20220201_05_ComDev_PSA_MichaelBaker_01 — Laguna Niguel City Council, February 1, 2022

CARLSON STRATEGIC LAND SOLUTIONS, INC.

CSLS Team Page i January 4, 2022

Katie Crockett
Senior Planner
City of Laguna Niguel
30111 Crown Valley Parkway
Laguna Niguel, CA 92677

Subject: Proposal for Preparation of an IS/MND for Paseo de Colinas Townhomes

Dear Ms. Crockett:

It is with great enthusiasm that Carlson Strategic Land Solutions (CSLS) presents this proposal to the City of Laguna Niguel (City) to provide professional consulting services to prepare an Initial Study/Mitigation Negative Declaration to fulfill the requirements of the California Environmental Quality Act (CEQA) for the proposed 29001 Paseo de Colinas Townhomes project (Project). CSLS has assembled a team of senior -level professionals to lead the environmental review process and prepare an IS/MND that not only complies with CEQA but is also consistent with the goals and policies of the City.

The Project site is 2.5acre s located at 29001 Paseo De Colinas, Laguna Niguel. The property is located approximately 1,000 feet northwest of the intersection of Paseo De Colinas and Street of the Golden Lantern. The site lies upslope and to the east of the 25-acre Niguel Hills Middle School. The property is surplus land currently owned by the Capistrano Unified School District (CUSD) which is currently vacant and has been used in the past by CUSD for various education-related activities. The Project is located within Community Profile Area 3, Sub -profile Area E (Aloma Avenue) of the Laguna Niguel General Plan. The Land Use Element designates the property as Public Institutional/Residential Attached/ Parks & Recreation. The site is zoned Public Institutional/Residential Attached/Park & Recreation/Managed Care in the Laguna Niguel Zoning Code.

It is our understanding that although a prior project received approval for a Negative Declaration in 2007 for a 30-unit Multi -family Residential with a parks and recreation component, the proposed Project has been revised substantially such that tiering from the prior Negative Declaration is not appropriate and a new CEQA document should be prepared. Based on the revision of the Project to 38 units and the elimination of the park and recreation co mponent, the proposed Project will require a General Plan Amendment (GPA 21 -02) to eliminate the existing park land dedication requirement , Site Development Permit (SP 20-02), and Tentative Map to subdivide the Project.

The RFP indicates the Consultant will be preparing the following technical studies in accordance with Laguna Niguel CEQA Manual: Air Quality Impact Report, Noise Impact Report, Greenhouse Gas Emissions Assessment, Biological Resources Assessment, and Cultural Resources Assessment. The Proj ect Applicant team will be preparing visual simulations, geotechnical and soils feasibility analysis, preliminary hydrology analysis, City of Laguna Niguel: Paseo De Colinas Townhomes

CSLS Team Page ii and conceptual Water Quality Management Plan (WQMP). While a Traffic Impact Analysis (TIA) was prepared in 2019, that anal ysis was based on level of service (LOS), which is no longer used in CEQA analysis. It is our understanding the City has determined the 2019 TIA to be adequate for use in review of the Site Development Permit. For CEQA purposes, the proposed Project’s 38 units is less than the City’s VMT screening threshold of 500 average daily trips per the City’s Transportation Assessment Guidelines, therefore no additional VMT analysis is necessary.

We believe we have the right people, perspective, and attitude to provide the City with not only a technically and legally sound IS/MND, but an IS/MND that can help translate the technical to the understandable for the likely concerned neighbors and residents.

Our People: As Principal of Carlson SLS, I will lead the CSLS Team and will function as the daily contact and team leader. My experience includes 12 years working for local jurisdictions as a planner and 22 years as an environmental consultant, working for both public agencies and private sector development applicants. During my 34-year career, I have been fortunate to work on a wide variety of complicated projects. As a result, I can bring a combination of technical expertise, environmental analysis experience, and leadership to the City and our project team. Additionally, our team consists of:

- Ray Hussey as Senior Project Manager. Ray has been a transportation and environmental planner for over 3 4 years working in both the public and private sectors. As a result of this experience, he has developed analytical skil ls that enable him to comprehensively understand and evaluate key environmental issues associated with development, infrastructure, and planning projects. Ray’s role will include guiding the analytical approaches taken in the IS/MND, reviewing technical studies, and drafting IS/MND sections.

- Brianna Bernard as Project Manager. Brianna is an accomplished CEQA practitioner and GIS specialist, as well as an excellent biologist and regulatory specialist. Brianna’s role will include drafting IS/MND sections, pr eparing graphics and data tables, and tracking project details and schedule.

- Technical Team. The CSLS Technical Team includes CSLS, RK Engineering, and Duke CRM.

I have a strong working relationship with the proposed Team and work product appears seamless to our clients.

Our Perspective : It is essential that we help bridge that gap with an environmental review process and resulting IS/MND that is defensible as well as explanatory. We understand the balance of built and natural open areas within the City and the role these areas play in preserving the balance. Therefore, it is essential each environmental document provide a balanced analysis of the facts for the decision-makers to consider.

Environmental documents need to be readable; not just a regurgitation of a technical report, as well as defensible. Applicants also play an important role in the environmental review process. Often Applicants provide technical studies or other critical information that requires review. Therefore, we bridge the gap between the public agency and City of Laguna Niguel: Paseo De Colinas Townhomes

CSLS Team Page iii Applicant; to work cooperatively, yet independently; and think strategically about how best to analyze and present the Project.

Our Attitude: Two words, strategic and responsive. We believe drafting a great IS/MND requires understanding the big picture as well as details at the same time. While this may sound simple, it is too often overlooked, resulting in adverse effects on the project and/or process. Some people get lost in the details and miss the big picture, while others “fly too high” and miss the details. Because of the quality of the CSLS Team and our extensive working relationship on a wide range of projects, w e have the skills to keep equal attention to the details and to the big picture goals. This experience allows us to strategically think and interact with all affected parties to avoid or effectively address issues to solve problems.

Projects have sched ules, it is a fact of this business. Applicants spend an incredible amount of money at risk to get projects approved. We take that seriously, which is why we pride ourselves on responsiveness and maintaining schedules. No project goes exactly as planned, but we do our best to maintain schedules and be responsive, and function as that necessary “bridge” and to ensure that the development review/environmental review process is implemented as it was intended.

Meeting and exceeding the City’s expectations re quire a commitment not only at a professional level, but at personal level as well. The CSLS Team carries that commitment with pride. As the Principal -in-Charge, I am committed to be available beyond normal working hours and the CSLS Team will work tireles sly to ensure that the goals and schedules established for the project are met or exceeded. Our objective is to lead the City through the environmental review process as quickly, efficiently, and thoroughly as possible, and to the satisfaction of the Applicant and residents.

We appreciate the opportunity to present this proposal and look forward to demonstrating that our team of professionals can provide the CEQA services important to the City for this project. We have enjoyed working with the City and hope to continue what we view as a strong working relationship into the future. Should you have any questions, please do not hesitate to contact me at (949) 289-3625.

Sincerely,

Peter K. Carlson
President

Carlson Strategic Land Solutions
27134 A Paseo Espada, Suite 323
San Juan Capistrano, CA 92675
949.289.3625
[email protected]

City of Laguna Niguel: Paseo De Colinas Townhomes

CSLS Team Page iv Table of Contents

Coverletter................................ ................................ ................................ ................... i Table of Contents ................................ ................................ ................................ ..... iv A. Description of Firm ................................ ................................ ................................ ... 1 B. Similar Experience ................................ ................................ ................................ .... 2 C. The Team ................................ ................................ ................................ ................... 3 D. Work Plan ................................ ................................ ................................ .................. 7 Task 1: Kick-Off Meeting with Staff & Project Description ...................................... 7 Task 2: Research, Field Investigation, and Technical Analysis ............................... 7 Task 3: Draft Initial Study/Mitigated Negative Declaration .................................. 10 Task 4: Prepare Final IS/MND ................................................................................... 11 Task 5: City Staff Coordination and Public Hearing Attendance ......................... 12 Task 6: Reimbursable Expenses ............................................................................... 12 E. Deliverables ................................ ................................ ................................ ............ 12 F. Schedule ................................ ................................ ................................ .................. 14 G. Cost Proposal ................................ ................................ ................................ .......... 15 Appendix A: Team Resumes ................................ ................................ .............................. 17

City of Laguna Niguel: Paseo de Colinas Townhomes
CSLS Team Page 1 A. Description of Firm
Carlson Strategic Land Solutions (CSLS) specializes in the following four environmental and planning disciplines:

• CEQA/NEPA – CSLS prepares all levels of environmental documents for a wide variety of projects and clients. In addition to preparing the environmental documents, CSLS regularly handles all required public notices, conducts NOP scoping meetings, prepares the MMRP, assists agencies with drafting resolutions, and attends public hearings.

• Project Entitlement – CSLS has extensive experience taking private and public projects through the entitlement process. CSLS has prepared numerous Specific Plans, General P lan Amendments, Zone Changes, Annexations, and other planning documents as part of project entitlement. In addition, CSLS is often involved in public outreach.

• Biological Assessments – CSLS provides a wide range of biological services, including vegetat ion mapping, jurisdictional delineations, nesting bird surveys, focused protocol surveys for special status species, Burrowing Owl surveys, and drafting Biological Resource Assessments for inclusion in environmental documents.

• Regulatory Permitting – CSLS prepares applications and processes regulatory permits through the U.S. Army Corps of Engineers (Section 404), California Department of Fish and Wildlife (Section 1602), Regional Water Quality Control Board (Section 401), and U.S. Fish an d Wildlife Service (Section 7). In addition to obtaining regulatory permits, CSLS prepares mitigation/restoration plans including Long-term Management Plans, Habitat Mitigation and Monitoring Plans, and performs biological monitoring of mitigation/restoration sites.

