Emeryville City Council
July 1, 2025

RESOLUTION NO. 25-60
Resolution Of The City Council Of The City Of Emeryville Authorizing The City Manager To Execute A Professional Services Contract With Urban Planning Partners, Inc. For Preparation Of An Environmental Impact Report For The Proposed Sutter Hospital Project At 5300 Chiron Way For A Total Contract Amount Not To Exceed $2,421,422.00
WHEREAS, on April 4, 2025, Sutter Health submitted a preliminary application for an amendment to the Chiron Planned Unit Development to construct a new 500,000 square foot hospital; a new 310,000 square foot building which will either be a medical office building or a residential building; and to convert two existing buildings to medical office use (the “Project”); and
WHEREAS, the City desires to have an Environmental Impact Report (“EIR”) prepared for the proposed Sutter Hospital at 5300 Chiron Way pursuant to the California Environmental Quality Act (“CEQA”); and
WHEREAS, the City finds that specialized knowledge, skills, and training are necessary to render the services required to prepare the EIR; and WHEREAS, Urban Planning Partners, Inc. (“UPP”) submitted a proposal to the City on May 18, 2025 to prepare an EIR for the Project; which was subsequently revised in response to City staff’s requests on May 29, 2025; and
WHEREAS, staff has negotiated a Professional Services Contract (“Contract”) with UPP to prepare the EIR for the Project; and
WHEREAS, the City has determined that UPP is qualified by training and experience to render such services, and the City wishes to retain UPP to provide these services; and WHEREAS, the public interest will be served by this Contract; now, therefore, be it RESOLVED, that the City Council of the City of Emeryville hereby authorizes the City Manager to execute a Professional Services Contract with Urban Planning Partners, Inc. in substantial form attached hereto as Exhibit A, for an amount not to exceed $2,421,422, and be it further
RESOLVED, that the City Council of the City of Emeryville hereby authorizes the City Manager to execute minor amendments to the Professional Services Contract as may be necessary to effectuate its purpose, provided such amendments do not substantially increase the City’s obligations thereunder.

Docusign Envelope ID: DD0D15E4-186D-4555-8896-7859712E7227 Resolution No. 25-60
UPP Contract, Sutter Hospital Project EIR
City Council Meeting | July 1, 2025

ADOPTED, by the City Council of the City of Emeryville at a regular meeting held Tuesday, July 1, 2025, by the following vote:

AYES: 4
Mayor Mourra, Vice Mayor Kaur and Council Members Solomon and Welch
NOES: 0
ABSTAIN: 0
ABSENT: 1 Council Member Priforce
MAYOR
ATTEST: APPROVED AS TO FORM:

CITY CLERK CITY ATTORNEY

ATTACHMENTS
 Exhibit A – UPP Professional Services Contract
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CALIFORNIA

PROFESSIONAL SERVICES CONTRACT

FOR CITY USE ONLY
Contract No. CIP No.

Resolution No. Project No. REV01/2025
THIS PROFESSIONAL SERVICES CONTRACT (“Contract”) is effective as of ____________________ (the “Effective Date”), by and between THE CITY OF EMERYVILLE, a municipal corporation, (“City”) and URBAN PLANNING PARTNERS, INC (“Contractor”), individually referred to as a “Party” and collectively as the “Parties”.

WITNESSETH THAT
WHEREAS, the City desires to engage Contractor for preparing environmental documents in compliance with California Environmental Quality Act (CEQA) for the Sutter Hospital project (PUD25-001); and
WHEREAS, the City finds that specialized knowledge, skills, and training are necessary to render the services necessary to do the work contemplated under this Contract; and WHEREAS, the City has determined that the Contractor is qualified by training and experience to render such services; and
WHEREAS, the Contractor desires to provide such services; and, WHEREAS, the public interest will be served by this Contract; and NOW, THEREFORE, the Parties hereto do mutually agree as follows:

1. SCOPE OF SERVICES AND TERMINATION DATE

1.1 Project Description
A complete project description is set forth in the Scope of Work, attached hereto as Exhibit A and incorporated herein by this reference.

1.2 Services
The services to be completed under this Contract (“Services”) are described in the Scope of Work set forth in Exhibit A. The Services shall be performed in accordance with terms, conditions, and specifications set forth herein. To the extent there is a conflict between the Scope of Work, and the terms, conditions, and specifications set forth herein, the terms, conditions, and specifications set forth herein shall govern. 













Exhibit A
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1.3 Schedule and Completion Date
The Services to be provided by Contractor under this Contract shall commence on the Effective Date and terminate on DECEMBER 31, 2027. The Parties may, by mutual, written consent, extend the term of this Contract.

2. WORK CHANGES

2.1 City Rights to Change
The City reserves the right to order changes in the Services to be performed under this Contract by altering, adding to or deducting from the Scope of Work. All such changes shall be incorporated in amendments executed by the Contractor and the City. Such amendments shall specify the changes ordered and any necessary adjustment of compensation and completion time.

2.2 Additional Work Changes
Any work added to the Scope of Work by an amendment shall be executed under all the applicable conditions of this Contract. No claim for additional compensation or extension of time shall be recognized unless contained in an amendment duly executed on behalf of the City and the Contractor.

2.3 City Manager Execution
The City Manager has authority to execute without further action of the Emeryville City Council, any number of amendments so long as their total effect does not materially alter the terms of this Contract or increase the total amount to be paid under this Contract, as set forth in Section 3.2 below.

3. COMPENSATION AND METHOD OF PAYMENT

3.1 Compensation for Services Performed
City agrees to pay the Contractor for the Services performed and costs incurred by Contractor upon certification by the City that the Services were actually performed and costs actually incurred in accordance with the Contract. Compensation for Services performed and reimbursement for costs incurred shall be paid to the Contractor upon receipt and approval by the City of invoices setting forth in detail the Services performed and costs incurred. The City shall pay the Contractor within forty-five (45) days after approval of the invoice by City staff.

3.2 Total Compensation Amount
The total amount paid under this Contract as compensation for Services performed and reimbursement for costs incurred shall not, in any case, exceed TWO MILLION FOUR

HUNDRED TWENTY ONE THOUSAND AND FOUR HUNDRED TWENTY TWO DOLLARS AND NO CENTS ($2,421,422.00), except as outlined in Section 2.3 above.

The compensation for Services performed shall be as set forth in Exhibit A.

Reimbursement for costs incurred shall be limited as follows. Long distance telephone 












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and telecommunications, facsimile transmission, normal postage and express mail charges, photocopying and microcomputer time shall be at cost. Supplies and outside services, transportation, lodging, meals and authorized subcontracts shall be at cost plus no more than a 10% administrative burden. Automobile mileage shall be no more than the current deductible rate set by the Internal Revenue Service.

4. COVENANTS OF CONTRACTOR

4.1 Assignment of Contract
The Contractor covenants and agrees not to assign or transfer any interest in, nor delegate any duties of this Contract, without the prior express written consent of the City. As to any approved subcontractors, the Contractor shall be solely responsible for reimbursing them and the City shall have no obligation to them.

4.2 Responsibility of Contractor and Indemnification of City To the fullest extent permitted by law, Contractor shall indemnify, defend, and hold harmless City and City’s members, officers, agents, employees and volunteers, from and against any and all claims, losses, liabilities of every kind, nature and description, damages, injury (including without limitation injury to or death of an employee of Contractor or subcontractors as well as any claim by any employee, agent, Contractor or independent contractor hired or employed by Contractor that such persons or individuals are entitled to any benefit otherwise provided to employees of the City, including coverage under the California Public Employee Retirement System), costs and expenses of any kind, whether actual, alleged or threatened, including, without limitation, incidental and consequential damages, court costs, reasonable attorneys’ fees, litigation expenses, and fees of expert contractors or expert witnesses incurred in connection therewith and the costs of investigation, arising out of, pertaining to, or relating to, directly or indirectly, in whole or in part, the negligence, recklessness, or willful misconduct of Contractor, any subcontractor, anyone directly or indirectly employed by them or anyone that they control. This indemnification obligation is not limited in any way by any limitation on the amount or type of damages or compensation payable to or for Contractor. This obligation to indemnify and defend the City, its members, officers, agents, employees and volunteers shall survive termination of this Contract.

If Contractor’s obligation to defend, indemnify, and/or hold harmless arises out of Contractor’s performance of “design professional” services (as that term is defined under Civil Code section 2782.8), then, and only to the extent required by Civil Code section 2782.8, which is fully incorporated herein, Contractor’s indemnification obligation shall be limited to claims that arise out of, pertain to, or relate to the negligence, recklessness, or willful misconduct of the Contractor, and, upon Contractor obtaining a final adjudication by a court of competent jurisdiction, Contractor’s liability for such claim, including the cost to defend, shall not exceed the Contractor’s proportionate percentage of fault.













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4.3 Independent Contractor
The Contractor hereby covenants and declares that it is engaged in an independent business and agrees to perform the Services as an independent contractor and not as the agent or employee of the City. The Contractor agrees to be solely responsible for its own matters relating to the time and place the Services are performed; the instrumentalities, tools, supplies and/or materials necessary to complete the Services; hiring of contractors, agents or employees to complete the Services; and the payment of employees, including compliance with Social Security, withholding and all other regulations governing such matters. The Contractor agrees to be solely responsible for its own acts and those of its subordinates and employees during the term of this Contract.

4.4 Insurance
Contractor shall not commence Services under this Contract until it has provided evidence satisfactory to the City that it has secured all insurance required under Exhibit B, attached hereto and incorporated herein by this reference. In addition, Contractor shall not allow any subcontractor to commence work on any subcontract until it has provided evidence satisfactory to the City that the subcontractor has secured all insurance required under Exhibit B. Failure to provide and maintain all required insurance shall be grounds for the City to terminate this Contract for cause.

4.5 Records, Reports and Audits

4.5.1 Records
A. Records shall be established and maintained by the Contractor in accordance with requirements prescribed by the City with respect to all matters covered by this Contract. Except as otherwise authorized, such records shall be maintained for a period of three years from the date that final payment is made under this Contract. Furthermore, records that are the subject of audit findings shall be retained for three years or until such audit findings have been resolved, whichever is later.

B. All costs shall be supported by properly executed payrolls, time records, invoices, contracts, or vouchers, or other official documentation evidencing in proper detail the nature and propriety of the charges. All checks, payrolls, invoices, contracts, vouchers, orders or other accounting documents pertaining in whole or in part to this Contract shall be clearly identified and readily accessible.

4.5.2 Reports and Information
Upon request, the Contractor shall furnish to the City any and all statements, records, reports, data and information related to matters covered by this Contract in the form requested by the City.













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4.5.3 Audits and Inspections
At any time during normal business hours and as often as the City may deem necessary, there shall be made available to the City for examination all records with respect to all matters covered by this Contract. The Contractor will permit the City to audit, examine, and make excerpts or transcripts from such records, and to audit all contracts, invoices, materials, payrolls, records of personnel, conditions of employment and or data relating to all matters covered by this Contract.

4.6 Conflicts of Interest
The Contractor covenants and declares that, other than this Contract, it has no holdings or interests within the City of Emeryville, nor business holdings, contracts or agreements with any official, employee or other representative of the City. For the duration of this Contract, in the event the Contractor or its principals, agents or employees acquire such a holding, interest, contract, or agreement within the City of Emeryville or with any official, employee or representative of the City in the future, the Contractor will immediately notify the City of such holding, interest, contract, or agreement in writing.

4.7 Confidentiality
The Contractor agrees that such reports, information, opinions or conclusions shall not be made available to or discussed with any individual or organization, including the news media, without prior written approval of the City. The Contractor shall exercise reasonable precautions to prevent the unauthorized disclosure and use of City information whether deemed confidential or not.

4.8 Discrimination Prohibited
The Contractor covenants and agrees that in performing the Services required under this Contract, the Contractor shall not discriminate against any person on the basis of race, color, religion, sex, sexual orientation, gender identity, marital status, national origin or ancestry, age or disability, except as provided in section 12940 of the Government Code.

4.9 Licenses, Certifications and Permits
The Contractor covenants and declares that it has obtained all diplomas, certificates, licenses, permits or the like required of the Contractor by any and all national, state, regional, county, city or local boards, agencies, commissions, committees or other regulatory bodies in order to perform the Services contracted for under this Contract.

All work performed by Contractor under this Contract shall be in accordance with applicable legal requirements and shall meet the standard of quality ordinarily expected of competent professionals.

4.10 Key Personnel
All of the individuals listed in Exhibit A are necessary for the successful prosecution of the Services due to their unique expertise and depth and breadth of experience. There shall be no change in Contractor’s Project Manager or members of the project team 












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without the City’s approval. Contractor recognizes that the composition of this team was instrumental in the City’s decision to award the work to Contractor and that compelling reasons for substituting these individuals must be demonstrated for the City’s consent to be granted. Any substitutes shall be persons of comparable or superior expertise and experience. Failure to comply with the provisions of this section shall constitute a material breach of Contractor’s obligations under this Contract and shall be grounds for termination.

4.11 Authority to Contract
The Contractor covenants and declares that it has obtained all necessary approvals of its board of directors, stockholders, general partners, limited partners or similar authorities to simultaneously execute and bind Contractor to the terms of this Contract, if applicable.

4.12 Ownership of Work
All reports, designs, drawings, plans, specifications, schedules, work product and other materials prepared or in the process of being prepared for the Services to be performed by the Contractor (“Materials”) shall be and are the property of the City and the City shall be entitled to full access and copies of all such Materials. Any such Materials remaining in the hands of the Contractor or subcontractor upon completion or termination of the work shall be delivered immediately to the City. The Contractor assumes all risk of loss, damage or destruction of or to such Materials. If any Materials are lost, damaged or destroyed before final delivery to the City, the Contractor shall replace them at its own expense. Any and all copyrightable subject matter in all materials is hereby assigned to the City and the Contractor agrees to execute any additional documents that may be necessary to evidence such assignment.

4.13 City Labor Requirements

4.13.1 Compliance
At the Effective Date, compliance with the City’s living wage ordinance is ; required /

not required for this Contract. If this Contract provides for compensation to Contractor of $25,000 or more within a single fiscal year for providing Services to the City, then Contractor shall comply with the requirements of the City’s Living Wage Ordinance set forth in Chapter 31 of Title 5 of the Emeryville Municipal Code, unless (i) Contractor is a governmental entity, (ii) this Contract is subject to a higher prevailing wage rate as defined in the California Labor Code, or (iii) this Contract is subject to federal or state laws or regulations that would preclude the application of the City’s laws.

4.13.2 Applicability
Compliance with the Living Wage Ordinance, if applicable, shall be required during the term of the Contract for all employees of Contractor who perform at least twenty-five percent (25%) of the work arising from this Contract, unless said employees are otherwise exempt from the application of the Living Wage Ordinance pursuant to 












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Section 5-31.08 of the Emeryville Municipal Code. Contractor shall promptly provide to the City documents and information verifying compliance with the requirements of the Living Wage Ordinance within ten (10) working days following a written request for such documentation and information from the City.

