RPVCCA_SR_2011_01_18_06_Award_Contract_PCR Services_Point_View_Master_PlanCITY OF
MEMORANDUM
RANCHO PALOS VERDES
TO:
FROM:
DATE:
SUBJECT:
REVIEWED:
Project Manager:
HONORABLE MAYOR &CI~COUNCIL MEMBERS
JOEL ROJAS,COMMUNITY D~:£PMENT DIRECTOR
JANUARY 18,2011 ~O"ov--.
AWARD OF CONTRACT FOR SERVICES TO PREPARE A
MITIGATED NEGATIVE DECLARATION FOR THE
PROPOSED POINT VIEW AGRICULTURE,GOLF COURSE
AND EVENT GARDEN MASTER PLA PROJECT
CAROLYN LEHR,CITY MANAGER ~--
Eduardo Schonborn,AICP,Senior Plann
RECOMMENDATION
Authorize the Mayor and the City Clerk to sign a professional services agreement in an
amount not to exceed $64,707,with PCR Services Corporation,to prepare a Mitigated
Negative Declaration (MND)for the proposed Point View Agriculture,Golf Course and
Event Garden Master Plan project on property located at 6001 Palos Verdes Drive South
(known commonly as the Point View property)that will be paid for by the applicant (York
Point View Properties,LLC).
BACKGROUND
A Conditional Use Permit application was submitted to the Community Development
Department for processing on February 28,2010 requesting approval of a Master Plan
project on the 94-acre "Point View"property owned by York Point View Properties,LLC.
The proposed Master Plan project includes an agricultural component,a golf course use,
an event garden use,and additional miscellaneous improvements to the property.
As part of the completeness review of the proposed project,Staff completed a preliminary
environmental review of the project and determined that the project is not exempt from
CEQA and that preparation of a Mitigated Negative Declaration would be necessary to
comply with the requirements of the California Environmental Quality Act (CEQA).As
such,on November 15,2010,Staff distributed a Request for Proposal (RFP)to 20
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Case No.ZON2010-00087
Contract for Services -PCR
January 18,2011
environmental firms,resulting in the receipt of four proposals.After reviewing the
proposals,Staff is now recommending that the City Council authorize a contract with PCR
Services Corporation (PCR)to prepare the necessary MND for the proposed project.
It is important to note that,although staff prepared an initial project overview and
determined that an MND would be required rather than an EIR,the consultant will prepare
a comprehensive initial study.Although not likely,it is conceivable that the comprehensive
initial study could ultimately determine that the proposed project could result in significant
impacts that cannot be mitigated,which would require the preparation of an EIR instead of
an MND.Should an EIR be deemed necessary,an amendment to this agreement would
be required.
PROJECT DESCRIPTION
The proposed project includes an agricultural component,a golf course use,an event
garden use,and additional miscellaneous improvements to the property.The agricultural
use totals 27.5-acres scattered throughout the Point View property,which includes
avocado and citrus orchards,and vineyards.The golf course use will be located on 2.5-
acres and will consist of two greens,traps,and 9 holes that will be comparable to a 9-hole
executive golf course.The Event Garden is planned as an ancillary use on the flat terrace
located in the north-central portion of the 94-acre Point View property,which is an area that
has been historically used by community organizations for events,movie companies for
filming of motion pictures,television shows and commercials,and private parties hosted by
the owner.The proposal includes utilizing this area to conduct no more than 30 events per
year.Lastly,the miscellaneous improvements include legalizing an after-the-fact roadway
that was paved to provide secondary access to the site,a new paved roadway to provide
access to the event garden area via the main thoroughfare,and a trellis area.
DISCUSSION
In response to Staff's RFP,Staff received proposals from the following four environmental
consulting firms for the preparation of environmental documents for the current project
proposed on the Point View property:PCR;Rincon;Hogle-Ireland;and Impact Sciences.
PCR was selected by Staff to prepare the environmental documents forthis project due to
their 'familiarity with the project site;their involvement with compiling the EIR for the
previous development proposed on the subject property;in-house staffing;and sub-
consultants.Staff believes that PCR will produce quality documents consistent with CEQA
requirements.
The total cost provided by PCR for preparing the environmental documents is $64,707.
Since the applicant will be responsible for establishing a trust deposit to pay for all services
rendered by the consultant,Staff informed the applicant and they are in agreement with the
consultant Staff has selected.Thus,the City Council is now being asked to approve the
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Case No.ZON2010-00087
Contract for Services -PCR
January 18.2011
contract with the selected environmental consultant so that preparation of the project's
environmental documents can begin.
CONCLUSION
Staff recommends that the City Council authorize the Mayor and the City Clerk to sign a
professional services agreement in an amount not to exceed $64,707.00,with PCR
Services Corporation,to prepare Environmental documents for the Point View Agriculture
and Golf Course Master Plan project on property located at 6001 Palos Verdes Drive South
(known commonly as the Point View property).
FISCAL IMPACT
Preparation of the environmental documents for the proposed Point View Agriculture and
Golf Course Master Plan Project will not directly impact the City's General Fund nor will it
have a fiscal impact to the City in that the project applicant will incur all costs associated
with the preparation of the environmental documents.
Attachments:
•Agreement for Environmental Consulting Services
•Proposal by PCR Services Corporation,dated as received on December 3,2010
6-3
CrTYOF RANCHO PALOS VERDES
AGREEMENT FOR ENVIRONMENTAL CONSULTING SERVICES
2011,by and between
and PCR Services
RE,the parties agree as follows:
WHEREAS,the CITY pplications from Long Point
Course Master Plan Project
h (APN 7572-012-024 and
lance with the California
cribed in detail in the City's
2011;and,
Quality Act (CEQA),the State CEQA
e the preparation of a Mitigated Negative
sed project;and,
epresents that it is professionally qualified and able
nmental Documentation in compliance with the
te,local guidelines,and in a format consistent with CEQA
requirements.
THIS AGREEMENT is executed this _th day of
the City of Rancho Palos Verdes (hereinafter cal
Corporation (hereinafter called ("CONSULTANT'
Section 1.CONSULTANT'S Services.Consultant shall perform professional
services by preparing Environmental Documentation for the Point View Agriculture and
Golf Course Master Plan,as set forth in the "Scope of Work"in the CONSULTANT'S
proposal dated as received on December 3,2010 and attached hereto as Exhibit 'A'
and made part hereof by reference,including the following services:
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Point View Agriculture and Golf Course Master Plan
PCR Services Corporation
January 18,2011
Page 2
items and
of Services"
and participate in meetings
for the preparation and
ng for which CONSULTANT
ber of meetings identified in the "Scope
ted on a time and materials basis at the
nel &Rate Sheet"contained in Exhibit
incorporated herein by reference .
..supply CITY with the deliverables described in the
hibit 'A',including the following documents for the
completion of the envi
is requested to att
of Services",CO
rates set fo .the
(a)CONSULTANT,shall prepare,under consultation with the CITY,the
following for the proposed project;(1)data collection and project description,(2)Draft
Initial Study (IS)/Mitigated Negative Declaration (MND)and Supporting Documentation
(3)Revise IS/MND and Circulate Draft IS/MND,(4)a Resp to Comments on the
Draft IS/MND,(5)a Final IS/MND,(6)a Mitigation Moni nd Reporting Program,
and (7)a Notice of Determination as specified in ugh 15,inclusive,of
Exhibit 'A'.
The IS/MND shall be prepared in c
attached as Pages 6 though 15,inclusive,
Notices required by CEQA (as amended),t
CEQA Guidelines.
