HomeMy WebLinkAbout09-06-2016 Item 06 Contract with Watry Design, Inc for Environmental Impact Report & Additional Design Services for the Palm-Nipomo Parking Structure Meeting Date: 9/6/2016
FROM: Daryl Grigsby, Director of Public Works
Prepared By: Scott Lee, Parking Services Manager
Timothy Scott Bochum, Deputy Director of Public Works
SUBJECT: CONTRACT WITH WATRY DESIGN, INC. FOR PREPARATION OF A
FOCUSED ENVIRONMENTAL IMPACT REPORT AND ADDITIONAL
DESIGN SERVICES FOR THE PALM-NIPOMO PARKING STRUCTURE.
RECOMMENDATION
Authorize the City Manager to execute a Contract with Watry Design, Inc. for preparation of a
Focused Environmental Impact Report and additional Design Services for the Palm-Nipomo
Parking Structure.
DISCUSSION
In January 2016, the Council considered next steps relative to development of the Palm Nipomo
Parking structure. That session provided Council with an updated parking demand analysis on
existing and potential future demand for the proposed parking structure. Staff also solicited Council
input and consensus regarding moving forward with the proposed structure. Council supported
moving forward to the next stage of project development. That included completing the
environmental review for the project, refining final conceptual designs, and initiating the City
review process.
On December 1, 2009, Council approved a Request for Proposals (RFP) for environmental and
design services for the construction of the Palm-Nipomo Parking Structure (“the project)”. In
addition, Council authorized the City Manager to award the contract if within the project budget.
As part of that process eleven proposals were received. Through the interview process, Watry
Design, Inc. was identified as the preferred consultant for the project and was awarded a contract for
environmental and design work.
Based upon information known at the time it was anticipated that environmental review would be
accomplished through the processing of an Initial Study-Mitigated Negative Declaration (IS-MND).
However, as the environmental work proceeded it became clear that at least one area, Cultural
Resources, could have potentially significant and unmitigable impacts. More specifically, the Initial
Study identified that the project could have a significant impact on the two houses located at 610
and 614 Monterey. Council reviewed the draft Initial Study issues on January 3, 2012 and directed
staff to move forward with a focused EIR. That work was put on hold due to the recession and was
the subject of the study session earlier this year.
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Negotiation for a project scope have now been completed with Watry Design, Inc. and their
environmental consultant, Rincon Consultants, Inc. to prepare the focused EIR. Watry and their
subconsultants will also perform the additional design work that will be necessary to process the
application through City review processes as the EIR moves forward. The focused EIR will include
review of issues associated with Aesthetics, Cultural Resources, Noise and Traffic. As directed by
Council, the project scope includes analysis of ancillary buildings being created along part of
Nipomo that could serve Office/Retail uses. A contract for full design of the structure will be
forthcoming and will likely run parallel to the environmental review process at later stages.
In addition, the EIR scope has been expanded to include assessment of the potential effects of the
possible SLO Little Theater project that is contemplated in the area south of the parking structure
site location. Construction of the Little Theater would require the removal of the two houses on
Monterey. Including this issue in the EIR is appropriate from a CEQA standpoint at this time.
Finally, as part of the process, staff and the consultants will take a final look at whether
incorporating additional uses into the structure (such as public access to the roof and residential
uses,) is possible and what the costs may be to achieve this. Council has previously given direction
on the project that additional uses should not be incorporated into the design. However, recent work
on the update to the Downtown Physical Concept Plan has included some discussions of parking
structures being designed such that the roof deck may be used for additional public access.
Although this policy has not yet been adopted by Council staff believes addressing it upfront is a
better approach than having it added in at the tail end of the City review process. That could cause
delays to the schedule for Palm Nipomo and could result in additional costs. The additional cost to
modify the design of the structures to accommodate such use may preclude this but staff believes
that a final review of this issue for the Palm Nipomo structure is appropriate at this time.
FISCAL IMPACT
The original RFP scope for procurement of the environmental services included language that an
EIR may need to be completed for the project. Section 295 of the City’s Financial Management
Manual includes the following for Consultant Services:
4. “If it is determined that it is in the best interest of the City for services to be provided
by a specific consultant-----with contract terms, workscope and compensation to be
determined based on direct negotiations-----contract award will be made by the Council.’’
Watry Design, Inc. has a solid understanding of the required work, extensive experience providing
similar services and the proven capability to develop innovative solutions on-time and within
budget. They have conducted most of the preliminary design of the structure to date and understand
the issues well in order to advance the project through the City process. Rincon, Inc. has performed
the previous technical documents used for the Initial Study of the project and is already
knowledgeable of all the issues associated with the project. Moreover, Rincon, Inc is familiar with a
variety of City projects and the updated land use policy framework in the 2014 LUCE update.
Lastly, the team was selected through a competitive RFP process. Staff believes the proposed price
structure is competitive (and below budgeted amounts) and includes a team that has the technical
expertise and understanding of the project to move it forward for this critical phase.
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Staff has concluded that it is in the best interest of the City to continue to use this team to complete
the environmental review and complete the City review and approval process. The City Attorney’s
office has reviewed the language of the RFP and scope of work along with the Financial
Management Manual policies and concurs with this recommendation.
The scope of work to complete the EIR as well as additional design services is estimated at
$129,163, and there are sufficient funds in the existing capital project account to fund these services.
In addition to the direct costs, staff is recommending that an additional 20% contingency amount be
allocated for any unforeseen issues that may arise as the project moves forward in the City process
and public review phase.
Fee Proposal Summary
Palm-Nipomo Parking Garage (90435)Budget
Watry Design, Inc. Proposal 128,198$
Contract Award 129,163$
Design Contingency (20%)25,833$
Total 154,996$
Environmental Phase - Funding Available(Acct # 90435.957)209,670$
ALTERNATIVES
The Council could choose to add or modify the scope of the environmental work or add
additional items to be considered as part of project. Staff does not recommend this alternative as
changes to the scope would result in a modification to the contract cost and could delay initiation
of the environmental review.
Attachments:
a - Watry Scope of Work
b - Rincon Consultants EIR Scope Of Work
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Architects • Engineers • Parking Planners
P:\Projects\2009\09079 Palm Nipomo\111 Proposals\Scope of Work 081116.docx
San Jose, CA • Austin, TX • Newport Beach, CA
watrydesign.com
August 11, 2016
Mr. Timothy Bochum
Deputy Director of Public Works
City of San Luis Obispo ADDITIONAL SCOPE AND FEE
919 Palm Street
San Luis Obispo, CA 93401
phone 805-781-7203
RE: Palm Nipomo Parking Structure
WDI Job #09079.111
Dear Tim:
Per our conversations we understand that the City would like to restart the Palm Nipomo project and will follow
the path of preparing an EIR to accommodate the residential properties in the environmental analysis. This
letter describes the status of the original fee and scope and the requested new fee and scope.
The original project scope was broken into four different sections:
1. Existing Conditions and Concept Design Option D3
2. Initial Draft of Environmental Study
3. Planning Package: Architectural Design, Opinion of Probable Costs, Summary Letters
4. Project Management
We have completed all of item 1, and most of Item 2. When we stopped work we were in the process of
preparing the Planning package based on comments from the second workshop. Based on overall schedule the
amount of work associated with Project Management in the original contract has been exhausted.
Below is a summary of the work and the proposed modifications to existing fees and request for additional fees.
We currently have $28,880.76 remaining in our original contract. In order to complete the proposed new scope
of work we need an additional $129,163. These fees take into account increased billing rates since the project
was put on hold in 2012. Please see chart below for a more detailed summary.
If you have any questions please don’t hesitate to call.
Very truly yours,
WATRY DESIGN, INC.
Michelle Wendler, AIA
Principal
cc: Principals, Accounting, Marketing
Attachments
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Packet Pg. 54 Attachment: a - Watry Scope of Work (1440 : Approve Contract With Watry, Inc for preparation of an EIR for the Palm-Nipomo Structure)
Palm Nipomo Parking Structure Study August 11, 2016
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FEE SUMMARY
Tasks Watry RRM Radomaker Rincon
Design Fee
Architectural Design Updates, Opinion of Probable Costs $90,470.00
Task A: Reconfirm Base Option and Program $6,000.00 $570.00 $1,000.00 $7,570.00
Task B: Stakeholder/Team Coordination $2,000.00 $4,000.00 $1,000.00 $7,000.00
Task C: Additional City Meetings $2,500.00 $900.00 $1,000.00 $4,400.00
Task D: Grading, Utilities, and Drainage Exhibits for ARC Submittal $6,500.00 $6,500.00
Task E: Prepare Environmental Impact Report $3,000.00 $62,000.00 $65,000.00
Planning Package: Architectural Design, Opinion of Probable Costs,
Summary Letters $40,523.00
Prepare Memorandums $1,200.00 $1,800.00 $1,173.00 $4,173.00
Prepare Cost Estimates $10,000.00 $10,000.00
Prepare applications and present the plans to the City’s Cultural Heritage
Commission (CHC), $2,000.00 $1,600.00 $805.00 $4,405.00
Prepare applications and present the plans to the Architectural Review
Commission (ARC) $2,000.00 $5,520.00 $805.00 $8,325.00
Prepare applications and present the plans to the Planning Commission (PC) $2,000.00 $1,600.00 $805.00 $4,405.00
Present the recommended plans to the City Council 2 meetings $4,000.00 $3,220.00 $1,495.00 $500.00 $9,215.00
Project Management $15,000.00
Prepare contracts, billings, meeting minutes, general correspondence $15,000.00 $15,000.00
Total Fee $49,700.00 $25,710.00 $8,083.00 $62,500.00 $145,993.00
Reimbursables budget $4,000.00 $800.00 $250.00 $7,000.00 $12,050.00
TOTAL BUDGET $158,043.00
Total Remaining $28,880.00
Additional Contract Amount Needed $129,163.00
Optional Tasks Watry RRM Radomaker Rincon
Task X1: Revise elevations to consider new alternatives or options $1,300/alt
Task X2: Prepare Alternative Site Plans $2,300/alt
Task X3: Grading and Drainage Review of Additional Alternatives $900/alt
Task X4: Extend the Conceptual Streetscape Design up Monterey to Broad
Street $6,000.00
Task X.5: CEQA Findings $4,000.00
Task X.6: AB52 Compliance $500.00
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REMAINING SCOPE OF WORK
Original Task 1: Existing Conditions and Concept Design Option D3:
TASK COMPLETE
Original Task 2: Initial Draft of Environmental Study:
TASK MOSTLY COMPLETE NOW REVISED TO BE EIR SEE BELOW FOR SCOPE
Original Task 3: Planning Package: Architectural Design, Opinion of Probable Costs, Summary Letters:
1. RRM will prepare applications and check lists and Watry Design along with RRM, and Pierre
Rademaker will present the plans to the City’s Cultural Heritage Commission (CHC), Architectural
Review Commission (ARC) and the Planning Commission (PC) for approval. Watry Design will
incorporate the conditions of the CHC, ARC and the PC into the project plans as directed.