4.13.3 Non-Compliance
Failure to comply with the Living Wage Ordinance provides that a person claiming a violation thereof may bring an action against Contractor for back pay, reinstatement and compensatory damages, as well as a penalty up to three times the amount of damages for a willful violation, plus reasonable attorney’s fees and costs. In addition, the City may terminate the Contract and pursue any other remedies available to the City, including debarment, for violations of the Living Wage Ordinance.

4.13.4 Living Wage
Contractor shall notify each of its affected employees with regards to wages that are required to be paid pursuant to this Contract. “Living Wage” means no less than $18.54 PER HOUR (which is subject to increase annually on July 1st to reflect the twelve-month average increase to the Consumer Price Index for all urban consumers in the San Francisco-Oakland-San Jose Metropolitan Statistical Area for the preceding year from May to April, not to exceed three percent (3%) in any one year) including wages and health benefits. If employer contributions for health benefits are not paid on an hourly basis, the employer must demonstrate to the City the hourly value of such benefits in order to receive credit for such payments to covered employees.

4.13.5 Minimum Wage and Paid Sick Leave
In addition to the Living Wage Ordinance, the Contractor may be required to comply with the City’s Minimum Wage, Paid Sick Leave, and Other Employment Standards Ordinance, as set forth in Chapter 37 of Title 5 of the Emeryville Municipal Code, to the extent it is applicable.

4.14 California Labor Requirements

4.14.1 Prevailing Wage Requirements
Contractor is aware of the requirements of California Labor Code Sections 1720 et seq. and 1770 et seq., which require the payment of prevailing wage rates and the performance of other requirements on certain “public works” and “maintenance” projects (“Prevailing Wage Laws”). If the Services are being performed as part of an applicable “public works” or “maintenance” project, as defined by the Prevailing Wage Laws, and if the total compensation is $1,000 or more, Contractor agrees to fully comply with such Prevailing Wage Laws. Contractor shall defend, indemnify and hold the City, its officials, officers, employees and agents free and harmless from any claims, liabilities, costs, penalties or interest arising out of any failure or alleged failure to comply with the Prevailing Wage Laws. It shall be mandatory upon the Contractor and all subcontractors to comply with all California Labor Code provisions, which include but are not limited to prevailing wages (Labor Code Sections 1771, 1774 and 1775), 












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employment of apprentices (Labor Code Section 1777.5), certified payroll records (Labor Code Sections 1771.4 and 1776), hours of labor (Labor Code Sections 1813 and 1815) and debarment of contractors and subcontractors (Labor Code Section 1777.1).

The requirement to submit certified payroll records directly to the Labor Commissioner under Labor Code section 1771.4 shall not apply to work performed on a public works project that is exempt pursuant to the small project exemption specified in Labor Code Section 1771.4.

4.14.2 Registration
If the Services are being performed as part of an applicable “public works” or “maintenance” project, then pursuant to Labor Code Sections 1725.5 and 1771.1, the Contractor and all subcontractors performing such Services must be registered with the Department of Industrial Relations. Contractor shall maintain registration for the duration of the Contract and require the same of any subcontractors, as applicable.

Notwithstanding the foregoing, the contractor registration requirements mandated by Labor Code Sections 1725.5 and 1771.1 shall not apply to work performed on a public works project that is exempt pursuant to the small project exemption specified in Labor Code Sections 1725.5 and 1771.1.

4.14.3 Labor Compliance Oversight
This Contract may also be subject to compliance monitoring and enforcement by the Department of Industrial Relations. It shall be Contractor’s sole responsibility to comply with all applicable registration and labor compliance requirements. Any stop orders issued by the Department of Industrial Relations against Contractor or any subcontractor that affect Contractor’s performance of Services, including any delay, shall be Contractor’s sole responsibility. Any delay arising out of or resulting from such stop orders shall be considered Contractor caused delay and shall not be compensable by the City. Contractor shall defend, indemnify and hold the City, its officials, officers, employees and agents free and harmless from any claim or liability arising out of stop orders issued by the Department of Industrial Relations against Contractor or any subcontractor.

4.14.4 Workers’ Compensation
Pursuant to the requirements of section 1860 of the California Labor Code, Contractor will be required to secure the payment of workers’ compensation to his employees in accordance with the provisions of section 3700 of the Labor Code. By signing this Contract, Contractor certifies the following:
“I am aware of the provisions of section 3700 of the California Labor Code which require every employer to be insured against liability for workers’ compensation or to undertake self-insurance in accordance with the provisions of that code, and I will comply with such provisions before commencing the performance of the work of this contract.” 












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4.14.5 Event of Default
Failure by Contractor to comply with any provision of this Section shall constitute a default of this Contract and shall be grounds for termination as provided in this Contract.

5. TERMINATION
A. The City shall have the right to terminate this Contract for any reason whatsoever by providing written notice thereof at least five (5) calendar days in advance of the termination date.

B. All termination notice periods triggered pursuant to written notice shall begin to run from the date of the United States Postal Service postmark.

C. Upon termination, City shall provide for payment to the Contractor for Services rendered and expenses incurred prior to the termination date.

D. Upon receipt of a termination notice the Contractor shall: (1) promptly discontinue all Services affected, unless the notice directs otherwise; and (2) promptly deliver to the City all data, drawings, reports, summaries, and such other information and materials as may have been generated or used by the Contractor in performing this Contract, whether completed or in process, in the form specified by the City.

E. Notwithstanding anything to the contrary, this Contract is subject to immediate termination in the event the City Council does not appropriate sufficient funds for this Contract.

F. The rights and remedies of the City and the Contractor provided in this Section are in addition to any other rights and remedies provided under this Contract or at law or in equity.

6. NO PERSONAL LIABILITY
No member, official or employee of the City shall be personally liable to the Contractor or any successor in interest in the event of any default or breach by the City or for any amount which may become due to the Contractor or successor or on any obligation under the terms of this Contract.

7. ENTIRE AGREEMENT
This Contract constitutes the complete agreement between the Parties and supersedes any and all other agreements, either oral or in writing, between the Parties with respect to the subject matter of this Agreement. No other agreement, statement or promise relating to the subject matter of this Contract not contained in this Contract shall be valid or binding. This Contract may be modified or amended only by a written document signed by representatives of both Parties with appropriate authorization. 












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8. SUCCESSORS AND ASSIGNS
Subject to the provisions of this Contract regarding assignment, this Contract shall be binding on the heirs, executors, administrators, successors and assigns of the respective Parties.

9. APPLICABLE LAW AND ATTORNEY’S FEES; VENUE
If any action at law or in equity is brought to enforce or interpret the provisions of this Contract, the rules, regulations, statutes and laws of the State of California will control.

The prevailing party shall be entitled to reasonable attorney's fees in addition to any other relief to which said party may be entitled. The exclusive venue for any legal action taken pursuant to this Contract shall be the State of California Superior Court for the County of Alameda or the United States District Court for the Northern District of California.

10. SEVERABILITY
The caption or headnote on articles or sections of this Contract are intended for convenience and reference purposes only and in no way define, limit or describe the scope or intent thereof, or of this Contract nor in any way affect this Contract. Should any article(s) or section(s), or any part thereof, later be deemed unenforceable by a court of competent jurisdiction, the remainder of this Contract shall remain in full force and effect to the extent possible.

11. BUSINESS TAX CERTIFICATE
Prior to commencement of the Services to be provided hereunder, Contractor shall apply to the City of Emeryville Finance Department for a business tax certificate, pay the applicable business tax and maintain said business tax certificate during the term of this Contract, as provided in Article 1 of Chapter 1 of Title 3 of the Emeryville Municipal Code.

12. NOTICES

12.1 Communications Relating to Daily Activities
All communications relating to the day-to-day activities of the work and invoices shall be exchanged between Miroo Desai for the City and Carla Violet for the Contractor:

CITY CONTRACTOR
Miroo Desai, Planning Manager
Phone No: 510-596-3785
E-Mail : [email protected]
Carla Violet, Associate Principal
Phone No: 510-251-8210 ext. 1005
E-Mail : [email protected]













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12.2 Official Notices
All other notices, writings or correspondence as required by this Contract shall be directed to the City and the Contractor, respectively, as follows:

CITY CONTRACTOR
Chadrick Smalley, CDD Director
1333 Park Avenue
Emeryville, California 94608
Phone No: 510-596-4355
E-Mail : [email protected]
with a copy to:

Miroo Desai, Planning Manager
1333 Park Avenue
Emeryville, California 94608
Phone No: 510-596-3785
E-Mail : [email protected]
Lynette Dias, Principal
388 17th Street, Suite 230
Oakland, CA 94612
Phone No: 510-206-4456
E-Mail : [email protected]

13. COUNTERPARTS
This Contract may be signed in counterparts, each of which shall constitute an original. It is expressly agreed that each Party to this Contract shall be bound by its own telecopied, scanned, electronic or digital signature and shall accept the telecopied, scanned, electronic or digital signature of the other Party to this Contract.

14. NO THIRD-PARTY BENEFICIARIES
Except to the extent expressly provided for herein, there are no intended third-party beneficiaries of any right or obligation assumed by the Parties.

15. NON-EXCLUSIVITY
City reserves right to employ other contractors in connection with the Services covered under this Contract.

16. ASSIGNMENT OR TRANSFER
Contractor shall not assign, hypothecate or transfer, either directly or by operation of law, this Contract or any interest herein without the prior written consent of the City.

Any attempt to do so shall be null and void, and any assignees, hypothecates or transferees shall acquire no right or interest by reason of such attempted assignment, hypothecation or transfer.













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17. WAIVER
The City’s failure to enforce any provision of this Contract or the waiver in a particular instance shall not be construed as a general waiver of any future breach or default.

18. OTHER REQUIREMENTS
Compliance with terms and conditions set forth in Exhibit C is required /
; not required for this Contract. Contractor shall also fully and adequately comply with the provisions included in Exhibit C (“Other Requirements”) when attached hereto and incorporated herein by reference (“Other Requirements”). With respect to any conflict between such Other Requirements and the terms of this Contract and/or the provisions of state law, Exhibit C shall control.

SIGNATURES ON FOLLOWING PAGE













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19. SIGNATURE PAGE TO PROFESSIONAL SERVICES CONTRACT
IN WITNESS WHEREOF the City and the Contractor have executed this Contract, which shall become effective as of the date first written above.

Approved As To Form:

City Attorney
Dated: CITY OF EMERYVILLE
LaTanya Bellow, City Manager
Dated: URBAN PLANNING PARTNERS, INC
(Signature)
Lynette Dias, Principal
Attach:

W-9 Form
Attach:

Business License Certificate
















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P ROPOSAL FOR S ERVICES

SUTTER HEALTH MEDICAL CENTER PROJECT

ENVIRONMENTAL IMPACT REPORT
Submitted to:

Miroo Desai, Planning Manager
City of Emeryville
1333 Park Avenue
Emeryville, CA 94608
May 28, 2025











 

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P ROPOSAL FOR S ERVICES

SUTTER HEALTH MEDICAL CENTER PROJECT

ENVIRONMENTAL IMPACT REPORT
Submitted to:

Miroo Desai, Planning Manager
City of Emeryville
1333 Park Avenue
Emeryville, CA 94608
May 28, 2025
Prepared by:

Urban Planning Partners, Inc.
388 17th Street, Suite 230
Oakland, CA 94612
510.251.8210











 

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T ABLE OF C ONTENTS

1. INTRODUCTION & PROJECT UNDERSTANDING ..................................................................... 1 Figure 1: Project Area Aerial Photo ........................................................................................... 2 Figure 2: Parcel Map ................................................................................................................. 2 Figure 3: Zoning Map .................................................................................................................3 Figure 4: Land Use Map .............................................................................................................3 Figure 5: Images from the Project Area .....................................................................................3 Figure 6: Draft Site Plan ........................................................................................................... 4

2. APPROACH & SCOPE OF WORK .............................................................................................. 7 Table 1 Work Program Summary .......................................................................................... 8 Figure 7 Study Intersection Location ..................................................................................... 13

3. TIMELINE ................................................................................................................................ 33 Table 2 Proposed Timeline ................................................................................................... 33

4. ESTIMATED FEE ..................................................................................................................... 35 Table 3 Preliminary Fee Estimate ......................................................................................... 37 










 

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S UTTER H EALTH M EDICAL C ENTER P ROJECT EIR
ii











 

 Docusign Envelope ID: DD0D15E4-186D-4555-8896-7859712E7227 1 1. I NTRODUCTION & P ROJECT U NDERSTANDING
Urban Planning Partners, Inc. (Urban Planning Partners) is pleased to submit this proposal to the City of Emeryville to provide Environmental Review Services for the Sutter Health Medical Center Project (project). We are excited to assist the City and Sutter Health in preparing a comprehensive CEQA document. This section describes our understanding of the project and introduces our team. Our recommended scope of work is detailed in Section 2. The project timeline, and estimated fee for preparing an EIR and associated documents are provided in Sections 3 and 4, respectively.

PROJECT UNDERSTANDING
Our understanding of the project, detailed below, is based on discussions with and information received from the City of Emeryville.

PROJECT LOCATION
The project site is located within the City of Emeryville and falls within the boundaries of the former 24.1- acre Chiron Preliminary Development Plan (PDP) area. It is generally bounded by Stanford Avenue to the north, Hollis Street to the east, the Amtrak railway tracks to the west, and existing buildings to the south.

The proposed project focuses on the Sutter Health portion of the PDP area, which includes six parcels totaling approximately 12 acres, as shown in Figure 2: Assessor Parcel Numbers (APNs). 1 The larger PDP area currently contains ten existing buildings, four of which are owned by Sutter Health.

Existing uses across the site include a pharmaceutical company (Grifols), a parking garage, office buildings, and a park.

Most of the PDP area is zoned PUD-3 with a small portion of the site categorized as Park/Open Space (PO) as shown in Figure 3. The General Plan’s Land Use Diagram considers most of the PDP area as Office/Technology with a small portion of the site as Park/Open Space (see Figure 4). Most of the site is also located within one-half mile of the Emeryville Amtrak Station.