The firm is led by Peter Carlson, its President, Ray Hussey, its Senior Project Manager, and Brianna Bernard, its Project Manager. In 2016, Peter formed Carlson Strategic Land Solutions to continue providing clients with environmental solutions and is headquartered in San Juan Capistrano . CSLS has extensive experience preparing large, comprehensive and complicated, environmental documents. In almost all cases the work is done in-house by Peter, Ray, and Brianna.

In forming and growing CSLS Peter had to make a choice, stay small or grow into a large environmental consulting firm with a large technical staff. We decided to have the best of both worlds; stay small with the ability to grow instantly into a large firm with all technical capabilities. The benefit of this model to our clients is that the firm’s principals, who have the extensive environmental consulting experience, work directly on projects daily, without the distraction of managing a large staff. This model also provides project management consistency throughout the life of a project because, for example, Peter, as President of CSLS, is not moving to another firm.

City of Laguna Niguel: Paseo De Colinas Townhomes
CSLS Team Page 2 Certain projects require support from technical staff. When the need arises, we rely on our long-standing strategic partnerships with some of the best technical consultants in the industry. We work with them as an extension of our staff, seamless to the client. And quite frankly, our team communicates and works more efficiently than most larger firms with in-house technical staff. We have a strong relationship with generally two or three firms for each technical discipline that we can instantly call upon, which gives us equal to or better responsiveness than larger firms with in-house staff. Therefore, CSLS has all the technical capabilities of a large consulting firm and the ability to expand or contract as necessary to best serve its clients.

B. Similar Experience
CSLS has extensive experience preparing environmental documents for similar type projects. CSLS prepared Environmental Impact Reports and Initial Studies/ Mitigated Negative Declarations for the following three projects, all of which had extensive and complicated geotechnical conditions in infill settings surrounding by existing developed neighborhoods.
▪ SunPointe Residential, City of Laguna Niguel - A 53-lot gated subdivision on 19 acres in a hillside condition with geotechnical constrains. Known as the “ghost tract” SunPointe was graded in the 1960’s and abandoned because of unremediated landslides. Extensive community workshops were conducted to involve the surrounding community and City Council members. CSLS assisted the team and City’s sub consultant with the drafting of the CEQA Document, first a Mitigated Negative Declaration, followed by an Environmental Impact Report, and finally an Addendum to the Environmental Impact Report for a reduction in units.

Reference: City of Laguna Niguel
» Jonathan Orduna, Director of Community Development
[email protected]
949-362-4357

▪ Skyridge Residential Development, City of Mission Viejo – A 84-lot single family home development located on approximately 28.5 acres. Located along El Toro Road originally in the County of Orange and incorporated into the City of Mission Viejo, the Skyridge Project had a landslide plane that extended through the p roject site and underneath El Toro Road. Remedial grading required an over 100 -foot deep back cut to intercept the slide plane and construct an earthen key. The Skyridge project also had other environmental challenges including occupied coastal California gnatcatcher and a significant Native American site. Carlson drafted the EIR and processed all entitlements through the City, LAFCO, and obtained all biological regulatory permits.

City of Laguna Niguel: Paseo De Colinas Townhomes
CSLS Team Page 3

Reference: City of Mission Viejo
» Elaine Lister, Director of Community Development
[email protected]
949-470-3029

▪ Marywood EIR, City of Orange – A 40-lot single-family residential subdivision on an approximately 15-acre infill site. The Marywood site was originally developed as a Catholic girl’s school. A large canyon was filled during original grading, however the work was not done properly and the hillside continued to settle over the years, so much so, that buildings were out of level and cracking. The hillside was also settling toward two large water tanks owned by the City. The project required removal of all fill dirt and reconstruction and reco mpaction of the hillside, including construction of large retaining walls. The Marywood project also had the added environmental challenge in that the Catholic Girl’s school was eligible for listing on the State and National Historic Register. Carlson draf ted the EIR and obtained all entitlements through the City.

Reference: City of Orange
» Robert Garcia, Senior Planner
[email protected]
714-744-7231

CSLS has an extensive list of additional projects with complicated environmental documents. We would welcome the opportunity to share with you the extent of our experience.

C. The Team
The CSLS Team will be led by Peter Carlson as Contract Manager and as Lead Project Manager. Ray Hussey will function as Senior Project Manager. Brianna Bernard will function as CEQA Practitioner, GIS Specialist, and Biologist.

Based on the RFP, we understand t he Applicant will be providing the studies listed below.

• Visual Simulations
• Geotechnical
• Hydrology
• Conceptual Water Quality Management Plan (WQMP)

City of Laguna Niguel: Paseo De Colinas Townhomes
CSLS Team Page 4 Based on the RFP, CSLS Team will prepare the following studies.

• Air Quality/Greenhouse Gas /Energy
• Biological Resources
• Cultural Resources
• Noise Impact Report

While it is our goal to be completely responsive to the RFP, we strongly recommend a slight deviation based on our project experience. In addition to the list of technical studies being provided by the Consultant, we strongly recommend preparation of an Energy study, which CSLS has incorporated into its proposed scope.

The CSLS Team has been assembled to peer review studies prepared by the Applicant and prepare other required studies . O ur Team includes very talented consultants who are leaders in their fie lds. We have had long -standing working relationships with these consultants. From the client’s perspective, the relationship is seamless. And quite frankly, our team communicates and works more efficiently than most larger firms with in-house technical staff.

The following is an organizational chart and list of CSLS Team members followed by a brief biography for each team member. Complete resumes for the CSLS Team are provided in Appendix A.

Table 1. Team Member and Roles
Key Team Member Firm Role
Peter Carlson Carlson Strategic Land Solutions Contract Manager/Lead Project Manger
Ray Hussey Carlson Strategic Land Solutions Senior Project Manager Brianna Bernard Carlson Strategic Land Solutions CEQA Practitioner, GIS, Biology Curt Duke DUKE CRM Cultural and Native American
Tribal Resources
Robert Kahn
Bryan Estrada
RK Engineering Group, Inc Air Quality, Greenhouse Gas,
Energy, Noise
City of Laguna Niguel: Paseo De Colinas Townhomes
CSLS Team Page 5

Peter Carlson | CSLS | President
As President of Carlson Strategic Land Solutions, Peter’s expertise includes project management/project entitlement, CEQA/NEPA compliance, and biology/regulatory permitting. He has prepared numerous environmental documents for a wide variety of public and private projects including regional mitigation sites, residential and commercial development, parks and lighted ball fields, schools, churches, roadways, and storm drain f acilities. His strong planning background and ability to review and understand technical documents (including traffic, hydrology, biology, and geology) enables him to prepare environmental documents with a clear understanding of the project objectives and technical details, all the while fulfilling the City’s goals and visions.

Peter spent 12 years working as a public sector planner for the cities of Newport Beach and Laguna Niguel. In 1999, Peter joined a private environmental consulting firm where he served as Vice President until 2016. His tenure at the private environmental consulting firm, he managed a team of environmental planners, regulatory specialists and biologists, and served as Principal -in-Charge on many of the firm’s more complicated and high -profile projects. In 2016, Peter formed Carlson Strategic Land Solutions to continue providing clients with environmental solutions.

Ray Hussey | CSLS | Senior Project Manager
Ray manages and prepares environmental documents for public agen cies and private developers throughout California. His experience includes preparation of CEQA and NEPA documents for roadway widenings, transit centers, retail centers, commercial Peter Carlson | Contract
Manager and Lead Project
Manager
Ray Hussey | Senior Project
Manager
Subconsultants
DUKE CRM | Cultural Resources
RK Engineering Group Inc | Air
Quality and Greenhouse Gas; Noise;
and Energy.

Brianna Bernard | CEQA
Practitioner, GIS, Biological
Resources

City of Laguna Niguel: Paseo De Colinas Townhomes
CSLS Team Page 6 centers, industrial warehouses, residential subdivisions, and Specific Plan s. As a Senior Project Manager, Ray works directly with agency staff and project applicants. As a result of this experience in combination with his municipal planning experience, Ray has developed a comprehensive understanding of the environmental issues associated with the environmental review of private and public development, infrastructure and planning projects and has developed an expertise in the procedures required by CEQA.

Brianna Bernard | CSLS | Project Manager
Brianna is a Project Manager and Biologist at CSLS. Her educational background at California Baptist University has given her the foundation for working with other biologists and ecologists. She specializes in research and the preparation of technical reports and environmental documents in support of CEQA. Brianna has co -authored Environmental Impact Reports and Specific Plans, and assisted applicants in processing regulatory permits. Prior to joining CSLS, Brianna worked as Biologist and Project Manager at a private consulting environmental firm, where her duties included assisting in the preparation of CEQA documents and compliance, project entitlements, regulatory permits, biological surveys and monitoring, and preparation of biological technical reports. Brianna utilizes her knowledge from prior experience to find the best solutions with her specialized skills.

Curt Duke | Duke CRM | Cultural Resources
Curt is the President and Principal Archaeologist of DUKE CRM. He meets the Secretary of Interior’s Pro fessional Qualifications Standards for Prehistoric and Historical Archaeology. He has over 18 years of professional cultural resources experience. Curt is a Registered Professional Archaeologist (RPA No. 15969). He is well-versed in Section 106 of the NHPA , NEPA, and CEQA. He has conducted more than 3,500 cultural resources assessments for various clients in California, Nevada, and Arizona. Curt is responsible for ensuring that the quality of analysis and reporting meets or exceeds appropriate local, state, and federal standards.

Robert Kahn | RK Engineering Group, Inc | Air Quality, Greenhouse Gas, Energy , and Noise
Robert has worked in the fields of transportation planning/traffic engineering and environmental engineering for over forty years. He is a recognized expert in the areas of transportation studies. Other areas of expertise include air quality/greenhouse gas analysis and acoustical engineering. Robert has prepared numerous transportation management plans to reduce impacts from an air quality standpoint. He has also evaluated projects to develop cost effective measures to reduce noise impacts from both mobile and stationary noise sources.