2. Watry Design will prepare an estimate of project costs for construction, and structure maintenance
and operation. This will include addressing green technologies.
3. Watry Design along with RRM, Pierre Rademaker and Rincon will present the recommended plans to
the City Council (CC) for approval and make changes as directed.
a. Anticipated Meetings: 2-Two: One Public Hearing and One follow-up meeting, if needed.)
List of Deliverables
1. Memorandum summarizing analysis of potential additional uses on the site and their associated costs.
2. Memorandum summarizing analysis of Site Plan Option D3 including consultant recommended driveway
locations.
3. Architectural Review and Planning Commission use permit application including submittal requirements.
4. Architectural site plans and elevations, including computer generated rendered 3D model. Modification
to plans shall be made per direction from the CHC, ARC, and PC.
5. One set of revisions and supplemental exhibits requested by City Staff; i.e. shade/shadow study, street
furniture examples.
6. Cost estimate for proposed architectural features for ARC review.
7. Cost estimate for any proposed green technologies for ARC review.
8. Cost estimate for any additional green technologies should the City wish to meet LEED certification.
9. Cost estimates for construction (calling out the cost of specific architectural features as well as lower
cost options), maintenance of structure (including maintenance of architectural features and any lower
cost options), and operation of structure submitted for City Council consideration.
10. Environmental Initial Study and required studies. Upon receipt of public comments on the Draft IS-
MND, Rincon staff will prepare draft responses to comments for City review. Upon receipt of City
comments on the draft responses, Rincon staff will incorporate changes and prepare the Administrative
Final IS-MND. Prior to or following IS-MND approval, Rincon staff will provide a digital copy of the Final
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IS-MND (including responses to comments) and up to 10 bound hard copies. This scope of work
assumes that the City will prepare and file the Notice of Determination (NOD).
11. The Final IS-MND will include a mitigation monitoring and reporting plan (MMRP) in accordance with
City requirements. The MMRP will be provided in a format designed for use by planners, environmental
monitors, or code enforcement officers. Essentially, this plan will take the form of a detailed table,
which will compile all of the mitigation measures, as well as information necessary to monitor
compliance with each measure. The program will include:
• Suggested wording as a condition of approval
• Identification of persons/agencies responsible for monitoring compliance with each condition
• Timing when monitoring must occur
• Frequency of monitoring
• Criteria to be used to determine compliance with conditions
It is understood that for all work; Documents shall conform to City Standards and City furnished
templates shall be used. Technical reports, plans and specifications shall be stamped and signed by the
Consultant where required.
ITEMS 10 and 11 are superceded by the scope below for Environmental Review.
Required Deliverable Products and Revisions. The Consultant will provide documents addressing all
elements of the workscope. Plans will be prepared using City’s standardized title blocks and
coversheets. Draft plans submitted for review will use either the full D (24x36) format or a reduced
11x17 format. Consultant will ensure that drawings and notes are clearly legible if using the reduced
format.
We understand that City staff will review any documents or materials provided by the Design Team and,
where necessary, we will respond to staff comments and make such changes as deemed appropriate.
Submittals will include the previous marked up submittal (returned to the Consultant) to assist in the
second review. Changes shall be made as requested or a notation made as to why the change is not
appropriate.
We understand the following number of deliverables are to be provided
2 copies of the draft preliminary reports, technical studies and 50% plans and estimate
1 copy of the final preliminary reports, technical studies plus markups
Draft reports and plan submittals will be submitted as paper copies.
Final documents will be submitted as camera-ready original, unbound, each page printed on only one
side, including any original graphics in place and scaled to size, ready for reproduction AND one
electronic copy submitted in Adobe Acrobat format including all original stamps and signatures
Electronic files will be submitted on CD and all files will be compatible with the Microsoft operating
system. Each CD will be clearly labeled and have a printed copy of the directory. We understand that
the files may be emailed to the City in lieu of putting them on CD.
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NEW SCOPE OF WORK
Pierre Rademaker Design
Task A Reconfirm Base Option and Program
Meet with the City and project team to discuss changes and modifications to base option from 2012. This
meeting will be the kick off meeting for this new phase of the project.
Deliverables: Prepare for and attend One (1) meeting at City.
Task B: Stakeholder/Team Coordination
Allow for additional stakeholder coordination with the surrounding businesses, neighbors, and the Little Theater
as well as coordination with the Palm Nipomo steering committee, design team and.City.
Task C: Additional City Meetings
Meet with City to coordinate other city efforts. One meeting with the Creative Visioning Team (CVT) who are
looking at revising the Downtown Vision Plan, and one with city staff.
Deliverables: Prepare for and attend two (2) meetings.
Optional Task X1: Revise elevations to consider new alternatives or options
New alternatives may include:
1. Without the existing houses or proposed Little Theatre/cultural building.
2. With the existing houses remaining in place, without Little Theatre.
3. With additional office space along Nipomo, possibly higher and deeper.
4. With additional uses on top of structure.
RRM Design Group
Task A: Reconfirm Base Option and Program
RRM Design Group will meet with the City and project team to discuss changes and modifications to base option
from 2012 desired by City staff. This meeting could also act as the re-kickoff meeting for this phase of the
project. It is assumed that Watry Design would summarize meeting results.
Deliverables: Prepare for and attend one (1) meeting at City (if revised site plan is needed, it is assumed that
Optional Task 7 can be used for revisions)
Task B: Stakeholder/Team Coordination
This task will allow for additional stakeholder coordination with the surrounding businesses, neighbors, and the
Little Theater; as well as coordination with the Palm Nipomo steering committee, design team, and City.
Deliverables: Additional twenty (20) hours of meetings and coordination
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Task C: Additional City Meetings
RRM Design Group will meet with City staff to coordinate other city efforts. This task assumes two meetings, one
with the Creative Visioning Team (CVT) who are looking at revising the Downtown Vision Plan, and one with City
staff.
Deliverables: Prepare for and attend two (2) meetings.
Task D: Grading, Utilities, and Drainage Exhibits for ARC Submittal
The level of design and reports required statewide and specifically by the City for on-site hydrology has
increased effective March 2014. This scope and fee is based on meeting the new level of design and reports
needed for a complete ARC submittal.
RRM Design Group Civil Engineering fees are based upon the conceptual layout of the site prepared by Watry
Design. Should the City request revisions after the first ARC meeting to the ARC civil documents, they will be
invoiced on a time-and-material basis or an approved add service.
Preliminary Grading and Drainage: A preliminary grading and drainage plan will be prepared.
Components will be limited to identifying grading concepts for the City’s review during the ARC process.
This plan will provide preliminary grades for new walkways, finish surface grades around the exterior of
the parking garage, and grades on walkways exiting the parking structure. Runoff will be conveyed to
the existing drainage facilities. This plan will be for the purposes of providing the City with direction as to
how the site will be developed. Retaining walls, if necessary, will be shown graphically and identified
with top of wall and height callouts.
Preliminary On-site Hydrology: A drainage memorandum, based on the City’s Stormwater Management
Plan (SWMP), will be prepared for on-site piping and will be provided to the project architect for
inclusion with the submittal package. This memorandum is limited to supporting calculations for storm
water management purposes and best management practices, as stated in the SWMP. This proposal
assumes that detention is not required for this project and that an existing off-site pipe connection is
available and adequate for connection.
Preliminary Utilities: A preliminary utility plan will be prepared to identify existing utility main line
information for fire water, domestic water service, and sewer service connections. Main line utility data
will be based upon record construction drawings and provided topographic information. Design will be
shown for the alignment of proposed water, sewer, and gas utility services to within 5 ft of the proposed
buildings. Gas and electrical information is not included in this task. Transformer pad locations can be
provided if provided by the project architect. This project assumes that adequate service is available
directly adjacent to the project frontage.
Deliverables:
One (1) preliminary on-site grading and drainage plan
One (1) preliminary on-site utility plan
Project storm water management calculations and associated memorandum
Deliverables: Prepare for and attend two (2) meetings
Optional Task X2: Prepare Alternative Site Plans
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RRM Design Group will prepare alternative site plans for the area between the proposed parking structure and
Monterey Street or other areas that the City requests. These alternatives could include:
1. Without the existing houses or proposed Little Theater (i.e. no buildings in front of the parking
structure)
2. With the existing houses remaining in place, but without the proposed Little Theater
3. With additional office space along Nipomo, possibly higher and deeper
4. With additional uses on top of structure
The remainder of the site plan, including the Nipomo and Palm streetscapes, will be updated per the 2011 public
input and remain the same in each scenario. Plans will be at a schematic level of detail and in black and white.
Deliverables: Alternative site plans, black and white; these can be authorized individually as needed
Optional Task X3: Grading and Drainage Review of Additional Alternatives
RRM Design Group will analyze the drainage, grading, and utilities on additional alternatives, as described
above. We will coordinate with the structural engineer, Watry Design, to provide a grading scenario that works
with the structural needs of the wall facing the Little Theatre.
Deliverables: Analyze the grading and drainage on alternatives described above; these can be authorized
individually as needed
Optional Task X4: Extend the Conceptual Streetscape Design up Monterey to Broad Street
After coordinating with the City and the CVT team, RRM Design Group will extend the conceptual streetscape
design from the parking structure up to Broad street. This will be to strengthen the pedestrian walkability and
connection between the Palm Nipomo parking structure and Mission Plaza.
Deliverables: Conceptual streetscape plan on Monterey, from Nipomo to Broad Street
Watry Design, Inc.
Task A Reconfirm Base Option and Program
Watry Design Inc. will meet with the City and project team to discuss changes and modifications to base option
from 2012 desired by City staff. This meeting could also act as the re-kickoff meeting for this phase of the
project. Summarize meeting results.
Deliverables: Prepare for and attend one (1) meeting at City. Revise parking stall counts and issue updated
parking plans for use in EIR.
Task B: Stakeholder/Team Coordination
Watry Design Inc. will not participate in the stakeholder meetings but assumes an additional meeting with the
City for coordination and additional conference calls summarizing the results of the meetings.