(b)When requested,CO
with CITY staff as well as Public Hea
trative Draft Initial Study/Mitigated Negative Declaration
ND)
(2)Final Initial Study/Mitigated Negative Declaration (IS/MND)
(3)Draft and Final Responses to Comments
(4)Mitigation Monitoring and Reporting Program
(5)Notice of Determination
Page 2 of 12
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Point View Agriculture and Golf Course Master Plan
PCR Services Corporation
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Page 3
which are
ents raised by CITY staff's
of.Consultant shall also
cies,and/or other interested
ing the response shall be sent to each
ork to be performed by CONSULTANT
itten document executed by both of the parties to this
:.....:...=.:..:.=.:..:m.=an=c=e::;.:..CONSULTANT shall timely perform the
described in the Schedule within the attached Page 17 of
(6)
agr
Computer files for all documentation,with processing documents in
a format useable for the City's Website.
(d)All reports,information,data and exhibits prepared or assembled by
CONSULTANT or any subconsultants in connection with the rmance of its services
pursuant to this Agreement are confidential until releas CITY to the public,and
CONSULTANT agrees that they shall not be ma to any individual or
organization without prior written consent of the .release.All such
reports,information,data and exhibits shall b
additional cost or expense to CITY.All
prepared with computer-based mapping or sp
CITY in their original formats.
(e)
Exhibit 'A'.
respond to all comme
parties regarding
commenting party.
his ag
ensation.CITY agrees to compensate CONSULTANT,and
CONSULTANT agrees to accept in full satisfaction for the services provided for
hereunder,a fixed fee not to exceed $64,707.00 for the IS/MND,which includes all
labor and subconsultant costs,as described in the "Proposed Fees"contained within
the attached Page 16 of Exhibit 'A'.In addition,this fixed fee shall include all expenses
Page 3 of 12
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Point View Agriculture and Golf Course Master Plan
PCR Services Corporation
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for printing,word processing,delivery,fax,phones,mileage,etc.Prior to printing of any
documents,CONSULTANT shall verify with CITY the total number of documents to
reproduce.
r attending meetings
f key issues in addition
nges in the project
rinting additional
of Exhibit 'B'.
aid undisputed services and
Ita nt's monthly invoices up to
$58,507.00 (including all expenses)
$50,507.00 +expenses
$47,507.00 +expenses
Release of 5%Retention and final
invoice
1The maximum ount of each payment serves as a cap on the payments until the correlated
benchmark item is completed to the satisfaction of City Staff.Therefore completion of one benchmark
item allows for billing up to the maximum identified for the following benchmark item.All amounts of
payments shall be less the 5%retention,unless sixty (60)consecutive days of delays occur as the result
of event(s),which the CITY determines were beyond CONSULTANT'S control.In such case,CITY shall
release to CONSULTANT the full amount of the payment for the benchmark item(s)that have been
completed to the satisfaction of City Staff.
Not included in this fixed fee are expenses incurr
beyond those specified in Section 1(b)of this contract;a
to those identified within the attached "Scope of
description,plans,or scope of work requiring a
copies of any document beyond the number 0
The actual costs of CONSULTANT'
the Invoice form,and CITY shall pay CONSU
expenses.Payments shall be m sed upon
the maximum amounts set forth in sch
Draft IS/MND
Page 4 of 12
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Point View Agriculture and Golf Course Master Plan
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PageS
shall be held by CITY
NSULTANT when the
If CONSULTANT is requested
environmental documentation with additional
Any work approved pursuant to Section 1(f)of this agreement shall be included
in the appropriate segment of the foregoing schedule,as determined by the City,and
the maximum billing amounts shall be adjusted accordingly.
Five percent (5%)of each bill submitted by CONSU
in a retention account.The retained funds will be rele
environmental documentation project is sue:;CE~ss·tUIl;'Iit>
final Notice of Determination.
result of the CONSULTANT'S failu
State or local CEQA Guideline
ion or analysi solely as a
requirements of CEQA,or the
to collectively as "CEQA"),
no additional cost to the
re to comply"shall be based
NSULTANT advising CONSULTANT of
hat do not comply with the provisions of
interpretations of CEQA that were not
ent of this Agreement.
,rules,regulations or policies of any state,federal or
'urisdiction over the project occur,new,unforeseen
the documents are received from attorneys other than the
City Attorne wing the circulation of the draft environmental document,
during the ter greement that require modification of the environmental
documentation,UL TANT will perform such additional services on a time-and-
materials basis,at the rates set forth within Attachment of Exhibit 'A'.
Page 5 of 12
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Point View Agriculture and Golf Course Master Plan
PCR Services Corporation
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Page 6
this
sub
The CITY and CONSULTANT hereby acknowledge and agree that the terms of
CONSULTANT'S compensation are not dependent upon the CITY'S final action on
these Projects.
Section 4.Independent Contractor.CONSULTAN 'II act hereunder as an
independent contractor.This Agreement shall not and .intended to constitute
CONSULTANT as an agent,servant,or employee of
intended to create the relationship of partnership,'·tt'venture
the CITY and CONSULTANT.
Manager is Jay
CONSULTANT s
rincipally responsible for the
shall serve as principal
o the Responsible Project
Responsible Project Manager by
rior written consent of CITY.
represents that it has,or shall secure
perform CONSULTANT'S services under
NT may associate with or employ associates or
f its services under this Agreement,but at all times
CONSULTANT may not employ additional
ritten approval of CITY.
iaison.CONSULTANT shall perform under the general
supervision of the munity Development Director of CITY ("Director")or his or her
designee,and all communications,instructions and directions on the part of the CITY
shall be communicated exclusively through the Director or his or her designee.
Section 5.Assignment.This ag
part,without the prior written consent of CITY.
Section 6.Consultant.Res onsible
shall have a Responsible Project
CONSULTANT'S obligations under
liaison between CITY ONSUL
Page 6 of 12
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Point View Agriculture and Golf Course Master Plan
PCR Services Corporation
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Section 9.Data and Services to be Furnished by CITY.All information,
data,records,reports and maps as are in possession of CITY and necessary for the
carrying out of this work shall be available to CONSULTANT without charge.
Section 10.Interests of CONSULTANT.The CO TANT affirms that it
nd evaluate the performance
te this Agreement or replace
s of Section 13 herein.
>t of compensation paid to
reement.
om a CITY account under the exclusive
T shall submit to CITY certificates
e following minimum insurance requirements,to be
.agreement,not less than one (1)day prior to the
der t Agreement.
ensation Insurance to cover its employees as required by
require all subcontractors similarly to provide such
compensation insurance for their respective employees.
2.General liability protecting CONSULTANT in an amount no less than
$1,000,000 per occurrence,$1,000,000 in the aggregate,for bodily injury,personal
injury and property damage.Automobile liability protecting CONSULTANT in an
presently has no interest and shall not have any interest,
conflict in any manner with the performance of t
Agreement.No person having any such interest
with the CONSULTANT or any subconsultant.
The parties agree:
(a)CITY has sole discretion to direc
of CONSULTANT and CITY reta'
CONSULTANT at any time,in acco
(b)CITY has sole discretion
CONSULTANT,in acc
(c)CITY
control of CITY.
ma~
Page 7 of 12
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Point View Agriculture and Golf Course Master Plan
PCR Services Corporation
January 18,2011
Page 8
d Employer's Liability,name
ployees.
d Employer's Liability,such
"ance and shall name the
reds.Each insurance policy
tion,without thirty (30)days prior written
ates evidencing such insurance and
,employees,and agents as additional
the CITY for review and thereafter the CITY shall have
any insurance procured by CONSULTANT under the
(b)
(c)Except for Wo
insurance policies shall be primary t
CITY,its officers,age loyee
shall contain a pr9
notice to the
amount not less than $500,000 per accident for bodily injury and property damage.
Employer's liability protecting CONSULTANT in an amount no less than $1,000,000 per
accident,bodily injury or disease.CONSULTANT agrees to maintain in full force and
effect during the term of this Agreement professional errors missions insurance in
an amount not less than $1,000,000 per claim,and in th
insurance shall:
(a)Be issued by an insurance c
business in the State of California and which .
insurance by CONSULTANT shall not be construed as a
S liability or as full performance of CONSULTANT'S duties
ss,and defend under this Agreement.