City of Laguna Niguel: Paseo De Colinas Townhomes
CSLS Team Page 7 Bryan Estrada | RK Engineering Group, Inc | Air Quality, Greenhouse Gas, Energy , and Noise
Bryan is a native of Southern California and also stayed in the area by attending the University of Southern California, Irvine where he received a Bachelor of Arts degree in Urban Studies. Bryan’s multidisciplinary background is concentrated around current transportation challenges and their physical, economic, and environmental impacts on urban areas. Bryan continues to be committed to solvi ng problems related to community health, environmental protection, and sustainable development. Bryan's experience includes air quality impact studies, greenhouse gas assessments, energy assessments, acoustical studies, traffic impact reports and parking studies. He regularly performs field assessments and inventories of project sites. Bryan has been involved in both the public and private sector and has experience organizing community outreach programs and working with city staff and elected officials.

D. Work Plan
The scope of services for the Initial study and subsequent CEQA Document will be implemented in accordance with both State and City of Laguna Niguel CEQA Guidelines. Based on the information presented the CSLS team has determined an Initial Study/Mitigation Negative Declaration (IS/MND) the most appropriate document, which is the assumption included in this proposal . The following summarizes our proposed scope of work.

TASK 1: KICK-OFF MEETING WITH STAFF & PROJECT DESCRIPTION CSLS’s approach to the CEQA document is based on the preparation of a comprehensive project description. By working with the City to ask the right questions and conducting a thorough review of the Project plans submitted by the Applicant .

CSLS will prepare a comprehensive project description to identify issues to be resolved early in the process and set the direction for the remainder of the environmental document and subsequent actions as necessary. Creating a comprehensive project description is imperative because post technical study revisions are very costly and time consuming. In addition, critical gaps in analysis can result in recirculation and/or future addendums, affecting cost and schedule. The kick-off meeting with City staff and the Applicant’s team would include the following:

» Develop comprehensive draft and final Project Description » Determine any additional information necessary
» Develop Project Schedule

TASK 2: RESEARCH, FIELD INVESTIGATION, AND TECHNICAL ANALYSIS As part of this task, CSLS will review the technical studies provided by the Applicant to ensure that the technical reports are comprehensive. Furthermore, the technical studies City of Laguna Niguel: Paseo De Colinas Townhomes
CSLS Team Page 8 will be reviewed for consistency with the Project Description and consistency with other technical reports.

» Peer review technical studies and project plans
▪ Applicant prepared technical reports listed in the RFP include:

Engineering Plans, Visual Simulations, Geotechnical and Soil Feasibility, Traffic Study, Hydrology, Water Quality Management and Plan. ▪ Consultation and Coordination with Applicant and Technical Consultants for incorporation of any revisions or edits.
» Provide a statement to the City confirming the final adequacy of the Applicant prepared technical studies for CEQA.

TASK 2A: PREPARE ADDITIONAL TECHNICAL STUDIES
In addition to peer reviewing technical studies prepared by the Applicant, the CSLS Team will prepare the following technical studies . All tech nical studies will be in accordance with the approved City of Laguna Niguel CEQA Manual.

Air Quality: The proposed Project falls under the jurisdiction of the South Coast Air Quality Management District (SCAQMD). The demolition of existing buildings, construction, and long-term operation of future residential uses at the Project site would result in emissions of criteria air pollutants and ozone precursors. The CSLS Team will prepare an Air Quality Impact Analysis in accordance with the procedures and methodologies set forth in the City’s CEQA Manual and SCAQMD's requirements.

Biological Resources: The CSLS Team will conduct a biological records search through the wildlife resources database for potential of species that could occur on the Project site, vegetation mapping, determination of suitable habitat for sensitive species , a site inspection and presence of any jurisdictional drainages or features. Following the site inspection, the CSLS Team will prepare a technical assessment evaluating the biological resource impacts.

Cultural Resources: The CSLS Team will conduct a records search through the Southern Central Coastal Information Center (SCCIC), a search of the Native American Heritage Commission (NAHC) Sacred Lands file, and a search of the Los Angeles County Natural History Museum (LACNHM) and prepare a technical report evaluating the potential for archaeological, paleontological, and cultural resource impacts.

Since the Project includes preparation of an environmental document resulting in a General Plan Amendment , the City of Laguna Niguel must comply with the requirements of AB 52 and SB 18 by submitting notices to the NAHC and tribes registered with the City. While all notification and consultation with the Native American Tribes must be initiated by the City, the CSLS Team proposes as part of this task to draft the notification letters on behalf of the City and serve as the point of contact to the Native American Tribes if consultation is requested.

City of Laguna Niguel: Paseo De Colinas Townhomes
CSLS Team Page 9

Please note, under SB 1 8, the Native American tribes have 90 days to respond to the notification. An environmental document cannot be released for public review prior to the end of this notification period. Therefore, one of CSLS’s first tasks is to assist the City with initiating notification with NAHC under SB 18.

Energy: In light of the 2019 CEQA guideline revisions that were adopted into law on December 28, 2018, an energy analysis report is now required to address the new topical area in CEQA. The CSLS Team will prepare a n Energy Analysis applicable to local, state and federal energy regulations and the City’s CEQA Manual.

Greenhouse Gas Emissions/Global Climate Change: Demolition of existing structures, construction and operation of future residential uses would generat e greenhouse gas (GHG) emissions. GHG emissions sources during demolition and construction would include the operation of construction equipment and worker vehicle trips, while GHG emissions attributable to project operations would include the following so urces: area sources, mobile sources, energy consumption (electricity and natural gas), water consumption, and solid waste generation. The CSLS Team will prepare a Greenhouse Gas Technical Report that assesses whether project demolition, construction and implementation would have a direct or indirect impact on the environment and/or conflict with the implementation of the California Air Resources Board’s (CARB) Climate Change Scoping Plan and any similar plan for Climate Change that the City may have adopted.

Noise/Vibration: The CSLS Team will evaluate the potential construction noise and vibration impacts on any nearby sensitive uses and report the findings and any necessary mitigation measures in a Noise Technical Report , consistent with the City’s CEQA Manual. The scope of the noise/vibration analysis includes:

- Ambient Noise Survey: Conduct existing background sound level measurements in the project site environs to establish baseline noise conditions to be utilized in assessing potential project i mpacts. The noise survey will include a sufficient number of short -term locations and at least one long-term (24 hours or more) measurement.

- Construction Noise Estimations: Based on the site geometry and proposed construction plans, estimate noise levels from activities during each phase of construction at nearby noise -sensitive properties (residential and school) in the vicinity of the project site.

- Construction Vibration Assessment: Based on most current empirical data available in literature, information on heavy construction equipment to be utilized for the project, and site topography, estimate the highest expected vibration levels at the nearest existing structures to the project site.

City of Laguna Niguel: Paseo De Colinas Townhomes
CSLS Team Page 10

- Noise and Vibration Impact Determination: Compare the estimated noise levels from construction activities to measured existing background noise levels and the City’s applicable noise criteria to determine the level of significance of noise effects in the surrounding community during construction. Also, compare the estimated construction vibration levels to well -established perceptibility and building damage criteria to assess whether significant vibration impacts might occur due to the project construction. If either noise or vibration significant impacts are identified, recommend specific mitigation measures to lower impacts to below significant.

- Technical Report: Prepare and submit an acoustical report that provides the methods, data, and findings of the study.

Traffic is a key topic for any p roject within the City of Laguna Niguel. With the implementation of SB 743, traffic studies in CEQA documents may only focus on VMT.

The RFP indicated that a traffic study was prepared by the applicant in 2019. It is our understanding this traffic study, which likely only includes a level of service analysis, has been determined by the City to be sufficient for analysis of the proposed Site Development Permit. Based on the City’s recently adopted Transportation Assessment Guidelines, the Paseo de Colinas Townhome project would be exempt from VMT analysis because of the small size of the project (i.e., generates less than 500 trips per day). Therefore, in the IS/MND, we recommend an explanation of the VMT guideline s and a conclusion the project would have a less than significant traffic impact.

The City’s Local Transportation Guidelines retain the requirement for applicants to prepare traffic studies based on a Level of Service analysis. It is our opinion this stud y should be incorporated into the record through a staff report and not within the IS/MND, provided the study does not result in a requirement for a transportation improvement that would produce an environmental impact. CSLS will provide staff with assistance reviewing the LOS study and drafting an analysis of the study for inclusion in the staff report.

TASK 3: DRAFT INITIAL STUDY/MITIGATED NEGATIVE DECLARATION An Administrative Draft Initial Study ( IS) will be submitted to the City for review and comment. The IS will identify the specific issues within each environmental topic area identified in the City’s approved environmental checklist and indicate the area(s) where potentially significant impacts may occur as a result of implementation of the proposed project, utilizing available information (e.g., previous CEQA documents and related technical information, technical studies prepared for the proposed project, etc.) to be included within a Mitigated Negative Declaration (MND). The CSLS Team is assuming a MND instead of a Negative Declaration (ND) due to demolition involved in Project implementation and its potential impact on air quality, greenhouse gas, and noise.

City of Laguna Niguel: Paseo De Colinas Townhomes
CSLS Team Page 11 Task 3.1: Prepare, Distribute Notice of Intent, and Mitigated Negative Declaration
An Administrative Draft IS/MND will be submitted to the City for review and comment.

The City’s comments will be incorporated into the Draft IS/MND prior to the filing of the Notice of Intent (NOI) and 30 -day public comment period. This work effort will encompass both primary and secondary research to establish the ambient environmental conditions, understand in detail the environmen tal impacts associated with the proposed project, evaluate proposed mitigation measures and/or recommend additional mitigation measures to eliminate or reduce environmental impacts to an acceptable level.

CSLS will prepare and file the Notice of Intent (N OI) / Notice of Availability (NOA) for the 30-day public review period.

