacts which can be mapped (i.e., constraints mapping
showing loss of habitat, impacts on rare plants, areas to be graded, etc.). The
Aesthetics section will contain detailed photographic documentation of the potential
adverse effects of the project. Anticipated visual impacts will be presented
graphically with the assistance of the AutoCad. All EIR covers will include the
project name and identification number and a color photograph depicting the project
site. Transparencies of all graphics will be submitted with the EIR.
2.4 Consultant/City Relationship
All work directly related to the EIR preparation such as field reconnaissance,
literature search, consultation with agency personnel, and library research, will be
the responsibility of The Planning Corporation, its associates, and staff.
It will be the City's responsibility to provide The Planning Corporation with
reasonable access to relevant files and documentation pertaining to the proposed
project. It is also requested that the City assist in obtaining additional project details
from the applicant as may be necessary to complete the EIR, and in seeking the
cooperation of County departments and other agencies which will be providing input
for the preparation of the document. The consultant shall not accept any written or
oral information from the applicant or any designated agent for use in the
environmental document without first obtaining written authorization from the City.
Additionally, the consultant shall not engage in any news interviews or submit any
news releases unless expressly authorized to do so by the City.
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Moorpark Estates EIR Proposal-8
2.5 Changes in Scope of Work
The following Statement of Work outlines the scope and depth of analysis proposed
by The Planning Corporation for completion of the Moorpark Estates EIR. Any
changes in the project description or unanticipated changes in the Scope of the
Work will constitute grounds for contract renegotiation.
2.6 Meetings
Orientation Meeting: The Planning Corporation staff and selected subcontractors
will attend a meeting with City Community Development staff, the project applicant
and engineer and other agency or special district representatives as suggested by
the City to review the proposed project. Timely, accurate, and cost effective
document preparation depends on a clear understanding of the issues, thresholds to
be used to assess significance and any modifications made to the project proposed.
The purpose of the orientation meeting will be to resolve any outstanding questions
regarding the project description and to define the significance thresholds to be used
in the EIR analysis. Meetings will be held with staff periodically to review the
progress on the document and to resolve questions.
Public Hearings: The Planning Corporation staff and selected subcontractors will
attend three (3) public hearings to present the findings described in the EIR
document. Additional hearings, if necessary, can be arranged at a cost of $100 per
hour.
2.7 Conflict of Interest Warranty
Neither The Planning Corporation staff, nor any member of the project team, has
been hired by Bollinger Development, Incorporated, or any other person to assist in
the preparation of the permit application, or other material directly related to any
component of the proposed project under study in the EIR. No member of the EIR
contracting team has a financial gain or any other form of interest in the final
outcome of the project.
The consultant recognizes and agrees that it is a public official subject to the
Political Reform Act and further agrees and warrants that it has no financial
interests, directly or indirectly, which may be materially affected by the project for
which the EIR is being prepared. The consultant further warrants that before
executing this agreement, it will have reviewed the Political Reform Act and the Fair
Political Practices Commission regulations, including but not limited to, Chapter 7 to
Title 2 of the California Administrative Code, Section 18700 et seq., in order to
ascertain whether any conflict of interest would require the consultant to refrain
from participating in attempting to use its official position as a City consultant to
influence the governmental decisions underlying the subject EIR.
2.8 Insurance Coverage
The Planning Corporation carries one million dollars ($1,000,000) per occurrence
general liability and performance completion insurance with State Farm Insurance,
full liability automobile coverage with SafeCo Insurance, and Workman's
Compensation insurance with the California State Fund. A Certificate of Insurance
naming the City as an additional insured is on file with the City.
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Moorpark Estates EIR Proposal-9
2.9 Materials to be Supplied by Applicant
Existing studies in the areas of hydrology, geology, cultural resources, agriculture,
biology and natural resources, public utilities and infrastructure have been provided
to the consultants. Other documents or materials that will be required prior to
completion of the Draft EIR include:
o a specimen tree study complying with the City's ordinance,
o a Phase I Paleontological Report,
o AutoCad readable drainage, grading, and hydrology maps,
o water demand calculations for the two golf courses and the
residential portion of the project and a water supply program-
-including phasing in of reclaimed water supplies,
o an AutoCad readable topographic map of the property,
o typical sections showing elevation changes after grading may
be requested (depending on the level of detail required for the
Aesthetics and Visual Resource analysis);
o project renderings and site plans in AutoCad readable format,
and
o when available, original graphics and maps prepared by
Michael Brandman and Associates for the project
Environmental Setting Report and Constraints Analysis.
The Planning Corporation can arrange to complete the Tree Report and Phase I
Paleontological assessment or these studies may be completed by the applicant with
consultants acceptable to the City. The costs for completing these two additional
studies are not included in the EIR cost estimate.
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Moorpark Estates EIR Proposal-10
3.0 STATEMENT OF WORK
This Statement of Work outlines the proposed work program for completion of the
Administrative Draft, Draft, Administrative Final and Final EIRs on the proposed
project. The content of the document and the methods to be used in impact
evaluation are presented in this section. Unless otherwise indicated, The Planning
Corporation staff will perform the work described.
The general approach to the proposed analysis is to do literature and field research
to obtain comparable data for all potentially significant impact areas. Based on
information obtained during the EIR study process, environmental constraints maps
will be prepared depicting all resources, hazards, and concerns that can be mapped
(for example, slope and landslide problems, biologically sensitive habitats, and
community viewsheds). This approach to the analysis will provide a suitable
framework for comparing the applicant proposed project to the resources that the
project will impact. The mapping will assist in designating areas which should be
preserved because of unique biological sensitivity, scenic viewsheds to be
preserved, severe geologic hazards or other significant constraints. In this manner,
the information obtained during the EIR process can be used to design appropriate
mitigation measures to protect the environment which may be impacted as a
consequence of the project.
These baseline constraints maps will also be useful in considering alternatives to the
project. If the project is ultimately approved, the environmental constraints maps
will also be of direct utility to the City in monitoring mitigation compliance. This
mapping approach will also enable consideration of environmentally superior
alternatives to the proposed transmission corridor drawn by the applicant's
engineers. Constraints maps will be prepared for each relevant subject area.
Transparencies of each map will also be made so overlays comparing the various
resource constraints can be provided in the alternatives analysis.
1 Introduction, Summary, and Impact Matrix
The introduction will briefly describe the subject and format of the EIR. The use of
CEQA Section 15150 (incorporation by reference) will be discussed. The data base
used for impact analyses will be described. Basic impact classifications to be used
for the analysis will also be outlined.
The narrative summary will provide a succinct written synopsis of the EIR findings in
their entirety in clear, non-scientific terminology. The purpose of this summary is to
achieve the brevity required by CEQA guidelines without compromising the technical
data contained in the complete EIR text. This summary would be useful for persons
interested in reviewing the findings contained in the document without reading the
complete EIR. The summary will contain a synopsis of the project description,
environmental setting, conclusions about the environmental consequences of the
project, and a review of the alternatives considered.