(d)Except for Worker's Compensation and Employer's Liability,
indemnify the CITY from liability from loss,damage or injury to persons or to property
arising from CONSULTANT'S negligent acts in connection with the performance of
services under this Agreement.
the
Page 8 of 12
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Point View Agriculture and Golf Course Master Plan
PCR Services Corporation
January 18,2011
Page 9
failure to comp y with these
greement.
rmance of its services under
appropriate Certificates of
her agrees that a clause
in any subcontract executed
(e)Except for Worker's Compensation and Employer's Liability,include
a severability of interests clause substantially similar to the following:"The insurance
afforded by this policy applies separately to each insured against whom a claim or suit
is made or suit it brought,except with respect to the limit of th rer's liability."
(f)Contain a clause substantially in the g words:"It is hereby
understood and agreed that this policy shall not be r materially changed
except upon thirty (30)days prior written notice to ncellation."
(g)Cover the operations of
this Agreement.
(h)
TANT agrees to defend and indemnify
gainst,and will hold and save them and
amages to persons or property,penalties,obligations,
ot limited to reasonable costs of defense,that may
,fir ,entity,corporation,political subdivision or other
aused by the negligent acts or intentional tortious acts,
errors or SULTANT or those for whom CONSULTANT is legally
responsible.any information or data prepared or provided by consultant is
misused by an agenfof the City,consultant shall not be responsible for such misuse of
data.
3.
this contract until the above insuranc
Insurance have been f
substantially similar
under this contra
Section 12.
the City,i
each
Section 13.Termination.The executory provisions of this Agreement may be
terminated by CITY upon five (5)days written notice to the CONSULTANT without
Page 9 of 12
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Point View Agriculture and Golf Course Master Plan
PCR Services Corporation
January 18,2011
Page 10
e given to the
if sent to
en to the CITY shall be deemed duly
CITY postage prepaid to:
ment Director
,AICP,Senior Planner
Palos Verdes
CONSULTANT shall be deemed duly an
CONSULTANT postage prepaid to:
Jay Ziff,Principal
PCR Services Corpo
233 Wilshire Blvd.,Suit
Santa Mon·9040
or personally delive LTAN
the CITY in writin T.
further action by CITY.The executory provisions of this agreement may be terminated
by the CONSULTANT upon thirty (30)days written notice to the CITY.In the event of
such termination by the CITY,the CITY shall pay the CONSULTANT for work
satisfactorily completed to date of such termination,but in event to exceed the
compensation described in Section 3 of this agreement,on the percentage of
completion of CONSULTANT'S work on the date of te provided such work is
in a form usable by CITY.
Section 14.Notice.Any notice or
s Verdes,CA 90275
or personally deliv d to CITY at such address or other address specified to the
CONSULTANT in writing by the CITY.
Section 15.Entire Agreement.This agreement represents the entire
integrated agreement between CITY and CONSULTANT,and supersedes all prior
Page 10 of 12
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Point View Agriculture and Golf Course Master Plan
PCR Services Corporation
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Page 11
shall be
obtain and
any dispute arising
ws of the State of
ncing preparation of the
its Exhibits are the entire
other terms or conditions,written or oral,
onflict between the provisions of this
s of this agreement shall prevail.
The foregoing are cumulative and in
ny other rights or remedies available to the CITY.
p.-:-.=;..:......;::;;;.;:;:.;u:;:.;s:;..;e;.:,.None of the provisions contained herein shall
us failure to insist upon strict performance,nor shall any
e any other provision has been waived in whole or in part.
ad .
negotiations,representations or agreements,either written or oral.This Agreement
may be amended only by a written instrument signed by both CITY and CONSULTANT.
Section 16.Litigation Costs.Should any dispute under this Agreement lead
to litigation,the prevailing party shall be entitled to reason ttorneys'fees for the
prosecution of the action.
Section 17.Applicable Law.This Agre
hereunder shall be governed and interpreted in a
California.Venue for any action arising from
matters concerning validity,constructiorf~;:
exclusively in the state of federal courts locate
Section 18.Business LL~'Re,....:..:.:..:a.;:::..:.:..:::.;:
maintain a City Business
Environmental documentation as outli
Section 19.
understanding of t
controlling this m
Agreement.
Page 11 of 12
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Point View Agriculture and Golf Course Master Plan
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EXECUTED the day and year first stated above.
"CITY"CITY OF RANCHO PALOS VERDES
edule,Cost Estimate,Rate Schedule
By _
Thomas Long,MAYOR
By _
Exhibits:
'A'
"CONSULTANT"
Page 12 of 12
6-15
December 2,2010
RECE\VED
DEC 032010
PLANNING,BUILDING ~O
CODE ENfORCEME
Mr.Eduardo Schonborn,AICP,Senior Planner
CITY OF RANCHO PALOS VERDES
30940 Hawthorne Boulevard
Rancho Palos Verdes,California 90275
RE:PROPOSAL TO PREPARE A MITGATED NEGATIVE DECLARATION FOR THE
POINT VIEW PROPERTY MASTER PLAN USE
Dear Eduardo:
PCR Services Corporation (PCR)is pleased to provide this proposal to prepare an anticipated
Mitigated Negative Declaration (MND)to address a Master Plan Use of the Point View property
located at 6001 Palos Verdes Drive South in Ranch Palos Verdes.The proposed project involves
agricultural uses (orchards and vineyards),an event garden,and a golf course use.Following is our
understanding of the project,a scope of services to support an MND,and a fee estimate and
proposed schedule to complete the environmental process.
PCR OVERVIEW AND PROJECT TEAM
peR Services Corporation.PCR provides specialized environmental consulting services
that have successfully assisted our clients for over 35 years.With approximately 45 professional,
support,and administrative staff in our Santa Monica,Pasadena and Irvine offices,we offer a
comprehensive range of environmental planning and technical capabilities.
PCR offers the collective experience,depth of knowledge,support resources,specialized
expertise,and product delivery systems to ensure the successful and timely completion of
environmental documentation prepared in compliance with CEQA.Originally founded to implement
CEQA and National Environmental Policy Act legislation,our Environmental Planning &
Documentation Division collaborates with PCR's advanced in-house technical divisions in
Biological Services,Air Quality,Climate &Acoustics Services,Historic Resources,and
Archaeological and Paleontological Resources.Our in-house support capabilities also include full
Geographic Information Systems,Computer-Aided Drafting &Design,graphics and publications
serVIces.
PCR has earned a reputation for completing solid documentation for highly visible and often
controversial projects.We have successfully prepared environmental documentation for projects
such as the Getty Villa,Playa Vista,the LAX Master Plan,STAPLES Center,Disney's Grand
Central Creative Campus,and the redevelopment of Boeing's C-l Aircraft Facility in Long Beach.
Directly related to this proposal,PCR completed the Draft EIR for the Point View Project and
initiated preparation of the Final EIR before the project application was withdrawn.We see our
work on Point View Project as particularly relevant given our familiarity with the site,and
233 Wilshire BouleVard,Suite 130,Santa Monica,CA 90401 INTERNET www.pcrnet.com TEL 310.451.4488 FAX 310.451.52796-16
Mr.Eduardo Schonborn,AICP,Senior Planner
CITY OF RANCHO PALOS VERDES
December 2,2010 -Page 2
conditions regarding key environmental issues such as landslide risk,hydrology and water quality,
biological resources,and aesthetics.The PCR project team is comprised of the same management
and most of the same technical staff that were involved with Point View Project BIR,which leaves
us with a strong understanding of key issues and relevant information.This familiarity with the
project site and key issues will streamline our efforts,enhance the quality of the MND,and help
facilitate completion of the environmental review process.