TASK 4: PREPARE FINAL IS/MND
At the end of the State -mandated 30-day public review period, all comments received by the City from local, State and other responsible agencies and inter ested parties will be forwarded to CSLS. Each comment will be addressed as it relates to the adequacy of the IS/MND. An appendix to the Final MND will be prepared that includes a listing of each agency/individual commenting on the IS/MND, the corresponden ce received from the commentator, and the responses prepared for each relevant comment. The draft response to comments will be submitted to City staff for review and comments.

CSLS recommends that the City follow the same procedure for responding to comments on an IS/MND as included in Section 21092.5 by distributing responses to commenters by certified mail at least 10 days prior to City action.

The Final IS/MND will include the response to comments and Mitigation Monitoring Reporting Program (MMRP). The MMRP will be presented to the City and will identify each mitigation measure to be carried out if the Project is implemented, the entity that will be responsible for implementing the mitigation measure(s), and the timing of each measure. If necessary, the Final IS/MND will include “redline/strikeout” revisions that reflect changes resulting from comments received during the public review and comment period. A complete Final IS/MND will be submitted to the City for proof-check prior to formal print production.

Following the final City action on the Project, a Notice of Determination (NOD) will be prepared and filed at the County of Orange Clerk’s Of fice within three days of the decision and IS/MND certification. The Applicant will be responsible to pay for the Fish and Game fees and filing fee.

City of Laguna Niguel: Paseo De Colinas Townhomes
CSLS Team Page 12 TASK 5: CITY STAFF COORDINATION AND PUBLIC HEARING ATTENDANCE CSLS proposes to attend meetings with Staff/Applicant and Public Hearings as follows:

• one kick-off meeting;
• up to five meetings with Staff to discuss work program and progress, resolve any issues, to review comments on administrative documents and receive any necessary direction from City staff;
• attendance up to four public meetings (Planning Commission hearings and City Council hearings); and
• conference calls or meetings (as necessary) with staff and/or Applicant.

Peter Carlson will attend each of the meetings and be responsible for making all presentations and responding to questions raised during the aforementioned meetings and/or hearings as directed by City staff. The CSLS team will be available to present the analysis and findings from the IS/MND t o the decision makers at the Planning Commission and City Council public hearings at the direction of Staff. The CSLS Team has extensive experience making presentations at public hearings and will work with City staff to tailor the presentation appropriately.

TASK 6: REIMBURSABLE EXPENSES
Miscellaneous expenses, such as Federal Express, mileage , and postage and certified mail are billed as reimbursable expenses for the actual cost.

Reprographics costs range depending on the size of the document and the number of color exhibits. CSLS requests the City require the Applicant to provide an account number at a qualified reprographics firm and all document preparation costs would be billed directly to the Applicant’s account number. CSLS will transmit all documents electronically to the reprographics firm and have the hard copies delivered directly to the City. Therefore, the budget for reimbursable expenses does not include reprographics.

E. Deliverables
Miscellaneous expenses, such as reprographics, Federal Express, photo processing, mileage and postage and certified mail as required for NOP, response to comments, and state clearing house copies, which are billed as reimbursable expense s for the actual cost. We have no t included any reimbursable costs for reprographics into the Cost Estimate, instead, we recommend that the Client set up a Reprographics account to which all costs of printing can be charged to. We have had success with the project Applicant providing an account number at a qualified reprographics firm and all document preparation costs are then billed directly to the Applicant’s account number.

In addition, submittal to the State Clearinghouse (SCH) is now made digital ly directly City of Laguna Niguel: Paseo De Colinas Townhomes
CSLS Team Page 13 through OPR website. The CSLS Team is an approved submitte r through the OPR CEQAnet website.

Task 1: Kick-Off Meeting with Staff & Project Description » 1 Kick-off Meeting
» Draft and Final Project Description (electronic copy; word and pdf format)

Task 2: Research, Field Investigation, and Technical Analysis » Peer Review Applicant Prepared Technical Studies including Visual Simulations, Geotechnical and Soil Feasibility, Hydrology, and Water Quality Management Plan » Memo and Statement regarding sufficiency of technical studies for the Draft IS/MND (electronic copy)
» Air Quality, Greenhouse Gas, Energy Report (electronic copy; word and pdf format)
» Biological Report (electronic copy; word and pdf format) » Cultural Report and Tribal Notification and Consultation (electronic copy; word and pdf format)
» Noise and Vibration Report (electronic copy; word and pdf format)

Task 3: Draft Initial Study / Mitigated Negative Declaration

Administrative Draft IS/MND for City Review
» Administrative Draft IS/MND (electronic copy: word and pdf format) » Two (2) bound printed copied of Administrative Draft IS/MND including technical studies
» Revised IS/MND as applicable (electronic copy: word and pdf format)

Public Review Draft IS/MND
» Draft IS/MND (electronic copy: word and pdf format)
» Three (3) bound printed copied of Administrative Draft IS/MND (technical studies to be provided on a flash-drive or CD on inside cover of each copy) » One (1) unbound three -hole punch printed copied of Administrative Draft IS/MND and Technical Studies
» Notice of Intent (electronic copy: word and pdf format) » Distribution list to include all responsible and trustee agencies as well as interested organizations and individuals on the City’s distribution list (electronic copy: word and pdf format)
» Revised IS/MND as applicable (electronic copy: word and pdf format)

State Clearing House Submittal
» SCH is all electronic and may be uploaded directly to the website » Submittal to County Clerk’s Office (Electronic)

City of Laguna Niguel: Paseo De Colinas Townhomes
CSLS Team Page 14 Task 4: Final Initial Study / Mitigated Negative Declaration

Final IS/MND
» Draft Response to Comments (electronic copy)
» Final Response to Comments (electronic copy)
» Draft Mitigation Monitoring and Reporting Program (electronic copy) » Proof-check Final IS/MND with Mitigation Monitoring and Reporting Program (electronic copy)
» Final IS/MND (electronic copy)
» 1 Unbound h ard copy (three -hole punched) of the Final IS/MND and Technical Studies
» 10 Bound Copies of Final IS/MND and Technical Studies (Technical studies to be included on a flash-drive or CD inside cover of each copy) » 1 copy Notice of Determination (electronic copy)

State Clearing House Submittal**
» 1 electronic copy of the Notice of Determination

**SCH is all electronic and may be uploaded directly to the website

Task 6: Meeting/Public Hearing Attendance and Participation » Attendance at Kick-Off Meeting
» Attendance of up to 5 additional City staff Meetings
» Attendance of up to 4 public meetings
» Monthly conference calls or meetings

F. Schedule
The complete IS/MND process can be accomplished in approximately 7 months (sooner if possible) from issuance of the Notice to Proceed, assuming the Applicant’s project is ready to proceed, and the Applicant’s portion of the technical studies have been completed and submitted . An initial schedule is presented below. Several key milestones will affect the remainder of the schedule. We have assumed City review of documents will require two weeks. The assumptions made for the response to comment period is dependent on the number of comments. If the project is highly controversial and numerous comments are submitted, the time to respond to comments could be extended.

Table 2. Anticipated Schedule

Description Estimated Time
Project Kick Off Month 1
Initiate SB 18 and AB 52 Tribal Notification Month 1
Peer Review Applicant Technical Reports Month 11
Prepare Additional Technical Reports Month 1 - 2
City of Laguna Niguel: Paseo De Colinas Townhomes
CSLS Team Page 15 Description Estimated Time
Prepare Administrative and Public Review Draft IS/MND Month 2 - 4 - Revise IS/MND per City comments Month 4
Prepare and Distribute Notices, Draft IS/MND and begin Public Review Period (30 days) Month 5
Prepare Final Environmental Document Month 5 - 6
- Prepare Draft Response to Comments2 2 weeks
- City Review Draft Response to Comments 1 week
- Revise Draft Response to Comments 1 week
- City 2nd review of Draft Response to Comments 1 week
- Finalize Response to Comments and Final IS/MND 1 week Prepare Mitigation Monitoring and Reporting Plan3 Month 6 City Review Final IS/MND Package, including MMRP Month 6 Prepare and Distribute Final Env. Doc Month 7
Public Hearings – Planning Commission and City Council Month 7 Draft and File Notice of Determination Month 7
1 Preparation of Administrative Draft IS/MND depends on completion/approval of applicant technical studies. Should the technical studies prepared by the applicant be delayed or inadequate, the delay would impact the overall project schedule . 2 CEQA does not require preparation of response to comments for an IS/MND, however, CSLS recommends responses as a good practice and has therefore included hours in this example. 3 Would be prepared during the 30-day public review and comment period.

G. Cost Proposal
Attendance at additional meetings/hearings will be charged at the rates listed below.

▪ President $200/hour
▪ Senior Project Manager $185/hour
▪ Project Manager $150/hour

Within the CSLS budget, CSLS proposes monthly conference calls or meetings (as necessary) with staff and/or the applicant to discuss or clarify aspects of the analysis.

Additional breakdown of task is available upon request.

City of Laguna Niguel: Paseo De Colinas Townhomes
CSLS Team Page 16 Cost Estimate Summary Sheet
City of Laguna Niguel – Paseo De Colinas Townhomes Proposal Task Description Fee
1 Kick-off Meeting with Staff & Project Description $1,470 2 Research, Field Investigations, & Technical Analysis1 $35,220 3 Draft Initial Study/Mitigated Negative Declaration $25,090 4 Prepare of Final Initial Study/Mitigated Negative
Declaration $7,170
5 Meetings / Public Hearing Attendance and Participation $7,900 6 Reimbursables Expenses2 $1,000
GRAND TOTAL $77,850
(1) CSLS does not mark up the cost of Subs.
(2) Reimbursable expenses include mileage, postage, CDs, advertising for public noticing and mailings, and are billed at actual costs with no markup. The reimbursable budget is an estimate only. The reimbursable budget does not include reprographics, which are assumed to be billed directly to the Applicant through an account with a reprographics firm.