Task C: Additional City Meetings
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Watry Design Inc. will meet with City staff to coordinate other city efforts. This task assumes two meetings, one
with the Creative Visioning Team (CVT) who are looking at revising the Downtown Vision Plan, and one with City
staff.
Deliverables: Prepare for and attend two (2) meetings.
Task E: Environmental Impact Report
Watry Design will manage the EIR consultant
Additional Project Management
Watry Design Inc. will have additional project management to modify contracts, set up meetings and a
longer duration for the project.
Rincon
Task E: Environmental Impact Report
Task E.1 – Project Initiation/IS-NOP
The project initiation phase of the EIR will consist of preparation and circulation of a Notice of Preparation
(NOP). As part of this phase, we recommend updating the Initial Study to address the current project
description, current regulatory setting, and current physical baseline conditions on and near the project site.
Circulation of the Initial Study with the NOP will allow for more precise public review and comment on the
project’s environmental review. Rincon will prepare the NOP consistent with CEQA Guidelines Section 15082.
Rincon will provide a project description, project location, and summary of the probable environmental effects
of the project. Rincon will distribute the NOP to the State Clearinghouse and all identified responsible and
trustee agencies via certified mail. Substantive responses to the NOP will be compiled, appended to the EIR, and
addressed within the EIR.
The Initial Study to be attached to the NOP will identify issues with potentially significant environmental impacts
that will be studied further in the Focused EIR, as well as issues where impacts are determined to be less than
significant. Substantial evidence will be provided to support impact conclusions. As part of the task, Rincon will
update the environmental setting, including updated physical conditions on and adjacent to the site, an updated
regulatory setting (including the City’s Land Use and Circulation Element Update [LUCE]), and updated records
searches for environmental resources, including California Natural Diversity Database (CNDDB) species and
habitats, cultural resources, and hazardous materials records. Updated information from the LUCE EIR will be
incorporated. The updated traffic analysis to be provided by another consultant under separate contract will be
summarized. Based on the updated traffic study, Rincon will conduct updated air quality and greenhouse gases
(GHG) emissions modeling using the latest version of CalEEMod.
Task E.2 – Project Description
Rincon will prepare a detailed Project Description in accordance with the requirements of Section 15124 of the
State CEQA Guidelines for review by the City. The Project Description will detail the project proposal, including
requested permits. Textual, tabular, and graphic presentation will be included as necessary to facilitate a
thorough understanding of the proposed project.
The Project Description will include:
• A thorough explanation of proposed development and requested land use changes, permits,
and approvals
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• Discussion of the site access, grading, and utility services
• Descriptions of the site and surrounding uses
• The proposed duration of construction and the proposed phasing of development
With the understanding that multiple project designs are currently under consideration and development, we
anticipate that the project description will address a single preferred scenario that is described in a manner that
will allow flexibility in the ultimate set of project components ultimately selected. Other design concepts will be
addressed in the Focused EIR Alternatives section.
Establishment of the Project Description is a critical early step in the EIR process, since the Project Description
forms the basis for environmental evaluation under CEQA. We will address one round of review and
consolidated comments by City staff.
Task E.3 – Administrative Draft Focused EIR
Upon City approval of the Project Description, Rincon will begin preparation of the Administrative
Draft Focused EIR. This task includes all components necessary to complete the environmental impact
analysis. It is anticipated that the EIR will focus on the following issue areas: Aesthetics, Cultural
Resources, Noise, and Transportation/Circulation. Our technical approach for each of these issue areas
is described under Approach to Technical Issues below.
To the extent possible, Rincon will incorporate information from existing environmental review,
technical reports, and planning documents that are applicable to the project.
Subtask E.3.1 – Executive Summary. The Executive Summary will include an introduction and
purpose, a brief description of the proposed project, project alternatives, and a table
summarizing the environmental effects and mitigation measures associated with the proposed
project. The table will be organized by level of environmental impact, including significant
unavoidable adverse impacts (Class I), significant impacts that can be mitigated to a less than
significant level (Class II), less than significant impacts (Class III), and beneficial impacts (Class
IV). The Executive Summary will be provided at a level of detail that allows the section to
function as a stand-alone printed document.
Subtask E.3.2 – Introduction, Project Description, and Environmental Setting. The Introduction
section will include a narrative on the background of the project. It will include a summary of
the previous environmental review of the project and the environmental review process
anticipated for the current project. In addition, lead, responsible, and trustee agencies will be
identified and the scope, content, and purpose of the EIR will be described. The Project
Description section will consist of the project description that was prepared in Task 2. The
Environmental Setting section will provide a description of the existing environmental
conditions in the project region and in the project area.
Subtask.E.3.3 - Environmental Impacts and Mitigation Measures. The main body of the EIR
will consist of the assessment of potential environmental impact analysis of the proposed
project. Each environmental issue addressed in the Focused EIR will have five main
subsections:
• Setting
• Methodology and Significance Thresholds
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• Impact analysis including both project-specific and cumulative impacts
• Mitigation measures
• Residual Impacts
The setting section will describe the applicable environmental conditions of the project area. The setting
will be based on existing data sources, including the updated traffic study, supplemented with additional
research.
The impact analysis section will include a statement of the significance thresholds that were used to
determine if an impact would have the potential to result in a significant environmental effect. Impacts
of the proposed project when compared to existing conditions in the project area will be identified, as
will cumulative impacts resulting from regional growth. Impacts will be quantified where possible. If
existing data does not allow definitive quantification, reasonable assumptions will be used to
qualitatively determine potential impacts.
All mitigation measures will be presented so that they can be directly applied as conditions of approval
and will include monitoring requirements. Conditions where the proposed mitigation measures would
not reduce the identified impacts to a less than significant level will be clearly identified. Secondary
impacts of mitigation measures will also be discussed.
The final section will describe the level of significance after mitigation. This will be a brief statement
noting where any significant impacts would remain after mitigation measures are applied. This section
will also note whether impacts related to each issue are significant and unmitigable (Class I), significant
but mitigable (Class II), less than significant (Class III), or beneficial (Class IV). Any secondary effects from
proposed mitigation measures will be described as appropriate.
Subtask E.3.4 - Alternatives. This section will be prepared in accordance with the requirements of the
CEQA Guidelines Section 15126(d) and recent court decisions. The purpose of this section will be to
promote informed decision-making and to evaluate a reasonable range of project alternatives. Rincon
will analyze up to four alternatives, including the CEQA-required “no project” alternative. Other
alternatives will be determined in consultation with City staff and the project design team, based on the
preliminary findings of the environmental analysis.
Per the State CEQA Guidelines, the alternatives will evaluate the same environmental topic areas in a
more qualitative manner with less detail than the proposed project. However, where impacts have been
identified as significant for the proposed project, the alternatives will identify applicable mitigation
requirements for the alternatives, so a meaningful comparison can be made, and if necessary CEQA
Findings in support of the alternatives can be prepared. The analysis will identify whether the
alternatives would result in impacts that are less than, similar to, or greater than those of the proposed
project, the level of significance, and mitigation requirements. A matrix that depicts the magnitude of
impacts associated with the alternatives when compared to the proposed project will be provided. At
the conclusion of the alternatives analysis, the environmentally superior alternative will be identified.
Subtask E3.5 - Other CEQA-Required Sections. Also included in the Focused EIR will be other sections
required by CEQA, such as table of contents and summary of potential growth inducing and significant
irreversible effects. An evaluation of energy impacts will be provided.
Subtask E.3.6 – References and List of Preparers. This section will provide a list of references for
citations found in the body of the Focused EIR. This section will also identify all federal, state, or local
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agencies, other organizations, and private individuals consulted in preparing the EIR, and the persons,
firm, or agency preparing the EIR.
Task E.4 – Screencheck Draft Focused EIR
Following City staff review of the Administrative Draft Focused EIR, Rincon will revise the document based on
comments received and provide a Screencheck Draft Focused EIR for review. Revisions can be provided in Word
documents using “track changes,” or a compiled “clean” PDF may be provided for final review, depending on the
City’s preference. This task will include responding to City comments on the Administrative Draft Focused EIR
requiring a mixture of substantive corrections and minor editing; however, it is assumed that no new technical
studies, revisions to the technical appendices, or site-specific data collection will be needed at this stage. The
Screencheck Draft Focused EIR will be provided in digital format only.
Task E.5 – Public Draft Focused EIR
This task involves the production, editorial work, and communication processes anticipated to publish the Draft
Focused EIR for public review and comment following City review of the Screencheck Draft Focused EIR. At this
stage it is anticipated that revisions will be limited to editorial and formatting changes, if any.
Rincon will prepare all required notices for the EIR, including the Notice of Completion and Environmental
Transmittal, and will mail the documents to relevant agencies and interested citizens on a mailing list to be
developed by the City. For the purposes of this proposal, it is assumed that up to 30 CDs and 20 hard copies
would be delivered.
Task E.6 – Final Focused EIR
The final formal stages of the Focused EIR process involve responding to comments, holding public hearings and
final editorial tasks. At this point, all of the discretionary permit applications and the proposed Final Focused EIR
will be brought together for final public and decision-maker scrutiny in order to facilitate official decisions
regarding the application. Through this process, final changes and policy decisions concerning the project are
made. Our work effort regarding this task is delineated below.
Subtask E.6.1 - Response to Comments/Administrative Final Focused EIR. Subsequent to receipt of all
public comments on the Draft Focused EIR, Rincon will submit draft responses to comments for City
review. We have budgeted 40 staff hours for preparing the responses to comments; however if a higher
than average number of comments is received, additional funds may be required to complete this task.
The final version of the responses to comments will be incorporated into the Administrative Final
Focused EIR.
Subtask E.6.2 - Mitigation Monitoring and Reporting Program (MMRP). Concurrent with the
Administrative Final Focused EIR, Rincon will prepare an MMRP. The MMRP will be provided in a format
designed for use by planners or code enforcement officers, and will incorporate both monitoring and
reporting by the City, with subsequent report verification by onsite inspection, if necessary. Essentially,
this plan will take the form of a detailed table that compiles all of the adopted mitigation measures
developed within the body of the EIR, as well as information necessary to monitor compliance with each
measure. The program will include:
• Suggested wording as a condition of approval;
• Identification of persons/agencies responsible for monitoring compliance with each condition;
• Timing when monitoring must occur;
• Frequency of monitoring; and
• Criteria to be used to determine compliance with conditions.