Although the physical alterations and improvements identified for the site under the proposed
Master Plan Use are modest,we believe that the sensitivity of the site relative to landslide conditions
and other issues,combined with the likelihood of close public scrutiny,require a thorough
assessment of such technical issues as geology/soils,hydrology/water quality,noise,and traffic and
circulation.PCR has teamed with Geosyntec Consultants and Fehr &Peers,to assist with CEQA
documentation with regard to geology/soils,hydrology/water quality,and traffic and circulation.A
summary of these firms and their relevant qualifications and experience is provided below.
Geosyntec Consultants.PCR has enlisted the services of Geosyntec Consultants to bring a
high level of technical expertise to the analysis of geology/soils and hydrology/water quality.
Geosyntec is a multidisciplinary engineering firm that provides high quality,cost-effective
geotechnical and environmental consulting,engineering design,and construction quality assurance
oversight services to public and private clients.Geosyntec possesses strong experience in
geotechnical engineering and engineering geology including assistance in preparation of technical
reports for CEQA documents where slope stability concerns have required mitigation.They are also
known for innovative work in storm water quality management.PCR has a long established
working relationship with Geosyntec,including work on the Point View Project BIR.Staff assigned
to this project also have experience in the City through their work on the Ocean Trails Country Club
landslide investigation.Geosyntec has a staff of more than 750 employees (inclqding 100 locally in
Southern California).
Fehr &Peers.Fehr &Peers has worked extensively with PCR on numerous projects and
specializes in transportation planning and traffic engineering services.Fehr &Peers relevant
experience includes the South Bay Cities Coastal Corridor Transportation Study,the San Pedro
Waterfront EIR/EIS traffic analysis,the traffic analysis for the Point View Draft BIR,and other
coastal development projects with PCR such as the Santa Monica Downtown Parking Program and
the Bubba Gump Project on Santa Monica Pier.
The PCR project team,with Geosyntec Consultants and Fehr &Peers,is well suited for this
undertaking,given the long established working relationships among the firms,familiarity with the
City and the project area through work on Point View and other City projects.The team's track
record of high quality work and experience with projects subject to close scrutiny is also an
important asset for this undertaking.
6-17
Mr.Eduardo Schonborn,AICP,Senior Planner
CITY OF RANCHO PALOS VERDES
December 2,2010 -Page 3
UNDERSTANDING OF THE PROJECT
PCR is aware of the background circumstances surrounding the Point View property through
earlier work with the City on the Point View Project EIR,which addressed Landslide Moratorium
Exclusion Request No.10 and a preliminary conceptual residential development proposal.During
preparation of the Final Environmental Impact Report (EIR)in 2006 the Point View project was put
on hold while additional geologic borings were performed to better validate the location of the
ancient landslide boundary through the property.In July 2008 York Long Point Associates (YLP A)
ultimately withdrew their Moratorium Exclusion request for the Point View project.In August
2008,YLP A submitted a new Landslide Moratorium Exclusion request accompanied by
geotechnical reports and other relevant information that was focused solely on a proposed
adjustment to the moratorium boundary line.However,this application was withdrawn by the
applicant in March 2009.
The Point View property is located along the south-central coastline of the City of Rancho
Palos Verdes off of Palos Verdes Drive South.There are undeveloped hills,terraces and canyons to
the north of the site.To the northeast is the Portuguese Bend Community,with several single-family
homes and the Portuguese Bend Riding Club,a private commercial recreational facility.To the
south is Palos Verdes Drive South,and along the coast,Abalone Cove Shoreline Park.West of the
site is the Upper Abalone Cove Community,a single-family residential neighborhood,and to the
southwest is a sewage pump station owned and maintained by the Los Angeles County Sanitation
District.To the east is Wayfarers Chapel and residential development within the Portuguese Bend
Community.To the north and east of the site are areas that fall within the boundaries of the City's
Natural Communities Conservation Plan (NCCP)Reserve.
The 94-acre property consists of largely undeveloped hillside terrain that ranges from areas
that are generally flat to areas with slopes in excess of 35 percent.Elevations on the site range from
about 170 feet above mean sea level in the southwestern portion of the site to over 700 feet above
mean sea level in the northwest of the site.The dominant vegetation on the site consists of annual
non-native grasslands covering approximately 74 percent of the site,with other areas of introduced
trees and shrubs covering about 7 percent of the site.Small,fragmented patches of disturbed and
relatively undisturbed coastal sage scrub vegetation with low to mid habitat value cover about 13
percent of the site.The U.S.Geological Survey topographic map for San Pedro identifies a blue-line
drainage running from the approximate center of the site to the southwest,where it ultimately drains
into the ocean at Abalone Cove.There is also a blue-line drainage just off site along the westerly
boundary of the project site (i.e.,Barkentine Canyon).Only limited areas of the site have been
improved.These include a former horse-riding ring and two small uninhabitable ancillary buildings
(known locally as the "Cook Shack")in the northern portion of the site.These structures include
bathroom and kitchen facilities and have a total floor area of 400 square feet.In addition,a variety
of unimproved trails and roads,and pole mounted electrical transformers and telephone lines are
located on the site.In the past,areas of the site were used for farming and large portions of the site
are periodically disked for fire clearance and weed control.
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Mr.Eduardo Schonborn,AICP,Senior Planner
CITY OF RANCHO PALOS VERDES
December 2,20 I0 -Page 4
The property is designated for single-family residential use at densities of one to two units
per acre.Approximately 86 acres of the property is zoned RS-I,and 8 acres is zoned RS-2.The
project site is also located within a Natural Overlay Control District (OC-I),Urban Appearance
Overlay Control District (OC-3),and Equestrian Overlay (Q)District (to permit equestrian uses).
The OC-1 designation provides specific performance criteria that address:earth movement,
alteration of a natural watercourse or water body,vegetation removal,beach replenishment,soil
stability,stormwater runoff,sewer or waste water disposal,and erosion.Also,60 acres of the site
are within and 34 acres are outside a Landslide Moratorium Area.The project site is also located
within a redevelopment project area.
We understand that the current request from the applicant involves a proposal to use the
Point View site for agriculture (avocado/citrus orchards and vineyards),an event garden,a golf use,
and other associated improvements.To support the proposal,a Master Plan Use of the property has
been submitted that includes a Conditional Use Permit application and a Grading Permit.Our
specific understanding of the components of the project based on information provided in the RFP
and discussions with staff is presented below.
Agricultural Use.Overall,27.5 acres of the site are proposed for agricultural uses including
orchards and vineyards with:1)an organic avocado orchard in the northern area of the site on 11.5
acres;2)an organic avocado orchard in the eastern area of the site on 6 acres;3)a non-organic
citrus/avocado orchard in the eastern area of the site on 1.5 acres;and;4)two vineyard areas in the
central and western portions of the site,covering 5.5 acres and 3 acres,respectively.Pursuant to
Section 17.02.025 of the Municipal Code,growing crops and/or fruits on more than 1 acre,or for
commercial purposes,requires a Conditional Use Permit,which is being requested as part of the
project application.
Golf Course Use.A non-traditional private golf course,to be operated and maintained by
the land owner,is proposed for a 2.5 acre area of the site,with two greens,traps,and nine holes.
The golf course would be comparable to a 9-hole executive golf course.The golf course will not be
operated as a commercial venture and is intended to serve guests of the landowner.There will be no
regular operating hours and play will be restricted to daylight hours.No clubhouse is proposed.
Access to the course will be via existing roads on the property.It is also our understanding that the
greens will be artificial turf.Pursuant to Section 17.02-025 of the Municipal Code,outdoor active
recreational uses and facilities require a Conditional Use Permit,which is being requested as part of
the project application.