City of Laguna Niguel: Paseo De Colinas Townhomes
CSLS Team Page 17

Appendix A: Team Resumes

CSLS Team A -1

SUMMARY
Mr. Carlson’s role is leading the CSLS Team and he will function as the daily contact and team leader. Mr. Carlson’s experience includes 12 years working for local jurisdictions as a planner and 21 years as an environmental consultant, working for both pub lic agencies and private sector development applicants. With 3 3 years of experience, he has worked on a wide variety of complicated projects and as a result, brings a combination of technical expertise, environmental analysis experience, and leadership to the City and the project team

SELECT PROJECTS
SERRANO SUMMIT – CIVIC CENTER ADDENDUM | CITY OF LAKE FOREST | LAKE FOREST, CA
The City previously prepared two environmental documents. First, in 2008, the City prepared the City of Lake Forest Opportunities Study Program Environmental Impact Report (SCH No. 2004071039), dated May 2008. The City also used that programmatic EIR for a pproval of the Development Agreement between the City and IRWD. Second, in 2012, the City prepared the “Serrano Summit Area Plan 2009 -01 and Tentative Tract Map No. 17331 Environmental Impact Report, January 2012” (SCH No. 2011051009), tiered off the Opportunity Studies Program EIR. The City relied on that site-specific EIR for approval of the Area Plan, Tentative Tract Map, and Use Permit.

The proposed modifications included revisions to the Development Agreement, the Area Plan, the Use Permit, Tentative Tract Map, and the Civic Center. Due to the actions that constitute the modified Project relied on two separate EIRs (the DA was approved by the OSA Program EIR, and the Area Plan and TTM were approved by the Serrano Summit project level EIR) and the amen dments to the prior actions are now being considered as one Project, the City determined that an Addendum to both EIRs was necessary. Mr. Carlson prepared the EIR Addendum that captures the revisions of both the documents into a single document. The EIR Addendum was approved and a NOD filed on November 2, 2016.

MARYWOOD RESIDENTIAL DEVELOPMENT | THE NEW HOME COMPANY | ORANGE, CA Mr. Carlson managed all aspects of a 40-lot single-family residential subdivision on an approximately 15-acresre infill site completely surrounded by existing residential uses. The Project site was previously being used as the Marywood Pastoral Center with 14 buildings totaling approximately 102,000 square feet of religious, educational, and office used by Diocese of Orange, and deemed eligible for the state and federal registers of historic places. Additionally, the site had a unique geologic condition, where the original fill in a deep canyon continued to settle for 50 years, causing buildings to be as much as 7-inches out of level. Furthermore, the slope of that canyon was settling toward two above ground City water tanks. Mr. Carlson prepared the EIR and led the community outreach and governmental relations.

SKYRIDGE RESIDENTIAL DEVELOPMENT | CALATLANTIC HOMES | MISSION VIEJO, CA Mr. Carlson managed all aspects of an 84 -lot subdivision on 40 areas, which included annexation from the County of Orange to the City of Mission Viejo. Mr. Carlson’s responsibilities included leading the entitlement team, preparing the EIR, and secur ing all Resource Agency permits. Peter led the team through several significant challenges including a large landslide, significant Native Peter Carlson | CSLS | President
YEARS OF EXPERIENCE:
33 years

EDUCATION
B.A. Environmental Studies,
with an emphasis in Urban
Planning and History:

University of California,
Santa Barbara, 1987

PROFESSIONAL AFFILIATIONS
Association of
Environmental Planners
American Planning
Association

CSLS Team A - 2
American site, occupied endangered coastal California gnatcatcher habitat, resource agency permits including creating off-site habitat, and annexation into Mission Viejo.

CITY OF LAKE FOREST CIVIC CENTER | CITY OF LAKE FOREST| LAKE FOREST, CA Mr. Carlson prepared and secured all Regulatory Permits, including a U.S Army Corps of Engineers Individual Permit, 1602, 401, and Biological Opinion for impacts to a perennial drainage associated with construction of the City of Lake Forest Civic Center. Included in the permits is on-site mitigation designed and field implemented by Mr. Carlson to create a parallel natural drain age to remaining preserved area. Mr. Carlson also prepared an Addendum to two prior EIR’s to accommodate changes to a Development Agreement and project design associated with a neighboring development.

CUCAMONGA CREEK WATERSHED REGIONAL WATER QUALITY PROJECT | CITY OF ONTARIO| CHINO, CA Cucamonga Creek Watershed Regional Water Quality Project (Mill Creek Wetlands) is a 52 -acresre natural wetland system that provides water quality, recreation, and habitat restoration benefits, located in the Prado Basin. Mr . Carlson led a multi -agency partnership with the USACRESE, City of Ontario, City of Chino, San Bernardino County Parks, Orange County Water District, and the Inland Empire Utilities Agency to make this award-winning project a reality. Mr. Carlson prepared the CEQA and NEPA documentation, biological technical studies, secured all regulatory permits, and assisted with governmental relations and program management services. He oversaw construction to confirm compliance with all required environmental measures and managed the design and implementation of all plant material. The project has won numerous grants and awards, including the Outstanding Public Sector Civil Engineering Project Award by the American Society of Civil Engineers in June 2014. Currently, C SLS is under contract with the City of Ontario to manage and operate the Wetlands.

THREE OAKS (WALNUT HILLS) | WALNUT, CA
Mr. Carlson drafted the Specific Plan, Design Guidelines, and secured USACRESE, CDFW, RWQCB permits and led USFWS Section 7 Consultation for the original 268-lot subdivision. The site included over 200 acres of golf course, 200 acres of Habitat Restoration (Coastal Sage Scrub and Oak Walnut Woodland), and trail system. Subsequent to project approval, the golf course was dropped from the plan and the habitat restoration increased. Recently, Mr. Carlson drafted an amendment to the Specific Plan, an Addendum to the EIR, and processed an 18-lot subdivision on what was previously designated the golf clubhouse and parking lot.

ON-CALL ENVIRONMENTAL SERVICES | MVUSD | MURRIETA, CA
Mr. Carlson led the team that was the prime environmental consultant for Murrieta Valley Unified School District (MVUSD) on the construction of its last three schools, totaling over 150 project acres and 775,000 squ are feet of building space. Mr. Carlson prepared EIR’s for two of the three high schools in the District (Murrieta Mesa and Vista Murrieta); an EIR for a K -8 middle school; IS/MND’s for three elementary schools; and an IS/MND for conversion of the District’s bus fleet to compressed natural gas. Mr. Carlson managed all technical consultants, conducted public scoping meetings, conducted community outreach, drafted the environmental documents, and made presentations to the MVUSD Board of Trustees.

In addition to the preparation of the CEQA documentation, Mr. Carlson conducted outreach within the Community, and managed the implementation of mitigation programs. Portions of the project sites were occupied by endangered species, thus requiring extensive n egotiations with the USFWS and CDFW.

CSLS Team A - 3

SELECT PROJECTS
ARANTINE HILLS SPECIFIC PLAN | CITY OF CORONA | CORONA, CA Working under contract to the City of Corona, Mr. Hussey managed preparation of an EIR for the Arantine Hills Specific Plan (SP), a then 276 - acre master planned community including residential, general commercial, mixed- use, open space and parkland uses. In total, the project’s original plan was to support 1,621 residential units, 745,300 sf of commercial space, and four public parks totaling 15 acres.

In 2015, Mr. Hussey commence d sole source work efforts for the City in the preparation of a Supplement to the Certified EIR addressing an Amendment to the approved SP and a Development Agreement (DA) requiring the Applicant provide the City with approximately $40 million toward construction of the I -15/Cajalco Road interchange improvements and in turn allow development of approximately half of the planned residential units.

In 2018, Mr. Hussey commenced sole source work efforts for the City in preparation of an Addendum to the EIR addressing another Amendment to the approved SP. The SP Amendment included changes to increase the boundary of the planning area by approximately 32 acres but with no net increase inresidential or commercial development.

In 2018, Mr. Hussey again commence d sole source work efforts for the City in preparation of an Supplement the EIR addressing the third Amendment to the SP. The SP Amendment expanded the acreage of the commercial planning area by adding in a remnant parcel near the southbound on ramps to the I-15 freeway owned RCTC.

SUNFLOWER RESIDENTIAL NEIGHBORHOOD (TTM20217) | CITY OF RIALTO | RIALTO, CA Working under contract to the Applicant, Mr. Hussey managed preparation of an IS/MND for the Sunflower Residential Neighborhood proposal to develop 184 residences on approximately 16 acres on Foothill Boulevard in Rialto. The project included open space and recreational amenities and incorporated design elements of the Foothill Corridor SP. The IS/MND addressed an unusual regulatory issue created by the Applicant who had cleared and rough graded an adjacent drainage that contained potentially regulated plants and habitat.

SAFETY HALL/COURTHOUSE DEMOLITION | CITY OF REDLANDS | REDLANDS, CA Under contract to the City, Mr. Hussey managed preparation of an IS/MND for a residential - commercial mixed-use project proposing to demolish the Safety Hall and Courthouse buildings, two buildings older than 50 years in age and potentially historic. The IS/MND evaluated the project plan to stockpile usable soils resulting from the demolition process.

CALIFORNIA BAPTIST UNIVERSITY SPECIFIC PLAN AMENDMENT | CITY OF RIVERSIDE | RIVERSIDE, CA Mr. Hussey managed preparation of an EIR for an amendment to the CBU SP. The SP Amendment was needed to accommodate an expansion of curriculum offered at CBU and a corresponding increase in student enrollment from 8,414 to 12,000 total students by year 2025. The SP would guide development of approximately 246,000 square feet (sf) of additional administrative, academic, and recreational building space.