The project site is in a mixed-use area that has a light industrial character with large blocks and building footprints. Selected views of the site are included in Figure 5. There are a mix of heights on and around the site area, ranging from one to ten stories tall. Surrounding land uses include offices, apartments, a dog park, commercial space, furniture stores, warehouses and light manufacturing, restaurants and bars, parking lots, and public utility. Though not directly adjacent, one block east of the site are residential neighborhoods composed of predominantly single-family homes. Across the train tracks to the west of the site is Bay Street, a primary retail center in Emeryville. 1 49-1558-5, 49-1558-6, 49-1558-4, 49-1558-2, 49-1544-2, 49-1544-1-4 










 

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2 FIGURE 1: PROJECT AREA AERIAL PHOTOSource: ESRI
FIGURE 2: PARCEL MAPSource: Alameda County Assessor’s Office 










 

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3 FIGURE 3: ZONING MAP
Source: City of Emeryville
FIGURE 4: LAND USE MAP
Source: City of Emeryville
Grifols Building Existing Building at 53rd and Hollis Street Parking Garage on Horton Street FIGURE 5: IMAGES FROM THE PROJECT AREA
Source: Google Maps

PROPOSED PROJECT CHARACTERISTICS
The proposed project includes the development and reuse of multiple sites, as illustrated in Figure 6:

1. New Hospital (Building 8):
o Construction of a new hospital on a vacant site, with up to 225 beds. o Proposed at approximately 500,000 building gross square feet (BGSF) and a height of 225 feet (excluding penthouses).

2. New Building (Building 1):
o Construction of a new building on a vacant site with two potential land use options:

1. Medical Office Building (MOB), proposed at 310,000 BGSF and 200 feet tall (excluding a mechanical penthouse), or











 

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4 2. Residential Apartments, proposed at 300,000 BGSF and 200 feet tall (excluding a mechanical penthouse).

3. Adaptive Reuse of Existing Buildings:
o Conversion of two vacant office/laboratory buildings located at 5555 Hollis Street (B2/3) and 5300 Chiron Way (B4), totaling approximately 588,000 square feet, to medical office and/or outpatient ambulatory uses.
o Conversion of the PDU building, totaling approximately 13,776 square feet, to medical office uses.

4. Parking:
o Use of the recently completed parking garage (approximately 2,000 spaces) located west of Horton Street, south of 53rd Street, as the primary parking facility for the project.

The total new development would add between 800,000 and 810,000 BGSF. A General Plan Amendment will be required to increase the height limit from the current 50/100 feet to 75/100+ feet to accommodate the proposed buildings. The project also proposes a helipad.

FIGURE 6:DRAFT SITE PLAN
The total daily population on the proposed Sutter campus is anticipated to be approximately 15,000 people with approximately 4,400 employees/ physicians, 6,500 patients and approximately 4,100 visitors.

Peak hour calculations will be clarified by a transportation consultant, but the anticipated morning peak 










 

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5 hour population is estimated at approximately 2,900 people and an afternoon peak hour population is estimated at approximately 3,200 people.

PROJECT TEAM SUMMARY
Urban Planning Partners is a land use policy and environmental planning firm located in Oakland. We are 100-percent woman-owned.

Urban Planning Partners has extensive experience
preparing CEQA documents for large reuse and mixed-use
developments on urban infill sites that involve a plethora of complexities. We also have significant experience
working with the City of Emeryville on many of their
development projects over the past 20+ years. In
managing the CEQA process for the Sutter Health Medical Center project, Urban Planning Partners will draw upon current and past experience addressing the full range of issues associated with urban infill development and medical facilities, including consistency with planning policy, land use compatibility, transportation, and noise.

As the lead consultant, Urban Planning Partners will manage the contract, be responsible for the accuracy and quality of all work products and analyses and represent the team at all public hearings. We have assembled the following well-qualified team to prepare the EIR:
x Urban Planning Partners, Inc.: project management; preparation of all documents and notices; project description; and CEQA analysis related to aesthetics, agriculture and forest resources, biological resources, land use, plans and policies, mineral resources, population and housing, public services, recreation, and utilities, and alternatives. x Baseline Environmental Consulting: air quality, greenhouse gas emissions, energy, hazards and hazardous materials, hydrology and water quality, geology and soils, and noise and vibration
x Fehr & Peers: transportation and traffic
x HELIX Environmental Planning: cultural resources, tribal cultural resources, and biological resources
x RWDI: wind
x PreVision Design: visual simulations and shade and shadow The Urban Planning Partners team will collaboratively manage this project with a core team to ensure we can be extremely responsive and meet varied project demands and the desired schedule. Lynette Dias, President, will be the principal-in-charge; Carla Violet, Associate Principal, will be the project manager.

Carla will be responsible for day-to-day project coordination with the city and our subconsultants.

Our team recognizes the significance of this project and its potential for public sensitivity and controversy. To ensure experienced leadership throughout, both Lynette Dias, Principal-in-Charge at Lynette Dias, Principal
388 17th Street, Suite 230
Oakland, CA 94612
T 510.251.8210
M 510.206.4456











 

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6 Urban Planning Partners, and Sam Tabibnia, Senior Associate at Fehr & Peers, will participate in all client and public meetings. Lynette and Sam each have over 25 years of experience managing high-profile and often controversial environmental review projects across the Bay Area.

Urban Planning Partners is committed to schedule and budget. We diligently manage our commitments with weekly, monthly, and quarterly projections. We consider each potential assignment carefully and only commit to projects we have the resources to complete. Given our relatively small size, we have an established history of successfully managing very large and challenging projects in controversial environments with ambitious schedules.











 

 Docusign Envelope ID: DD0D15E4-186D-4555-8896-7859712E7227 7 2. APPROACH &S COPE OF WORK
This section outlines Urban Planning Partners’ recommended approach and scope of work for preparing an EIR for the Sutter Health Medical Center project (project). Our recommended approach is based on review of the available project materials, discussions with City staff, and our knowledge of the planning processes and regulations in the City of Emeryville.

Based on our team’s understanding of the project and discussions with City staff, we believe an EIR will be required given the intensity of development proposed and anticipated significant impacts. The EIR will evaluate both the medical office and residential variants for Building 1 across all environmental topics.

Our scope of work has been developed in accordance with the CEQA Statutes and Guidelines and incorporates additional non-CEQA analysis requested by the City, specifically related to transportation and aesthetics.

SCOPE OF WORK
Our approach, as detailed in this section and outlined in Table 1, includes three sequential phases:

1. Project Initiation,

2. Draft EIR, and

3. Response to Comments Document/Final EIR
An ongoing project management and meetings component that will occur throughout the duration of the project is also included. This component includes general project management, staff and project meetings, and preparation of the administrative record.

A summary of our proposed work program is provided in Table 1. All the tasks necessary to complete an EIR and address the City’s standard non-CEQA analysis items are detailed in the scope of work.

PROJECT INITIATION
The following tasks include a kick-off meeting, site visit, base map preparation, data gathering and evaluation, and the project description.

TASK 1A. PROJECT INITIATION
The project initiation task for the project will provide an opportunity for the Urban Planning Partners team to collaborate with the city to refine our recommended scope of work and project schedule. 










 

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8 TABLE 1 WORK PROGRAM SUMMARY
PHASE 1. PROJECT INITIATION
TASK 1A. PROJECT INITIATION

1. Kick-Off Meeting/Site Visit

2. Data Gathering and Evaluation

3. Base Map Preparation

4. Project Description
TASK 1B. NOTICE OF PREPARATION

1. Administrative Draft NOP

2. Screencheck Draft NOP

3. Public Review NOP
TASK 1C. SCOPING MEETING
TASK 1D. REVIEW OF NOP COMMENTS/WORK PROGRAM REFINEMENT PHASE 2. ENVIRONMENTAL ANALYSIS
TASK 2A. EFFECTS FOUND TO BE LESS THAN SIGNIFICANT

1. Agriculture and Forest Resources

2. Mineral Resources

3. Wildfire
TASK 2B. PLANS AND POLICIES
TASK 2C. SETTING, IMPACTS, AND MITIGATION MEASURES

1. Land Use

2. Transportation

3. Air Quality

4. Greenhouse Gas Emissions

5. Energy

6. Cultural Resources and Tribal Cultural Resources

7. Geology and Soils

8. Hazards and Hazardous Materials

9. Hydrology and Water Quality

10. Noise and Vibration

11. Population and Housing

12. Public Services, Recreation, and Utilities

13. Biological Resources

14. Aesthetic Resources (Wind & Shade/Shadow)
TASK 2D. CEQA REQUIRED ASSESSMENT CONCLUSIONS
TASK 2E. ALTERNATIVES ANALYSIS
TASK 2F. PREPARATION OF DRAFT EIR

1. Administrative Draft EIR

2. Screencheck Draft EIR

3. Public Review Draft EIR
TASK 2G. MITIGATION MONITORING AND REPORTING PROGRAM AND FINDINGS TASK 2H.DRAFT EIRHEARINGS
PHASE 3. RESPONSE TO COMMENTS DOCUMENT/FINAL EIR
TASK 3A. RESPONSE TO COMMENTS DOCUMENT/FINAL EIR

1. Administrative Draft RTC Document

2. Screencheck Draft RTC Document

3. Final RTC Document
TASK 3B. EIR CERTIFICATION HEARINGS

PROJECT MANAGEMENT AND MEETINGS

STAFF AND PROJECT TEAM MEETINGS

ADMINISTRATIVE RECORD

GENERAL PROJECT MANAGEMENT











 

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9 1. Kick-Off Meeting/Site Visit
Urban Planning Partners will meet with City staff to discuss expectations regarding the tasks to be undertaken as part of the environmental documentation effort. We will prepare and circulate an agenda for this meeting. Topics for discussion at this meeting will include:
„ Team composition and respective roles of consultants and City staff. „ The City’s desired approach to involving various City departments during preparation of the EIR and review of the administrative and screencheck drafts (or portions thereof). „ When and how frequently we should hold standing meetings. „ Current project plans and defining the project for CEQA. „ Review and confirmation of what topics can be focused out and addressed as part of an “Effects Found Not to be Significant” section included in the Draft EIR. „ Determining what should be incorporated in the cumulative scenario. „ Potential project alternatives.
„ Project schedule.

As one of the initial steps, Urban Planning Partners will undertake a site visit to observe the project site.

Urban Planning Partners staff will identify existing conditions, study area features, and confirm information provided in previous studies. We encourage attendance by City staff and Sutter Health at our initial site visit to promote cooperation in discussing observations. This site visit could be combined with the kick-off meeting or held separately.

2. Data Gathering and Evaluation
Existing data and analyses applicable to the proposed project will be collected and evaluated to gain an understanding of the available information that will be used as part of the environmental review. Urban Planning Partners will review relevant planning policy and CEQA documentation previously prepared for projects within the area and surrounding neighborhoods. Urban Planning Partners will also contact responsible or potentially affected agencies to identify issues for the proposed project.

3. Base Map Preparation
A base map of the project site and vicinity will be prepared by Urban Planning Partners using the best available map information from the city. The base map will be used to illustrate street/highway and lot layouts in the project site vicinity, the project site’s relationship to surrounding areas, topography, surrounding land uses, and General Plan and zoning designations. The base map will be available for consultant and staff use during meetings and presentations. 










 

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10 4. Project Description
Urban Planning Partners will prepare a project description based on materials provided by Sutter Health.

The project description will include a discussion of key characteristics of the project site and vicinity, project objectives, details of the project, the approval process, and the anticipated development schedule. It will also include descriptions of the two proposed variants for Building 1: one for medical office use and one for residential apartments.

A draft of the project description will be submitted to Sutter Health and the City for review and acceptance prior to the Urban Planning Partners team conducting any quantitative impact analyses. Up to two drafts will be prepared in response to comments received.

TASK 1B. NOTICE OF PREPARATION
Urban Planning Partners will prepare a Notice of Preparation (NOP) that will include a brief project description and a determination that an EIR is the appropriate CEQA documentation for the project. The NOP will also briefly describe what topics are anticipated to be analyzed in the EIR and which topics will just briefly be discussed under effects found not to be significant. Up to two drafts will be prepared in response to City comments. An electronic file of the NOP will be provided to the city for posting on the City’s website and for distribution. Urban Planning Partners will submit the NOP to the State Clearinghouse.

TASK 1C. SCOPING MEETING
Urban Planning Partners will prepare for, attend, and present at one public scoping session before the Planning Commission. After the meeting, Urban Planning Partners will summarize and review all public comments and identify any changes required in the work program (see Task 1D). We will ensure that each substantive comment received, including written and verbal, related to the scope of the EIR is addressed in the EIR.

TASK 1D. REVIEW OF NOP COMMENTS/WORK PROGRAM REFINEMENT It may be necessary to refine the scope of work in accordance with information compiled in the above subtasks and based on the preliminary findings. Following completion of the public comment period and receipt and review of all of the comments on the NOP (see Task 1B), Urban Planning Partners will work with planning staff to refine the scope of work, if necessary, to address any new environmental issues identified in the NOP comments. Urban Planning Partners will present the revised scope of work and budget for review and approval to the City and will provide the revised budget to Sutter Health.

DRAFT EIR
As part of this phase, the Urban Planning Partners team will prepare the Draft EIR and conduct an analysis for each environmental topic relevant to the project in accordance with the City’s thresholds. 










 

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11 The following topics will be analyzed as potentially significant impacts: land use, transportation, air quality, greenhouse gas (GHG) emissions, energy, cultural resources and tribal cultural resources, geology and soils, hazards and hazardous materials, hydrology and water quality, noise and vibration, public services and utilities, biological resources, and aesthetic (wind and shade/shadow) resources. All other topics are anticipated to be addressed as effects found to be less than significant (see Task 2A below). An alternatives analysis will also be completed as part of the Draft EIR.

TASK 2A. EFFECTS FOUND TO BE LESS THAN SIGNIFICANT
Urban Planning Partners anticipates that the project’s impact relative to the following topics will be less than significant:
x agriculture and forest resources
x mineral resources
x wildfire
We will provide a brief discussion of each of these topics and document why the project’s impact will not be significant. We anticipate that the level of analysis and discussion for these topics will be similar to what is typically included in an Initial Study.

TASK 2B. PLANS AND POLICIES
Urban Planning Partners will complete an evaluation of the Sutter Health Medical Center project’s consistency with relevant City planning and environmental policies from the following documents:
„ Active Transportation Plan
„ Climate Action Plan
„ Complete Streets Policy
„ Housing Element 2023-2031
„ Parks and Recreation Strategic Plan
„ Sustainable Transportation Plan
„ Local Road Safety Plan (expected adoption in June 2025) The analysis will focus on policies that address potential physical environmental impacts.

TASK 2C. SETTING, IMPACTS, AND MITIGATION MEASURES
The work conducted as part of this task will be incorporated into the administrative Draft EIR and will constitute the major portion of the Draft EIR. Each environmental topic section will include: 1) a description of the existing setting relevant to the proposed project including regulatory setting; 2) significance criteria; 3) impacts evaluation; and 4) mitigation measures necessary to reduce potentially significant impacts. This scope does not include the preparation of separate technical reports; all information and findings will be detailed in the EIR and as appropriate technical data in appendices to the EIR.











 

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12 1. Land Use
In the section, Urban Planning Partners will provide land use context for the proposed project. Urban Planning Partners will provide a description of the surrounding land uses. While significant land use impacts are not anticipated, the section will offer a more detailed planning framework and demonstrate the project’s consistency with applicable local policies under both project variants.