Event Garden Use.An Event Garden is proposed on a flat terrace in the north-central
portion of the site in an area that has been used for a variety of activities,including filming of
motion pictures and television shows/commercials,private parties hosted by the land owner,and use
by the U.S.Pony Club and the Las Candalistas (Walk on the Wildside).Improvements shown in the
figure provided with the RFP include a food service area,walls and seating,an assembly area,a
gazebo,a bandstand and dance area,parking areas,and use of an existing restroom/kitchen.No
more than 30 events per year are proposed and attendance would be limited to 300 people per event
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Mr.Eduardo Schonborn,AICP,Senior Planner
CITY OF RANCHO PALOS VERDES
December 2,2010 -Page 5
(not including event staff,security/safety or other related personnel).Event Garden hours would be
limited to 8:00 a.m.until 10:00 p.m.,with typical events lasting approximately five hours.
Occasional special charity events with up to 750 people are also proposed.The types of events
anticipated include:
•
•
•
•
•
•
•
Fund raising and charity events
Private parties
Public and community events
Weddings and wedding receptions
Corporate parties
Outdoor conferences
Educational Events
Circulation and Access.In addition to formally approving the use of an after-the-fact paved
roadway (700 foot segment)that provides secondary access to the site,a new paved roadway is also
proposed off of the main thoroughfare on the site to provide access to the Event Garden area.The
new paved road would be constructed on an existing unpaved dirt road and would be 1,880 feet in
length.
Other Considerations.PCR is aware of the extensive geologic and geotechnical work that
has focused on the site and that it has been subject to review and comment by the City geotechnical
consultant.Although little in the way of new development is proposed,and we expect that the
project is being designed to avoid practices that could aggravate existing landslide conditions,it will
be important for the environmental document to characterize existing conditions based on existing
studies and to assess the potential for adverse effects associated with unstable soils and landslide
movement,including the role of groundwater,surface water infiltration and dewatering activities.
PCR and Geosyntec will work closely to present and assess these issues in a manner that will stand
up to scrutiny and be easily understood by decision-makers and the public.We are also aware that
NPDES information has been submitted to the City and is under review by the City's NPDES
Consultant and that the discllssion of drainage and water quality will be an important component of
the environmental analysis.Additionally,we understand that annual surveys for the California
gnatcatcher have occurred on the site and that a survey was recently completed.As hl1iher
described in the scope of work below,PCR biologists will review and consider this survey and any
other recent biological work in evaluating potential impacts on biological resources.Finally,we
have conducted a cursory review of the noise study completed for the project by the applicant's
consultant.Our in-house technical staff will peer review this work and rely on the study for the
evaluation of special event noise,although PCR will supplement this work with an evaluation of
construction noise,and mobile source noise associated with special events.
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Mr.Eduardo Schonborn,AICP,Senior Planner
CITY OF RANCHO PALOS VERDES
December 2,2010 -Page 6
SCOPE OF SERVICES
PCR will prepare environmental documentation to support an MND,which assumes that the
analyses will conclude that the project's potential environmental effects will either be less than
significant or can be reduced to a less than significant level through implementation of project
design features,mitigation measures,or both.Based on our understanding of the project,we have
developed a work program consisting of seven tasks necessary for the preparation and completion of
an MND.The following table indicates these tasks,which are described below:
Task Task Description
1 Collect Data/Prepare Project Description
2 Prepare First Draft IS/MND and Supporting Documentation
3 Revise IS!MND and Circulate Draft IS/MND
4 Prepare Response to Comments/MMRP/Final IS/MND
5 Meetings
6 Management/Coordination
7 Technical Studies
Task 1:Collect Data/Prepare Project Description
To initiate Task 1,PCR will attend a start-up meeting with the City to establish
communication protocols,confirm our understanding of the project,discuss key issues,review the
schedule,and collect related documents.As part of this task,PCR will review all available project
information,and will prepare a memorandum identifying any additional information required to
complete a Project Description for the MND that will support the necessary analyses.Following
receipt of project information and relevant documents PCR will prepare a Draft Project Description
for City and applicant review and comment.PCR will then address one set of comments and
prepare a Final Project Description to support the environmental analysis.
Products
•
•
•
Information Needs Memorandum
Draft Project Description
Final Project Description
Task 2:Prepare First Draft of IS/MND and Supporting Documentation
This scope of work is based on the assumption that the project's environmental review can
be successfully completed through the IS/MND process,pursuant to CEQA Guidelines
Section 15070.Although it is unlikely,should it be determined early on in the analysis that the
project would result in a significant impact that cannot be fully mitigated (either because mitigation
does not exist or because it is not feasible),PCR will immediately notify the City to discuss
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Mr.Eduardo Schonborn,AICP,Senior Planner
CITY OF RANCHO PALOS VERDES
December 2,20 10 -Page 7
available options,including possible project changes or the need for an expanded scope of work to
support preparation of a Focused ElR.
The documentation necessary to support an MND will consist of an Initial Study (IS)
Checklist accolJlpanied by an Explanation of Checklist Determinations that will be completed by
PCR based,in part,on information provided by the City and applicant team.The technical
questions in the Initial Study will be addressed with findings based on credible sources and logic
based qualitative or quantitative analysis.PCR will draw on a range of in-house technical expertise,
along with input from Geosyntec and Fehr &Peers,to provide a complete and accurate assessment
of potential effects associated with the project.For each environmental issue addressed in the IS
Checklist,it will be determined whether the project would result in no impact,a less than significant
impact,a less than significant impact with mitigation,or a potentially significant impact.This
discussion will provide sufficient documented analysis to support checklist conclusions.
Based on our discussions with City staff and our understanding ofthe project,we believe that
for most environmental issues basic analysis in the Initial Study will support findings of no
significant impact,or less-than-significant impacts based on existing infonnation and primarily
qualitative analysis.This is due to the relatively modest physical improvements proposed for the
site.There are also some issues,such as potential impacts on cultural resources,where the analysis
can rely heavily on work completed in the Point View Draft EIR.The approach to the analyses of
environmental issues that we believe will require more than basic evaluation is presented below.
Aesthetics/Views
The project area is semi-rural in character and also supports views of the Portuguese Bend
coastal area.Accordingly,the Aesthetics section of the MND will address potential impacts
associated with the visual character of the project in the context of the surrounding area,as well as
potential effects on views,light and glare.Given the setting of the site,the characteristics and nature
of the proposed improvements,and the extensive regulatory controls in the City that address view
impacts,effects on coastal or ocean views from nearby properties are not expected.Accordingly the
evaluation will primarily focus on aesthetics and changes in the visual character of the site.No
visual simulations are included in this scope of work as it is expected that the nature of visual change
can be adequately conveyed and analyzed without simulations,however,if simulations are provided
by the applicant they can be incorporated under this scope of work.Also,in the event analysis or
discussions with the City indicate that simulations are warranted,PCR can provide these services
through an additional scope of work.The analysis of impacts on aesthetics will incorporate the
following:a description of the existing visual quality of the site and surrounding areas and valued
focal or panoramic views of aesthetic resources;a description of relevant regulations,policies and
guidelines governing views and aesthetic considerations;and an evaluation of impacts with an
emphasis on the potential for the project to introduce features that would detract from the aesthetic
quality of the area or conflict with applicable design guidelines,or create substantial sources of light
or glare.Temporary impacts during construction will also be assessed.
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Mr.Eduardo Schonborn,AICP,Senior Planner
CITY OF RANCHO PALOS VERDES
December 2,2010 -Page 8
The view analysis will focus on the potential for the project to obstruct important scenic
views or resources.Potential impacts resulting from light and/or glare generated by the project will
be evaluated.For the entire analysis,PCR will coordinate with the City to confirm that all
regulatory provisions relating to views,lighting and neighborhood compatibility are accounted for in
determining the significance of impacts.
Air Quality/Climate Change
Over the years,PCR has worked closely with South Coast Air Quality Management District
(SCAQMD)staff members to develop an understanding of,and define expectations for,the
quantification and assessment of pollutant emissions from projects similar to the proposed project.