Ray Hussey | CSLS | Senior Project Manager
YEARS OF EXPERIENCE:
33 years

EDUCATION
B.S. Environmental Policy
Analysis and Planning,
emphasis in Energy Policy:

University of California,
Davis, 1982

Master of City and
Regional Planning: Cal Poly
San Luis Obispo, 1988
(degree 1993)

PROFESSIONAL AFFILIATIONS
Association of
Environmental Planners
American Planning
Association

CERTIFICATIONS
American Institute of
Certified Planners

CSLS Team A - 4

SUMMARY
Ms. Bernard’s role will consist of project Biologist/Peer Review, Environmental Generalist and QA/QC. Ms. Bernard not only is an excellent biologist and regulatory specialist; she is also an accomplished CEQA practitioner and GIS specialist. Ms. Bernard’s role will include peer reviewing the biological technical report, tracking project details, preparing graphics, drafting EIR sections and performing QA/QC.

SELECT PROJECTS
MARYWOOD RESIDENTIAL DEVELOPMENT PROJECT | THE NEW HOME COMPANY |

ORANGE, CA
This project includes the proposed development of proposed 40 single -family residential homes on approximately 15-acresre project site. The Project site was previously being used as the Marywood Pastoral Center with 14 buildings totaling approximately 102,000 square feet of religious, educational, and office used by Diocese of Orange. Ms. Bernard conducted field assessments of biological resources, tree inventory, and performed due diligence assessments to identify sensitive habitats and potential for sensitive species within the project site and surrounding areas. She prepared a technical report to convey the results of the field assessments and due diligence findings. She also assisted the project managers with aspects of entitlement.

CUCAMONGA CREEK WATERSHED REGIONAL WATER QUALITY PROJECT (MILL CREEK WETLANDS) | CITY OF

ONTARIO, CA
Mill Creek Wetlands is a 52 -acresre natural wetland system that provides water quality, recreation, and habitat restoration benefits, located in the Prado Basin. The project is the result of a mult i-agency partnership with the USACRESE, City of Ontario, City of Chino, San Bernardino County Parks, Orange County Water District, and the Inland Empire Utilities Agency. Peter prepared the CEQA and NEPA documentation, biological technical studies, and ass isted with governmental relations, program management services, and regulatory permitting. Ms. Bernard assisted the project manager and updated the Regional Management Plan.

DHAMMAKAYA INTERNATIONAL MEDITATION CENTER SPECIFIC PLAN | AZUSA, CA Ms. Bernard assisted the project managers with aspects of entitlement for the 12 -acresre Dhammakaya International Meditation Center (DIMC), which is currently under City review and anticipated to be approved in September 2014. DIMC retreat has unique set of circumsta nces which required close coordination with City staff, which includes the design of a 69,179 square foot Meditation hall; the proposed design to re -construct the existing dormitories for visitors and guests; and the creation of formal gardens along with improving the existing gardens throughout the project site, all while holding the integrity and complementing the historical MacNeil Mansion found onsite. She assisted with review of the technical studies for the project, as well as the preparation of the S pecific Plan and review of the Environmental Impact Report.

Brianna Bernard | CSLS | Project Manager
YEARS OF EXPERIENCE:
6 years

EDUCATION
B.S. Biological
Science/Environmental
Science, California Baptist
University, Riverside, CA
2012

PROFESSIONAL

AFFILIATIONS
Inland Empire Women’s
Transportation Seminar
Board of Directors

CERTIFICATIONS/TRAINING
24 Hour HAZWOPER
Certification

Wetland Training
Institute Certified,
February 2015

2861 Pullman Street ● Santa Ana, CA 92705 ● Tel: (714) 648-0630 ● Fax: (714) 648-0935 ● www.ecorpconsulting.com

COVER LETTER
December 23, 2021
(P19-746.03)
Ms. Katie Crockett, Senior Planner
City of Laguna Niguel
30111 Crown Valley Parkway
Laguna Niguel, CA 92677
Via email: [email protected]

Subject: CEQA Consulting for Paseo De Colinas Townhomes – 29001 Paseo De Colinas, Laguna Niguel

Dear Ms. Crockett:

ECORP Consulting, Inc. (ECORP) is pleased to present our qualifications to the City of Laguna Niguel (City) in response to the Request for Proposal (RFP) for CEQA Consulting for the Paseo De Colinas Townhomes Project.

ECORP’s expertise and core disciplines are in California Environmental Quality Act (CEQA) and National Environmental Policy Act (NEPA) documentation, biological resources, cultural resources, regulatory permitting and compliance, habitat restoration, mitigation planning and implementation, agency consultations, water resources, air quality/greenhouse gas analysis, noise analysis, Geographic Information Systems (GIS), and Unmanned Aerial Systems (UAS). These services and skills are essential in helping our clients prepare the necessary documentation to comply with California and federal environmental regulations.

ECORP’s organizational structure includes an experienced Project Manager and multidisciplinary team of environmental specialists. ECORP will provide all of the services listed in the RFP work program in-house. The ECORP team includes staff with demonstrable Orange County project experience, drawn from our local and regional offices. Tom Holm, AICP, is an experienced manager of EIRs and IS/MNDs for planned communities and developments in Orange County and statewide.

ECORP’s approach to the Project emphasizes 1) efficient review of technical studies submitted by the applicant for completeness and sufficiency for use in the IS/MND; 2) ability to prepare remaining technical studies and services as needed to support the IS/MND (i.e., Air Quality Impact Report, Noise Impact Report, Greenhouse Gas Emissions Assessment, Biological Resources Assessment, Cultural Resources Assessment); and 3) preparation of a high-quality, user-friendly, and legally defensible IS/MND in compliance with CEQA and the City of Laguna Niguel CEQA Manual.

Our approach to local projects subject to a high level of public scrutiny places reliance on in-depth technical expertise, document quality control and assurance provided by senior CEQA practitioners, Ms. Katie Crockett
December 23, 2021

Page 2 of 2 ends

2861 Pullman Street ● Santa Ana, CA 92705 ● Tel: (714) 648-0630 ● Fax: (714) 648-0935 ● www.ecorpconsulting.com and outreach and engagement with stakeholders through the CEQA process to identify and address issues of concern.

You have ECORP’s commitment to the City and assurance of our dedication to the successful completion of this assignment and the production of legally defensible technical studies and environmental documents.

Tom Holm, AICP, Senior Environmental Planner/Project Manager in our Santa Ana office will serve as a primary contact with the City for this Project. Should you have any questions regarding this submittal, please contact Tom Holm at (714) 648-0630 or [email protected]. As Vice President, the undersigned is an authorized principal of ECORP Consulting, Inc.

Sincerely,
ECORP Consulting, Inc.

Anne Surdzial, AICP
Vice President
Director of CEQA/NEPA Services

CEQA Consulting for the Paseo De Colinas Townhomes Project December 23, 2021  3
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TABLE OF CONTENTS
Cover Letter........................................................................................................................................... 1 Table of Contents ................................................................................................................................. 3 Description of the Firm – ECORP Consulting, Inc. ............................................................................. 4 ECORP Firm Overview ......................................................................................................................................................... 4 Experience Relative to City Needs .................................................................................................................................. 5 Project Management Team ................................................................................................................. 6 Work Plan and Deliverables ................................................................................................................ 9 Project Understanding ........................................................................................................................................................ 9 Work Plan and Deliverables ........................................................................................................................................... 10 Task 1 – Kickoff Meeting and Project Description .............................................................................................. 11 Task 2 – Research, Field Investigation and Technical Analyses ..................................................................... 11 Task 3 – Draft Initial Study (IS)/Negative Declaration (ND) (or Mitigated ND) ....................................... 17 Task 4 – Final IS/ND (or MND).................................................................................................................................. 18 Task 5 – City Staff Coordination and Public Hearings ...................................................................................... 18 Preliminary Work Schedule ............................................................................................................... 20 Cost Proposal ...................................................................................................................................... 21

CEQA Consulting for the Paseo De Colinas Townhomes Project December 23, 2021  4
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DESCRIPTION OF THE FIRM – ECORP CONSULTING, INC.

ECORP Consulting, Inc. (ECORP) provides this Proposal in response to the City of Laguna Niguel’s (City’s) Request for Proposal (RFP) for the preparation of an Initial Study (IS) pursuant to the California Environmental Quality Act (CEQA) and the appropriate environmental document based on the conclusions of the IS, which the City anticipates to be a Negative Declaration or a Mitigated Negative Declaration (MND). The Proposal provides contact information for ECORP, including our local office in Santa Ana, California. The qualifications of ECORP are discussed in our Statement of Qualifications for On-Call California Environmental Quality Act (CEQA) Review Services (January 2020) previously submitted to the City. Key staff members are available to lead all services listed in the Scope of Services in the RFP.

ECORP’s Project Manager, Tom Holm, AICP, is an environmental analyst with over 35 years of experience in the environmental planning field. He has prepared and managed the preparation of numerous Environmental Impact Reports (EIR), Initial Study/Mitigated Negative Declarations (IS/MND), and Addendums for planned developments statewide. He will be ECORP’s primary representative for the Project.

ECORP Firm Overview
ECORP is a California S-Corporation established in 1998 that assists public and private clients with a wide range of environmental services including technical expertise in land use planning; biological, cultural, and water resources; and regulatory compliance with CEQA, National Environmental Policy Act (NEPA), Clean Water Act, Endangered Species Act (ESA), California Endangered Species Act (CESA), National Historic Preservation Act (NHPA), and
other laws and regulations. ECORP has established
professional working relationships with federal and state regulatory agencies, based on our technical excellence
and a thorough understanding of regulatory processes.

We regularly support clients in compliance with the
California Fish and Game Code (CFGC), Section 1602;
Clean Water Act, Sections 401, 402, and 404; NEPA;
NHPA, Sections 106 and 110; ESA, Sections 7 and 10;
CEQA; and CESA. We have well-established working
relationships with local agencies in Orange County and
the regulatory agencies, including the U.S. Army Corps
of Engineers (USACE), California Department of Fish and Wildlife (CDFW), the State Historic Preservation Officer (SHPO), Regional Water Quality Control Board (RWQCB), and the U.S. Fish and Wildlife Service (USFWS).