2. Transportation
Fehr & Peers will prepare the transportation analysis for the EIR and the non-CEQA analysis. The work they will complete includes:

Task 1 – Project Trip Generation, Trip Distribution, and Study Assumptions Fehr & Peers will estimate the daily and weekday AM, weekday PM, and Saturday peak hour net new automobile trip generation for both project variants based on the data and methodology in the latest version of the Institute of Transportation Engineers’ (ITE) Trip Generation Manual, supplemented by available trip data specific to Sutter Medical Centers.

Since ITE data is generally based on data collected at suburban sites where almost all trips are by automobile, we will adjust the ITE-based trip generation to account for the project location in Emeryville, where some trips are expected to be by transit, walking, or bicycling. Trips from existing uses that would be eliminated will also factor into the net trip generation assessment based on the ITE data. We will also develop trip estimates for walking, bicycling, and transit trips generated by the project.

We will develop vehicle trip distribution for the project based on the relative location of complementary land uses, the estimated catchment area for project employees and patient/visitors, the relative locations of freeway on- and off-ramps, and the existing traffic patterns and traffic congestion in the Project vicinity. To the extent feasible, we will use other sources such as Alameda County Transportation Commission (CTC) Travel Demand Model, and big data sources, such as Replica or StreetLight, to identify the likely origin and destination and routing of project employees and patients/visitors.

Based on conversations with the City of Emeryville, we identified a preliminary set of 79 study intersections (shown on Figure 7) where the Project may appreciably add vehicle traffic and/or represent intersections where the addition of project traffic to the roadway network may appreciably affect the operations of planned multimodal investments. We will refine this list of study intersections based on the estimated vehicle trip generation and distribution. For budgeting purposes, this scope of work assumes 79 study intersections.

Fehr & Peers will summarize the results of Task 1 in a memorandum and submit it to the City of Emeryville to review and approve. If necessary, the memorandum will also provide modifications to this scope of work. The assumptions memorandum will also outline the methods we propose to evaluate the Project’s effect on the transit, bicycle, and pedestrian systems, as well as outline the vehicle mile traveled (VMT) assessment. We will respond to two rounds of comments before the memorandum is finalized. 










 

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13 FIGURE 7 STUDY INTERSECTION LOCATION











 

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14 Task 2 – Data Collection, Project Trip Assignment and Intersection Volume Forecasts Based on the study locations identified in Task 1, Fehr & Peers will obtain weekday morning (7:00 AM to 10:00 AM) and evening (3:30 PM to 6:30 PM) peak period intersection turning movement counts, including separate counts of vehicles, pedestrians, bicycles, and trucks. Fehr & Peers will also obtain existing and planned signal timings for the signalized intersections, planned changes to roadway geometries, and proposed near-term land use development projects. This scope of work assumes that we will collect new counts at all study intersections on a day with good weather conditions and local schools in session. During the traffic count data collection, Fehr & Peers will observe traffic conditions and queues at and between the study intersections to inform calibration of the traffic operations microsimulation model in Task 3, as well as verify lane geometries and signal timings.

Using the collected counts, Fehr & Peers will develop AM and PM peak hour intersection turning movement volumes under the following scenarios:
„ Existing Conditions – Existing conditions based on the study intersection traffic counts. „ Near-Term Conditions – Existing Conditions plus traffic generated by other pending land use projects expected to be developed in the next 5 to 10 years and updated traffic patterns and roadway geometries due to planned changes to the transportation network, including the Emeryville Loop Project, the 40th Street Multimodal Project, and the San Pablo Avenue Corridor Project. We will confirm the final list of land use projects and transportation network changes with City staff. „ Near-Term Plus Project Conditions, Variant 1 – Near-Term Conditions plus the traffic generated by the Project under Variant 1.
„ Near-Term Plus Project Conditions, Variant 2 – Near-Term Conditions plus the traffic generated by the Project under Variant 2.

Since most freeways and major arterials in the Project vicinity operate at- or over-capacity during peak periods, they constrain the traffic volumes that could enter the study area during the peak hours. As a result, not all the traffic wishing to enter the study area during the peak hours could enter the study area.

The traffic volumes developed for the three future conditions scenarios will account for these upstream bottlenecks. We will document these upstream bottleneck locations and present both the constrained and unconstrained traffic volumes at the study intersections. The traffic analysis described in Task 3 will be completed for the constrained volumes only.

Task 3 – VISSIM Operations Analysis
The primary travel routes between the project site and I-80/I-580 experience congestion, including queue spillback from the freeway ramps, with closely spaced intersections, which typical isolated intersection analysis methodologies do not fully capture. Additionally, multiple projects currently under development in the City of Emeryville would reallocate space away from automobiles towards bicycles, pedestrians, and transit. These projects were developed under different land use assumptions and did not account for the project. To reflect the complexity of the network and ensure that the project’s effects on these planned multimodal projects are identified, Fehr & Peers will develop a VISSIM 2025 microsimulation model to analyze roadway operations for the scenarios listed under Task 2. 










 

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15 Task 3A – VISSIM Model Building and Calibration
Fehr & Peers will develop a VISSIM 2025 microsimulation model that includes the study intersections shown on Figure 7 during the AM and PM peak hours under the scenarios described in Task 2. We will calibrate the model to reflect existing conditions based on the collected traffic data, existing signal timings, and observed traffic conditions and queues.

For the future scenarios, we will use the planned signal timings developed for the 40th Street, San Pablo Avenue, Emeryville Loop, and Emeryville Quiet Zone projects as an input and optimize them to account for expected traffic volumes with the project. We will also review and incorporate transit and roadway changes from the surrounding projects, including the I-80/Powell Street Interchange Transit Access Improvements.

Task 3B – VISSIM Model Execution
Fehr & Peers will run the VISSIM model 20 times for each peak hour under each study scenario. We will select the 10 most representative and clustered model runs for each scenario to report operations. Model outputs for each scenario will include intersection level of service (LOS) and average delay, percent demand volume served, and average and 95th vehicle queues at each study intersection.

Task 3C – Travel Time Analysis
Fehr & Peers will use the VISSIM microsimulation networks to assess the project effects on transit travel times for up to 12 transit routes in the project vicinity.

We will also evaluate project effects on the emergency response travel times for the Alameda County Fire Department Stations #34 and #35 to locations south of the project. The project effects on emergency response travel time will be evaluated qualitatively based on the VISSIM analysis outputs, including signal-related delay, and planned roadway changes in the project definition, as defined in Task 3A. This scope assumes travel times analysis for up to 10 emergency response routes.

Task 3D – Signal Warrant Analysis
Fehr & Peers will conduct a signal warrant analysis for the 33 unsignalized study intersections in the study area, using the California MUTCD peak hour vehicular volume warrant (Warrant 3) for urban conditions to determine if the traffic added by the project would result in the need for signalizing these intersections.

The signal warrants analysis will be conducted for the AM and PM peak hours under the study scenarios for both project variants.

Task 4 – Vehicle Miles of Travel (VMT) Analysis
Consistent with SB 743 requirements, Fehr & Peers will conduct a VMT analysis for both project variants to determine how the expected VMT generated per employee (for the hospital and MOB uses) and per capita (for the residential uses) compares to regional and citywide averages. We will first conduct a VMT 










 

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16 assessment based on the screening criteria established in the Office of Planning and Research’s (OPR) guidance to determine if the project can be presumed to have a less-than-significant impact on VMT.

We will also conduct a detailed VMT assessment that estimates project daily VMT per employee under Variant 1 and project daily VMT per employee and daily VMT per resident under Variant 2 using the Alameda CTC Travel Demand Model. Although local agencies have discretion to establish VMT-related significance criteria, OPR guidance specifies that a project with VMT per employee or VMT per capita 15 percent less than regional values would be considered less-than-significant. We will also estimate the total VMT generated by the project for both project variants.

Task 5 – Congestion Management Program Analysis
The Congestion Management Program (CMP) requires the use of the Alameda CTC Countywide Travel Demand Model to assess the impacts on regional roadways near the project site should the project generate more than 100 PM peak hour trips. Since it is expected that the project would generate more than 100 peak hour trips, this scope assumes the evaluation of up to 60 CMP roadway and freeway segments under 2020 and 2040 conditions for both project variants. It is expected that the Alameda CTC will identify the CMP network roadways in their comment letter on the project NOP.

In addition, we will assess the project’s effects on the regional transit, bicycle, and pedestrian system per the CMP Land Use analysis program. The findings of this analysis related to the automobile system will also be correlated with the findings from the VMT assessment.

Task 6 – Parking Demand and Supply Analysis
Fehr & Peers will estimate the project peak parking demand on a typical weekday for both project variants and compare them to the available parking supply. Similar to the trip generation process, we will primarily rely on the data in ITE Parking Generation Manual (6th Edition), supplemented by available data specific to Sutter Medical Centers. If necessary, we will also account for the higher level of walking, bicycling, and transit trips in the project area compared to national data.

Task 7 – Site and Circulation Analysis
Fehr & Peers will review the project site plan and the existing street network within one block of the project site to evaluate, including identifying how needs might be different between the two project variants, and develop recommendations related to safety, access, and circulation for all travel modes for the following:
„ Site access for automobiles, bicyclists, and pedestrians, including access to the nearest bus and shuttle stops, and the Amtrak station
„ Sight distance for pedestrians and automobiles at the project driveways „ Emergency vehicle access, including integration with ITS/signals citywide „ Vehicular safety, access, and circulation











 

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17 „ Pedestrian safety, access, circulation, and infrastructure gaps, including assessment of pedestrian facilities, such as crosswalk treatments, signal equipment, sidewalk widths, and ADA considerations throughout the Project site and to the nearest transit stops and first/last-mile transit hubs „ Bicycle safety, access, circulation, and infrastructure gaps, including the streets connecting the Project site to the nearest bicycle facilities and connections to first/last-mile transit hubs „ Assessment of potential extension of the Horton Street and 53rd Street bicycle facilities in the project area, including analysis of fit, function, and routing
„ Location, type, and amount of bicycle parking
„ Site access and circulation for trucks and deliveries, including maneuverability to/from loading docks „ Need for and location of passenger, accessible (ADA) passenger, and commercial loading zones „ Adequacy of bus stop infrastructure serving the site transit users „ Assessment of first/last-mile connections to the Emeryville Transit Center (Amtrak), San Pablo Transit Hub, and MacArthur and West Oakland BART stations, including Emery Go-Round routings, shuttle routings, and pick-up locations
„ Qualitative assessment of access and circulation for various travel modes and parking demand during the construction phases of the project
To the extent feasible, the site plan analysis will be consistent with the Safe System Approach analysis established in the City of Emeryville’s Local Road Safety Plan (expected adoption in June 2025).

Task 8 – Collision History Analysis
Fehr & Peers will review five years of collision history (vehicle, pedestrian, and bicycle) at up to 20 study intersections, and 10 road segments serving the Project site. We will review the collision data for all modes and identify if there are any crash patterns by collision type, severity, primary collision factor, and movement. We will also develop predicted crash frequencies for each study location based on Part C of the Highway Safety Manual. These predicted crash frequencies will be compared against the observed crash frequencies to identify if any of the study locations experience a higher than predicted number of collisions.

Based on the Project’s trip assignment, we will determine if the Project’s added traffic would contribute to a study location with a higher than predicted number of collisions, and if so, we will identify potential treatments. There may be multiple potential treatment options. We will document the Crash Modification Factor (CMF) for each treatment option (along with the CMF’s standard error and quality rating). The analysis will focus on 4- and 5-star quality CMFs with 3-star quality applied under limited circumstances. CMF sources will include Part D of the Highway Safety Manual and the CMF Clearinghouse. We will provide a list of treatments at locations to address the higher than predicted number of collisions for the city to consider. If a treatment would affect intersection operations, we will evaluate the potential impact using the Synchro software or the Vissim network developed in Task 3. 










 

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18 Task 9 – Plan Consistency Analysis
Fehr & Peers will review the City of Emeryville’s adopted Plans and Policies pertaining to transportation, including the City’s Local Road Safety Plan and 2023 Active Transportation Plan, and assess the Project’s consistency with them. The documents that we will review will be identified at the Project kick-off meeting.

Task 10 – Alternatives Assessment
Fehr & Peers will estimate the trip generation for up to three project alternatives. We will use the trip generation results to qualitatively compare the impacts of the alternatives with the project.

Task 11 – Transportation Demand Management Plan
Fehr & Peers will prepare a TDM Plan for the Project containing strategies to help reduce single occupancy vehicle trips, on-site parking demand, and VMT for the Project. Strategies may consist of onetime infrastructure improvements such as bicycle parking and improved pedestrian connections, and ongoing operational strategies such as a shuttle service (including requirements related to routing, stop location, and signage, as well as the potential expansion of Emery Go-Round and/or Sutter shuttles) and transit subsidies. The TDM measures will primarily target daytime employees at the site who are most likely to benefit from such programs because they commute to and from the site during the peak travel periods when most non-automobile options are available. However, many of the measures would also benefit employees during other shifts as well as patients and visitors to the site.

We will develop a list of programs, measures, and incentives that account for the Project size, specific uses, parking supply, and location. The TDM Plan will also include the measures that Sutter implements at their sites. For each measure, we will identify the affected population, the party responsible and timing for implementation, and order-of-magnitude cost estimate. To the extent feasible, we will estimate the effectiveness of each proposed measure in reducing the Project trip generation, parking demand, and VMT based on available sources, such as the Alameda CTC VMT Reduction Calculator Tool, and/or the Handbook for Analyzing Greenhouse Gas Emission Reductions, Assessing Climate Vulnerabilities, and Advancing Health and Equity (California Air Pollution Control Officers Association [CAPCOA], December 2021).

Based on the combined effectiveness of the proposed measures, the TDM Plan will establish a reasonable vehicle reduction goal that can be achieved. The TDM Plan will also address the responsibility for mitigations, timing, monitoring, evaluation (including who conducts/pays for the review), and enforcement of the TDM program.

Optional Task 12 – Saturday Analysis
As an optional task, Fehr & Peers will conduct the operational analysis described in Task 3 for the Saturday peak hour under each of the four scenarios described in Task 2. This task also includes collection of multimodal traffic counts at all study intersections during the Saturday peak period (1:00 PM to 3:00 PM) and development of intersection volume forecasts for the Saturday peak hour at all study 










 

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19 intersections under each of the four scenarios. It is expected the City will determine whether optional Task 14 should be conducted following submittal of the Task 1 draft study assumptions memorandum.

3. Air Quality
Baseline will prepare an EIR section to evaluate potential impact related to air quality. Based on preliminary review of the project, the primary air quality concerns will likely be related to the net increase in emissions of criteria air pollutants and the exposure of nearby receptors (e.g., residences) to toxic air contaminants (TACs) during project construction and operation. The project would emit diesel particulate matter (DPM), a type of TAC, from the use of diesel-powered equipment during construction.