Building on our knowledge and experience,PCR will address Initial Study (IS)checklist questions
for the proposed project,and prepare the air quality responses pursuant to standards and guidelines
set forth by the California Air Resources Board (CARB)and the SCAQMD.PCR analysis of air
quality will include the following:(1)quantification of daily regional ambient air pollutant
emissions from construction and operations on-site,and comparison to significance thresholds;(2)
quantification of daily localized ambient air pollutant emissions from construction and operations,
and comparisons to significance thresholds using SCAQMD LST methodology (look-up tables);(3)
qualitative analysis of potential odors;(4)qualitative analysis of toxic air contaminants from
construction and operational activities;(5)identification of mitigation measures,if warranted;and
(6)assessment of the project's consistency with the SCAQMD's Air Quality Management Plan
(AQMP).
The SCAQMD LST methodology used to evaluate emissions from construction activities is
applicable to sites which are five acres or less in active daily construction area.For active daily
construction areas larger than five acres,detailed dispersion modeling is recommended.Although
the entire site is larger than five acres,it is assumed as a basis of preparing this scope and cost
estimate that no more than five acres will be disturbed on a daily basis.If detailed dispersion
modeling is required,it may be performed under separate scope and budget.
Based on our understanding of the project,it is unlikely that a CO hotspots analysis would be
required according to SCAQMD Guidelines.However,if after reviewing the traffic report it is
determined that a CO hotspots analysis is required;it may be performed under separate scope and
budget to be negotiated later.
Operational emissions for agricultural activities will be calculated for the project and will
include consideration of sources such as heavy agricultural equipment (backhoes,graders,etc.),
orchard wind generators and heaters,engine driven irrigation pumps and emergency generators.
PCR will require information from the project applicant regarding'on-site equipment such as hours
of operation,horsepower rating,and fuel type.If this data is not available,PCR will provide
assumptions for applicant review and approval.PCR assumes that fuel (gasoline/diesel)storage and
dispensing will not be located on the project site.
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Mr.Eduardo Schonborn,AICP,Senior Planner
CITY OF RANCHO PALOS VERDES
December 2,2010 -Page 9
There has been considerable activity at the state and local level in implementing the Global
Warming Solutions Act of 2006,also known as AB-32.OPR recently published new CEQA
Guidelines,effective on March 18,2010,which clarify how Greenhouse Gas (GHG)emissions
should be analyzed and mitigated under CEQA.PCR is therefore proposing to analyze GHG
emissions in accordance with this new guidance.In general,the guidelines allow Lead Agencies.to
determine if a quantitative or qualitative analysis is most appropriate,and to establish specific
significance criteria.
Based on the level of public concern that often focuses on this issue,this scope of work
includes a quantitative analysis of construction and operational GHG emissions,including vehicular
exhaust,agricultural operations,and maintenance of the golf course.In addition,GHG emissions
from water conveyance (delivery)for irrigation will be calculated for the project.As appropriate,
PCR will assess GHG reduction strategies consistent with the City of Rancho Palos Verde Green
Building Construction Program.
Biological Resources
Based on PCR's familiarity with the property and preliminary review of the proposed project
it appears that the anticipated areas of disturbance will avoid direct impacts on the sensitive coastal
sage scrub/California gnatcatcher habitat that is present on the property.However,consideration
should be made and documented for potential effects on regulated drainages and potential indirect
effects due to noise,light,and dust "trespass"into adjacent and nearby habitat areas.In this regard,
previous documentation of on-site resources,data from on-going California gnatcatcher surveys,and
an updated review of regional databases will be relied upon to characterize existing conditions,
including sensitive wildlife and plants,habitats of concern,wildlife movement,and jurisdictional
features.In particular,PCR completed an assessment of the project site as part of a Draft EIR dated
July 2005.Of note,PCR will conduct a site reconnaissance to verify site conditions have not
meaningfully changed since that time.Alternatively,any notable changes that have occurred will be
documented.The available body of scientific and "gray"literature will be applied to site conditions
and the project to assess potential indirect and cumulative impacts as well as consistency with the
Rancho Palos Verdes NCCP Subarea Plan.Effective mitigation measures,as warranted,will be
derived primarily from the Rancho Palos Verdes NCCP Subarea Plan,as well as other sources
focused on coastal sage scrub/California gnatcatcher conservation.For the purpose of this proposal
PCR is anticipating being able to incorporate previous studies and documentation by reference in the
discussion of biological resources within the Initial Study without the need to prepare a Biological
Resources Assessment under separate cover.
Geology/Soils
The potential for the proposed grading and land use changes to aggravate conditions
associated with existing landslides will be assessed.This assessment will rely on existing geologic
and geotechnical studies.Given the extensive background and studies that have focused on
landslide issues in the City,it will be essential that the materials relied on and the focus of the
analysis and assessment of mitigation be closely coordinated with the City.Even understanding that
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Mr.Eduardo Schonbom,AICP,Senior Planner
CITY OF RANCHO PALOS VERDES
December 2,2010 -Page 10
new studies are not required,to ensure a high level of technical expertise in development of this
section of the Initial Study,Geosyntec will be involved in development and review of the analysis.
The assessment of geology and soils will be presented in a technical memorandum prepared by
Geosyntec that will include evaluation of potential impacts and the need for any mitigation measures
to address effects on existing landslides.
HydrologylWater Quality
As with Geology/Soils,the evaluation of hydrology and water quality will be based on an
technical memorandum prepared by Geosyntec.The analysis will address how changes to land use
and operational activities associated with the project will affect the quantity and quality of site
runoff and the amount of groundwater infiltration.The analysis of water quality impacts will
provide an overview of existing conditions and the regulatory requirements regarding water quality
with consideration of potential effects on natural drainages and the downstream marine environment.
NPDES information submitted by the applicant's consultant will also be considered.
Given the important role groundwater infiltration plays in relation to land movement in the
project area,particular attention will be paid to assessing changes in groundwater infiltration -due to
new agricultural uses,the golf course,and related irrigation.The impact of the increases in
impervious road surface will also be assessed.Potential impacts of these project elements will be
addressed specifically and qualitatively.Where potentially significant impacts are identified,
Geosyntec will evaluate Best Management Practices (BMPs)proposed as part of the project to
address water quality and infiltration in order to assess their efficacy.
Noise
PCR will review the applicant supplied Noise Study,focusing on assessing the study for
accuracy,completeness and conformance to the City's noise study methodology and other
applicable agency standards and practices.Assuming that the study of noise measurements for a
mock event at the Point View Event Garden prepared by Mestre Greve Associates (MGA)is found
to be accurate,complete and prepared in accordance with applicable methodology and City
standards and practices,PCR will rely on the study in preparing the MND noise section.However,
the MGA noise study does not assess the proposed project's potential to increase ambient noise
levels on a temporary (e.g.,during construction)and/or long-term basis (e.g.,roadway traffic and
operation of the proposed agricultural uses).Accordingly,PCR staff will evaluate the potential for
noise associated with construction activities and surface transportation to impact neighboring noise
sensitive land uses.The scope of services for the noise analysis will include the following:(l)
survey noise-sensitive land uses,existing noise sources,and features affecting noise transference in
the project area;(2)identify and describe relevant local plans,regulations,ordinances,criteria,and
guidelines associated with noise;(3)review the project construction schedule and equipment to
estimate construction related noise levels at adjacent noise sensitive uses;(4)evaluate project
operational noise from project related vehicular traffic and event garden activities.The event garden
related noise analysis will rely on the applicant supplied noise study.PCR will also evaluate
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Mr.Eduardo Schonborn,AICP,Senior Planner
CITY OF RANCHO PALOS VERDES
December 2,2010 -Page 11
agricultural related activities through a qualitative analysis.The scope of services for the noise
section does not include post construction noise and vibration monitoring and analysis.