An impact matrix table will also be prepared which will display the various categories
of unavoidably significant and significant impacts, together with recommended
mitigation measures, for each significant effect. This table will also indicate whether
a particular impact is project specific or cumulative in scope. This table is designed
primarily (1) to assist the decision-makers in deliberating over the project and (2) to
serve as an 'index' for locating issues of particular concern in the body of the EIR.
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Moorpark Estates EIR Proposal-11
The alternatives to the project and the environmentally superior options will also be
displayed in this summary table.
Participants and Costs
This section of the document will be completed by Planning Corporation staff for a
total cost of $820.
2 Project Description
A project description complying with all of the requirements outlined in CEQA
Guidelines and Statutes will be prepared. This description has been assembled in a
preliminary manner and was distributed with the Notice of Preparation. The Project
Description will include all of the following:
(1) a thorough synopsis of the project summarizing the project title,
proposed objective, location, legal description, applicant/landowner,
current landowner adjacent to the proposed easement corridor,
engineer, current use, zoning, General Plan designation, status of
permits applied for or issued, and approvals required;
(2) a complete description of the project characteristics and objectives
will be written based on data provided by the applicant. Appropriate
descriptive graphics will be prepared including regional and site
vicinity maps, project plans, and elevations--each of the applicant
requests will be reviewed and illustrated (as appropriate);
(3) the conditioning authority of responsible and trustee agencies will be
described;
(4) early in the EIR analysis process, as recommended by CEQA
Guidelines, the consultant will work with the applicant and the
applicant's engineer to prepare a series of mitigation measures and
project amendments that could minimize the impacts of the project.
This review and consultation will occur early in the EIR analysis with
the assistance of City staff. These revisions to the project and
mitigation measures will potentially include modifications to the
grading plan, incorporation of an Integrated Golf Course Management
Plan into the Project Description, and modifications to the treatment
of open space to achieve enhanced biological resource preservation;
and
(5) a brief history of the evolution of the project application will be
prepared.
Annexation of a segment of Grimes Canyon Road will be considered in the EIR and
the project will be conditioned to complete this annexation prior to Final Map
recordation.
Participants and Costs
This section of the document will be completed by Planning Corporation staff for a
total cost of $2,640.
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Moorpark Estates EIR Proposal-12
3 Environmental Setting
The purpose of this section of the EIR is to describe in a summary manner the
baseline existing conditions in the immediate project vicinity and the regional
conditions determined by the City to be significant to this project. The pertinent
baseline conditions relevant to specific areas of impact analysis (geologic setting,
biological setting, etc.) will be provided in individual chapters of the EIR. This
section of the document will describe the overall context of the project including:
(1) the natural environment;
(2) major landforms and relationship to surrounding topography and the
City's corporate limit;
(3) the visible natural environment and the project's relation to existing
land uses (low density residential, agricultural operations, and open
space surrounding the project;
(4) the cultural environment (attributes of the local rural population and
historic land uses in the vicinity of the project);
(5) recent major modifications to the environment within and adjacent to
the project;
(6) the cumulative EIR assessment data base for the project will be
defined. In consultation with the City, the consultant will develop a
cumulative project list which will be used as baseline for traffic, air
quality, and related impact analyses; and
(7) the relation of the proposed project to surrounding approved or
proposed projects will be defined. Integrating trails, shared
recreational areas, coordination of street systems, and related issues
will be considered.
Annotated photographs showing existing conditions within the project boundary will
be provided; this series of photographs will illustrated major landforms and
drainages, relation of the project to the City, primary points of ingress-egress, and
related concerns.
Participants and Costs
This section of the document will be completed by Planning Corporation staff for a
total cost of $1490.
4 Land Use and Planning Considerations
The land use analysis for the EIR will emphasize presenting the full range of
anticipated changes in land use which would result from implementation of the
proposed project. To this end, applicable goals, policies and programs in the City's
General Plan will be enumerated and the potential consistency of the project with
these standards will be evaluated. A summary table will be prepared to display the •
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Moorpark Estates EIR Proposal-13
points of incompatibility between the project as proposed and existing General Plan
policies.
A land use compatibility discussion will also be provided which will specifically
address the integration of this project with surrounding developments and ultimate
General Plan buildout goals for the northern portion of the City. A discussion of the
general compatibility of the project with surrounding land uses will be based on a
comparison of project plans to planning guidelines.
In addition to the General Plan consistency analysis, a description of other plans and
policies (primarily County policies and programs) governing land use within the
project boundaries will be reviewed and summarized. The text of pertinent policies
will be presented and discussed. Any potential project conflicts with local State or
Federal regulations will also be discussed in this section. Based on present
information, the following planning guidelines will be considered:
(1) the Moorpark General Plan (Safety Element, Open Space, Circulation
Element, Noise Element, Conservation, and Recreation Element, Land
Use Element, and Housing Element);
(2) consistency with the City's Growth Management Program;
(3) applicable programs, policies, and guidelines contained in the County
of Ventura General Plan and the SCAG Regional Comprehensive Plan.
Applicable County plans include long term planning goals for
population, solid waste planning, air quality management, including
the County AQMP, Guidelines for Orderly Development, County Area _
of Interest Policies, VCOG population forecasts, County Water
Management and Solid Waste Management Plans, and other plans
and policies considered relevant by responsible and trustee agencies;
and
(4) consistency with any City inclusionary housing requirements.
CEQA requires that full consideration be given to the specific physical changes
which would result from a proposed project. Translating proposed land use changes
into specific physical impacts on the environment will be the objective of the impact
analysis for land use considerations. Land use impacts to be considered will include
land use conversion, potential loss of unique biological resources, extension of
services, property loss risks associated with geological, slope and soil problems and
potential impacts to view corridors.
Mitigation of land use incompatibilities will emphasize modifications and alternatives
to the proposed project which could feasibly lessen or alleviate land use impacts
while still achieving basic development objectives. After completion of the Land Use
analysis, the consultant will encourage a City-applicant meeting to evaluate
modifications to the project that could reduce such conflicts.
Participants and Costs
This section of the document will be completed by Planning Corporation staff for a
total cost of $2,900.
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Moorpark Estates EIR Proposal-14
5 Traffic Circulation and Parking
A comprehensive traffic study will be prepared by the project traffic engineer,
Associated Transportation Engineers (ATE), under contract to the EIR consultant.
The Scope of Work for the proposed traffic analysis is contained in a detailed
statement of work included in Appendix 1 of this proposal. This scope of work was
developed in consultation with City staff, County Public Works staff, and the City's
Traffic Engineer.
The impact analysis will include a detailed volume/capacity analysis of local and
regional intersections identified as relevant by the City and County. The traffic and
circulation study will include an analysis of existing and future traffic (years 2000
and 2010) conditions within the project study area, quanitification of project trip
generation estimates, and an assessment of project-specific and cumulative traffic
impacts.