It is also assumed that the project will emit DPM from maintenance and testing of emergency diesel generators during operation.

Potential air quality impacts for both project variants will be assessed in accordance with the Bay Area Air Quality Management District’s (BAAQMD) CEQA Air Quality Guidelines. The net emissions of criteria air pollutants during project construction and operation will be estimated using the most current version of the California Emissions Estimator Model (CalEEMod) and/or spreadsheets using similar methodologies.

Health risks associated with DPM emissions during project construction and operation will be assessed based on the results of air dispersion modeling. Baseline will also prepare a cumulative health risk assessment to include existing and foreseeable future sources of TACs, such as major roadways, railroads, and stationary sources located near the project site. The health risks from the cumulative sources of TACs in the project vicinity will be evaluated using the BAAQMD’s online air quality analysis tools.

Baseline assumes that the project applicant will provide information on the proposed construction activities (schedule, soil import/export, and equipment activity) and operations (stationary sources and helicopter trips). Baseline assumes that the project traffic analyst will provide information on the existing and proposed traffic conditions (trip generation, vehicle miles traveled, fleet mix). Existing regulations that would be applicable to the project will be discussed and incorporated into the analysis. The project’s estimated net emissions of criteria air pollutants and health risk impacts will be compared with the BAAQMD’s recommended thresholds of significance. Baseline will prepare mitigation measures, as needed, to reduce any potentially significant impacts to less-than-significant levels, if feasible.

4. Greenhouse Gas Emissions
Baseline will prepare an EIR section to evaluate potential impacts related to greenhouse gas (GHG) emissions. The analysis will include an overview of the environmental setting and regulatory framework.

Potential GHG emissions impacts will be assessed for both project variants in accordance with the BAAQMD CEQA Air Quality Guidelines. For informational purposes, the net emissions of GHG emissions during project construction and operation will be estimated using the most current version of CalEEMod and/or spreadsheets using similar methodologies. The project design elements for achieving California’s long-term climate goal of carbon neutrality by 2045 will be compared to the BAAQMD’s thresholds of significance for typical land use projects. Because the hospital building (building 8) is not a typical land use, Baseline will coordinate with the BAAQMD to determine an alternative approach to analysis, if necessary. Baseline will also analyze the project’s consistency with applicable local and state GHG 










 

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20 reduction plans, such as the California Air Resources Board’s 2022 Scoping Plan and the City of Emeryville’s Climate Action Plan. Baseline will prepare mitigation measures, as needed, to reduce any potentially significant impacts to less-than-significant levels, if feasible.

5. Energy
Baseline will prepare an EIR section to evaluate potential impacts related to energy resources. The analysis will include an overview of the environmental setting and regulatory framework. Baseline will evaluate the project’s impacts for both variants on energy resources by identifying the project’s proposed energy-saving features, projected energy consumption, consistency with applicable energy efficiency policies and standards, and the potential need for new energy supplies or facilities to serve the project.

Energy use during construction and operation will be calculated using information from CalEEMod and the project transportation analysis. Baseline will prepare mitigation measures, as needed, to reduce any potentially significant impacts to less-than-significant levels, if feasible.

6. Cultural Resources and Tribal Cultural Resources
HELIX will prepare an EIR section to evaluate potential impacts related to cultural resources and tribal cultural resources. To inform this section, HELIX will prepare a Cultural Resources Assessment as described below. It will also be based on outreach and engagement with the tribal community under the auspices of Assembly Bill (AB) 52 compliance. As such, HELIX will require the results of the City’s AB 52 consultation outreach to tribes, as well as documentation of that process. At the City’s direction, HELIX can assist with the facilitation of the AB 52 process by drafting outreach letters for the City’s review, as well as attend any AB 52 consultation meetings that occur. These services are included in the estimated fee as an optional task.

Records Search, Background Research, and Native American Outreach: HELIX will conduct an archaeological and historical records review and literature search through the Northwest Information Center (NWIC) of the California Historical Resources Information System, Sonoma State University, Rohnert Park. The records search area will include the Study Area, which consists of buildings, parking lots, roadways, and developed greenspaces (totaling approximately 28 acres), and a 0.25-mile radius.

The purpose of the records search is to: (1) identify cultural resources previously documented within and immediately adjacent to the Study Area; (2) to determine if the Study Area has been previously surveyed, when those surveys took place, and how the surveys were conducted; and (3) to ascertain the potential for cultural resources to be found within the Study Area and a 0.25-mile radius. This proposal assumes that the records search fee will not exceed $700.

As part of the background research, HELIX will contact the Native American Heritage Commission (NAHC) to conduct a search of their Sacred Lands File (SLF) for the presence of Native American sacred sites or human remains in the vicinity of the Study Area. Once the results of the SLF search are received HELIX will send outreach emails to at least one point of Native American contact for each tribe identified by the NAHC as potential sources of information related to tribal and cultural resources in the vicinity of the Study Area.











 

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21 The project site is a heavily developed urban area that is unlikely to contain exposed native soils visible at the ground surface; therefore, no archaeological survey is proposed as part of this scope of work. Instead, the results of HELIX’s records search, background research, and Native American outreach will be used to make recommendations regarding the archaeological sensitivity of the Study Area. It is assumed that no archaeological cultural resources will be identified during HELIX’s records search, background research, and Native American Outreach that will require formal recordation in the field nor formal evaluation against the eligibility criteria of the National Register of Historic Places (NRHP) or the California Register of Historical Resources (CRHR). If cultural resources are identified during the course of HELIX’s cultural study, efforts required for the formal recordation and or evaluation of these cultural resources would need to be furnished through a contract augment.

Built Environment Baseline Conditions Analysis: A HELIX Senior Architectural Historian will identify the baseline conditions for the built environment of the project site and a one-block buffer radius. This analysis will include information from the records search and a search of local inventories, the visual presentation of the individual properties and streetscapes that define the project site and its relationship to its surroundings as observed during a site visit, and focused archival research. Based on this analysis, HELIX will identify any built-environment resources that would require evaluation to determine if they may qualify as historical resources as defined at Public Resources Code Section 21084.1; this evaluation would need to be completed to fill any gaps in the baseline conditions for cultural resources, as well as to inform the environmental review. If built environment resources are identified during the course of HELIX’s cultural study which require formal recordation and evaluation, these resources will be photographed, briefly recorded via narrative notes, and documented via GPS.

7. Geology and Soils
Baseline will prepare an EIR section to evaluate the project’s potential impacts related to geology and soils. The project site is not located in an Alquist-Priolo (AP) Fault Zone; however, the project site is located in a seismically active area. A significant earthquake on one of the regional faults near the project site will likely produce very strong ground shaking during the life of the project. The project site is not located in a liquefaction or landslide hazard area mapped by the California Geologic Survey.

Based on geotechnical evaluations of the project site (if available) and other available reports and maps, Baseline will prepare a summary of the existing environmental setting and evaluate potential impacts associated with the project. Baseline will also describe the regulatory framework related to geology.

Baseline will evaluate the project’s proposed approach to regulatory compliance. Baseline will develop mitigation measures, as necessary, to reduce any potentially significant impacts to a less-than-significant level, if feasible.

8. Hazards and Hazardous Materials
Baseline will prepare an EIR section evaluating potential hazards and hazardous materials impacts for both project variants. The analysis will include an overview of the environmental setting and regulatory framework. Based on a preliminary review of information available on the State Water Resources Control Board’s GeoTracker database, multiple hazardous materials releases have been reported on and adjacent to the project site. Contaminants of concern in soil and groundwater include polychlorinated biphenyls 










 

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22 (PCBs), metals, volatile organic compounds (including trichloroethylene), and petroleum hydrocarbons.

Deed restrictions have been recorded at the project site due to residual contamination. The deed restrictions prohibit future development for hospitals and residential land uses and require, among other things, that contaminated soils be managed in accordance with a Risk Management Plan.

Baseline will review previous environmental investigations, remediation, and land use restrictions documented on the GeoTracker database to evaluate subsurface contamination that could potentially be disturbed during project construction and operation. Baseline will also describe other public health and safety issues related to hazardous materials, emergency response, aviation, and wildfire hazards at the project site. Baseline will develop mitigation measures, as necessary, to reduce any potentially significant impacts to a less-than-significant level, if feasible.

Baseline assumes that the project applicant will provide project-specific details regarding the characterization of soils for reuse and/or disposal, plans for additional investigation and/or remediation to support the project (if any), plans for updating the Risk Management Plan (if any), and plans for updating or removing the existing deed restrictions to allow for the development of hospitals and residences on the project site. This scope of work does not include coordination with regulatory agencies regarding the oversight of investigation, cleanup, and long-term management activities related to residual contamination on the project site.

9. Hydrology and Water Quality
Baseline will prepare an EIR section evaluating potential hydrology and water quality impacts for both project variants. Baseline will prepare a summary of the setting related to hydrology and water quality based on project plans and published materials/maps. Baseline will evaluate potential impacts to surface and groundwater quality, flooding, alterations to surface flows/runoff, erosion and sedimentation, stormwater treatment, and drainage into existing off-site stormwater drainage systems. Existing regulations for hydrology and water quality that would be applicable to the project will be discussed, including National Pollutant Discharge Elimination System (NPDES) permit requirements for construction and post-construction. Baseline will evaluate the project’s proposed approach to regulatory compliance. Baseline will develop mitigation measures, as necessary, to reduce any potentially significant impacts to a less-than-significant level, if feasible.

10. Noise and Vibration
Baseline will prepare an EIR section evaluating potential noise and vibration impacts for both project variants. The analysis will include an overview of the environmental setting and regulatory framework.

The primary sources of existing ambient noise levels in the project vicinity are from nearby roadways.

The existing noise levels in the project area will be discussed based on the noise contour maps from the City’s General Plan and traffic data provided by the project’s transportation analyst.

Potential noise and vibration levels during project construction and operation will be evaluated to determine compliance with the noise standards established in the City’s General Plan and Municipal Code. Baseline assumes that the project applicant will provide information on the proposed construction activities (schedule, soil import/export, and equipment activity) and operations (mechanical equipment 










 

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23 and helicopter trips) that could generate noise and vibration. Baseline will prepare mitigation measures, as needed, to reduce any potentially significant impacts to less-than-significant levels.

11. Population and Housing
Within the population and housing section, Urban Planning Partners will document the area’s existing population and housing characteristics for both the City of Emeryville and the San Francisco Bay Area region based upon available demographic and survey data, including information contained within the City’s Housing Element. Potential population and housing impacts for both project variants will be evaluated in relation to existing city-wide population and housing demographics.

12. Public Services, Recreation, and Utilities
Urban Planning Partners will describe the existing utility infrastructure and public services that serve the city and project site based on information available from the utility providers. The following utilities and services will be evaluated: schools, police, fire, parks and recreation facilities, waste disposal, wastewater, stormwater and water supply, telecommunications, and electricity and gas.

Urban Planning Partners will work with City staff and representatives of each facility and service provider to confirm that the approach previously used for analyzing each of these services is appropriate. The following subtasks will be completed in order to confirm an understanding of existing service levels and to determine the ability of each service provider to serve the proposed project. The project will also require a Water Supply Assessment.
„ Collect and review available data. Urban Planning Partners will contact each City Department Head or service provider to summarize conditions on the project site. „ Provide brief project description to facility and/or service providers. Urban Planning Partners will develop a condensed project description, which can then be shared with utility and/or service providers such that they can perform an internal analysis in order to confirm their ability to meet increased demands for services and facilities.
„ Obtain input from utility and service providers. Urban Planning Partners will solicit and obtain information about existing utilities and services from the local providers. Facility and service providers will be asked to respond to the information provided to them. „ Describe existing public facilities and services. Based on information provided by each service provider, Urban Planning Partners will describe the existing facilities and services in the project site vicinity. This review may consider issues such as infrastructure capacity and condition, generation and service radius.

Development that may occur from implementation of the project will result in an increase in the existing demand for public services and utilities. Urban Planning Partners will update the impact evaluation on each of the facility and service providers. The assessment will examine the demand for services generated by population and employment growth at the site. Urban Planning Partners will assess the effects of project implementation (under both project variants) on the needs for expansion of existing services and/or utilities and any physical impacts that may result from such expansions. 










 

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24 The need for coordination among facility and service providers and the project applicant for on- or offsite improvements will be addressed to ensure that any potentially significant impacts are mitigated to less-than-significant levels. Urban Planning Partners will describe potential impacts associated with utilities and services and project mitigation measures will be recommended.

13. Biological Resources
The project site is located in a mostly urban area on an already developed site. For this reason, most impacts related to Biological Resources are expected to be less than significant, which Urban Planning Partners will explain. However, due to the project’s height, form, and proximity to the San Francisco Bay, impacts related to bird strikes could potentially result in significant impacts. To address this, HELIX Environmental Planning will provide a bird study that will describe the factors contributing to bird collisions and will describe the design features that must be included in a Bird Collision Reduction Plan to mitigate the potential for avian mortality resulting from bird collisions.

14. Aesthetic Resources (Wind and Shade and Shadow)
Under CEQA Guidelines Section 21099(d), “Aesthetic and parking impacts of a residential, mixed-use residential, or employment center project on an infill site located within a transit priority area shall not be considered significant impacts on the environment.”2 The project site does meet the criteria and as a result Aesthetic impacts will not be considered significant. However, the city has requested that visual simulations be prepared to provide an informational assessment of the project. Additionally given the height of the project, an analysis of potential wind and shade and shadow impacts will be prepared.

Urban Planning Partners will draft the aesthetics, wind, and shadow section of the EIR based on the technical analysis that will be completed by Prevision Design and RWDI as outlined below.

Visual Simulations
Viewpoint Scoping
Prevision Design will work with the city and/or the project sponsor to select potentially appropriate viewpoints for visual simulations using web-based Google Earth services. 12-15 potential viewpoints will be initially prepared and presented for review and selection of up to 10 viewpoints. This task assumes preparation work, attendance at a working meeting, and production of a potential viewpoints map.

Site Photography
Prevision Design will conduct site photography at predetermined locations to generate existing condition views for use as the base of visual simulations. Prevision Design will select and present the best viewpoints + alternates from all the locations photographed to the client and/or the sponsor for review and selection of the final photographic viewpoints. This task assumes sorting and selection of 2CEQA Guidelines Section 21099(d)(1).











 

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25 recommended photographic views and attendance at a working meeting to select up to 10 final viewpoints.

Draft / Final Visual Simulations
Using the approved viewpoint photos, Prevision Design will align the 3D model to match the perspective and scale of each viewpoint photo. Using photoreal rendering techniques (unless otherwise specified), Prevision Design will generate draft photo simulations of the project within the photographic context for review, comment and revision as needed. Upon approval of these draft views, final views will be generated which will include fine tuning, and photoshop work to clean up foreground and background details and add additional site context as necessary.