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Subtask E.6.3 – Screencheck Final Focused EIR. After receipt of City staff and legal counsel comments,
Rincon will prepare a Screencheck Final Focused EIR for City review.
Subtask E.6.4 - Publication of the Final Focused EIR. After City certification of the EIR, Rincon will
provide up to 15 hard copies and 20 CDs of the Final Focused EIR. In addition, Rincon will provide an
electronic version of the Final Focused EIR in a searchable pdf format for website use (text and graphic
files small enough for fast public download times).
Task 7 – Meetings and Public Hearings
Rincon’s Principal-in-Charge and/or Project Manager will attend up to two meetings with City staff (in addition
to the kickoff meeting) and up to two public hearings (assumed to be one with the Planning Commission and
one with the City Council). The consultant team will confer with the City Project Manager to determine which
meetings would be required; however, meeting attendance is assumed to be at key points in the development
of the EIR, including for example:
• Meeting to identify project alternatives
• Meeting to review City comments on the Administrative Draft EIR
• Meeting to discuss comments on the Draft EIR
Rincon specialists will typically participate by conference call, when necessary.
Hearing attendance will include assistance with oral presentations to the hearing body and graphic
presentations. These hearings will be scheduled and selected at the City’s discretion. Additionally, as noted
above, participation by project management team members, key specialists, and subconsultants in conference
calls is assumed to be part of the EIR development and is included in our budget and scope for the EIR
development tasks.
Optional Task X.5: CEQA Findings
As an optional task, Rincon will prepare the CEQA findings for the project. CEQA Guidelines §15091 requires that
no public agency approve or carry out a project, for which an EIR has been completed and identifies one or more
significant effects, unless the public agency prepares findings for each significant effect. The findings will include
information related to whether those significant impacts identified in the EIR will be reduced to below a level of
significance by mitigation measures identified in the EIR. In addition, the findings will discuss the reasoning for
ultimately rejecting the project alternatives. CEQA Guidelines §15093 requires that when an agency approves a
project that will have a significant adverse environmental effect that is unavoidable, the agency must make a
Statement of Overriding Considerations. If a significant and unavoidable impact is identified in the EIR, Rincon
will prepare the Statement of Overriding Considerations. This scope of work assumes that if alternatives are
determined to be infeasible due to financial considerations, or that the Statement of Overriding considerations
relies on specific economic or financial factors, corresponding financial data to support these conclusions will be
provided by the City. Rincon will provide a digital copy of an administrative draft of the CEQA findings to the City
for review and comment, and then incorporate City comments into a final document.
Optional Task X.6: Assembly Bill 52 Compliance. If this task is selected, Rincon will assist the City with Native
American government-to-government consultation in accordance with AB 52. Rincon assumes the City will
provide a list of tribes who have requested AB 52 notification from the City. Rincon will draft letters and maps
for Native American tribal government contacts, as well as provide the City with a tracking sheet and
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instructions for successful AB 52 consultation. Native American contacts have 30 days to respond and request
further consultation.
APPROACH TO TECHNICAL ISSUES
Based on our preparation of the project Initial Study and familiarity with the revised project description, we
have assembled a scope of work which facilitates thorough analysis of the following issue areas in a timely and
cost-effective manner:
• Aesthetics
• Cultural Resources
• Noise
• Transportation and Circulation
Aesthetics. As stated in the Initial Study, the project site is not located within a City General Plan designated
scenic vista or along a designated scenic highway. The site is located within the downtown core and currently
contains urban development including a parking lot, two residential structures, and a detached garage. While
the proposed project would be visually compatible with the existing urban environment of the site and the
surrounding area, it would increase the size and scale of development on the project site. The applicant requests
a variance project in height so that the project can exceed existing height limitations as established by the
zoning code. In addition, the project site would be located in the Downtown Historic District. The increase in size
and scale of development on the project site and the sensitivity of the project site within the Downtown Historic
District could result in potential impacts to the visual character of the site. Additionally, while the proposed
project is located in an urban area where substantial nighttime lighting currently exists, the increased height of
the proposed structure and the proximity to residential uses could result in light spillover and additional glare
that could result in significant environmental effects. Accordingly, the Initial Study determined that the EIR will
address potential project impacts on visual character and light and glare.
Rincon will provide a current visual characterization of conditions on the site, evaluation of project impacts on
scenic views and changes to the visual character of the site, and evaluation of project light and glare. It is our
understanding that photo simulations of conceptual project elevations from various key viewing locations will be
provided by the project design team. Rincon will interpret and evaluate the visual simulations in a CEQA-
compliant impact analysis. Recommendations will be developed to reduce identified visual impacts. General
design guidelines will be identified to assist the design team in terms of design features and elements of the
project to assure visual compatibility with the surrounding neighborhood.
The EIR will evaluate the new sources of light and glare through a review of the proposed project’s lighting plan.
If no lighting plan is available, general design guidelines will be identified to assist the design team in terms of
lighting features and building materials to assure that lighting and glare associated with the proposed project
would be compatible with adjacent and surrounding uses.
The aesthetic assessment will include the following tasks:
• Visually characterize the project site and surrounding area from key public viewpoints, potentially
including distant public viewpoints.
• Review and incorporate visual simulations to be provided by the project design team.
• Review LUCE policies that reduce visual impacts, assess their applicability to the proposed project, and
evaluate the consistency of the project with City planning programs and design guidelines.
• Discuss the proposed project visual conditions relative to the current and anticipated future aesthetic
character of the project area.
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• Identify glare and night lighting impacts.
• Identify impacts to public view areas.
• Discuss any obstructions to public view areas.
• Identify measures needed to mitigate significant visual impacts and to help maintain the visual quality
of the area.
Cultural Resources. The project site was previously surveyed for cultural resources in 2011. The Cultural
Resources Inventory for the Palm-Nipomo Parking Structure, San Luis Obispo, California, found that the project is
located within the Downtown Historic District and that its construction could result in impacts to archaeological
resources, the extant historic district, as well as contributing properties within the district (Applied Earthworks
2011). Rincon will review these previous findings, update previous baseline data where necessary and prepare
an updated analysis of potential impacts to cultural resource within the project site and surrounding vicinity.
Records Search. Rincon will conduct a California Historical Resources Information System (CHRIS) records search
of the proposed project site as well as a 0.25-mile radius around the project site at the Central Coast Information
Center (CCIC) located at University of California, Santa Barbara. The records search will also reveal the nature
and extent of any cultural resources work previously conducted within the project site and adjacent vicinity. We
assume that a cultural resources field survey is not needed for the project, and that no new cultural resources
will be identified that require evaluation or recordation
Native American Scoping. Rincon will contact the California Native American Heritage Commission (NAHC) for a
review of their Sacred Lands File (SLF). The NAHC will determine if any NAHC-listed Native American sacred lands
are located within or adjacent to the project site. In addition, the NAHC will provide a list of Native American
contacts for the project that they believe should be contacted for additional information. Rincon will prepare
and mail a letter to NAHC-listed contacts, requesting that they contact us if they know of any Native American
cultural resources within or near to the project site. A follow-up phone call will be made to those contacts that
do not respond to our request for information directly.
Cultural Resources Analysis Update. Upon completion of the records search and SLF search, Rincon Consultants
will prepare a cultural resources analysis update. This analysis will review the results of the 2011 study, update
the analysis to reflect new baseline data and update the impacts analysis to address direct, indirect and cumulative
impacts to the cultural resources. The analysis will provide management recommendations for cultural resources
within or near the project site and mitigation measures to avoid or reduce adverse effects.
Assembly Bill 52 Compliance.(Optional Task) If this task is selected, Rincon will assist the City with Native
American government-to-government consultation in accordance with AB 52. Rincon assumes the City will
provide a list of tribes who have requested AB 52 notification from the City. Rincon will draft letters and maps
for Native American tribal government contacts, as well as provide the City with a tracking sheet and
instructions for successful AB 52 consultation. Native American contacts have 30 days to respond and request
further consultation.
Noise. As described in the Initial Study, the project would not result in significant long-term noise exposure
impacts. However, the project could result in short-term construction noise impacts at nearby sensitive
receptors, and accordingly the focus of this section will be on construction noise. The impact analysis and
conclusions regarding long-term noise exposure from the Initial Study will be updated based on the updated
traffic study, and carried forward into the Focused EIR.
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Noise-sensitive uses near the project site include residences to the east, residences immediately adjacent to the
project site and across Monterey Street to the south, a mortuary and residential uses across Nipomo Street to
the west, and Mission Prep School to the north of Palm Street. Based on current site plans for the project,
construction activities may occur within 25 feet or less of the residences to the east of the project site. The
existing sensitive receptors could be exposed to construction noise that exceeds City thresholds. The impact of
construction noise levels on sensitive receptors will be evaluated in the EIR, which will also identify any
mitigation necessary to reduce significant short-term construction noise impacts to the extent feasible.
Rincon will quantitatively evaluate project noise levels and noise level increases related to site preparation/
construction at sensitive receptors. Rincon will examine existing noise sources in the project area and will
conduct ambient noise measurements in the field to characterize the existing noise conditions in the vicinity of
the project site. The measurements will be taken using an ANSI Type II sound level meter. Up to three 20-minute
daytime measurements will be taken. The existing regulatory setting will be described, including federal, state,
and local noise requirements. Construction noise will be quantitatively evaluated by summing the noise from
anticipated equipment and comparing noise levels at affected receptors to City thresholds.
Rincon will provide an updated estimate of existing and future traffic noise levels along up to two roadway
segments based upon data from the updated traffic impact analysis. Traffic noise will be forecast using the
Federal Highway Administration Traffic Noise Model® (TNM version 2.5). Traffic generated by the proposed
project will be added to the current traffic volumes and the incremental noise level increases will be calculated.
Mitigation requirements will be identified for noise impacted areas.
Specifically, this section will include the following tasks:
• Noise metering at up to three locations to characterize existing noise levels.
• Review the project area to identify potential noise sources that could adversely affect the proposed
project and noise-sensitive uses that may be affected by the proposed project.
• Discuss City Noise Element policies pertaining to proposed on-site uses and potential noise sensitive use
in the project area and the project’s consistency with those policies.
• Evaluate potential short and long term noise impacts of the project on sensitive uses in the project area
(this analysis will include modeling of construction equipment noise, as well as noise associated with
future traffic volumes at up to two roadway segments to determine if locally adopted noise impact
thresholds may be exceeded).
• Identify mitigation measures for identified noise impacts.