The traffic consultants will use data provided from the Moorpark Traffic Analysis
Model to complete the impact analysis and mitigation planning. The City's traffic
model is maintained and updated periodically by Austin-Foust Associates. The
applicant will be required to separately fund all model runs required by Associated
Transportation Engineers to complete the impact analysis. The traffic engineers will
also complete the analysis of two project alternatives. Please refer to Appendix 1
for more detailed information about the traffic circulation work program.
The impacts of the project that will be considered in the analysis include:
(1) project effects on existing and future roadway capacity;
(2) impacts on intersection capacity;
(3) off-site roadway effects on the County regional road network;
(4) internal circulation patterns and streetscape planning;
(5) effects on intersection reserve capacity and General Plan buildout
projections;
(6) safety considerations (bicycle and pedestrian safety, increased
accident potential) and trail system linkages with existing or planned
trail systems;
(7) egress-ingress alternatives; and
(8) conformance with VCCMP and City of Moorpark transportation
planning and Level of Service projections and requirements.
Participants and Costs
This section of the document will be completed by Associated Transportation
Engineers under subcontract to the consultant for $9,250. Planning Corporation
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Moorpark Estates EIR Proposal-15
costs for coordination, incorporation of the technical report into the EIR, and related
expenses will be $2,500. Total cost for preparation of this section will be $11,750.
6 Air Quality
Existing regional and local ambient air quality in the vicinity of the project will be
described based on available monitoring information to be obtained from the Ventura
County Air Pollution Control District (APCD) The impact assessment will consider
the effects of both project mobile and any stationary source emissions (related to
golf course operations) that have the potential to affect air quality attainment
planning within the local air basin. The assessment of impacts and mitigation
planning will be completed in accord with the County APCD Guidelines for the
Preparation of Air Quality Impact Analysis.
Construction emissions resulting from grading operations and other related aspects
of the construction process will be estimated. Analysis of the project's construction
phase will be developed from construction equipment information supplied by the
applicant. The applicant's data will be run by the Planning Corporation's
"CONSTRUCT" computer program designed to estimate pollutant emissions during
construction. The "CONSTRUCT" program will be utilized to estimate reactive
hydrocarbons, sulfur dioxide, nitrous oxide, and particulate emissions using EPA
standards.
If the construction equipment to be used is not specified by the applicant, The
Planning Corporation will use standard construction vehicle emission factors (APCD
circular number EPA AP-42 1972 and updates and EPA AP-42 Emissions Factors) to
estimate anticipated impacts for various types of construction activities.
Air emission estimates for both stationary and mobile sources will be evaluated
using the California Air Resources Board approved models; the applicable model is
Urbemis 3. No CALINE4 carbon monoxide modelling will be required because the
anticipated CO levels at area intersections have either been recently modelled (on a
cumulative basis) for other projects and the increment of change associated with the
proposed project is not projected to exceed APCD thresholds. The air quality
impacts associated with both the residential and golf course components of the
project will be separately quantified.
Conformity with the County AQMP will be assessed using County approved
projections. The County will be consulted to determine the significance of any
potential impacts related to the achievement of AQMP objectives. Mitigation
measures will also be conceived in consultation with the County. Emission
reduction calculations determined to be feasible by the County will be made to
determine recommended air quality mitigation fees.
Participants and Costs
This section of the document will be completed by Planning Corporation staff for a
total cost of $2,610 (including multiple model runs).
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Moorpark Estates DR Proposal-16
7 Geology and Seismic Safety
The potential geologic impacts of the project will be the subject of considerable
review and study. The applicant has completed several preliminary exploratory
evaluations of the geologic suitability of the project for both residential and
recreational uses. In the Environmental Setting Report and Constraints Analysis
prepared for the project by Michael Brandman and Associates, geological impact
assessment has been provided outlining potential seismic, landslide, and liquefaction
related effects. A more detailed geotechnical report prepared by Geolabs-Westlake
Village (Geotechnical Engineering Investigation: Moorpark Golf Course, City of
Moorpark) contains a more detailed feasibility assessment of the project. This study
addresses faulting and seismicity, liquefaction, slope stability and landslide potential,
ground settlement, expansive soils and near-surface water hazards. This study will
serve as the primary evaluation of geologic hazards associated with the project.
The geologic map will include all major geologic constraints including faults, existing
landslides, identification of unstable soils and areas with existing erosion problems
that may be exacerbated by the project. A geologic hazards rating of all soils will be
also be prepared and mapped.
The Planning Corporation has retained certified engineering geologist Donald B.
Kowalewsky (registration 1025) to review the recommendations contained in the
existing geotechnical report prepared by GeoLabs. The primary purpose of the peer
review to be conducted by Kowalewsky is to determine if the basic conclusions
regarding project feasibility are appropriate and accurate. In addition, the scope of
required further testing--if such testing is warranted--will be identified. The
mitigation planning for geologic hazards will emphasize:
(1) defining the areas within the development that may require additional
evaluation,
(2) determining if any of the development feasibility conclusions
contained in the Geolabs report are unsupported or incompletely
supported by the available data, and
(3) preparing a program of future study and investigation that will be
required to implement the project. The focus of mitigation planning
will be on identifying what studies must be completed prior to the
issuance of grading permits and setting forth a process for
adequately monitoring the implementation of any remedial programs
recommended by Geolabs.
In summary, the geologic hazard analysis for this project will involve evaluation of
the following issues: review of the geotechnical feasibility of development as
proposed and scope of grading, identification of potential seismic design and
seismically induced slope failure and landslide potential, consideration of potential
erosion related grading impacts, review of expansive soil problems, identification of
grading impacts on slope of 20% (and greater) slopes, review of grading concept
and design including mass grading considerations and hillside grading issues, and
assessment of project consistency with applicable General Plan policies.
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Moorpark Estates EiR Proposal-17
Participants and Costs
This section of the document will be completed by Donald Kowalesky, Engineering
Geologist under subcontract to the consultant for $3,500. Planning Corporation
costs for coordination, incorporation of the technical report into the EIR, and related
expenses will be $1,570. Total cost for preparation of this section will be $5,070.
8 Water Supply and Water Quality
The provision of adequate water supplies to two golf courses and the proposed
residential properties within the project boundary will require a very substantial
allocation of water. Total water demand is estimated to be in excess of 700 AFY.
To prepare this section of the EIR, the applicant's engineer will provide to the
consultant a detailed water demand utilization estimate which details the demands of
all components of the project. This estimate will be reviewed for accuracy by the
consultant. A water supply program, including timing for the implementation of
reclaimed water connections, will also be provided by the applicant and reviewed by
the consultant.
With this demand and service plan as a baseline, the evaluation of water resource
impacts will involve determining how this demand will impact local water purveyors,
groundwater availability, and competition for reclaimed water supplies. The water
resource analysis will be coordinated closely (and will be prepared with the
assistance) of the County Public Works Agency. Both the water wholesaler and
retailer for the project will both be contacted to determine concerns and to evaluate
the project's impacts.