Wind
Pedestrian Wind Study (Wind Tunnel Modeling)
RWDI will provide a pedestrian wind study to predict wind speeds in pedestrian areas and an assessment of how they impact the comfort of people in outdoor spaces. The proposed Pedestrian Wind Study involves testing a three-dimensional physical scale model of the development and surroundings in a boundary layer wind tunnel to quantitatively measure the wind conditions for pedestrians at important locations around the site. This model will be constructed based on a 3D digital model provided by the applicant. As required by the City of Emeryville, data describing the speed, direction and frequency of occurrence of wind gathered at Metropolitan Oakland International Airport for daylight hours between 7am and 6pm from 1984 to 2014 will be used for this study.

A proximity model of the existing buildings and relevant surroundings will be modelled at a scale as selected by the team. The buildings immediately surrounding the study site will be modeled in more detail than buildings beyond this radius. The model will incorporate relevant topographic changes as applicable. Surroundings beyond the limits of the proximity model will be appropriately simulated by spires and roughness blocks situated on the wind tunnel floor upwind of the study model. This will provide an accurate representation of the wind speed and turbulence profiles of wind approaching the study model.

To conduct the tests, a scale model of the proposed development will be constructed to include all surface details measuring greater than 2 ft at full scale. With input from team, wind speed sensors will be placed at various test point locations taking into consideration outdoor pedestrian-use areas around and on the proposed development. These sensors measure the mean and gust wind velocities at a full-scale height of 5 ft above ground. Attention will be paid to wind sensitive areas such as the entranceways and public seating areas, building corners, and any other pedestrian-accessible areas around and on the development.

The use of existing and proposed trees will be discussed with the team prior to commencing the modeling for testing.











 

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26 The test model together with the proximity model will be tested in our boundary layer wind tunnel where the natural wind speed and turbulence levels will be simulated. During the tests, wind speed data will be collected for 36 equally spaced wind directions.

Three configurations of the study site and surroundings will be tested for our base study:
x Existing: The existing surroundings, with any buildings currently on site, without the proposed development.
x Existing plus Proposed (B1 & B8): The proposed building option, along with existing surrounding structures.
x Existing plus Proposed (B1 & B8) and Cumulative: The proposed building option, along with existing surrounding structures and any know future Cumulative buildings.

The wind tunnel data will be analyzed together with the area’s long-term meteorological statistics to predict how often selected wind speed ranges will occur at each location. Results will be assessed against RWDI’s pedestrian wind comfort and hazard criteria, as defined in the City planning code.

In the event that undesirable conditions are found, we would use our experience and judgement to suggest design concepts to minimize uncomfortable winds. If conditions are particularly severe in critical areas, we may recommend additional testing to develop specific solutions. Additional testing in connection with detailed solution development has not been included within the scope of this proposal.

RWDI will contact you as soon as preliminary results are available to arrange a conference call to discuss our findings. A presentation-style report describing methodology, results and recommendations will be prepared upon completion of the study.

Exhaust Dispersion & Design3
Assessment of potential for undesirable air quality impacts at building air intakes, windows, and sensitive outdoor spaces.

Design Charrette
x A senior representative of RWDI will review the site and surrounding context and gather information on exhausts and intakes that may impact (or may be impacted by) the proposed project.
x Review anticipated wind flow patterns given predominant wind directionality. x Participate in a web-based design charrette to relay the thoughts from RWDI’s design review and provide high level guidance on design and mitigative measures. 3 Because this project includes a hospital, the building will exhaust chemicals and other contaminants. The study will evaluate these emissions along with the building’s mechanical systems—including stacks, air intakes, exhausts, and generators—to inform the optimal design of stack heights and the placement of intakes and exhausts. The goal is to minimize re-entrainment and ensure safe and efficient air quality management. RWDI can also help determine appropriate turndown rates to support energy savings. For healthcare, labs, and research buildings, they strongly recommend the exhaust dispersion studies as industry best practice.











 

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27 Wind Tunnel Modeling
x Wind tunnel testing for exhaust dispersion of up to 5 exhaust sources and 12 receptor locations. x Wind tunnel testing scope and fee includes testing to represent both Option A (MOB) and x Option B (Housing). RWDI has included scope and fee for one additional source and six x additional receptors.
x One (1) Test Configuration of Surroundings (Proposed). One (1) building massing configuration. x Detailed statistical meteorological assessment to determine the combination and frequency of wind speed and directionality which would cause undesirable reentrainment (I.e., dilution levels below a suggested health/odor target).
x Testing of Mitigation concepts included (stack height, exhaust parameters, control equipment relocation of exhaust sources or receptor locations, etc.), if required.

Shadow
Prevision Design will develop graphical shadow representations that depict existing vs. net new project shadow demonstrating which areas net new shadow from the project would affect. To reflect the solar extremes and midpoints, diagrams shall be prepared depicting the following days: Spring Equinox (March 21st), Summer Solstice (June 21st), Fall Equinox (September 21st), and Winter Solstice (December 21st) and depict the location where shadows fall at 9am, 12pm, and 3pm.

Shadow Study Memo
Prevision will prepare a short, written summary including the following:
x 3D modelling assumptions
x Shadow Analysis Methodology and Results
x Annual Shadow Effects Characterization
x Project Shadow Diagrams
TASK 2D. CEQA REQUIRED ASSESSMENT CONCLUSIONS
Urban Planning Partners will prepare the appropriate conclusions to fulfill CEQA requirements by providing an assessment of several mandatory impact categories, including:
„ Growth-inducing impacts;
„ Significant unavoidable environmental impacts; and
„ Significant irreversible environmental changes.

TASK 2E. ALTERNATIVES ANALYSIS
The Urban Planning Partners team will identify and evaluate up to three alternatives to the project, one of which will be the CEQA-required No Project Alternative. The alternatives will be developed in consultation with City staff. The alternatives will be based in part on the significant impacts of the project that are identified during the technical analysis phase of the Draft EIR process. 










 

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28 According to the CEQA Guidelines, alternatives can be evaluated in less detail than the project, and therefore we propose that the alternatives analysis in the EIR be undertaken at a qualitative level. The discussion will be of sufficient detail to evaluate the benefits and drawbacks of each alternative and to provide some qualitative conclusions regarding the alternatives. Based on this analysis, the Environmentally Superior Alternative will be identified (as required by CEQA).

TASK 2F. PREPARATION OF DRAFT EIR

1. Administrative Draft EIR
The information developed in Tasks 2A through 2E will be organized into an administrative Draft EIR.

The EIR is expected to include the following components:
„ Introduction
„ Summary
„ Project Description
„ Setting, Impacts, and Mitigation Measures
„ Effects Found not to be Significant or Less than Significant „ CEQA-Required Assessments and Conclusions
„ Alternatives to the project
„ Report Preparation and References
„ Technical Appendices (as needed)
Urban Planning Partners will review recent environmental documents (complete and/or in process) to make certain that approaches, assumptions, methodologies and impact conclusions for the project are consistent with other environmental documents. Where appropriate, Urban Planning Partners will coordinate and discuss such with subconsultants working on the project.

Urban Planning Partners will prepare one (1) electronic copy of the administrative Draft EIR and submit to the City for review and comment. We will accommodate ongoing dialogue with the city between completion of the administrative Draft EIR and the screencheck Draft EIR. If desired, we could include a second administrative draft as an optional task and utilize the contingency fee.

2. Screencheck Draft EIR
Upon receipt of the City comments on the administrative draft, Urban Planning Partners will prepare a screencheck draft. A redline version of the draft will be provided, showing the explicit changes made.

Urban Planning Partners will provide one (1) electronic copy of the screencheck draft for review and comment.

3. Public Review Draft EIR
Urban Planning Partners will make any necessary revisions to the screencheck draft and prepare the Draft EIR for publication. We will provide ten (10) hard copies and one (1) electronic copy, plus all appendices to the City for distribution. The electronic copy will be provided in three (3) formats including:











 

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29 1) editable electronic format in MS Word; 2) high-resolution PDF for publication purposes (with searchable text); and 3) low-resolution PDFs broken into chapters/sections not exceeding 25 MB for publication on the City’s website (with searchable text). Urban Planning Partners will submit the Notice of Authorization (NOA) to the State Clearinghouse.

Urban Planning Partners will maintain all materials referenced in the environmental document and promptly provide such materials to the City upon request.

TASK 2G. MITIGATION MONITORING AND REPORTING PROGRAM AND FINDINGS Urban Planning Partners will prepare a Mitigation Monitoring and Reporting Program (MMRP) for this project and will identify responsibility for implementing and monitoring each mitigation measure, along with monitoring triggers and reporting frequency. We recommend submitting the first draft of the MMRP to the City for review with the screencheck Draft EIR, including a draft of the MMRP with circulation of the Draft EIR (though not required). Urban Planning Partners will prepare the CEQA findings, and if necessary, a Statement of Overriding Considerations.

TASK 2H. DRAFT EIR HEARINGS
Urban Planning Partners will attend up to two (2) public hearings on the Draft EIR; the purpose of these hearings is to provide the Planning Commission, City Council, and the public an opportunity to comment on the Draft EIR. Urban Planning Partners will be available to answer questions. Fehr & Peers has included attendance for up to two (2) public hearings as well.

RESPONSE TO COMMENTS DOCUMENT/FINAL EIR
TASK 3A. RESPONSE TO COMMENTS DOCUMENT

1. Administrative Draft Response to Comments Document
Urban Planning Partners will prepare the Response to Comments (RTC) document on the project following the public review period.

Immediately following the completion of the 45-day public review period, Urban Planning Partners will meet with City staff to discuss any comments received during the public review period, and the approach to undertake in responding to the comments. Urban Planning Partners will incorporate public and/or agency comments received on the Draft EIR, and responses to these comments, into one (1) final document for publication and distribution. One (1) electronic copy will be provided to the City for review and comment.

Our budget estimate in Table 3 shows the level of professional effort assumed for this task. Should an unexpectedly large volume of comments be submitted (e.g., an organized letter-writing campaign by 










 

 Docusign Envelope ID: DD0D15E4-186D-4555-8896-7859712E7227 P ROPOSAL FOR S ERVICES M AY 2025

S UTTER H EALTH M EDICAL C ENTER P ROJECT EIR
30 project opposition or a substantial package of comments by a law firm representing labor union interests), an adjustment in the budget to cover work beyond the assumed level would be needed.

2. Screencheck Draft Response to Comments Document
Upon receipt of the City comments on the final administrative draft, Urban Planning Partners will consolidate and reconcile comments and prepare a screencheck draft. A redline version of the draft will be provided, showing the explicit changes made. Urban Planning Partners will provide one (1) electronic copy of the screencheck draft for review and comment.

3. Final Response to Comments Document
Urban Planning Partners will make any necessary revisions to the screencheck draft and prepare the Final RTC Document for publication. We will provide ten (10) hard copies and one (1) electronic copy, including all appendices to the City for distribution.

TASK 3B. EIR CERTIFICATION HEARINGS
Urban Planning Partners will attend up to three (3) public meetings on the RTC Document/Final EIR and will be available to respond to questions as necessary. Additional meetings and/or hearings can be attended upon request on a time-and-materials basis.

PROJECT MANAGEMENT AND MEETINGS

STAFF AND PROJECT TEAM MEETINGS
Lynette and Carla will be available to attend working sessions with City staff and the project team. Carla will coordinate the day-to-day activities associated with the project with support from the assigned Project Planner. Project management tasks include regular client contact; contract management; assistance to team members; schedule coordination; and development of products.

Our fee estimate (see Table 3) provides for Urban Planning Partners’ attendance at up to 15 meetings in addition to the project kick-off meeting. This will allow for 1 to 2 meetings per month. Carla will attend each meeting, and Lynette will attend up to ten (10) meetings (including any with Sutter Health).

Meetings will include the following:
x Meeting to review Project Scope (after review/comment on draft scope of work) x Meeting after Planning Commission Scoping Session
x Meeting for each round of comments on administrative and screencheck drafts of the EIR (total of two)
x Meeting after Planning Commission Draft EIR hearing
x Meeting for each round of comments on administrative and screencheck drafts of the Final EIR (total of two)











 

 Docusign Envelope ID: DD0D15E4-186D-4555-8896-7859712E7227 M AY 2025 P ROPOSAL FOR S ERVICES

S UTTER H EALTH M EDICAL C ENTER P ROJECT EIR
31 Fehr & Peers will attend up to ten (10) staff level conference calls with City staff, consultants, and others in conjunction with the transportation analysis. RWDI will attend up to three (3) conference calls to review and discuss the results of the wind analysis. HELIX will attend up to four (4) conference calls and Baseline will attend up to two (2) conference calls. Additional meetings and/or hearings can be attended upon request on a time-and-materials basis.

ADMINISTRATIVE RECORD
Urban Planning Partners will compile and organize the EIR portion of the Administrative Record. The record will include all referenced technical reports and will be transmitted to the city in a format consistent with the City’s standard for Administrative Records. The record will be kept current and be provided to the city at key milestones.

GENERAL PROJECT MANAGEMENT
Urban Planning Partners will undertake a variety of general project management tasks throughout the EIR preparation period. Carla, with assistance from Lynette, will provide input on scope, budget, contract negotiation and management, scheduling of the project, and quality assurance for all work conducted.

Carla will lead day-to-day activities associated with the project, including regular contact with the city, as necessary. Carla will also provide direction to all team members to ensure an internally consistent and coherent document. Lynette will review all documents prior to submittal to the city. Lynette and Carla will be available for consultation on CEQA procedural matters as well as application of the CEQA Guidelines to this project. In addition to preparation of the NOP, Urban Planning Partners will also be responsible for the recordation of the Notice of Availability (NOA) of the environmental document and the Notice of Determination (NOD).











 

 Docusign Envelope ID: DD0D15E4-186D-4555-8896-7859712E7227 P ROPOSAL FOR S ERVICES M AY 2025

S UTTER H EALTH M EDICAL C ENTER P ROJECT EIR
32 










 

 Docusign Envelope ID: DD0D15E4-186D-4555-8896-7859712E7227 33 3. T IMELINE
The estimated timeline for completing an EIR for the Sutter Health Medical Center project based on the scope of work detailed in Section 3 is shown in Table 2.