Transportation and Circulation. It is our understanding that another consultant will prepare a traffic impact
analysis for the project under a separate contract. Rincon will review the traffic impact analysis and incorporate
the analysis into the EIR impact section. This scope of work assumes that the traffic impact analysis will contain
an evaluation of project impacts on study area roadway segments and intersections under both existing +
project and cumulative + project conditions, as well as impacts related to overall vehicle miles traveled
generated by the project. Impacts, including any potential secondary impacts from required roadway
improvements, will be described and mitigation measures will be identified as necessary.
Issues Addressed in the Initial Study. The EIR will include a section describing the issues for which a less than
significant impact or significant but mitigable impact is anticipated, as described in the Initial Study. This section
will include sufficient evidence to support the less than significant impact findings. The updated Initial Study
analysis for the issue areas of Agriculture and Forest Resources, Air Quality, Biological Resources, Geology and
Soils, Greenhouse Gas Emissions, Hazards, Hydrology and Water Quality, Land Use and Planning Mineral
Resources, Population and Housing, Public Services, Recreation, Traffic, and Utilities/Service Systems will be
incorporated into this section.
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Task E Schedule
Rincon proposes to adhere to a schedule that allows the Draft Focused EIR to be circulated within 18 weeks of
notice to proceed and the EIR process to be concluded within approximately 8 months.
Initial Study-Notice of Preparation (IS-NOP): Rincon will prepare the IS-NOP for release within three weeks of
notice to proceed and receipt of project description information and the updated traffic study.
Project Description: Within one week of release of the NOP, Rincon will submit the draft EIR project description
for staff review. Rincon assumes a one-week review period for review by the City, and Rincon revisions to the
project description. Thus, we assume that the EIR project description will be approved by the City within two
weeks after release of the NOP.
Administrative Draft Focused EIR: The Administrative Draft Focused EIR will be completed within four weeks of
City approval of the project description. This schedule assumes delivery of the Administrative Draft Focused EIR
about nine weeks after notice to proceed.
Screencheck Draft Focused EIR: Assuming that the City will deliver comments on the Administrative Draft
Focused EIR within three weeks, Rincon will produce the Screencheck EIR within two weeks of receipt of staff
comments. This schedule also assumes that City comments are coordinated into a single consistent set of
comments and that no new substantial analysis will be needed as a result.
Public Draft Focused EIR: Assuming that the City will deliver comments on the Screencheck Draft Focused EIR
within two weeks, Rincon will revise and produce the Public Draft Focused EIR within two weeks (including
production time). This schedule would allow for publication approximately 18 weeks after notice to proceed.
Response to Comments/Administrative Final Focused EIR: Within three weeks of the close of the 45-day Draft
EIR circulation period and receipt of all written and oral comments, Rincon will deliver a Draft Response to
Comments report that responds to issues raised regarding the analysis. Rincon will assemble responses into the
Administrative Final Focused EIR, which will also contain any changes that might be required to the Draft
Focused EIR. This milestone is expected to be reached about 27 weeks after notice to proceed.
Screencheck Final Focused EIR: Within two weeks of receipt of City comments on the Response to
Comments/Administrative Final Focused EIR, Rincon will deliver the Screencheck Final Focused EIR. Assuming a
one week review period for the City, the Screencheck Final Focused EIR would be delivered 30 weeks after
notice to proceed.
Final Focused EIR: Assuming that the City will deliver comments on the Screencheck Final Focused EIR within
one week, Rincon will produce the Final Focused EIR within one week. Adhering to this schedule, the EIR will be
prepared, reviewed by the public and decision-makers, and could be certified within approximately 32 weeks, or
about 8 months.
The ability to meet this schedule depends on timely receipt of technical information (including the traffic study),
the level of City review, the level of public comment, and staff’s direction on addressing unanticipated issues
that may arise during the process.
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Environmental Scientists Planners Engineers
August 10, 2016
Project 10-65710
Michelle Wendler
Watry Design, Inc.
100 Century Center Court, Suite 600
3224 Southside Road
San Jose, CA 95112
Subject: Scope of Work and Fee Estimate to Prepare Focused EIR for the City of
San Luis Obispo Palm-Nipomo Project
Dear Ms. Wendler:
Rincon Consultants, Inc. is pleased to submit this proposal to prepare a Focused EIR
for the Palm-Nipomo Project. We have assembled a team that brings together
expertise in all of the technical areas necessary to analyze the environmental impacts
associated with the proposed project while utilizing existing data to the extent
feasible.
Our Principal-in-Charge and project team have extensive experience working on
similar projects and are currently assisting the City of San Luis Obispo with CEQA
review for several development projects.
The following sections of this proposal describe our understanding of the proposed
project, our work program and proposed technical methodologies for each issue
area, and our proposed cost and schedule.
PROJECT UNDERSTANDING
The Palm-Nipomo Project features a five-story parking structure, commercial/ office
uses, and a community theater on a 1.1-acre property located in Downtown San Luis
Obispo. The project is currently undergoing design refinement with respect to the
ultimate size and configuration of project components. Accordingly, the EIR will
focus on a preferred design concept, but will also provide environmental evidence
and conclusions that support a flexible range of design outcomes.
The project site is located south of Palm Street, east of Nipomo Street, and north of
Monterey Street. The site is currently occupied by City-owned surface parking lots,
one detached garage, and two residential units (one single-family residence and one
secondary unit adjacent to Palm Street). The project site is located within the City’s
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Downtown Historic District. The site has a General Plan land use designation of
Office and Medium-High Density Residential, and a zoning designation of Office (O-
H) and Medium Density Residential (R-3).
The project was initiated in 2010. Preliminary designs for the parking garage
component of the project were developed and discussed in a series of community
workshops in 2010 and 2011. Rincon Consultants prepared an existing conditions
report that described environmental constraints on the project site in 2010, and
completed an Initial Study in 2012. Through this process it was determined that two
residences directly adjacent to the project site, located at 610 and 614 Monterey
Street, are contributors to the Downtown Historic Preservation District and provide
essential continuity along a historic streetscape. The Initial Study described that
locating the parking structure immediately adjacent to these historic structures
(within approximately 5 feet) has the potential to degrade the historic character and
continuity of the historic streetscape. In addition, it was determined that the
detached garage on-site, which is a contributing element to the historic district, may
be demolished as part of the proposed project. The Initial Study also identified
potentially significant impacts related to aesthetics and construction noise. Because
of the potential for significant environmental effects in these issue areas, it was
determined that an Environmental Impact Report (EIR) should be prepared.
Following preparation of the Initial Study, the project was redesigned to include
commercial/office uses, and the relocated Little Theater.
Current project goals include:
• Provide a minimum of 400 parking spaces;
• Be creative, but mindful of costs;
• Design an aesthetically pleasing structure that fits into the downtown and
neighborhood;
• Consider contextual sensitivity of surrounding properties (i.e. Lattimer-
Hayes adobe);
• Consider City codes such as setback and height;
• Consider City’s agreement with SLO Little Theater to develop a community
theater on a portion of the site and the Physical Concept Plan for the
Downtown that identifies cultural uses in addition to parking on the site;
• Provide the structure’s main entry on the street that the traffic analysis
determines will provide the most direct access and provide secondary access
on other street. Provide no vehicle access to Monterey Street to maintain
street character;
• Consider incorporating other appropriate uses on the site;
• Design to accommodate other uses on Monterey Street in front of the
structure and provide a direct pedestrian connection from the structure to
Monterey Street;
• Make an effort to preserve the large oak tree;
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• Incorporate green technologies into the structure; and
• Design and construct the project within budget.
The project is currently undergoing design refinement with respect to the ultimate
size and configuration of project components, which include a parking structure,
community theater, and commercial/office uses. The currently envisioned project
would involve the construction of an above-ground five-level parking structure with
approximately 420 parking spaces. Main access to the structure would be provided
from Palm Street, with an auxiliary access point on Nipomo Street. Access would not
be provided from Monterey Street. The project would also include office/
commercial space fronting on Nipomo Street. The size of the office/commercial
space has not been determined. The San Luis Obispo Little Theater would also be
relocated to the site, fronting on Monterey Street adjacent to the parking structure.
The Little Theater would entail a three-story structure with a gross floor area of
23,841 square feet. The basement level would house a rehearsal area, workshop,
laundry room, restroom, and storage space. The main level would house a main
theater with 191 seats (143 of them fixed) and a smaller “black box” theater with 99
reconfigurable seats, for a total of 290 seats. The main level would also include a
green room, two dressing areas, a backstage area, a lobby, and restrooms. The third
floor would include offices and a conference room. A small balcony would also be
located on the third floor, with a larger balcony on the building rooftop that may
contain a restaurant and/or outdoor plaza.
The project would involve the removal of the existing parking lot and demolition or
relocation of the existing two residential structures and detached garage. The project
would require a building height variance to exceed 35 feet in height and a setback
variance for the setback of the street yard to be less than 15 feet. The City’s Zoning
Ordinance indicates that the project site is zoned Office (O-H) and Medium Density
Residential (R-3). The O-H zone allows for development of a multi-level parking
structure with Planning Commission approval; however, a General Plan amendment
and Zone Change to O-H would be required to permit the proposed project on the
portion of the project site that is zoned R-3.
FOCUSED EIR WORK PROGRAM
Task 1 – Project Initiation/IS-NOP
The project initiation phase of the EIR will consist of preparation and circulation of a
Notice of Preparation (NOP). As part of this phase, we recommend updating the
Initial Study to address the current project description, current regulatory setting,
and current physical baseline conditions on and near the project site. Circulation of
the Initial Study with the NOP will allow for more precise public review and
comment on the project’s environmental review. Rincon will prepare the NOP
consistent with CEQA Guidelines Section 15082. Rincon will provide a project
description, project location, and summary of the probable environmental effects of
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the project. Rincon will distribute the NOP to the State Clearinghouse and all
identified responsible and trustee agencies via certified mail. Substantive responses
to the NOP will be compiled, appended to the EIR, and addressed within the EIR.
The Initial Study to be attached to the NOP will identify issues with potentially
significant environmental impacts that will be studied further in the Focused EIR, as
well as issues where impacts are determined to be less than significant. Substantial
evidence will be provided to support impact conclusions. As part of the task, Rincon
will update the environmental setting, including updated physical conditions on
and adjacent to the site, an updated regulatory setting (including the City’s Land
Use and Circulation Element Update [LUCE]), and updated records searches for
environmental resources, including California Natural Diversity Database (CNDDB)
species and habitats, cultural resources, and hazardous materials records. Updated
information from the LUCE EIR will be incorporated. The updated traffic analysis
to be provided by another consultant under separate contract will be summarized.