Implementation of the project will involve the relocation of a major well which was
installed and is maintained by the Ventura County Waterworks District 1. The
procedures for relocating this well will be coordinated with the District and a well
drilling phasing program will be devised to assure that adequate supplies are
obtained at the relocated well site.
A number of issues related to the management of golf course turf and the
preservation of groundwater quality will be discussed in the water quality section of
the EIR. The potential impacts resulting from the application of herbicides,
fungicides, and other agricultural chemicals commonly used on golf courses will be
described. Both groundwater intrusion potential and surface water dispersion of
pollutants will be considered. Comparative data in the scientific literature concerning
groundwater and surface water quality related to golf courses will be reviewed. A
detailed management plan for the preservation of water quality will be provided in
the mitigation measures section of the document.
Participants and Costs
This section of the document will be completed by Planning Corporation staff with
minor assistance from Hawks and Associates (peer review of water demand
- calculations) for a total cost of $4,600.
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Moorpark Estates EIR Proposal-18
9 Drainage, Hydrology, and Flood Control
The applicant's engineer has completed a preliminary analysis of the drainage,
hydrology, and flood control requirements of the project (Moorpark County Club-
Drainage Report Hydrology Calculations) and completed a drainage system design
which has been proposed to retain storm flows on-site and to avoid the necessity
for installing downstream drainage improvements. The large size of the proposed
land area within the project boundary permits this type of retention program.
This section of the EIR will be prepared in consultation with the City Engineer and
the County Public Works Agency to assure that the proposed on-site retention
design will be feasible and acceptable. The consultant has retained Hawks and
Associates, civil engineers, to assist in the review of the adequacy of the proposed
drainage plan. The work plan for this issue will involve the following steps:
(1) an initial meeting will be held at the County to review the proposed
plan with County flood control planning staff (and the City Engineer,
if available). The applicant's engineer should also attend this meeting
to answer questions and respond to agency comments;
(2) following this meeting, if assumptions used in the analysis or other
agency critique suggest that any recomputation or redesign is
necessary, the applicant's engineer will need to complete any design
refinements, respond to questions and concerns, and, if necessary,
recompute the hydraulics for the project;
(3) once the Flood Control District determines that the design is
acceptable, additional peer review of the hydraulic computations and
design will be completed by Hawks and Associates; and
(4) mitigation measures will be developed to offset any residual impacts
that may exist once the detailed design review is completed.
The impact assessment for the related issues to be discussed in this section will
include: alterations to drainage patterns, modifications to surface water quantity
and quality resulting from golf course operations and residential uses, net increase in
impermeable surfaces, flooding potential and downstream effects, erosion, siltation
and changes to downstream water bodies, creeks, and rivers, potential FIRM map
revisions, effects related to regulation of reclaimed water use, retention of biological
values in blue line streams (to the degree feasible). While the County Flood Control
District holds ultimate permit authority over any proposed improvements, an effort
will be made to achieve flood control solutions that will emphasize retention of
biological values.
Participants and Costs
This section of the document will be completed by Hawks and Associates, Civil
Engineers, under subcontract to the consultant for $5,000. Planning Corporation
costs for coordination, incorporation of the technical report into the EIR, and related
expenses will be $1,860. Total cost for preparation of this section will be $6,860.
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Moorpark Estates EIR Proposal-19
10 Biology and Botanical Resources
Michael Brandman and Associates (MBA) have completed a very detailed analysis of
the biological resources within the project boundary. This firm is presently
completing and finalizing the existing Draft Biological Resources report covering all
of the lands included within the project boundary.
With the exception of completing the mitigation planning for the present application,
the biological resources inventory for this project is thorough and includes a spring
survey which resulted in the identification of rare plants and the potential occurrence
of other endangered species. Given the high quality and completeness of the
existing data on the property and the inability to complete another spring survey
within the EIR preparation time frame, this report will be used to describe the
baseline resources within the property boundary.
The baseline data contained in the MBA report will be assembled to focus on the
following issues:
o An accurate characterization of the habitat values present
within the corridor, wildlife diversity, and the use of habitats
by birds, mammals, reptiles, and amphibians, and fish for
essential elements of the biological cycle (reproduction,
nesting, nourishing the young, foraging for food);
o An assessment of the degree to which this habitat has been
degraded; and
o Overall characterization of the habitats within the project
boundary.
To properly characterize the existing habitats and consolidate the rather voluminous
data on the project site, assistance will be obtained from biologist Rachel Tierny.
This consultant will also design mitigation measures which will be necessary to
offset impacts to rare and endangered species.
After transferring the existing habitat maps and inventories to AutoCad, the specific
impacts that will be quantified for this project include:
(1) destruction of native plant communities;
(2) impacts on wildlife from loss of native plant communities (loss of
acreage, decreased diversity, modifications to wildlife corridors, etc.);
(3) effects on rare plants and animals;
(4) cumulative loss of significant native habitat;
(5) introduction of non-native plants and animals and competition from
such introductions;
(5) potential effectiveness of off-site biological mitigation measures;
(6) project impacts on wildlife movements; and
00130
.Moorpark Estates FIR Proposal-20
(7) effects of the golf courses on local habitat values.
In projects involving golf courses, it is often possible to coordinate biological
mitigation measures with the development of native plant rough areas, develop
habitat improvement programs that surround lakes, open space, and retention areas,
and other coordinated planning. However, given the potential scope of biological
resource impacts, it is likely that some forms of off-site mitigation planning will also
be required to offset the impacts of this project.
Mitigation planning will be done in close consultation with the managing wildlife
entities that will have some authority over this project (Department of Fish and
Game and the Fish and Wildlife Service). The primary emphasis of the EIR will be on
planning adequate mitigation.
The existing Draft biological report is a very complete assessment of the on-site
resources within the property boundary and no additional field research is necessary.
Participants and Costs
This section of the document will be completed with the assistance of Rachel Tierny,
under subcontract to the consultant for $4,700. Planning Corporation costs for
coordination, incorporation of the technical report into the EIR, and related expenses
will be $1,570. Total cost for preparation of this section will be $6,270.
11 Cultural Resources
An applicant funded Phase I cultural resource survey of the property failed to result
in the identification of any cultural resources. This finding is somewhat surprising
given (1) the presence of riparian areas and springs in the project vicinity and (2) the
extensive stands of native plants that were of significance to the Native Americans
who occupied this area historically and prehistorically.
Therefore, a limited field review of the field work completed by W-S Consulting for
the applicant will be conducted by Planning Corporation staff. This review will
involve "spot checking" riparian corridors, areas where springs and seeps may have
existed in the past, promontories where plant processing sites are typically situated,
and review of other selected locations where archaeological deposits are typically
located. Based on this review, the findings contained in the Phase I report will either
be sustained or modified.
Depending on the results of this review program, the results of the survey will be
incorporated either into a separate chapter on cultural resources on into the chapter
of the EIR which reviews insignificant impacts (Task 17).