TABLE 2 PROPOSED TIMELINE
Milest one Responsible
Part y
Weeks t o
Complet e
Cumulat ive
Weeks
Authorization to Proceed City -- --
Prepare Draft Project Description UPP Team 2 2
Prepare Transportation Study Assumptions Memo Fehr & Peers 8 10 Prepare Administrative Draft EIR UPP Team 26 36
Review of Administrative Draft EIR City 3 39
Prepare Screencheck Draft EIR UPP Team 3.5 42.5
Review Screencheck Draft EIR City 2 44.5
Prepare Public Review Draft EIR UPP Team 1 45.5
Public Review Period -- 6.5 52
Prepare Administrative Draft RTC UPP Team 3 55
Review of Administrative Draft RTC City 3 58
Prepare Screencheck Draft RTC UPP Team 2 60
Review Screencheck Draft RTC City 2 62
Final RTC UPP Team 1 63
Earliest timeline for FEIR adoption City -- 63 weeks











 

 Docusign Envelope ID: DD0D15E4-186D-4555-8896-7859712E7227 P ROPOSAL FOR S ERVICES M AY 2025

S UTTER H EALTH M EDICAL C ENTER P ROJECT EIR
34 










 

 Docusign Envelope ID: DD0D15E4-186D-4555-8896-7859712E7227 35 4. E STIMATED F EE
Our estimated fee to complete the EIR scope of work outlined in this proposal is $1,682,708. A detailed breakdown of the estimated fee is provided in Table 3.

We also recommend including a 25 percent contingency, to be used only with prior client authorization, bringing the total estimated fee to $2,103,384. In addition, there is one optional task totaling $318,038.

All work will be performed on a time-and-materials basis, not to exceed the total budget without written authorization from the client.











 

 Docusign Envelope ID: DD0D15E4-186D-4555-8896-7859712E7227 P ROPOSAL FOR S ERVICES M AY 2025

S UTTER H EALTH M EDICAL C ENTER P ROJECT EIR
36 










 

 Docusign Envelope ID: DD0D15E4-186D-4555-8896-7859712E7227 Table 3 Preliminary Fee Estimate
Lynette DiasPrincipal-in-ChargeCarla VioletProject ManagerProject Planner Graphics/Word Processing Patrick SuttonPrincipal Environmental EngineerCem AtabekSenior Environmental EngineerYilin TianProject Environmental EngineerJohnathan Rizzo-Mosbaugh Staff Environmental ScientistRob ReesPrincipal-in-ChargeSam TabibniaProject ManagerTechnical Expert Jordan Brooks
Senior EngineerPlanner/Engineer IIIPlanner/Engineer I-IIGraphicsAdmin Hourly Rate: $330 $250 $155 $150 $230 $215 $185 $160 $395 $330 $270 $240 $195 $185 $180 $165 PHASE 1. Project Initiation
Task 1A: Project Initiation

1. KickͲOff Meeting/Site Visit 4 4 4 1 $3,090 2 2 2 2 $ Ͳ 1,580  Ͳ  Ͳ  Ͳ  Ͳ  Ͳ $ Ͳ $ Ͳ $ Ͳ $ $4,670

2. Data Gathering and Evaluation Ͳ 8 6 1 $3,080 2 2 2 2 $1,580 4  Ͳ 8   Ͳ 16  32 4 8 $ Ͳ 16,020 $ Ͳ $ Ͳ $ $20,680

3. Base Map Preparation Ͳ 2 4 6 $ Ͳ 2,020  Ͳ  Ͳ  Ͳ  Ͳ $ Ͳ  Ͳ  Ͳ  Ͳ  Ͳ  Ͳ $ Ͳ $ Ͳ $ Ͳ $ $2,020

4. Project Description 4 14 12 10 $ Ͳ 8,180  Ͳ  Ͳ  Ͳ  Ͳ $ Ͳ  Ͳ  Ͳ  Ͳ  Ͳ  Ͳ $ Ͳ $ Ͳ $ Ͳ $ $8,180 Subtotal for Task 1A 8  28 26 18 $16,370 4 4 4 4 $3,160 4  Ͳ 8   Ͳ 16  32 4 8 $ Ͳ 16,020 $ $ - $35,550 Task 1B: Notice of Preparation
Subtotal for Task 1B 1  4 6 2 $2,560 - - - $Ͳ - - - - - - - - $ Ͳ Ͳ $ Ͳ $ $ - $2,560 Task 1C: Scoping Meeting
Subtotal for Task 1C 6  6  Ͳ 4  $ Ͳ 4,100  Ͳ  Ͳ  Ͳ $ - - - - - - - - $ Ͳ Ͳ $ Ͳ $ Ͳ $ $4,100 Task 1D: Review of NOP Comments/Work Program Refinement Subtotal for Task 1D 2  4 4 6 $ Ͳ 3,180  Ͳ  Ͳ  Ͳ $ Ͳ  Ͳ  Ͳ  Ͳ  Ͳ  - - - $ Ͳ Ͳ $ Ͳ $ Ͳ $ $3,180 hours 42 17 40 26 4 4 4 4 4 8 - 16 - 32 4 8
$ 5,610 10,500 6,200 3,900 26,210 $ 920 860 740 640 3,160 $ 1,580 2,640 - 3,840 - 5,920 720 1,320 16,020 $ - $ - $ 45,390 $ PHASE 2. DRAFT EIR
Task 2A. Effects Found to be Less Than Significant

1. Agriculture and Forest ResourcesͲ  1  Ͳ 1  $283 - - - - $ - - - - - - $ $ Ͳ Ͳ $ Ͳ $ $283

2. Mineral Resources Ͳ 1  Ͳ 2  $560 - - - - $ - - - - - - $ $ Ͳ Ͳ $ Ͳ $ $560

3. Wildfire Ͳ 1  Ͳ 1  $405 - - - - $ - - - - - - $ $ Ͳ Ͳ $ Ͳ $ $405 Subtotal for Task 2A Ͳ 3  Ͳ 4  $1,248 - - - - - $ - - - - - - - - $Ͳ $ - $Ͳ $ - $1,248 Task 2B. Plans and Policies
Subtotal for Task 2B 2  6 16 8 $ Ͳ 5,840  - - - $ Ͳ Ͳ  Ͳ  Ͳ  Ͳ  Ͳ  Ͳ  Ͳ  Ͳ  Ͳ $ Ͳ $ Ͳ $ Ͳ $ $5,840 Task 2C. Setting, Impacts, and Mitigation Measures

1. Land Use 2 10 12 6 $ Ͳ 5,920  Ͳ  Ͳ  Ͳ  Ͳ $ Ͳ  Ͳ  Ͳ  Ͳ  Ͳ  Ͳ  Ͳ  Ͳ  Ͳ $ Ͳ $ Ͳ $ Ͳ $ $5,920

2. Transportation 8 20 8 6 $ Ͳ 9,780  Ͳ  Ͳ  Ͳ  Ͳ $ 35 130 128 494 604 2,378 4 473 $ Ͳ 846,320 $ Ͳ $ Ͳ $ $856,100

3. Air Quality 8   Ͳ 8  Ͳ  $4,640  Ͳ 6   Ͳ 50  $ Ͳ 10,630  Ͳ  Ͳ  Ͳ  Ͳ  Ͳ  Ͳ  Ͳ  Ͳ $ Ͳ $ Ͳ $ Ͳ $ $15,270

4. Greenhouse Gas Emissions 8   Ͳ 8  Ͳ  $4,640  Ͳ 2   Ͳ 30  $ Ͳ 6,010  Ͳ  Ͳ  Ͳ  Ͳ  Ͳ  Ͳ  Ͳ  Ͳ $ Ͳ $ Ͳ $ Ͳ $ $10,650

5. Energy 1   Ͳ 2  Ͳ  $830  Ͳ 2   Ͳ 20  $ Ͳ 4,160  Ͳ  Ͳ  Ͳ  Ͳ  Ͳ  Ͳ  Ͳ  Ͳ $ Ͳ $ Ͳ $ Ͳ $ $4,990

6. Cultural Resources and Tribal Cultural Resources 1   Ͳ 4  Ͳ  $ Ͳ 1,330  Ͳ  Ͳ  Ͳ  Ͳ $ Ͳ  Ͳ  Ͳ  Ͳ  Ͳ  Ͳ  Ͳ  Ͳ  Ͳ $ Ͳ $ Ͳ $ $21,830 $23,160

7. Geology and Soils 1   Ͳ 2  Ͳ  $830 2  Ͳ 6  36 $ Ͳ 7,510  Ͳ  Ͳ  Ͳ  Ͳ  Ͳ  Ͳ  Ͳ  Ͳ $ Ͳ $ Ͳ $ Ͳ $ $8,340

8. Hazards and Hazardous Materials 8   Ͳ 8  Ͳ  $4,640 6  Ͳ 60  10 $ Ͳ 15,880  Ͳ  Ͳ  Ͳ  Ͳ  Ͳ  Ͳ  Ͳ  Ͳ $ Ͳ $ Ͳ $ Ͳ $ $20,520

9. Hydrology and Water Quality 1   Ͳ 2  Ͳ  $830 2  Ͳ 6  36 $ Ͳ 7,510  Ͳ  Ͳ  Ͳ  Ͳ  Ͳ  Ͳ  Ͳ  Ͳ $ Ͳ $ Ͳ $ Ͳ $ $8,340

10. Noise and Vibration 1   Ͳ 4  Ͳ  $1,330  Ͳ 4  8 40 $ Ͳ 8,800  Ͳ  Ͳ  Ͳ  Ͳ  Ͳ  Ͳ  Ͳ  Ͳ $ Ͳ $ Ͳ $ Ͳ $ $10,130

11. Population and Housing 1  4 8 4 $ Ͳ 3,170  Ͳ  Ͳ  Ͳ  Ͳ $ Ͳ  Ͳ  Ͳ  Ͳ  Ͳ  Ͳ  Ͳ  Ͳ  Ͳ $ Ͳ $ Ͳ $ Ͳ $ $3,170

12. Public Services, Recreation, and Utilities 4  12 44 24 $ Ͳ 14,740  Ͳ  Ͳ  Ͳ  Ͳ $ Ͳ  Ͳ  Ͳ  Ͳ  Ͳ  Ͳ  Ͳ  Ͳ  Ͳ $ Ͳ $ Ͳ $ Ͳ $ $14,740

13. Biological Resources 1  6 8 4 $3,670 - - - - $  Ͳ Ͳ  Ͳ  Ͳ  Ͳ  Ͳ  Ͳ  Ͳ  Ͳ $ Ͳ $ Ͳ $ $11,000 $19,670

14. 2 8 12 8 $ Ͳ 5,720  Ͳ  Ͳ  Ͳ  Ͳ $ Ͳ  Ͳ  Ͳ  Ͳ  Ͳ  Ͳ  Ͳ  Ͳ  Ͳ $ $90,500 $ Ͳ 21,600 $ $117,820 Subtotal for Task 2C 47  98 92 52 $62,070 24 72 108 122 $60,500 35 130 128 494 604 2,378 4 473 $846,320 $90,500 $21,600 $32,830 $1,118,820 Task 2D. CEQA Required Assessment Conclusions
Subtotal for Task 2D 1  6 8 2 $ Ͳ 3,370  Ͳ  Ͳ  Ͳ  Ͳ $ Ͳ  Ͳ  Ͳ  Ͳ  Ͳ  Ͳ  Ͳ  Ͳ  Ͳ $ Ͳ $ Ͳ $ Ͳ $ $3,370 Task 2E. Alternatives Analysis
Subtotal for Task 2E 8  36 12 16 $ Ͳ 15,900  Ͳ  Ͳ  Ͳ  Ͳ $ Ͳ   Ͳ 2   Ͳ 2   Ͳ 8  2 $ Ͳ 2,950 $ Ͳ $ Ͳ $ $18,850 Task 2F. Preparation of EIR

1. Admin Draft 8  16 12 16 $10,900 5 5 5 5 $3,950 8  Ͳ 16   Ͳ 24  100 10 18 $ Ͳ 37,470 $ Ͳ $ $6,840 $59,160

2. Screencheck 12 32 32 16 $19,320 2 2 2 2 $1,580 2  Ͳ 8   Ͳ 10  24 2 8 $ Ͳ 11,950 $ Ͳ $ $2,000 $34,850

3. Public Review Draft EIR 4  16 24 16 $11,440 1 1 1 1 $ Ͳ 790   Ͳ 4   Ͳ 6   Ͳ 8  2 $ Ͳ 4,570 $ Ͳ $ Ͳ $ $16,800 Subtotal for Task 2F 24  64 68 48 $41,660 8 8 8 8 $6,320 10  Ͳ 28   Ͳ 40  132 12 28 $ Ͳ 53,990 $ Ͳ $ $8,840 $110,810 Task 2G. Mitigation Monitoring and Reporting Program and Findings Subtotal for Task 2G 4  8 10 6 $ Ͳ 5,770  Ͳ  Ͳ  Ͳ  Ͳ $ Ͳ  2 2  Ͳ 2   Ͳ 8  2 $ Ͳ 3,490 $ Ͳ $ Ͳ $ $9,260 Urban Planning Partners Baseline Environmental Consulting Baseline Environmental Total
PHASE 1. PROJECT INITIATION SUBTOTAL
Aesthetics (Wind, Shade, and Shadow)
Fehr & Peers Total
Fehr & Peers
Urban Planning Partners TotalPreVision Design Total
Team Total
PreVision
Design
RWDI Total
RWDI HELIX HELIX Total











 

 Docusign Envelope ID: DD0D15E4-186D-4555-8896-7859712E7227 Table 3 Preliminary Fee Estimate
Lynette DiasPrincipal-in-ChargeCarla VioletProject ManagerProject Planner Graphics/Word Processing Patrick SuttonPrincipal Environmental EngineerCem AtabekSenior Environmental EngineerYilin TianProject Environmental EngineerJohnathan Rizzo-Mosbaugh Staff Environmental ScientistRob ReesPrincipal-in-ChargeSam TabibniaProject ManagerTechnical Expert Jordan Brooks
Senior EngineerPlanner/Engineer IIIPlanner/Engineer I-IIGraphicsAdmin Hourly Rate: $330 $250 $155 $150 $230 $215 $185 $160 $395 $330 $270 $240 $195 $185 $180 $165 Urban Planning Partners Baseline Environmental Consulting Baseline Environmental TotalFehr & Peers Total
Fehr & Peers
Urban Planning Partners TotalPreVision Design Total
Team Total
PreVision
Design
RWDI Total
RWDI HELIX HELIX Total
Task 2H. Draft EIR Hearings
Subtotal for Task 2H 8  10  Ͳ 4  $ Ͳ 5,760  Ͳ  Ͳ  Ͳ  Ͳ $ Ͳ   Ͳ 4  Ͳ  Ͳ  Ͳ  Ͳ  Ͳ  $ Ͳ 1,320 $ Ͳ $ Ͳ $ $7,080 hours 94 231 214 132 32 80 116 130 45 166 130 538 604 2,526 16 505 $ 31,020  57,628 33,170 19,800 $141,618 7,360 17,200 21,460 20,800 $66,820 $17,775 $54,780 $35,100 $129,120 $117,780 $467,310 $2,880 $83,325 $908,070 $90,500 $21,600 $41,670 $1,275,278 PHASE 3. Response to Comments Document/Final EIR
Task 3A. Response to Comments Document