Based on the updated traffic study, Rincon will conduct updated air quality and
greenhouse gases (GHG) emissions modeling using the latest version of CalEEMod.
Task 2 – Project Description
Rincon will prepare a detailed Project Description in accordance with the
requirements of Section 15124 of the State CEQA Guidelines for review by the City.
The Project Description will detail the project proposal, including requested permits.
Textual, tabular, and graphic presentation will be included as necessary to facilitate a
thorough understanding of the proposed project.
The Project Description will include:
• A thorough explanation of proposed development and requested land use changes,
permits, and approvals
• Discussion of the site access, grading, and utility services
• Descriptions of the site and surrounding uses
• The proposed duration of construction and the proposed phasing of development
With the understanding that multiple project designs are currently under
consideration and development, we anticipate that the project description will
address a single preferred scenario that is described in a manner that will allow
flexibility in the ultimate set of project components ultimately selected. Other design
concepts will be addressed in the Focused EIR Alternatives section.
Establishment of the Project Description is a critical early step in the EIR process,
since the Project Description forms the basis for environmental evaluation under
CEQA. We will address one round of review and consolidated comments by City
staff.
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Task 3 – Administrative Draft Focused EIR
Upon City approval of the Project Description, Rincon will begin preparation of the
Administrative Draft Focused EIR. This task includes all components necessary to
complete the environmental impact analysis. It is anticipated that the EIR will focus
on the following issue areas: Aesthetics, Cultural Resources, Noise, and
Transportation/Circulation. Our technical approach for each of these issue areas is
described under Approach to Technical Issues below.
To the extent possible, Rincon will incorporate information from existing
environmental review, technical reports, and planning documents that are applicable
to the project.
Subtask 3.1 – Executive Summary. The Executive Summary will include an
introduction and purpose, a brief description of the proposed project, project
alternatives, and a table summarizing the environmental effects and mitigation
measures associated with the proposed project. The table will be organized by level
of environmental impact, including significant unavoidable adverse impacts (Class
I), significant impacts that can be mitigated to a less than significant level (Class II),
less than significant impacts (Class III), and beneficial impacts (Class IV). The
Executive Summary will be provided at a level of detail that allows the section to
function as a stand-alone printed document.
Subtask 3.2 – Introduction, Project Description, and Environmental Setting.
The Introduction section will include a narrative on the background of the project. It
will include a summary of the previous environmental review of the project and the
environmental review process anticipated for the current project. In addition, lead,
responsible, and trustee agencies will be identified and the scope, content, and
purpose of the EIR will be described. The Project Description section will consist of
the project description that was prepared in Task 2. The Environmental Setting
section will provide a description of the existing environmental conditions in the
project region and in the project area.
Subtask.3.3 - Environmental Impacts and Mitigation Measures. The main
body of the EIR will consist of the assessment of potential environmental impact
analysis of the proposed project. Each environmental issue addressed in the Focused
EIR will have five main subsections:
• Setting
• Methodology and Significance Thresholds
• Impact analysis including both project-specific and cumulative impacts
• Mitigation measures
• Residual Impacts
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The setting section will describe the applicable environmental conditions of the
project area. The setting will be based on existing data sources, including the
updated traffic study, supplemented with additional research.
The impact analysis section will include a statement of the significance thresholds
that were used to determine if an impact would have the potential to result in a
significant environmental effect. Impacts of the proposed project when compared to
existing conditions in the project area will be identified, as will cumulative impacts
resulting from regional growth. Impacts will be quantified where possible. If existing
data does not allow definitive quantification, reasonable assumptions will be used to
qualitatively determine potential impacts.
All mitigation measures will be presented so that they can be directly applied as
conditions of approval and will include monitoring requirements. Conditions where
the proposed mitigation measures would not reduce the identified impacts to a less
than significant level will be clearly identified. Secondary impacts of mitigation
measures will also be discussed.
The final section will describe the level of significance after mitigation. This will be a
brief statement noting where any significant impacts would remain after mitigation
measures are applied. This section will also note whether impacts related to each
issue are significant and unmitigable (Class I), significant but mitigable (Class II),
less than significant (Class III), or beneficial (Class IV). Any secondary effects from
proposed mitigation measures will be described as appropriate.
Subtask 3.4 - Alternatives. This section will be prepared in accordance with
the requirements of the CEQA Guidelines Section 15126(d) and recent court
decisions. The purpose of this section will be to promote informed decision-making
and to evaluate a reasonable range of project alternatives. Rincon will analyze up to
four alternatives, including the CEQA-required “no project” alternative. Other
alternatives will be determined in consultation with City staff and the project design
team, based on the preliminary findings of the environmental analysis.
Per the State CEQA Guidelines, the alternatives will evaluate the same
environmental topic areas in a more qualitative manner with less detail than the
proposed project. However, where impacts have been identified as significant for the
proposed project, the alternatives will identify applicable mitigation requirements
for the alternatives, so a meaningful comparison can be made, and if necessary
CEQA Findings in support of the alternatives can be prepared. The analysis will
identify whether the alternatives would result in impacts that are less than, similar
to, or greater than those of the proposed project, the level of significance, and
mitigation requirements. A matrix that depicts the magnitude of impacts associated
with the alternatives when compared to the proposed project will be provided. At
the conclusion of the alternatives analysis, the environmentally superior alternative
will be identified.
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Subtask 3.5 - Other CEQA-Required Sections. Also included in the Focused
EIR will be other sections required by CEQA, such as table of contents and summary
of potential growth inducing and significant irreversible effects. An evaluation of
energy impacts will be provided.
Subtask 3.6 – References and List of Preparers. This section will provide a list
of references for citations found in the body of the Focused EIR. This section will also
identify all federal, state, or local agencies, other organizations, and private
individuals consulted in preparing the EIR, and the persons, firm, or agency
preparing the EIR.
Task 4 – Screencheck Draft Focused EIR
Following City staff review of the Administrative Draft Focused EIR, Rincon will
revise the document based on comments received and provide a Screencheck Draft
Focused EIR for review. Revisions can be provided in Word documents using “track
changes,” or a compiled “clean” PDF may be provided for final review, depending
on the City’s preference. This task will include responding to City comments on the
Administrative Draft Focused EIR requiring a mixture of substantive corrections and
minor editing; however, it is assumed that no new technical studies, revisions to the
technical appendices, or site-specific data collection will be needed at this stage. The
Screencheck Draft Focused EIR will be provided in digital format only.
Task 5 – Public Draft Focused EIR
This task involves the production, editorial work, and communication processes
anticipated to publish the Draft Focused EIR for public review and comment
following City review of the Screencheck Draft Focused EIR. At this stage it is
anticipated that revisions will be limited to editorial and formatting changes, if any.
Rincon will prepare all required notices for the EIR, including the Notice of
Completion and Environmental Transmittal, and will mail the documents to relevant
agencies and interested citizens on a mailing list to be developed by the City. For the
purposes of this proposal, it is assumed that up to 30 CDs and 20 hard copies would
be delivered.
Task 6 – Final Focused EIR
The final formal stages of the Focused EIR process involve responding to comments,
holding public hearings and final editorial tasks. At this point, all of the
discretionary permit applications and the proposed Final Focused EIR will be
brought together for final public and decision-maker scrutiny in order to facilitate
official decisions regarding the application. Through this process, final changes and
policy decisions concerning the project are made. Our work effort regarding this task
is delineated below.
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Subtask 6.1 - Response to Comments/Administrative Final Focused EIR.
Subsequent to receipt of all public comments on the Draft Focused EIR, Rincon will
submit draft responses to comments for City review. We have budgeted 40 staff
hours for preparing the responses to comments; however if a higher than average
number of comments is received, additional funds may be required to complete this
task. The final version of the responses to comments will be incorporated into the
Administrative Final Focused EIR.
Subtask 6.2 - Mitigation Monitoring and Reporting Program (MMRP).
Concurrent with the Administrative Final Focused EIR, Rincon will prepare an
MMRP. The MMRP will be provided in a format designed for use by planners or
code enforcement officers, and will incorporate both monitoring and reporting by
the City, with subsequent report verification by onsite inspection, if necessary.
Essentially, this plan will take the form of a detailed table that compiles all of the
adopted mitigation measures developed within the body of the EIR, as well as
information necessary to monitor compliance with each measure. The program will
include:
• Suggested wording as a condition of approval;
• Identification of persons/agencies responsible for monitoring compliance with
each condition;
• Timing when monitoring must occur;
• Frequency of monitoring; and
• Criteria to be used to determine compliance with conditions.
Subtask 6.3 – Screencheck Final Focused EIR. After receipt of City staff and
legal counsel comments, Rincon will prepare a Screencheck Final Focused EIR for
City review.
Subtask 6.4 - Publication of the Final Focused EIR. After City certification of
the EIR, Rincon will provide up to 15 hard copies and 20 CDs of the Final Focused
EIR. In addition, Rincon will provide an electronic version of the Final Focused EIR
in a searchable pdf format for website use (text and graphic files small enough for
fast public download times).
Task 7 – Meetings and Public Hearings
Rincon’s Principal-in-Charge and/or Project Manager will attend up to two meetings
with City staff (in addition to the kickoff meeting) and up to two public hearings
(assumed to be one with the Planning Commission and one with the City Council).
The consultant team will confer with the City Project Manager to determine which
meetings would be required; however, meeting attendance is assumed to be at key
points in the development of the EIR, including for example:
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• Meeting to identify project alternatives
• Meeting to review City comments on the Administrative Draft EIR
• Meeting to discuss comments on the Draft EIR
Rincon specialists will typically participate by conference call, when necessary.
Hearing attendance will include assistance with oral presentations to the hearing
body and graphic presentations. These hearings will be scheduled and selected at the
City’s discretion. Additionally, as noted above, participation by project management
team members, key specialists, and subconsultants in conference calls is assumed to
be part of the EIR development and is included in our budget and scope for the EIR
development tasks.