Participants and Costs
This section of the document will be completed by Planning Corporation staff for a
total cost of $2,050.
00131
Moorpark Estates EIR Proposal-21
12 Public Services and Infrastructure
An analysis will be provided of potential project effects on essential public and
governmental services. The emphasis of the public services analysis of the project
will be on:
(1) determining the impact of the project on the local school systems;
(2) estimating effects on essential municipal public services (libraries,
police, fire, maintenance and operations, capital improvement project
requirements, etc.); and
(3) predicting the impacts of the project on utility infrastructure (sewage
treatment, water supply, gas and electricity service, reclaimed water
supply, phone and television cable service); and
(4) determining the project's effect on recreational services.
An abbreviated project description will be sent to all essential municipal service
providers, both public and private, and a request for inputs regarding service
capacity will be made. These inquiries will be made completed to document existing
and planned facilities, planned usage, capital improvement projects, and excess or
available capacity. For providers with constraints on serving the project, additional
research and investigation will be completed to determine the level of effort needed
to provide all essential services. Any fiscal impacts to the City from the extension of
any municipal or private infrastructure will be identified.
In addition, consultations will be held with the police, fire, and school service
providers to determine the specific requirements will be imposed on the project by
the Fire Department, Police Department, and the local school district. Impact
assessment and mitigation planning will be performed in close consultation with
these three providers.
Finally, the potential recreational effects of the project will be evaluated. The project
proponent is intending to pursue a joint public-private partnership for construction of
one of the two golf courses. This proposal will be explored in this section of the
document. A separate fiscal analysis of the feasibility of the turn-key municipal golf
course program proposed by the applicant will be prepared by the City independent
of the EIR analysis (consultant to be determined). The results of this feasibility
analysis will be incorporated into this section of the EIR. If the applicant's proposal
is determined to be infeasible, alternative types of public-private partnerships
relevant to the proposed municipal golf course will be suggested if appropriate.
The issues to be evaluated in the independent fiscal analysis include:
(1) a cost-benefit analysis of the proposed municipal course operation;
(2) City participation in the planning and construction process;
(3) bond proposal and infrastructure extension planning; and
(4) estimates of risk in City participation in the development and
operation of a municipal golf course.
00132
Moorpark Estates EIR, Proposal-22
Participants and Costs
This section of the document will be completed by Planning Corporation staff for a
total cost of $1,440.
13 Solid Waste Disposal
The preparation of this section of the EIR will be guided by the County Solid Waste
Management District, the County Resource Management Agency, and City staff
responsible for solid waste management planning. The District has adopted
guidelines for the preparation of EIRs and the methods of analysis and recommended
mitigation measures outlined in relevant City and County documents will be used to
complete this section of the EIR.
The impact analysis will involve computing the solid waste generation for both the
recreational and residential components of the project. Existing programs to reduce
solid waste adopted by the County and the City will be reviewed. Mitigation
measures contained in both City and County programs and guidelines will be used to
develop appropriate mitigation conditions for the project.
Participants and Costs
This section of the document will be completed by Planning•Corporation staff for a
total cost of $1,450.
14 Growth Inducement and Jobs:Housing Balance
Pursuant to CEQA Guidelines, any potential growth-inducing aspects of the
proposed project will be identified and described. Potential sources of growth
inducement that will considered include substantial long term employment
opportunities, ancillary growth resulting from increased population, extensions of
infrastructure, removal of impediments to growth on surrounding or nearby open
space and agricultural lands, and secondary economic growth.
The balance between jobs and housing in the region will also be considered since
this issue has a bearing on the economic strength of the City. Using current ratios
for the region, the impact of the project on the balance between housing and
employment will be predicted. In summary, this section of the EIR will address:
(1) population and employment related growth inducement potential;
(2) extension of public services and utilities; and
(3) direct and indirect economic effects on the local economy.
Fiscally beneficial or adverse consequences of the project will also be summarized in
this section.
0013
Moorpark Estates EIR Proposal-23
Participants and Costs
This section of the document will be completed by Planning Corporation staff for a
total cost of $1,570.
15 Aesthetics and Visual Resources
The potential impacts of the project on portions of the City to the south and on rural
viewsheds to the north are among the more significant potential consequences of
the project. The Planning Corporation designer, C. A. Rowley will evaluate the
aesthetic and visual resource impacts of the project and Steve Craig will evaluate the
overall urban design of the project.
The primary standards used to evaluate the visual resource impacts of the project
will be Federal Visual Resource Management Guidelines and professional standards
for visual resource analysis. The existing conditions portion of the analysis will
contain:
o a review of the general landscape and scenic character of the
area under consideration--to the extent necessary, the visual
environment will be partitioned into subunits;
o recent landscape modifications will be described;
o the existing public and private view corridors will be
described and illustrated View corridors to be considered
include on-site and off-site views from private residences,
public and private streets, and various portions of the City;
o potentially relevant regulations and policies will be described
and summarized. Relevant County and City visual resource
policies will be enumerated and any conflicts with these
policies created by the project proposal will be specified; and
o To the degree relevant, federal evaluation criteria will be
explained briefly in the Existing Conditions portion of this
chapter EIR. These criteria include visual character, visual
sensitivity, visual quality.
A series of black and white and color photos will be presented to illustrate existing
conditions. These same photos will be used to render view corridor effects
(including roads, cut and fill boundaries, and other project components). If deemed
necessary by the Community Development Director, a three-dimensional AutoCad
rotation of the impact of the project on essential ridgelines will be prepared
(depending on the type of topographic detail available on AutoCad from the
applicant's engineer). Typical sections from various viewsheds may be requested of
the applicant's engineer.
The impact analysis will be preceded by a clarification of the significance thresholds
applicable to visual analysis. Then, impacts will be described both in text and
photographically.
00134
Moorpark Estates EIR Proposal-24
r
,
The types of impacts to be evaluated include:
o elimination of scenic resources;
o impacts associated with project visibility from all impacted
view corridors;
o visual dominance effects on residential, trail, highway, and
open lands;
o visual compatibility with existing land uses;
o impacts to the historic landscape character;
o adverse visual effects on historic structures, properties, and
sites; and. -
Because the evaluation of aesthetic impacts is in part subjective undertaking, a
substantial effort will be made both to describe in writing and illustrate accurately
what types of view modifications would occur with the implementation of the
project.
In addition, the urban design of the project will be reviewed for compatibility with
"livable cities" principles and urban design recommendations will be made by the
consultants to enhance the quality of life of potential future residents. Mitigation
measures will be conceived for significant effects. Based on an initial review of
impacts, it appears the project's impacts will be limited primarily to ridgeline
modifications.
In summary, the aesthetics and visual resource evaluation will concentrate on:
(1) site design and planning;
(2) effects on public and private view corridors and modifications to
open space;
(3) community aesthetics and quality of life;
(4) lighting and illumination planning;
(5) architectural design standards;
(6) streetscape and street tree planning; and
(7) public open space and recreational facility planning.