1. Admin Draft RTC 12  32 40 24 $21,760 6 10 10 10 $6,980 2 6  Ͳ 8   Ͳ 2  2 $ Ͳ 5,390 $ Ͳ $ Ͳ $ $34,130

2. Screencheck Draft RTC 6  16 24 16 $12,100 1 1 1 1 $ Ͳ 790  Ͳ  Ͳ  Ͳ  Ͳ  Ͳ  Ͳ  Ͳ  Ͳ $ Ͳ $ Ͳ $ Ͳ $ $12,890

3. Final RTC 4  8 12 12 $6,980 1 1 1 1 $ Ͳ 790  Ͳ  Ͳ  Ͳ  Ͳ  Ͳ  Ͳ  Ͳ  Ͳ $ Ͳ $ Ͳ $ Ͳ $ $7,770 Subtotal for Task 3A 22  56 76 52 $40,840 8 12 12 12 $8,560 2  Ͳ 6   Ͳ 8   Ͳ 2  2 $ Ͳ 4,690 $ Ͳ $ Ͳ $ $54,090 Task 3B. EIR Certification Hearings
Subtotal for Task 3B 12  20  Ͳ 4  $ Ͳ 9,580  Ͳ  Ͳ  Ͳ $ Ͳ   Ͳ 4  Ͳ  Ͳ  Ͳ  Ͳ  Ͳ  $ Ͳ 1,320 $ Ͳ $ Ͳ $ $10,900 hours 34 76 80 52 8 12 12 12 2  Ͳ 10   Ͳ 8   Ͳ 2  2 $ 11,220  19,000 12,400 7,800 $50,420 1,840 2,580 2,220 1,920 $8,560 790  Ͳ 3,300   Ͳ 1,920   Ͳ 370  330 $ Ͳ 6,710 $ Ͳ $ Ͳ $ $65,690 ON-GOING. Project Management and Meetings
Staff/Project Team Meetings
Subtotal 24  50  Ͳ 24  $ Ͳ 24,140  Ͳ  Ͳ  Ͳ  Ͳ $ 2  Ͳ 12   Ͳ 20  Ͳ  Ͳ  6 $ Ͳ 10,540 $ Ͳ $ $2,250 $36,930 EIR Administrative Record
Subtotal 2  4 36 16 $ Ͳ 9,640  Ͳ  Ͳ  Ͳ  Ͳ $ Ͳ  Ͳ  Ͳ  Ͳ  Ͳ  Ͳ  Ͳ  Ͳ  Ͳ $ Ͳ $ Ͳ $ Ͳ $ $9,640 General Project Management
Subtotal 16  50  Ͳ 18  $ Ͳ 20,570  Ͳ  Ͳ  Ͳ  Ͳ $ Ͳ  Ͳ  Ͳ  Ͳ  Ͳ  Ͳ  Ͳ  Ͳ  Ͳ $ Ͳ $ Ͳ $ Ͳ $ $20,570 hours 42 104 78  Ͳ 16  Ͳ  Ͳ  2  Ͳ 12   Ͳ 20  Ͳ  Ͳ  6 $ 13,860  26,000 12,090 2,400 $ Ͳ 54,350  Ͳ  Ͳ  Ͳ $ 790  Ͳ 3,960   Ͳ 4,800  Ͳ  Ͳ  990 $ Ͳ 10,540 $ Ͳ $ $2,250 $67,140

TOTAL EIR LABOR ESTIMATE
hours 187 453 412 226 272,598 $ 44 96 132 146 78,540 $ 53 196 130 582 604 2560 20 521 941,340 $ Ͳ $ $ Ͳ 21,600 $ $ 50,490 $ $94,128 $51,460 $26,100 $272,598 $10,120 $20,640 $24,420 $23,360 $78,540 $20,935 $64,680 $35,100 $139,680 $117,780 $473,600 $3,600 $85,965 $941,340 $90,500 $21,600 $43,920 $1,453,498 113,128 61,710 63,860 20,640 24,420 20,935

DIRECT COSTS

1. Misc. Direct Costs $1,500 $89,200 $90,700

2. Printing $12,000 $12,000

3. Subconsultant Mark-up $126,510 $126,510 $140,010 $Ͳ $ Ͳ 89,200 $ Ͳ $ Ͳ $ $229,210

TOTAL ESTIMATED FEE
$412,608 $78,540 $1,030,540 $90,500 $21,600 $43,920 $1,682,708

RECOMMENDED CONTINGENCIES
25% Contingency (May only be used as authorized by client) $420,677 TOTAL ESTIMATED FEE WITH CONTINGENCY $ 2,103,384

OPTIONAL TASKS

1. Optional Saturday Analysis (Labor) 8 24 36 160 200 720 0 145 255,325 $ $255,325

2. Optional Saturday Analysis (Other Direct Expenses) $33,800 $33,800 3 Subconsultant Mark-up $28,913 $28,913 Total Optional Tasks $28,913 $Ͳ $ Ͳ 289,125 $ Ͳ $ Ͳ $ $318,038 ONGOING.PROJECT MANAGEMENT AND MEETINGS

SUBTOTAL
PHASE 3. RESPONSE TO COMMENTS

DOCUMENT/FINAL EIR
PHASE 2. ENVIRONMENTAL ANALYSIS











 

 Docusign Envelope ID: DD0D15E4-186D-4555-8896-7859712E7227 URBAN

PLANNING

PARTNERS
INC.











 

 Docusign Envelope ID: DD0D15E4-186D-4555-8896-7859712E7227

CALIFORNIA
REV 08/2020 Page 1 of 5

EXHIBIT B
Contract Insurance Requirements
As used in this Exhibit B, Contractor refers to URBAN PLANNING PARTNERS, INC.

1. MINIMUM REQUIREMENTS
Contractor shall, at its expense, procure and maintain for the duration of the Contract insurance against claims for injuries to persons or damages to property which may arise from or in connection with the performance of the Work or Services required by the Contract hereunder by Contractor, its agents, representatives, employees or subcontractors. Contractor shall also require all of its subcontractors to procure and maintain the same insurance for the duration of the Contract. Such insurance shall meet at least the following minimum levels of coverage, as checked below:

1.1 Minimum Scope of Insurance
Coverage shall be at least as broad as the latest version of the following:
; General Liability
Insurance Services Office Commercial General Liability coverage (occurrence form CG 00 01).
; Automobile Liability
Insurance Services Office Business Auto Coverage form number CA 00 01, code 1 (any auto) or if Contractor owns no vehicles, this requirement may be met through a non-owned auto endorsement to the General Liability Policy. ; Professional Liability / Errors and Omissions
Written on a policy form specifically designed to protect against acts, errors or omissions of the Contractor wherein “Covered Professional Services” as designated in the policy must specifically include Services performed under this Contract.
; Workers’ Compensation and Employer’s Liability
Workers’ Compensation insurance as required by the State of California and Employer’s Liability Insurance. Policies shall not contain exclusions contrary to this Contract.
† Pollution Liability Insurance
Pollution Liability insurance for claims arising from the discharge, dispersal release or escape or any irritant or contaminant into or upon land, any structure, the atmosphere, watercourse or body of water, including groundwater. This shall 










 

 Docusign Envelope ID: DD0D15E4-186D-4555-8896-7859712E7227 City of Emeryville | Contract Insurance Requirements (Exhibit B) REV 08/2020

include on and off-site clean up and emergency response costs and claims arising from above ground and below ground storage tanks.

1.2 Minimum Limits of Insurance
Contractor shall maintain limits no less than:
; General Liability
$1,000,000.00 per occurrence and $2,000,000.00 aggregate for bodily injury, personal injury and property damage, including without limitation, blanket contractual liability.

OR
$2,000,000.00 per occurrence and $4,000,000.00 aggregate for bodily injury, personal injury and property damage, including without limitation, blanket contractual liability, and coverage for explosion, collapse and underground property damage hazards.
; Automobile Liability
$2,000,000.00 per accident for bodily injury and property damage. ; Professional Liability / Errors and Omissions
$2,000,000.00 per claim and aggregate.
; Workers’ Compensation and Employer’s Liability
Workers’ compensation limits as required by the Labor Code of the State of California. Employer’s Liability limits of $1,000,000.00 each accident, policy limit bodily injury or disease, and each employee bodily injury or disease. † Pollution Liability Insurance
$2,000,000.00 per occurrence and $2,000,000.00 aggregate.

Except for the professional liability / errors and omissions policy, defense costs shall be available in addition to the limits. Notwithstanding the minimum limits specified herein, any available coverage shall be provided to the Parties required to be named as additional insureds pursuant to this Contract.

2. INSURANCE ENDORSEMENTS
The insurance policies shall contain the following provisions, if checked, or Contractor shall provide endorsements (amendments) on forms supplied or approved by the City to add the following provisions, if checked, to the insurance policies:











 

 Docusign Envelope ID: DD0D15E4-186D-4555-8896-7859712E7227 City of Emeryville | Contract Insurance Requirements (Exhibit B) REV 08/2020

; General Liability
(1) Such policy shall provide the City, its officials, employees, agents and authorized volunteers additional insured status using ISO endorsements CG20 10 or CG20 37, or endorsements providing the exact same coverage, with respect to the work or operations performed by or on behalf of Contractor, including materials, parts or equipment furnished in connection with such work; (2) all policies shall waive or shall permit Contractor to waive all rights of subrogation which may be obtained by the Contractor or any insurer by virtue of payment of any loss or any coverage provided to any person named as an additional insured pursuant to this Contract, and Contractor agrees to waive all such rights of subrogation; (3) the insurance coverage shall be primary insurance as respects the City, its officials, employees, agents and authorized volunteers, or if excess, shall stand in an unbroken chain of coverage excess of Contractor’s scheduled underlying coverage. Any insurance or self-insurance maintained by the City, its officials, employees, agents and authorized volunteers shall be excess of Contractor’s insurance and shall not be called upon to contribute with it; and (4) the insurance coverage shall contain standard separation of insureds provisions.
; Automobile Liability
(1) Such policy shall provide the City, its officials, employees, agents and authorized volunteers additional insured status with respect to the ownership, operation, maintenance, use, loading or unloading of any auto owned, leased, hired or borrowed by Contractor or for which Contractor is responsible; (2) all policies shall waive or shall permit Contractor to waive all rights of subrogation which may be obtained by the Contractor or any insurer by virtue of payment of any loss or any coverage provided to any person named as an additional insured pursuant to this Contract, and Contractor agrees to waive all such rights of subrogation; and (3) the insurance coverage shall be primary insurance as respects the City, its officials, employees, agents and authorized volunteers, or if excess, shall stand in an unbroken chain of coverage excess of Contractor’s scheduled underlying coverage. Any insurance or self-insurance maintained by the City, its officials, employees, agents and authorized volunteers shall be excess of Contractor’s insurance and shall not be called upon to contribute with it in any way.
; Professional Liability Coverage
Any policy inception date, continuity date, or retroactive date must be before the effective date of this Contract and Contractor agrees to maintain continuous coverage through a period no less than three years after termination of the Contract.











 

 Docusign Envelope ID: DD0D15E4-186D-4555-8896-7859712E7227 City of Emeryville | Contract Insurance Requirements (Exhibit B) REV 08/2020

; Workers’ Compensation and Employer’s Liability Coverage The insurer shall agree to waive all rights of subrogation against the City, its officials, employees, agents and authorized volunteers for losses paid under the terms of the insurance policy which arise from work performed by Contractor. † Pollution Liability Coverage
(1) Such policy shall give the City, its officials, employees, agents and authorized volunteers additional insured status with respect to claims arising from the discharge, dispersal release or escape or any irritant or contaminant into or upon land, any structure, the atmosphere, watercourse or body of water, including groundwater; (2) all policies shall waive or shall permit Contractor to waive all rights of subrogation which may be obtained by the Contractor or any insurer by virtue of payment of any loss or any coverage provided to any person named as an additional insured pursuant to this Contract, and Contractor agrees to waive all such rights of subrogation; and (3) the insurance coverage shall be primary insurance as respects the City, its officials, employees, agents and authorized volunteers, or if excess, shall stand in an unbroken chain of coverage excess of Contractor’s scheduled underlying coverage. Any insurance or self-insurance maintained by the City, its officials, employees, agents and authorized volunteers shall be excess of Contractor’s insurance and shall not be called upon to contribute with it in any way.

ALL COVERAGES
Each insurance policy required by this Contract shall be endorsed to state that: (1) coverage shall not be suspended, voided, reduced or canceled except after thirty (30) days prior written notice by certified mail, return receipt requested, has been given to the City; and (2) any failure to comply with reporting or other provisions of the policies, including breaches of warranties, shall not affect coverage provided to the City, its officials, employees, agents and authorized volunteers.

3. NO SPECIAL LIMITATIONS
The required insurance shall not contain any special limitations on the scope of protection afforded to the City, its officials, employees, agents and authorized volunteers.

4. DEDUCTIBLES AND SELF-INSURANCE RETENTIONS
Any deductibles or self-insured retentions must be declared to and approved by the City. Contractor shall guarantee that, at the option of the City, either: (1) the insurer shall reduce or eliminate such deductibles or self-insured retentions as respects the City, its officials, employees, agents and authorized volunteers; or (2) the Contractor shall procure a bond or other financial guarantee acceptable to the City guaranteeing payment of losses and related investigation costs, claims and administrative and defense expenses.











 

 Docusign Envelope ID: DD0D15E4-186D-4555-8896-7859712E7227 City of Emeryville | Contract Insurance Requirements (Exhibit B) REV 08/2020

5. ACCEPTABILITY OF INSURERS
Insurance is to be placed with insurers with a current A.M. Best’s rating no less than A-:VII, licensed to do business in California, and satisfactory to the City. Exception may be made for the State Compensation Insurance Fund when not specifically rated.

6. VERIFICATION OF COVERAGE
Contractor shall furnish City with original certificates of insurance and endorsements effecting coverage required by this Contract on forms satisfactory to the City. The certificates and endorsements for each insurance policy shall be signed by a person authorized by that insurer to bind coverage on its behalf, and shall be on forms supplied or approved by the City. All certificates and endorsements must be received and approved by the City before work commences. The City reserves the right to require complete, certified copies of all required insurance policies, at any time.

7. SUBCONTRACTORS
All subcontractors shall meet the requirements of this Section before commencing any work. Contractor shall furnish separate certificates and endorsements for each subcontractor. Subcontractor policies of General Liability insurance shall name the City, its officials, employees, agents and authorized volunteers as additional insureds using form ISO 20 38 04 13 or endorsements providing the exact same coverage. All coverages for subcontractors shall be subject to all of the requirements stated herein except as otherwise agreed to by the City in writing.

8. REPORTING OF CLAIMS
Contractor shall report to the City, in addition to Contractor’s insurer, any and all insurance claims submitted by Contractor in connection with the work performed under this Contract.

Attach:

Insurance Certificate and Endorsements











 

 Docusign Envelope ID: DD0D15E4-186D-4555-8896-7859712E7227