Optional Task A: CEQA Findings
As an optional task, Rincon will prepare the CEQA findings for the project. CEQA
Guidelines §15091 requires that no public agency approve or carry out a project, for
which an EIR has been completed and identifies one or more significant effects,
unless the public agency prepares findings for each significant effect. The findings
will include information related to whether those significant impacts identified in
the EIR will be reduced to below a level of significance by mitigation measures
identified in the EIR. In addition, the findings will discuss the reasoning for
ultimately rejecting the project alternatives. CEQA Guidelines §15093 requires that
when an agency approves a project that will have a significant adverse
environmental effect that is unavoidable, the agency must make a Statement of
Overriding Considerations. If a significant and unavoidable impact is identified in
the EIR, Rincon will prepare the Statement of Overriding Considerations. This scope
of work assumes that if alternatives are determined to be infeasible due to financial
considerations, or that the Statement of Overriding considerations relies on specific
economic or financial factors, corresponding financial data to support these
conclusions will be provided by the City. Rincon will provide a digital copy of an
administrative draft of the CEQA findings to the City for review and comment, and
then incorporate City comments into a final document.
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APPROACH TO TECHNICAL ISSUES
Based on our preparation of the project Initial Study and familiarity with the revised
project description, we have assembled a scope of work which facilitates thorough
analysis of the following issue areas in a timely and cost-effective manner:
• Aesthetics
• Cultural Resources
• Noise
• Transportation and Circulation
Aesthetics. As stated in the Initial Study, the project site is not located within
a City General Plan designated scenic vista or along a designated scenic highway.
The site is located within the downtown core and currently contains urban
development including a parking lot, two residential structures, and a detached
garage. While the proposed project would be visually compatible with the existing
urban environment of the site and the surrounding area, it would increase the size
and scale of development on the project site. The applicant requests a variance
project in height so that the project can exceed existing height limitations as
established by the zoning code. In addition, the project site would be located in the
Downtown Historic District. The increase in size and scale of development on the
project site and the sensitivity of the project site within the Downtown Historic
District could result in potential impacts to the visual character of the site.
Additionally, while the proposed project is located in an urban area where
substantial nighttime lighting currently exists, the increased height of the proposed
structure and the proximity to residential uses could result in light spillover and
additional glare that could result in significant environmental effects. Accordingly,
the Initial Study determined that the EIR will address potential project impacts on
visual character and light and glare.
Rincon will provide a current visual characterization of conditions on the site,
evaluation of project impacts on scenic views and changes to the visual character of
the site, and evaluation of project light and glare. It is our understanding that photo
simulations of conceptual project elevations from various key viewing locations will
be provided by the project design team. Rincon will interpret and evaluate the visual
simulations in a CEQA-compliant impact analysis. Recommendations will be
developed to reduce identified visual impacts. General design guidelines will be
identified to assist the design team in terms of design features and elements of the
project to assure visual compatibility with the surrounding neighborhood.
The EIR will evaluate the new sources of light and glare through a review of the
proposed project’s lighting plan. If no lighting plan is available, general design
guidelines will be identified to assist the design team in terms of lighting features
and building materials to assure that lighting and glare associated with the proposed
project would be compatible with adjacent and surrounding uses.
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The aesthetic assessment will include the following tasks:
• Visually characterize the project site and surrounding area from key public
viewpoints, potentially including distant public viewpoints.
• Review and incorporate visual simulations to be provided by the project design
team.
• Review LUCE policies that reduce visual impacts, assess their applicability to the
proposed project, and evaluate the consistency of the project with City planning
programs and design guidelines.
• Discuss the proposed project visual conditions relative to the current and
anticipated future aesthetic character of the project area.
• Identify glare and night lighting impacts.
• Identify impacts to public view areas.
• Discuss any obstructions to public view areas.
• Identify measures needed to mitigate significant visual impacts and to help
maintain the visual quality of the area.
Cultural Resources. The project site was previously surveyed for cultural
resources in 2011. The Cultural Resources Inventory for the Palm-Nipomo Parking
Structure, San Luis Obispo, California, found that the project is located within the
Downtown Historic District and that its construction could result in impacts to
archaeological resources, the extant historic district, as well as contributing
properties within the district (Applied Earthworks 2011). Rincon will review these
previous findings, update previous baseline data where necessary and prepare an
updated analysis of potential impacts to cultural resource within the project site and
surrounding vicinity.
Records Search. Rincon will conduct a California Historical Resources
Information System (CHRIS) records search of the proposed project site as well as a
0.25-mile radius around the project site at the Central Coast Information Center
(CCIC) located at University of California, Santa Barbara. The records search will
also reveal the nature and extent of any cultural resources work previously
conducted within the project site and adjacent vicinity. We assume that a cultural
resources field survey is not needed for the project, and that no new cultural
resources will be identified that require evaluation or recordation
Native American Scoping. Rincon will contact the California Native American
Heritage Commission (NAHC) for a review of their Sacred Lands File (SLF). The
NAHC will determine if any NAHC-listed Native American sacred lands are located
within or adjacent to the project site. In addition, the NAHC will provide a list of
Native American contacts for the project that they believe should be contacted for
additional information. Rincon will prepare and mail a letter to NAHC-listed
contacts, requesting that they contact us if they know of any Native American
cultural resources within or near to the project site. A follow-up phone call will be
made to those contacts that do not respond to our request for information directly.
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Cultural Resources Analysis Update. Upon completion of the records search and
SLF search, Rincon Consultants will prepare a cultural resources analysis update.
This analysis will review the results of the 2011 study, update the analysis to reflect
new baseline data and update the impacts analysis to address direct, indirect and
cumulative impacts to the cultural resources. The analysis will provide management
recommendations for cultural resources within or near the project site and
mitigation measures to avoid or reduce adverse effects.
Optional Task B: Assembly Bill 52 Compliance. If this task is selected, Rincon will
assist the City with Native American government-to-government consultation in
accordance with AB 52. Rincon assumes the City will provide a list of tribes who
have requested AB 52 notification from the City. Rincon will draft letters and maps
for Native American tribal government contacts, as well as provide the City with a
tracking sheet and instructions for successful AB 52 consultation. Native American
contacts have 30 days to respond and request further consultation.
Noise. As described in the Initial Study, the project would not result in
significant long-term noise exposure impacts. However, the project could result in
short-term construction noise impacts at nearby sensitive receptors, and accordingly
the focus of this section will be on construction noise. The impact analysis and
conclusions regarding long-term noise exposure from the Initial Study will be
updated based on the updated traffic study, and carried forward into the Focused
EIR.
Noise-sensitive uses near the project site include residences to the east, residences
immediately adjacent to the project site and across Monterey Street to the south, a
mortuary and residential uses across Nipomo Street to the west, and Mission Prep
School to the north of Palm Street. Based on current site plans for the project,
construction activities may occur within 25 feet or less of the residences to the east of
the project site. The existing sensitive receptors could be exposed to construction
noise that exceeds City thresholds. The impact of construction noise levels on
sensitive receptors will be evaluated in the EIR, which will also identify any
mitigation necessary to reduce significant short-term construction noise impacts to
the extent feasible.
Rincon will quantitatively evaluate project noise levels and noise level increases
related to site preparation/ construction at sensitive receptors. Rincon will examine
existing noise sources in the project area and will conduct ambient noise
measurements in the field to characterize the existing noise conditions in the vicinity
of the project site. The measurements will be taken using an ANSI Type II sound
level meter. Up to three 20-minute daytime measurements will be taken. The existing
regulatory setting will be described, including federal, state, and local noise
requirements. Construction noise will be quantitatively evaluated by summing the
noise from anticipated equipment and comparing noise levels at affected receptors to
City thresholds.
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Rincon will provide an updated estimate of existing and future traffic noise levels
along up to two roadway segments based upon data from the updated traffic impact
analysis. Traffic noise will be forecast using the Federal Highway Administration
Traffic Noise Model® (TNM version 2.5). Traffic generated by the proposed project
will be added to the current traffic volumes and the incremental noise level increases
will be calculated. Mitigation requirements will be identified for noise impacted
areas.
Specifically, this section will include the following tasks:
• Noise metering at up to three locations to characterize existing noise levels.
• Review the project area to identify potential noise sources that could adversely
affect the proposed project and noise-sensitive uses that may be affected by the
proposed project.
• Discuss City Noise Element policies pertaining to proposed on-site uses and
potential noise sensitive use in the project area and the project’s consistency with
those policies.
• Evaluate potential short and long term noise impacts of the project on sensitive
uses in the project area (this analysis will include modeling of construction
equipment noise, as well as noise associated with future traffic volumes at up to
two roadway segments to determine if locally adopted noise impact thresholds
may be exceeded).
• Identify mitigation measures for identified noise impacts.
Transportation and Circulation. It is our understanding that another
consultant will prepare a traffic impact analysis for the project under a separate
contract. Rincon will review the traffic impact analysis and incorporate the analysis
into the EIR impact section. This scope of work assumes that the traffic impact
analysis will contain an evaluation of project impacts on study area roadway
segments and intersections under both existing + project and cumulative + project
conditions, as well as impacts related to overall vehicle miles traveled generated by
the project. Impacts, including any potential secondary impacts from required
roadway improvements, will be described and mitigation measures will be
identified as necessary.
Issues Addressed in the Initial Study. The EIR will include a section
describing the issues for which a less than significant impact or significant but
mitigable impact is anticipated, as described in the Initial Study. This section will
include sufficient evidence to support the less than significant impact findings. The
updated Initial Study analysis for the issue areas of Agriculture and Forest
Resources, Air Quality, Biological Resources, Geology and Soils, Greenhouse Gas
Emissions, Hazards, Hydrology and Water Quality, Land Use and Planning Mineral
Resources, Population and Housing, Public Services, Recreation, Traffic, and
Utilities/Service Systems will be incorporated into this section.
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SCHEDULE
Rincon proposes to adhere to a schedule that allows the Draft Focused EIR to be
circulated within 18 weeks of notice to proceed and the EIR process to be concluded
within approximately 8 months.
Initial Study-Notice of Preparation (IS-NOP): Rincon will prepare the IS-
NOP for release within three weeks of notice to proceed and receipt of project
description information and the updated traffic study.
Project Description: Within one week of release of the NOP, Rincon will
submit the draft EIR project description for staff review. Rincon assumes a one-week
review period for review by the City, and Rincon revisions to the project description.
Thus, we assume that the EIR project description will be approved by the City
within two weeks after release of the NOP.
Administrative Draft Focused EIR: The Administrative Draft Focused EIR
will be completed within four weeks of City approval of the project description. This
schedule assumes delivery of the Administrative Draft Focused EIR about nine
weeks after notice to proceed.
Screencheck Draft Focused EIR: Assuming that the City will deliver
comments on the Administrative Draft Focused EIR within three weeks, Rincon will
produce the Screencheck EIR within two weeks of receipt of staff comments. This
schedule also assumes that City comments are coordinated into a single consistent
set of comments and that no new substantial analysis will be needed as a result.