Traffic and Circulation
The analysis of transportation,circulation and access for the Initial Study will be based on a
Traffic Report prepared by Fehr &Peers.The tasks proposed for the traffic report are as follows:
Project Initiation and Coordination
At the outset of the traffic study,scoping discussions will be held with City of Rancho Palos
Verdes staff to finalize and confirm the scope of services for the traffic study.The intent of this
scoping session is to review the site plan,the details of the project,and the expected date of
completion.Other issues to be discussed and confirmed include the geographic scope of the study
(e.g.,study intersections),time periods for analysis,forecasting methodologies,approach to trip
generation estimation,and the significance criteria of the impact.Fehr &Peers will confirm the
anticipated activity level and operations plan for the proposed uses,the site access and circulation
plan,and the associated vehicular traffic and parking generation.Project trip distribution
assumptions,the list of related projects,and the appropriate background traffic growth rate will also
be discussed.
Site'Reconnaissance and Data Collection
An inventory of the existing street system serving the immediate study area,including
number of lanes,street widths,traffic control devices,and operational characteristics will be made.
Any existing traffic volume data,including weekday and weekend intersection turning movement
counts,will be identified and gathered by the consultant,working with city staff.Any additional
pertinent data will also be collected,including previously conducted traffic studies and information
regarding planned street improvements in the study area.
It is understood that the proposed hours of operation for most intensive land use of the
project,the event garden use,would be limited to 8:00 AM until 10:00 PM on any day,with the
typical event lasting approximately five hours.The operation of the golf course will be limited to
daylight hours only.As the primary trip generator of the project would be recreational use and
special events,it is not expected to generate significant traffic to the surrounding street system
during the morning peak period on a typical weekday.The potential vehicular traffic generated by
the project could contribute traffic to the adjacent roadway system during the typical weekday
afternoon peak periods and on weekends.Therefore,it is assumed that the traffic impact analysis
will be conducted for up to two peak periods (weekday PM peak period and Saturday midday peak
period).
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Mr.Eduardo Schonborn,AICP,Senior Planner
CITY OF RANCHO PALOS VERDES
December 2,2010 -Page 12
Selection of the study intersections will be confirmed based on consultation with the City
staff as indicated above.It is assumed that up to three (3)key intersections that provide local and
regional access to the project will be selected for the project traffic impact analysis,including:
II Palos Verdes Drive West &Hawthorne Boulevard/Via Vicente
II Palos Verdes Drive South &Palos Verdes Drive East
II Palos Verdes Drive South &Point View Entry Street (future project driveway
intersection)
This scope of work assumes that new baseline intersection turning movement traffic counts
will be conducted at the two identified existing intersections as part of this study.The traffic count
will cover a two-hour afternoon peak period on a typical weekday and a two-hour Saturday midday
peak period.The scope also assumes that a new 24-hour machine count will be collected for the
segment of Palos Verdes Drive South at the project entry street.
Existing Traffic Evaluation
An assessment of existing operating conditions and constraints within the study area using
the appropriate methodology will be made,as directed by the city.Weekday PM and Saturday
midday peak hour levels of service will be quantified at the study intersections.Existing traffic
operational problems and congested areas will be identified.Existing transit service serving the site
will be identified.
Forecast Future Traffic Conditions
A series of projections will be developed as follows:
II
II
Future base (i.e.,no project)conditions,including background traffic growth and
cumulative developments in the study area.The future base conditions will include
traffic expected to be generated by other projects either currently under construction,
approved for development,or proposed within the study area.Data regarding potential
related projects proposed for development in the study area will be obtained from the
City and from neighboring cities as appropriate.
Project-generated traffic.Project trip generation will be estimated on based on
discussions with the City staff and project team.Trip generation rates from standard
sources such as the Institute of Transportation Engineers (ITE)do not lend themselves to
the proposed project uses.Instead,project trip generation will be estimated by direct
application of appropriate mode split/vehicle occupancy ratios and in/out factors to the
patronage estimates for the various events that could occur in the various project venues
(event garden and golf course)as well as other event staff and security/safety personnel.
Empirical trip generation rates would be obtained from city staff or other similar studies
and experience.Given that there could be a variety of activity levels taking place in the
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Mr.Eduardo Schonborn,AICP,Senior Planner
CITY OF RANCHO PALOS VERDES
December 2,2010 -Page 13
proposed event garden,it is proposed that trip generation estimates be prepared for
reasonably foreseeable event scenarios (e.g.,the nominal event with up to 300 attendees
and event staff)and then be used for assignment of trips and assessment of traffic·
impacts.
•In addition,a sensitivity analysis will be conducted to estimate the project trip generation
associated with the rare occasional event scenario with up to 750 attendees to understand
the likely traffic implications and potential measures.However,a full.intersection traffic
impact analysis for this occasional event scenario will be beyond the scope of this
proposal and will require additional scope and budget.
Future conditions with development of the proposed project,including background traffic
growth,cumulative developments in the vicinity of the study area,and traffic generated by the
project.The analysis will take into consideration the operation schedule of the adjacent Wayfarers
Chapel to understand the traffic implications of the occasional scenarios when there will be
concurrent events on the proposed project site and at the Chapel.
As part of these projections,the future weekday PM peak hour and Saturday midday peak
hour traffic generation of the projected land uses within the study area will be forecast and assigned
to the street system.The future base conditions will include traffic anticipated from other projects
either currently under construction or approved for development in the study area.It is anticipated
that the cumulative projects to be included in this analysis will be identified in conjunction with city
staff.
Traffic Impact Assessment and Mitigation Measures
An assessment will be made of projected operating conditions,and traffic impacts of the
proposed project will be identified.This assessment will concentrate on impacts at the study
intersections identified above.Intersection levels of service will be projected.Significance of
project impacts will be assessed in accordance with city criteria and the discussions with city staff.
If necessary,appropriate mitigation measures will be developed to alleviate any negative
traffic impacts thus identified.Potential mitigations will be examined to determine their physical
feasibility and effectiveness and could include arrangements of event start and end time schedules or
limitation of event hours to avoid typical commute peak period,and if necessary,roadway
improvements and/or operational changes.Potential mitigations will be exap:1ined to determine their
physical feasibility and effectiveness and a recommended plan will be developed.Any unavoidable
impacts will be identified.Recommended physical improvements will be evaluated from a
conceptual planning perspective only (preliminary engineering drawings are not included as part of
this work scope).
Internal Circulation and Site Access Analysis
The site access and internal circulation plan proposed as part of the project will be evaluated
to ensure that it is adequate to accommodate anticipated traffic flows.Evaluation of the proposed
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Mr.Eduardo Schonborn,AICP,Senior Planner
CITY OF RANCHO PALOS VERDES
December 2,2010 -Page 14
site circulation system will include a qualitative assessment of parking access and internal vehicle
movement and pedestrian access.In addition,the site access conditions will be evaluated at the
future project driveway intersection and two intersections nearest to the proposed Point View project
driveway where project-related traffic may make U-turns,including:
•
•
Palos Verdes Drive South &Seacove Drive
Palos Verdes Drive South &Wayfarer's Chapel Entry Street
If necessary,appropriate mitigation measures will be recommended.
Documentation
Fehr &Peers will summarize the above information in a draft report,which will be submitted
for review and comments.The report will be finalized after receipt of comments.As necessary,
responses will be prepared to comments from the public on traffic and circulation that are submitted
in response to the environmental document.
Products
•
•
•
First Draft IS/MND (10 copies)
Traffic Report
Technical Memorandum (Geology/Soils and Hydrology/Water Quality)
Task 3:Revise IS/MND,Circulate Draft IS/MND
Following review of the IS/MND by the City,PCR will attend one meeting to discuss
comments and also evaluate whether more depth or further analysis is appropriate given the
background of controversy over landslide issues and previous proposals for the site.Following the
meeting PCR will incorporate revisions to the document.PCR will submit a Second Draft IS/MND
for review to ensure comments have been adequate addressed.Upon incorporation of any additional
comments,PCR will finalize the document for public distribution.PCR will assist the City in
circulating the document and a Notice of Intent to Adopt an MND to responsible agencies,trustee
agencies,other interested parties,and the County Clerk pursuant to CEQA Guidelines Section
15072.PCR will ensure that the notice is published in a newspaper of local circulation and
transmitted to other appropriate agencies.