Participants and Costs
This section of the document will be completed by Planning Corporation staff for a
total cost of $2,050.
00135
Moorpark Estates EIR Proposal-25
16 Noise
The noise analysis will focus on potential impacts to noise sensitive land uses
around the project site, particularly to adjacent residential areas along
corridors where increased traffic impacts will occur. Existing data obtained
for other EIRs and the City's General Plan update provide substantial data
about ambient noise measurements. The Director of Community Development
will determine whether additional ambient noise measurements will be made
along corridors for which sufficient ambient noise level data is unavailable.
Any noise measurement locations requiring additional data collection will be
completed at additional cost to the applicant.
Once the traffic analysis for the project is completed (and reviewed by the City
Traffic Engineer), then, if increased volumes are within the threshold of
change for CNEL values, the impacts of project traffic will be computed. The
Federal Highway Traffic Noise Prediction Model will be used to determine
CNEL contours on roadways within the project vicinity which are predicted to
experience significant change due to increased traffic volumes. CNEL contour
predictions will be provided for project specific and cumulative impacts (to the
degree necessary given the projected traffic volumes). Construction related
noise sources will also be evaluated and compared to City of Moorpark, state,
and federal criteria.
Mitigation measures will be designed to reduce impacts to acceptable levels.
The effectiveness of feasible mitigation measures will also be considered.
Participants and Costs
This section of the document will be completed with the assistance of Walker-
Celano Noise Consultants under subcontract to the consultant for approximately
$3,000. Planning Corporation costs for coordination, incorporation of the technical
report into the EIR, and related expenses will be $1,110. Total cost for preparation
of this section will be $4,110. Use of contingency funds may be required depending
on the number of new measurement locations not included in the General Plan
Update review and/or other recent EIR projects.
00136
Moorpark Estates EIR Proposal-26
,
17 Insignificant Effects
Based on existing information, the following impacts are projected to be
insignificant:
(1) cultural, historic and archaeological resources (subject to review and
verification of the findings in the Phase I report);
(2) housing and effects on population;
(3) agricultural production and loss of agricultural land;
(4) paleontological resources (subject to completion of a Phase I
assessment to be funded by the applicant).
This section of the EIR will contain a brief synopsis of the data used to conclude that
certain environmental effects were judged to be insignificant. Reference will also be
made to the annotated Initial Study which contains a brief review of effects
determined to be insignificant.
Participants and Costs
This section of the document will be completed by Planning Corporation staff for a
total cost of $1,000.
18 Alternatives
The Alternatives analysis will be prepared to satisfy the objectives of CEQA
Guidelines and the interpretation of these Guidelines through recent litigation.
Written approval of the alternatives to be analyzed will be obtained from the City
prior to initiating the alternatives analysis. This section of the document is one of
the most important work products in an EIR and therefore a procedure that the
Planning Corporation has found effective in the analysis of alternatives will be
implemented to complete this section. This procedure is outlined below.
(1) Once the impact analysis is complete, the applicant, consultant, and
City will meet to review consultant recommendations for modifying
various aspects of the project to minimize environmental effects.
These proposed modifications will involve both on-site and off-site
resources and concerns. Based on the results of this negotiation
process, a revised project alternative may be identified that is
superior to the project as proposed.
If consensus is obtained, this alternative will be described in
sufficient detail in the Alternatives chapter that the decision-makers
could adopt the revised project rather than the proposed project. A
table comparing the impacts of the project and the consensus based
alternative would be prepared to illustrate the beneficial effects of the
proposed modifications.
00137
Moorpark Estates EIR Proposal-27
(2) If no consensus on revisions to the project is achieved, then several
design alternatives would be conceived including a project involving
more clustering of residential units, less mass grading, and use of
both contour and mass grading. This alternative would probably
result in a reduction in residential density. If consensus is achieved,
a reduced project alternative would be evaluated but the scope of the
analysis for this option would be less intensive than a consensus
alternative.
(3) Depending on the results of the fiscal analysis, it may not be feasible
to develop both a semi-private and public golf course within the
project boundary. In this case, an alternative would be conceived
that would involve the construction of a single municipal or semi-
public golf course and modification of the site design to minimize
ridgeline mass grading.
(4) As required by CEQA guidelines, a review of the No Project
Alternative will also be provided.
(5) Several lower residential unit density alternatives will be considered if
such alternatives will substantially reduce the impacts of the project.
Ranchette type of development on ridgelines and cluster development
in lower lying portions of the property will be considered as a primary
alternative to reduce grading impacts along ridgelines. This option
may only be feasible if a single golf course is constructed.
Developing the project under existing land use designations
(approximately 131 dwelling units) [RE 5 Ac.] will also be considered
(the original proposal submitted by Bollinger Development
Corporation).
(6) An alternative location for the project will also be considered.
Each alternative will be evaluated with respect to significant impact categories
identified for the proposed project. As required by court interpretations of CEQA
Guidelines, the advantages and disadvantages of each alternative and the reasons
for rejecting or recommending various alternatives will be provided. An
environmentally superior alternative, or alternatives, will also be identified. As
required, if the environmentally superior alternative is the no-project alternative, then
the EIR will identify other superior alternatives as well.
Participants and Costs
This section of the document will be completed by Planning Corporation staff for a
total cost of $3,550.
00138
Moorpark Estates EIR Proposal-28
19 Mitigation Monitoring Program and Other CEQA Sections
This section will address the following topics:
o summary of cumulative effects
o CEQA mitigation monitoring plan and EQAP (environmental
quality assurance plan) guidelines
A mitigation monitoring and EQAP plan will be recommended. This section will
summarize all mitigation measures in a matrix and define what types of monitoring
are recommended for each measure.
Participants and Costs
This section of the document will be completed by Planning Corporation staff for a
total cost of $2,050.
00139
Moorpark Estates EIR Proposal-29
4.0 COST PROPOSAL
00119
Moorpark Estates EIR Proposal-30
Cost Proposal
The total, not-to-exceed cost for preparation of the deliverables specified in this
work program would be $83,430 including contingency. Deliverables include an
Administrative Draft and Draft EIR and an Administrative Final and Final EIR and
attendance by The Planning Corporation at three public hearings. Budgeted time
includes approximately 20 meetings with agency personnel and City staff. A
detailed cost proposal is provided on the following pages.