ECORP is a financially sound firm with over 130 employees in five offices (Santa Ana, Redlands, San Diego, Rocklin, and Chico) serving clients throughout California. Additionally, ECORP maintains Responsive and Available for
Unexpected Needs
“The ECORP team was very responsive
and always available for unexpected
questions or needs. They made the EIR
process run smoothly and timely. We
received excellent service.”
— Marilyn Simpson
Community Development Director
City of Irwindale

CEQA Consulting for the Paseo De Colinas Townhomes Project December 23, 2021  5
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offices in Flagstaff, Arizona and in Santa Fe, New Mexico. ECORP is registered with the Department of Industrial Relations (#1000012875). ECORP is a California Small Business-Public Works (SB-PW) and a Federal Small Business under NAICS code 541620, among others.

ECORP is experienced with assisting southern California planning and public works agencies through the environmental process. Our key staff have provided environmental analysis for projects in the following Orange County cities: Costa Mesa, Newport Beach, Anaheim, Santa Ana, Irvine, Laguna Beach, Huntington Beach, Orange, Lake Forest, Mission Viejo, Dana Point, and San Juan Capistrano.

Experience Relative to City Needs
The depth of experience of our CEQA management team and technical task leaders is highly suited to the work proposed in the City’s RFP. Examples of similar experience include the following:

Andalucia Apartments (Adagio on the Green), Orange County Client: City of Mission Viejo
Reference: Elaine Lister, Community Development Director; (949) 470-3000; [email protected]
Mr. Holm prepared an Initial Study/Mitigated Negative Declaration for 256 apartment units adjacent Oso Parkway, the Sunrise Senior Living Facility and Mission Viejo Country Club. Units were proposed in 4-story buildings with subterranean garage, including a density bonus of 25 percent of the base yield for very low- and low-income affordable units. The project included stabilization, revegetation, and restoration of Oso Creek, which bifurcates the 7.2-acre site. Significant issues included biological resources, hydrology, land use, views, and traffic.

St. Mark Presbyterian Church EIR, Orange County – City of Newport Beach Reference: James Campbell, Deputy Community Development Director, City of Newport Beach, 100 Civic Center Drive, Newport Beach, CA 92660; (949) 644-3210; [email protected]
Mr. Holm supervised preparation of a focused EIR for
this church, including 380-seat sanctuary, fellowship
hall, preschool, administration building, and nature
center on 11 acres overlooking Big Canyon, at
MacArthur Boulevard and San Joaquin Road. The
project required a GPA, zone change, PC Text
amendment, tentative parcel map, and use permit.

The St. Mark Church design reflects a desire to
maximize preservation of the existing natural canyon
setting, by using small building footprints with
structures located to minimize visual impact and
allow for continuous open space through the site.

St. Mark Presbyterian Church in Newport Beach
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The Reserve at Chino Hills, San Bernardino County
Client: City of Chino Hills
Reference: Michael Hofflinger, Senior Planner; (909)364-2777; [email protected] ECORP prepared an Initial Study/Mitigated Negative Declaration for a multi-family apartment complex buildout on 2.77 acres accessed through the existing Reserve at Chino Hills apartment complex located on Village Drive. The project required a Site Plan Review to develop the remaining 42 units within the Reserve at Chino Hills apartment complex that was approved by the County of San Bernardino in 1987. The project site is located on a sliver of vacant property between the existing apartment complex and 71 Freeway. Significant issues included noise, air quality, and construction and construction and operational health risk.

EIRs for Vista Verde and Alderwood Residential Projects, Orange County Client: City of Irvine
Reference: Bill Rodrigues, Principal Planner; (949) 724-6359; [email protected] Mr. Holm managed preparation of two EIRs for single-family residential developments on former elementary school sites proposed for conversion by William Lyon Homes and the Irvine Unified School District. The Vista Verde Project in University Park (PA 20) proposed to develop the former school site with up to 66 detached single-family homes on approximately 8.47 gross acres. The Alderwood Project in Woodbridge (PA 15) sought approval to develop the existing staff resource center and former school site with up to 48 detached single-family homes on approximately 6.2 gross acres. Issues for resolution through neighborhood meetings and the EIR process included land use interface, buffers and loss of institutional open space, aesthetics/views/lighting, tree removal, neighborhood traffic patterns and access, noise/vibration, and parks/recreation.

Wardlow and Lamb Residential Projects, Orange County
Client/Owner: City of Huntington Beach/TRI Pointe Homes, Southern California Mr. Holm managed preparation of two IS/MNDs for surplus K-12 school sites in Huntington Beach proposed for development of a total of 130 single family homes. Issues for resolution through neighborhood meetings and the CEQA process included land use interface/buffer, loss of active recreational open space, aesthetics, and neighborhood traffic patterns.

PROJECT MANAGEMENT TEAM
The key Project Management and Technical Support personnel and their roles include:
♦ Anne Surdzial, AICP – Principal/QA-QC Manager
♦ Tom Holm, AICP – Project Manager/Primary Contact
♦ Lindsay Liegler – Assistant Project Manager/CEQA Support ♦ Seth Myers – Air Quality/Greenhouses Gases/Noise/Energy Task Lead CEQA Consulting for the Paseo De Colinas Townhomes Project December 23, 2021  7
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♦ John O’Connor, Ph.D., RPA – Cultural Resources/AB 52 Task Lead ♦ Carley Lancaster – Biological Resources Task Lead
Brief descriptions of the team’s key personnel qualifications are in this section. Resumes are included in ECORP’s Statement of Qualifications for On-Call CEQA Review Services (January 2020).

Anne Surdzial, AICP – Principal and QA/QC Manager
Ms. Surdzial is an environmental analyst with more than 30 years of experience in the planning field.

She has prepared and managed the preparation of ISs/EAs and EIRs/EISs for a variety of projects subject to review under CEQA and NEPA. As a Vice President and Director of CEQA/NEPA Services for ECORP, she is responsible for ensuring consistency and quality of all CEQA and NEPA products companywide. Her expertise includes management of large, on-call environmental programs for public agencies, requiring the completion of multiple, simultaneous task orders and management of multiple internal project teams and subcontractors. She is also experienced in land use planning and historic preservation issues and has worked for public planning departments. She has provided technical expertise to local chapters of the American Planning Association and Association of Environmental Professionals by sitting as a panel member for training sessions on subjects including CEQA Basics, Advanced CEQA Workshops, and AB 52 and CEQA for Planners. She has also been a member of the State AEP Awards Jury six times. Ms. Surdzial holds a B.S. in Environmental Science from the University of California at Riverside and is a certified planner (AICP).

Tom Holm, AICP – Senior Environmental Planner and Project Manager/Primary Contact Mr. Holm offers more than 35 years of diverse planning and environmental experience on a variety of environmental, natural resource, and regulatory compliance projects. He has prepared and managed project and programmatic CEQA and NEPA documents for projects throughout southern and central California including master planned communities, mixed-use and urban area infill, commercial centers, brownfields and housing redevelopment projects, and transportation corridors. He has worked closely with agencies, public and technical advisory committees, and stakeholders to resolve environmental issues, build consensus, and enhance project delivery. His experience includes management of on-call programs for public agencies, requiring the completion of multiple, concurrent task orders and management of multiple internal project teams and subcontractors.

As Legislative Liaison, Mr. Holm has provided updates on CEQA and Planning Law to local APA and AEP chapters and served on award juries for both associations. He is a former local Planning Commissioner and Board Member of the Orange County Natural History Foundation. Mr. Holm’s project experience includes QA/QC, project management, and peer review of numerous coastal development and infrastructure projects. He holds M.A. in Urban and Regional Planning from UCLA, a B.A. in Political Science from UC Irvine, and is a Certified Planner (AICP).

His related Orange County residential project CEQA work experience includes IBC Vision Plan and Mixed Use Zoning Overlay Addendums to EIR; Vista Verde and Alderwood Residential Projects EIRs CEQA Consulting for the Paseo De Colinas Townhomes Project December 23, 2021  8
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(school site conversions), Irvine; St. Mark Presbyterian Church and School EIR, Newport Beach; Ebb Tide Residential Project, Newport Beach; Wardlow and Lamb Residential Projects (school site conversions), Huntington Beach; Andalucia Apartments (Adagio on the Green), Mission Viejo; and Aliso Viejo Planned Community EIR and Greenbelt Management Plan.

Lindsay Liegler – Assistant Project Manager/CEQA Analysis Support Ms. Liegler is experienced in CEQA document preparation, climate change resilience studies, biological resources, and habitat quality assessments. While working with ECORP, she has assisted in the preparation of a variety of environmental documents including ISs, Negative Declarations, MNDs, EIRs, EISs, Categorical Exclusions, and Categorical Exemptions. She also has experience reviewing technical studies to support preparation of CEQA and NEPA documents (e.g., visual impact assessments, hydrology/water quality studies, biological opinions, Phase I ESAs, and Traffic Impact Assessments). She is adept at managing multiple projects; generating reports through application of planning principles, concepts, and techniques; and communicating effectively with diverse audiences across multiple disciplines. She has an M.P.P. with a Concentration in Environmental Policy & Sustainability from UCLA Luskin School of Public Affairs and a B.S. in Environmental Science with a Minor in Conservation Biology from UCLA. Her recent projects include The Reserve at Chino Hills IS/MND, Irwindale Warehouse/Distribution Center EIR, and Vans Headquarters Expansion IS/MND in Costa Mesa.

Seth Myers – Air Quality/GHG/Noise/Energy Task Lead
With 16 years of experience as an environmental planner and air quality/noise analyst, Mr. Myers is involved in the preparation of a full range of CEQA and NEPA environmental compliance and review documents including environmental impact reports. He has extensive expertise conducting air quality, GHG emissions, and health risk assessments and noise analyses and has a comprehensive working knowledge of the associated regulatory environment. He is proficient in the use of CalEEMod, EMFAC2014, AERMOD, SoundPLAN, the Roadway Construction Model, the FHWA Highway Traffic Noise Prediction Model, and other industry standard emissions and noise modeling tools. In addition, Mr. Myers prepares implementation documents and programs such as zoning ordinance updates, design review programs, and planning program guidelines. He holds a B.A. in Environmental Studies and Planning with a Minor in Biology from Sonoma State University, California.