Public Draft Focused EIR: Assuming that the City will deliver comments on
the Screencheck Draft Focused EIR within two weeks, Rincon will revise and
produce the Public Draft Focused EIR within two weeks (including production
time). This schedule would allow for publication approximately 18 weeks after
notice to proceed.
Response to Comments/Administrative Final Focused EIR: Within three
weeks of the close of the 45-day Draft EIR circulation period and receipt of all
written and oral comments, Rincon will deliver a Draft Response to Comments
report that responds to issues raised regarding the analysis. Rincon will assemble
responses into the Administrative Final Focused EIR, which will also contain any
changes that might be required to the Draft Focused EIR. This milestone is expected
to be reached about 27 weeks after notice to proceed.
Screencheck Final Focused EIR: Within two weeks of receipt of City
comments on the Response to Comments/Administrative Final Focused EIR, Rincon
will deliver the Screencheck Final Focused EIR. Assuming a one week review period
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for the City, the Screencheck Final Focused EIR would be delivered 30 weeks after
notice to proceed.
Final Focused EIR: Assuming that the City will deliver comments on the
Screencheck Final Focused EIR within one week, Rincon will produce the Final
Focused EIR within one week. Adhering to this schedule, the EIR will be prepared,
reviewed by the public and decision-makers, and could be certified within
approximately 32 weeks, or about 8 months.
The ability to meet this schedule depends on timely receipt of technical information
(including the traffic study), the level of City review, the level of public comment,
and staff’s direction on addressing unanticipated issues that may arise during the
process.
FEE ESTIMATE
Rincon Consultants will prepare the Palm-Nipomo Project EIR for the City of San
Luis Obispo, in accordance with our proposed scope of services, for an estimated
base fee of $68,036. The table on the following page provides a breakdown of costs
by major work item. As optional tasks, Rincon would prepare the CEQA Findings
and Statement of Overriding Considerations, and/or conduct AB 52 compliance
duties. The fee for these optional tasks would be $4,000 and $500, respectively.
We appreciate your consideration of this scope of work and fee estimate. If you have
any questions or would like any additional information, please contact us at your
convenience.
Sincerely,
RINCON CONSULTANTS, INC.
Richard Daulton, MURP
Principal/Vice President
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Watry Design, Inc.City of San Luis Obispo Palm-Nipomo Project Focused EIR
Cost Estimate 8/10/2016
Rincon
Tasks (Base Fee)Cost Labor Principal I Proj. Mgr.Assoc.GIS/CADD I Clerical/Admin I
Hours $205/hr $145/hour $110/hour $95/hour $70/hour
1. Project Initiation/Initial Study-Notice of Preparation (IS-NOP)$4,150 36 2 4 24 4 2
2. Project Description $2,645 1 2 12 8 1
3. Administrative Draft Focused EIR
3.1 Executive Summary $1,225 10 1 2 6 1
3.2 Intro., Project Description, and Env. Setting $1,445 12 1 2 8 1
3.3 Environmental Impacts and Mitigation Measures
Aesthetics $4,270 37 2 4 24 6 1
Cultural Resources $4,610 37 2 12 20 2 1
Noise $4,740 41 2 4 30 4 1
Transportation and Circulation $3,140 27 2 4 12 8 1
Issues Addressed in the Initial Study $2,090 17 2 2 12 1
3.4 Alternatives (4)$4,850 41 2 8 24 6 1
3.5 Other CEQA-Required Sections $715 5 1 2 2
3.6 References and List of Preparers $785 6 1 2 2 1
4. Screencheck Draft Focused EIR $3,600 28 4 8 10 4 2
5. Public Draft Focused EIR $2,100 20 1 4 6 1 8
6. Final Focused EIR
6.1 Response to Comments/Administrative Final EIR $5,080 40 4 14 16 2 4
6.2 Mitigation Monitoring and Reporting Program $1,225 10 1 2 6 1
6.3 Screencheck Final Focused EIR $2,285 19 1 6 8 2 2
6.4 Publication of the Final Focused EIR $1,710 14 2 4 4 4
7. Meetings (2) and Public Hearings (2)$4,290 28 8 16 2 2
Project Management/Coordination $6,270 42 8 30 4
Subtotal Labor:$61,225 470 48 132 226 49 39
Additional Costs
Reproduction
Draft EIR (20 hard copies, 30 CDs)$1,950
Final EIR (15 hard copies, 20 CDs)$1,725
Direct Expenses
Cultural Records Search $500
Hazardous Materials Records Search $150
Supplies and Miscellaneous Expenses $1,837
General & Administrative $649
Subtotal Additional Costs:$6,811
Total Labor + Additional Costs $68,036
Optional Task A: CEQA Findings $4,000
Optional Task B: AB 52 Compliance $500
6.b
Packet Pg. 85 Attachment: b - Rincon Consultants EIR Scope Of Work (1440 : Approve Contract With Watry, Inc for
RINCON CONSULTANTS, INC.
July 2016
E n v i r o n m e n t a l S c i e n t i s t s P l a n n e r s E n g i n e e r s
Standard Fee Schedule for Environmental Sciences and Planning Services
The Rincon Consultants fee schedule illustrates how professional and support time is charged to projects. Direct
costs associated with labor are billed to the project as described under Reimbursable Expenses.
Professional, Technical & Support Personnel* Hourly Rate
Principal II $220
Principal I $205
Senior Supervisor II $185
Supervisor I $175
Senior Professional II $155
Senior Professional I $145
Professional IV $130
Professional III $120
Professional II $110
Professional I $95
Environmental Technician/Field Aide $80
Senior GIS Specialist $125
GIS/CADD Specialist II $110
GIS/CADD Specialist I $95
Graphic Designer $90
Technical Editor $100
Clerical/Administrative Assistant II $80
Clerical/Administrative Assistant I $70
*Professional classification includes: environmental scientists, urban planners, biologists, geologists, marine scientists, cultural resources experts and other professionals. Expert witness services consisting of depositions or in-court testimony are charged at the hourly rate of $295.
Photocopying and Printing
Photocopies will be charged at a rate of $0.16/copy for single-sided copies and $0.32 for double-sided copies. Colored
copies will be charged at a rate of $1.50/copy for single-sided and $3.00/copy for color, double-sided or 11”×17” copies.
Oversized maps or display graphics will be charged at a rate of $8.00/square foot.
Reimbursable Expenses
Reimbursable Expenses are costs associated with completing a project that are not include the hourly billing rates
described above. Reimbursable expenses include, but are not limited to, the following:
1. Direct costs associated with the execution of a project are billed at cost plus 15% to cover General and Administrative
services. Direct costs include, but are not limited to, laboratory and drilling services charges, subcontractor services,
authorized travel expenses, permit charges and filing fees, printing and graphic charges, mailings and postage,
performance bonds, sample handling and shipment, rental equipment and vehicles other than covered by the above
charges, etc. Communications charges and miscellaneous office expenses ( including PDAs, cell phones, phone, fax, and
electronic data transmittals, digital cameras, photo processing, etc.) are billed at 3% of total labor.
2. Transportation fees: company-owned vehicles will be billed $85/day for light-duty vehicles and trucks, $135/day for
4- WD/off road vehicles, plus $0.65/mile for mileage over 50. Mileage rate of $0.65/mile applies to all miles incurred
in employee-owned vehicles.
6.b
Packet Pg. 86 Attachment: b - Rincon Consultants EIR Scope Of Work (1440 : Approve Contract With Watry, Inc for preparation of an EIR for the Palm-Nipomo
RINCON CONSULTANTS, INC.
July 2016
E n v i r o n m e n t a l S c i e n t i s t s P l a n n e r s E n g i n e e r s
Equipment Schedule for Environmental Sciences and Planning Services
Equipment Day Rate
Environmental Site Assessment
Brass Sample Sleeves, Bailers, Disposable Bailers $25
Water Level Indicator, DC Purge Pump $40
Hand Auger Sampler $55
Oil-Water Interface Probe $85
Four Gas Monitor or Photo-Ionization Detector $120
Photo-Ionization Detector $120
Soil Vapor Extraction Monitoring Equipment $140
Flame Ionization Detector $200
Natural Resources & Multi-Services Field Equipment
Trimble GPS (sub-meter accuracy) $190
Pettersson Bat Ultrasound Detector/Recording Equipment $150
Spotting or Fiberoptic Scope $150
Amphibian Survey Field Package: (digital camera, GPS, thermometer, decon chlorine,
waders, float tube, hand net) $150
Remote Field Package, (digital camera, GPS, thermometer, binoculars, field computer
and mifi, Delorme Satellite Beacon, 24-Hour Safety Phone) $125
Sound Level Metering Field Package: anemometer, tripod and digital camera. $100
Construction Monitoring Field Package: (digital camera, GPS, thermometer, binoculars,
field computer, safety equipment) $95
Standard Field Package (digital camera, GPS, thermometer, binoculars, and botanic
collecting equipment) $50
Minnow trap $85
Infrared Sensor Digital Camera or Computer Field Equipment $50
Scent Station $20
Laser Rangefinder/Altitude $10
Net, Hand/Large seine $10/$50
Pit-fall Traps, Spotlights, Anemometer, GPS Units, Sterilized Sample Jar $8
Mammal Trap, Large/Small $1.50/$.50
Water & Marine Resources Equipment
Refractometer (salinity) or Turbidity Meter $35
Multi Parameter Sonde (Temp, Cond, Turbidity, DO, pH) with GPS $200
Boat (20 ft. Boston Whaler or Similar) $300
Side Scan or Single Beam Sonar $700
Underwater & Marine Sampling Gear includes: Photo/Video Camera, Dissolved Oxygen
Meter, Temp-pH-Conductivity Meter, Tanks, BCD, Regulators, Binoculars, Tapes, Buoys,
Floats, etc.
$50
Marine Field Package: (Personal Flotation Devices (PFDs),100 ft. Real Tapes w/
Stainless Carabiners, Pelican Floats, Underwater Slates, Thermometer, Refractometer,
Anemometer, various Field Guides)
$50
Insurance, Hazard & Safety Fees
L & H Dive Insurance $50 person
Hazard Premium (In or Underwater ONLY per/hour) 1.25 X hourly
Level C Health and Safety $60 person
6.b
Packet Pg. 87 Attachment: b - Rincon Consultants EIR Scope Of Work (1440 : Approve Contract With Watry, Inc for preparation of an EIR for the Palm-Nipomo
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