00141
Moorpark Estates EIII Proposal-31
EIR Cost Estimate: Moorpark Estates Project
Craig Lawson Rowley/Other Staff 46cintractorT
($100 per hour) ($70 per hour) ($50 per hour) Services
Task EIR Planning
No. Section Hours Cost Hours Cost Hours Cost Consul- Cost Corp. Total
tant Cost Cost
1 Introduction/ 2 200 6 420 4 200 None -- 820 820
Summaries
2 Project 9 900 12 840 18 900 None -- 2,640 2,640
Description
3 Environmental 5 500 7 490 10 500 None -- 1,490 1,490
Setting
4 Plans and 10 1,000 20 1,400 10 500 None -- 2,900 2,900
Policies
Traffic Associated
5 Circulation and 9 900 10 700 18 900 Transporta- 9,250 2,500 11,750
Parking tion
Engineers
6 Air Quality 7 700 18 1,260 13 650 None -- 2,610 2,610
7 Geology/ 4 400 11 770 8 400 Donald 3,500 1,570 5,070
Seismic Safety Kowalesky
8 Water Supply/ 5 500 15 1,050 10 500 Hawks& 2,550 2,050 4,600
Water Quality Associates
9 Drainage/ 5 500 13 910 9 450 Hawks& 5,000 1,860 6,860
Hydrology Associates
10 Biology/ 4 400 11 770 8 400 Rachael 4,700 1,570 6,270
Botanical Tierney
Resources
11 Cu'tural 5 500 15 1,050 10 500 None -- 2,050 2,050
Resources
Subtotals 25,000 22,060 47,060
C
Moorpark Estates ER Proposal-32
EIR Cost Estimate: Moorpark Estates Project
Craig Lawson Rowley/Other Staff Subcontractor
($100 per hour) ($70 per hour) ($50 per hour) Services
Task EIR Planning
No. Section Hours Cost Hours Cost Hours Cost Consul- Cost Corp. Total
tant Cost Cost
Police, Fire,
12 Educational 3 300 12 840 6 300 None -- 1,440 1,440
Services
13 Solid Waste 4 400 10 700 7 350 None -- 1,450 1,450
Disposal
Growth
14 Inducement/ 4 400 11 770 8 400 None -- 1,570 1,570
Jobs-Housing
Balance
Aesthetics and 15 1,050 10 500 None -- 2,050 2,050
15 Visual 5 500
Resources
16 Noise 3 300 8 560 5 250 Walker- 3,000 1,110 4,110
Celano
17 Insignificant 3 300 9 630 6 300 None -- 1,000 1,000
Effects
18 Alternatives 9 900 25 1,750 18 900 None -- 3,550 3,550
Mitigation
19 Monitoring 5 500 15 1,050 10 500 None -- 2,050 2,050
Program/Other
CEQA
Sections
Subtotals 3,000 14,220 17,220
0 Total 28,000 36,280 64,280
O
Moorpark Estates EIR Proposal-33
COST SUMMARY
DRAFT EIR PREPARATION
Planning Corporation 36,280
Subcontractors 28,000
Word Processing 1,800
Graphics 1,200
Printing 1,600 ($32 per copy)
Autocad 800
Subtotal 69,680
FINAL EIR PREPARATION
Planning Corporation
Response to Comments 1,000
Revisions to Text 2,500
Revisions to Graphics 500
Contingency 5,000
Public Hearings/Meetings 3,000
Printing 1,750 ($35 per copy)
Subtotal 13,750
TOTAL NOT-TO EXCEED $83,430
00144
Moorpark Estates EIR Proposal-34
•
5.0 SCHEDULE
00145
Moorpark Estates EIR Proposal-35
Ir 1- •
5.0 Schedule of Deliverables and Payments
The schedule of delivery for the work product is as follows:
5.1 Administrative Draft EIR, Screen Check EIR and Draft EIR
Five (5) copies of the ADEIR will be prepared, published and delivered to the City of
Moorpark within approximately 10 (ten) weeks of receipt of a contract and a formal
notice to proceed from the City. Within fifteen (15) working days of receipt of City
staff comments on the ADEIR, two (2) copies of the screen check Draft EIR will be
prepared, published and submitted to the City for final staff comment and approval.
Once the final review of the screen check document is completed, fifty (50) copies
of the Draft EIR will be published and delivered to the City.
5.2 Final EIR
Within about twenty (20) working days of receipt of comments on the Draft EIR,
appropriate changes will be made and responses will be prepared to all comments.
Five (5) copies of the Administrative Final EIR will be prepared, published and
provided to City staff. Final staff comments will be incorporated as appropriate
within ten (10) days of receipt and then fifty (50) copies of the Certified Final EIR
will be prepared, published and delivered to the City. An unbound reproducible copy
of the FEIR will also be submitted upon completion of the document.
5.3 Payment
Monthly progress billings will be submitted up to 90% of the contract value from the
initiation of the contract through publication of the Draft EIR and completion of
public hearings. The remaining 10% will be billed upon acceptance of the Final EIR
by the City. Other disbursement arrangements proposed by the City will be
considered.
00146
Moorpark Estates EIR Proposal-36
A L, •
6.0 OFFER
00147
Moorpark Estates EIR Proposal-37
•
6.0 Offer
6.1 This statement of work constitutes The Planning Corporation proposed scope of
work and deliverables. It represents a firm offer to provide the services described on
the time lines indicated at a cost not to exceed $83,430. This offer is valid for a
period of sixty (60) days from this date (September 24, 1994).
6.2 Significant changes in the project description or unanticipated changes in the Scope
of Work required by the City shall constitute grounds for contract renegotiation.
6.3 The persons authorized to represent The Planning Corporation are:
Steven Craig, President or
Charles Rowley, Vice President
48491 Sapaque Valley Road
Bradley, California 93426
(805) 472-0447
SteveGi3st ,,
President
C. A. Rowley, Vice-President
00148
Moorpark Estates EIR Proposal-38
•
Appendix 1: Scope of Work for the Traffic Analysis
00149
Moorpark Estates EIR Proposal-39
' ASSOCIATED TRANSPORTATION ENGINEERS
II J 100 N. Hope Avenue, Suite 4, Santa Barbara, CA 93110 • FAX (805) 682-8509 • (805) 687-4418
Maynard Keith Franklin, P.E.
Robert L. Faris, P.E.
Richard L. Pool, P.E.
Scott A. Schell,A1CP
September 6, 1994 ATE #94588P01.PRO
Mr. Steve Craig
The Planning Corporation
P.O. Box 20250
Santa Barbara, California 93120
PROPOSAL TO PREPARE A TRAFFIC AND CIRCULATION STUDY FOR THE
MOORPARK COUNTRY CLUB ESTATES PROJECT - MOORPARK, CALIFORNIA
Associated Transportation Engineers (ATE) is pleased to submit the following proposal to
prepare a traffic and circulation study for the proposed Moorpark Country Club Estates Project,
located in the northern portion of the City of Moorpark, California. It is our understanding that
information contained in the traffic and circulation study will be used by The Planning
Corporation to prepare the Project Environmental Impact Report (EIR).
ATE staff is uniquely qualified to provide traffic engineering and related technical services for
the proposed Moorpark Country Club Estates Project, having completed numerous traffic and
circulation studies in the City of Moorpark and Ventura County. Through our participation on
these projects, ATE has gained an understanding of existing and future traffic conditions within
the project study area, and has become familiar with the City's and County's traffic impact
evaluation methodologies and thresholds.