Products
•
•
•
•
Second Draft IS/MND (10 copies)
Public Circulation Draft IS/MND (60 copies)
One single-sided reproducible and electronic copy of the IS/MND
Circulate Notice ofIntent to Adopt an MND
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Mr.Eduardo Schonbom,AICP,Senior Planner
CITY OF RANCHO PALOS VERDES
December 2,2010 -Page 15
Task 4:Response to Comments/MMRP/Final IS/MND
Upon completion of the public review period mandated by CEQA,PCR will respond to
comments on the IS/MND and will revise the document if necessary.Public reaction to an IS/MND
cannot be predicted with accuracy without knowing the number,nature and sophistication of
comments.For purposes of this proposal,it is assumed that comments on the IS/MND will be
moderate.In addition,as part of this task,PCR will prepare a Mitigation Monitoring and Reporting
Program (MMRP)for the project.
Products
•
•
Final MND (20 copies)
One single-sided reproducible and electronic copy of the Final IS/MND
Task 5:Meetings
The cost estimate for Task 5 includes meetings expected as part of Tasks 1 through 4.
Included is one meeting at project initiation (Task 1),one meeting following initial review of the First
Draft of the MND (Task 3),one meeting subsequent to public review,and one meeting to support
board approval of the Final IS/MND (Task 4).Meeting time constitutes an allowance.If additional
meeting time is required PCR would be available to attend on a time and material basis.
Task 6:Management &Coordination
Jay Ziff,Principal and Director of PCR's Environmental Planning &Documentation
Division will lead the CEQA effort and attend key meetings,coordinate with project team members,
and be responsible for the schedule,budget,and deliverable products.
Other Expenses
The following direct expenses will be billed in accordance with the attached rate schedules.
PROPOSED FEES
Based on the above scope of services and our understanding of the proposed project,peR's
total labor costs associated with completion of the MND total $41,996.Adding costs for
sub consultant services and direct expenses the total cost for the effort is $64,703.The breakdown of
this fee by task is provided in the table below.PCR reserves the right to transfer fees among line
items,as budget flexibility is needed to respond to shifts in effort that invariably occur due to
unexpected circumstances and unknowns regarding the complexity of issues to be addressed.
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Mr.Eduardo Schonbom,AICP,Senior Planner
CITY OF RANCHO PALOS VERDES
December 2,2010 -Page 16
Proposed Fees
Task
1
2
3
4
5
6
TOTAL
Task Description
Data Collection/Preparation of Project Description
First Draft ofIS/MND and Supporting Documentation
-Aesthetics/Views
-Air Quality/Climate Change
-Biology
-Hydrology/Water Quality (Geosyntec)
-Geology/Soils (Geosyntec)
-Noise
-Traffic/Access/Circulation (Fehr &Peers)
-Other CEQA Issues
Subtotal Task 2
Revisions to IS/MND Public Circulation (allowance)
Response to Comments/MMRP (allowance)
Meetings (allowance)
Management Coordination
Other Expenses (reproduction,delivery costs,etc.)
Fees
$4,400
$2,300
$5,500
$2,800
$4,125
$4,125
$3,000
$11,957
$9,300
$43,107
$3,000
$5,000
$3,200
$3,500
$2,500
$64,707
Tasks 3 through 5 above are allowances,as the nature and extent of comments on the MND
cannot be predicted,and the number of meetings may change.In the event less effort is required
than provided in the allowances,PCR will not bill the balance.Similarly,if more effort is required
to address comments or attend meetings,PCR will request an amendment to the scope of work.
Should the need arise for services beyond those in this proposal due to changes in the project or
regulatory environment,PCR will request authorization prior to initiation of additional services.
Factors triggering an increase in services and fees may include,but are not limited to:changes in the
project description after consensus is reached through Task 1.Detailed analysis of topics other than
those specifically called out in the scope of work (aesthetics,air quality,biology,geology,
hydrology/water quality, noise and traffic/circulation);revisions due to changes in technical reports
or information provided by others;production of additional documents;more team comments or
meetings than estimated;more public comments than estimated;or significant delays in schedule out
of PCR's control.As stated above,in the event the environmental analysis identifies impacts that
cannot be fully mitigated,PCR will immediately notify the City to discuss options.Should this fee
be more than required for the tasks outlined above,PCR will only bill fees expended by staff and not
the remaining balance.All fees and charges will be billed on a monthly basis in accordance with
PCR's attached 2011 Billing Rates and Expense Charges.
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Mr.Eduardo Schonborn,AICP,Senior Planner
CITY OF RANCHO PALOS VERDES
December 2,2010 -Page 17
SCHEDULE
PCR will submit a draft Project Description within one week of authorization to proceed and
receipt of requisite project information provided by others.The availability of information to allow
timely completion of the Project Description with sufficient detail to support the analysis within this
time frame will be essential to maintain schedule.PCR assumes review of the Project Description
will be completed within one week.Once the Project Description is finalized,PCR will complete a
1st Draft Initial Study for review within seven weeks.Following a one-week City review,PCR will
incorporate comments and submit the 2nd Draft IS package (i.e.,the Project Description,Initial
Study Checklist,and Explanation of Checklist Determinations)to the City within one week.
Assuming light comments,PCR will pr:oduce and circulate the draft MND within one week of final
review.Pursuant to CEQA,a 30-day review period is assumed for the MND,followed by a period
of about two weeks to respond to comments,address City comments,and publish and distribute the
Final MND.Overall,completion of the entire work program will take approximately four and one
half months assuming there are no substantial changes to the scope of work provided herein and
timely review of the materials by the project team.
CONFLICT OF INTEREST
PCR does not find there to be a conflict of interest with the provision of services to the City
of Rancho Palos Verdes for the proposed project.
KEy PERSONNEL
Information on the proposed key personnel is provided in the attachment.
We appreciate being considered for this opportunity to work again with the City of Rancho
Palos Verdes.Please call me directly with any comments or questions.
Sincerely,
PCR SERVICES CORPORATION
~w
Jay Ziff
Principal,Director of Environmental
Planning &Documentation
Attachment -Key Personnel &Rate Schedules
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ATTACHMENT -KEY PERSONNEL &RATE SHEETS
KEy PERSONNEL
The table below summarizes the key personnel with their respective titles,roles and rates.
Resumes and full rate schedules are provided on the following pages.
KEY PERSONNEL,TITLE
PCR Services Corporation
ROLE RATE
Jay Ziff
Principal,Director of Environmental Project Manager $198
Planning &Documentation
Margaret Shekell,AICP CEQA Support $117PrincipalPlanner
Steve Nelson
Senior Vice President,Task Leader:Biology $225
Director of Biological Services
Heidi Rous,CPP Task Leader:Air Quality &Principal/Director of Air Quality &Greenhouse Gas Analysis $162
Climate Change
Kyle Kim,Ph.D.Task Leader:Noise $117SeniorEngineer
Kyle Garcia Task Leader:$117SeniorArchaeologistArchaeology/Paleontology
Fehr &Peers
Netai Basu,AICP
Associate
Netai Basu,AICP
Senior Engineer
Task Leader:Traffic Study
Traffic Support
$195
$150
GeoSyntec i
Chris Conkle,P.E.
Project Engineer
Nevin Matasovic,Ph.D.,P.E.,G.E.
Associate
Ken Susilo,P.E.,D.WRE,CPSWQ
Principal
Project Manager
Task Leader:Geology/Soils
Task Leader:HydrologylWater
Quality
$154
$192
$205
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