The traffic and circulation study will include an analysis of existing and future traffic
conditions within the project study area, a quantification of project trip generation estimates,
and an assessment of project-specific and cumulative traffic impacts. The "scope of work" for
the traffic and circulation study is outlined in the following section. The study will also
include anevaluation of the project's consistency with the County's General Plan Circulation
Element.
00 .150
Engineering • Planning • Parking • Signal Systems • Impact Reports • Bikeways • Transit
Mr. Steve Craig Page 2 September 6, 1994
SCOPE OF WORK
ATE proposes to furnish the traffic engineering and related technical services necessary to
complete the traffic and circulation study. Services to be provided are outlined in the following
work tasks. This scope of work is based on information provided by City staff and subsequent
discussions with Mr. John Whitman, the City Traffic Engineer.
1. Assemble existing data related to the traffic and circulation study, including available
existing traffic count data.
2. Inventory existing streets, intersections and traffic controls in the project study area.
3. Determine existing daily traffic volumes and levels of service for roadway segments
within the study area. The following roadway segments will be included in the study:
Grimes Cyn Rd, n/o Broadway High St, Moorpark Ave-Spring Rd
Grimes Cyn Rd, n/o L.A. Ave High St, e/o Spring Rd
L.A. Ave, w/o Grimes Cyn Rd L.A. Ave, w/o Moorpark Ave
L.A. Ave, e/o Grimes Cyn Rd L.A. Ave, Moorpark Ave-Spring Rd
Walnut Cyn Rd, High St-Broadway New L.A. Ave, e/o Spring Rd
Moorpark Ave, High St-L.A. Ave
4. Conduct manual A.M. and P.M. peak hour turning movement traffic counts and delay
studies at the following five intersections:
1. Grimes Cyn Rd / Broadway (west) 4. Moorpark Ave / Casey Rd
2. Grimes Cyn Rd / L.A. Ave 5. Moorpark Ave / Wicks
3. Grimes Cyn Rd / Meadowglade Dr
5. Evaluate existing traffic conditions at the five intersections listed under "work task #4",
and the following 7 intersections. City staff has identified 12 intersections to be
included in the evaluation of project traffic impacts.
1. Grimes Cyn Rd / Broadway (east) 5. L.A. Ave / Spring Rd
2. Moorpark Ave / High St 6. "A" St / Grimes Cyn Rd (future)
3. Moorpark Ave / L.A. Ave 7. "A" St / Walnut Cyn Rd (future)
4. High St / Spring Rd
6. Determine daily, A.M. and P.M. peak hour trip generation estimates for the proposed
project. These estimates will utilize project data provided by the applicant and will be
based on trip generation rates contained in the City's traffic model.
7. Review existing-plus-project (year 2000) roadway volumes and identify project impacts.
The year 2000 daily traffic volumes will be from the City's traffic model.
001.51
Mr. Steve Craig Page 3 September 6, 1994
8. Evaluate project-specific impacts at the 12 study intersections. This analysis will be
based on an evaluation of the existing-plus-project (year 2000) peak hour traffic
conditions. The year 2000 peak hour traffic volumes will be from the City's traffic
model.
9. The evaluation of project-specific impacts will also include a qualitative evaluation of
the potential impacts to the operations of existing residential collector streets along
Grimes Canyon Road, including a discussion of the related safety issues.
10. Provide assistance in resolving issues regarding the 2010 circulation system that is to
be used in the analysis. This will be conducted with other studies that are underway
in the City.
11. Review cumulative (year 2010) and cumulative-plus-project roadway volumes and
identify project impacts. The year 2010 daily traffic volumes will be from the City's
traffic model.
12. Evaluate cumulative project impacts at the study intersections and identify any
significant impacts. The year 2010 peak hour traffic volumes will be from the City's
traffic model.
13. Provide cumulative levels of service for intersections in the Moorpark area that are in
the County's "Congestion Management Program" (CMP).
14. Recommend mitigation measures for all identified project-specific and cumulative
project traffic impacts, including any required roadway and/or intersection
improvements.
15. Provide an evaluation of the project's consistency with the Ventura County's General
Plan Circulation Element.
16. Provide a qualitative evaluation of two project alternatives.
17. Prepare and submit three bound copies, one unbound copy, and one diskette copy of the
traffic and circulation study to The Planning Corporation.
18. Respond to comments made upon review of the draft traffic and circulation study. The
response to comments budget will be limited to $500.00. Work required beyond this
amount will be completed on a time-and-materials basis when authorized by The
Planning Corporation.
00152
Mr. Steve Craig Page 4 September 6, 1994
PERSONNEL AND REFERENCES
Richard L. Pool, P.E. will be the Principal in Charge of the proposed traffic and circulation
study and Larry D. Hail will perform the technical analysis. Personnel resumes, references and
a statement of the firm's qualifications are attached.
SCHEDULE AND FEES
The traffic and circulation study will be completed within 20 to 25 working days after receipt
of authorization. This time frame is based on receipt of the City's traffic model data within
5 days of the official start date. Our not-to-exceed fee for the traffic and circulation study will
be $9,250.00. The costs for the City's traffic model runs are not include in this study proposal
estimate and payment to the City will be the responsibility of the applicant. Work required in
addition to that outlined in the "scope of work", will be undertaken on a time-and-materials
basis at the rates shown on the attached fee schedule. Payment will be due within 30 days
after completion of the traffic and circulation study. If this proposal is acceptable, please sign
and return one copy for our files.
This proposal is valid for a period of 30 calendar days. We appreciate your consideration of
ATE for this work.
Associated Transportation Engine;--s
By: Larry D. Hail
Assistant Civil Engineer
LDH/RLP:wp
Attachment - Company Brochure and May 1994 Fee Schedule
Proposal Accepted By: Date:
00153
0" 'I' ASSOCIATED TRANSPORTATION ENGINEERS
II :0.1 100 N. Hope Avenue, Suite 4, Santa Barbara, CA 93110 • FAX (805) 682-8509 • (805) 687-4418
Maynard Keith Franklin,P.E.
Robert L. Faris, P.E.
Richard L. Pool, P.E.
Scott A. Schell,AICP
FEE SCHEDULE
(May, 1994)
Principal Engineer $100.00 per hour
Assistant Civil Engineer $55.00 per hour
Designer/Drafter II $55.00 per hour
Draftsperson II $45.00 per hour
Draftsperson I $33.00 per hour
Principal Planner $65.00 per hour
Transportation Planner III $58.00 per hour
Transportation Planner II $50.00 per hour
Transportation Planner I $42.00 per hour
Traffic Technician II $42.00 per hour
Traffic Technician I $30.00 per hour
Traffic Counter $14.00 per hour
Admin. Sec./Bookkeeper $38.00 per hour
Secretary $17.00 per hour
Travel, Per Diem, and other miscellaneous expenses are invoiced
at cost plus 10%. Personal auto mileage is invoiced at $0.30/mile.
00154'
Engineering • Planning • Parking • Signal Systems • Impact Reports • Bikeways • Transit