John O’Connor, Ph.D., RPA – Cultural Resources and AB 52 Task Lead Dr. O’Connor is a Registered Professional Archaeologist (RPA) with over 12 years of archaeological experience in North America and the Pacific Islands. He is the Southern California Cultural Resources Manager for ECORP Consulting, Inc., where he serves as a Principal Investigator, Project Manager, and Task Manager for cultural resources management projects throughout the State of California. He holds a Ph.D. in Anthropology from the University of Oregon and a B.A and M.A., both in Anthropology from the University of Hawaiʻi at Mānoa.

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Dr. O’Connor has extensive archaeological field experience, including exploratory and inventory survey, feature mapping, subsurface testing, data recovery, artifact analysis, lithic analysis, remote sensing data capture, geospatial data processing, underwater archaeology, and scientific diving. He is well versed in the evaluation of impacts to cultural resources for California Environmental Quality Act (CEQA) and National Historic Preservation Act (NHPA) Section 106 projects and has applied knowledge of inter-institutional coordination with Native American and Native Hawaiian organizations for the ethical treatment of ethnographic and archaeological resources. He has written or otherwise contributed to environmental compliance documents at the federal, state, and local level, including Findings of Effect (FOE), Historic Property Treatment Plans (HPTPs), Environmental Assessments (EAs), IS/MNDs, EISs, EIRs, and numerous technical studies and project reports. He provides support to agencies in compliance with AB 52 Tribal Cultural Resources consultation and documentation.

Carley Lancaster – Staff Biologist
Ms. Lancaster has more than 9 years of experience as a biologist working with terrestrial and aquatic biological resources throughout California and has worked in a variety of habitats in Orange, Los Angeles, San Bernardino, Riverside, San Diego, Kern, and Mono counties. Ms. Lancaster is an International Society of Arboriculture Certified Arborist and has experience performing tree inventories under various city and county tree ordinances. She has experience working with special- status species including burrowing owl, coastal California gnatcatcher, southwestern willow flycatcher, least Bell’s vireo, desert tortoise, arroyo toad, Santa Ana sucker, and San Bernardino kangaroo rat. Ms. Lancaster is experienced in construction monitoring, conducting nesting bird surveys, general wildlife surveys, focused protocol surveys, rare plant surveys, and qualitative (horticultural) and quantitative (botanical) monitoring for vegetation communities. Ms. Lancaster is a certified California Rapid Assessment Method (CRAM) practitioner and has experience performing CRAM assessments and wetland delineations. Ms. Lancaster also has experience in design and implementation of restoration plans for upland, riparian, and wetland habitats. She has worked with a variety of government agencies, university, and non-government organizations, as well as private and public clients. Ms. Lancaster has also assisted with the preparation of large and complex documents and technical reports, such as Habitat Mitigation and Monitoring Plans, Habitat Restoration Plans, biological technical reports, and annual reports for various projects. Ms. Lancaster holds a B.S. in Environmental Biology from California Polytechnic University, Pomona.

WORK PLAN AND DELIVERABLES
Project Understanding
The City of Laguna Niguel is requesting a proposal to provide the required environmental review for the proposed 38 multi-family unit Paseo De Colinas Townhomes Project (Project). The Project is located on a 2.5-acre property at 29001 Paseo De Colinas, approximately 1,000 feet northwest of the intersection of Paseo De Colinas and Street of the Golden Lantern. The site lies upslope and to the CEQA Consulting for the Paseo De Colinas Townhomes Project December 23, 2021  10
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east of the 25-acre Niguel Hills Middle School. The property is surplus land owned by the CUSD which is currently vacant and has been used in the past by CUSD for various education-related activities.

The property is located within Community Profile Area 3, Sub-profile Area E (Aloma Avenue) of the Laguna Niguel General Plan. The Land Use Element designates the property as Public Institutional/Residential Attached/ Parks & Recreation. The site is zoned Public Institutional/Residential Attached/Park & Recreation/Managed Care in the Laguna Niguel Zoning Code. The Project, described as General Plan Amendment GPA 21-02, Site Development Permit SP 20-02, and Tentative Tract Map (TT Map #TBD) (29001 Paseo de Colinas - Paseo de Colinas Townhomes), consists of a proposal to develop the 2.5-acre property with 38 townhomes (3-plex to 6-plex configurations). Notable requested entitlements that require City approval include the following:
♦ General Plan Amendment to increase the maximum number of attached dwelling units for the subarea from 30 to 38 units and to eliminate the park dedication identified in the Land Use Element
♦ Site Development Permit to construct 38 dwelling units, including design review ♦ Tentative Map to subdivide the property
As with many projects in Laguna Niguel, particular neighborhood and HOA interest is may be placed upon adequate consideration of traffic, access, and circulation impacts associated with the proposed Project. ECORP will draw upon information in the prior approved Traffic Study (LLG 2019) or any update to this study, as well as VMT screening analysis information provided by the City to address potential concerns.

Work Plan and Deliverables
The CEQA document prepared by ECORP will meet
all the requirements set forth in CEQA (PRC 21000 et
seq.), the State CEQA Guidelines (CCR, section 15000
et seq.), and the City of Laguna Niguel CEQA
Manual. The methodology and criteria used by
ECORP in determining impacts of the Project will be
clearly and explicitly described in the CEQA
document and technical studies, including
assumptions, models, or modeling techniques used
in the analysis. This includes sufficiency review of
technical studies provided by the applicant and reviewed by the City (and/or its consultants) for use in the CEQA document.

Summary of Tasks for 29001 Paseo de
Colinas – Paseo De Colinas Townhomes
Task 1 – Kickoff Meeting and Project Description
Task 2 – Research, Field Investigation, & Technical
Analyses
Task 3 – Draft IS/ND or MND
Task 4 – Final IS/MND
Task 5 – City Staff Coordination & Public Hearings
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Task 1 – Kickoff Meeting and Project Description
The ECORP Project Manager will attend the kickoff meeting with City staff, and applicant team as appropriate, to 1) review the Proposed Project scope of work, 2) confirm the elements that will be included in descriptions of the Project, 3) identify any remaining data requirements needed from the City or applicant, and 4) confirm the likely CEQA document type (e.g., Initial Study and Mitigated Negative Declaration) and Project schedule. Following the meeting, ECORP will prepare a comprehensive Project Description for City review and concurrence. The draft Project Description will facilitate City concurrence on a stable, complete Project Description for use in the CEQA document.

Deliverables:
♦ Kickoff meeting with City staff and applicant team
♦ Draft and Final Project Description (electronic copy) Task 2 – Research, Field Investigation, and Technical Analyses ECORP will obtain and review available data for the Project area as well as applicable policy documentation relevant to CEQA from the City, County of Orange, federal and state agencies, and any other agencies that may have jurisdiction or discretionary authority over the Project. In addition, ECORP will perform a site visit to review the existing condition of the Project site and surrounding area. The reconnaissance is to include a photographic inventory of on-site and surrounding land uses. The Project background data and photographic inventory will become part of the foundation of the IS/ND (or MND) and will be reviewed and incorporated into the CEQA analysis, as appropriate.

Applicant Technical Studies
Documents relevant to the CEQA analysis, to be prepared by the Project applicant team, include Project plans (e.g., civil, architectural, tentative tract map, landscape), visual simulations, a geotechnical and soils feasibility analysis, a preliminary hydrology analysis, and a conceptual Water Quality Management Plan (WQMP). ECORP will review these plans and studies and provide the City with a memorandum stating whether technical studies prepared by the project applicant team are sufficient for use under CEQA, or whether modifications or additional analyses are required.

Deliverable:
♦ CEQA Sufficiency Review Memorandum for Applicant-prepared Technical Studies (electronic copy)
ECORP Technical Analyses
ECORP will prepare the following technical studies and reports in accordance with CEQA, the State CEQA Guidelines, and the Laguna Niguel CEQA Manual (to be included as appendix exhibits to the IS/ND or MND):
♦ Air Quality/Greenhouse Gas Emissions Assessment Report ♦ Noise Impact Report
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♦ Biological Resources Assessment
♦ Cultural Resources Inventory Report
♦ AB 52 Tribal Cultural Resources Support
The work plans for these studies are described below:

Air Quality/Greenhouse Gas Emissions Assessment Report
The assessment of air quality and greenhouse gas (GHG) emissions will quantify short -term (i.e., construction) and long- term (i.e., operational) emissions generated by the Proposed Project using the California Emissions Estimator Model version 2020.4.0 (CalEEMod) software.

CalEEMod is a statewide land use emissions computer model designed to quantify pollutant emissions associated with construction and operations from a variety of land use projects.

Project criteria air pollutant emissions will be compared to the thresholds of significance promulgated by the South Coast Air Quality Management District (SCAQMD), including SCAQMD’s recommended Localized Significance Thresholds (LSTs). LSTs were developed in response to SCAQMD Governing Boards' Environmental Justice Enhancement Initiative (I-4). The LST methodology assists lead agencies in analyzing localized impacts associated with project-specific level proposed projects.

Due to the proximity of the proposed construction site to Niguel Hills Middle School, ECORP proposes the preparation of a Construction-specific Health Risk Assessment (HRA). Project construction will include the use of heavy-duty off-road construction equipment, which are sources of the toxic air contaminant, diesel particulate matter (DPM). Because Niguel Hills Middle School is located directly adjacent to the Project construction site, and because DPM is carcinogenic, the excess cancer risk attributable to DPM generated during Project construction will be calculated at Niguel Hills Middle School (potential health risk will be calculated at the nearest existing residences as well). The construction-specific HRA will involve the development of an emissions inventory of toxic air pollutant sources during Project construction, dispersion modeling to determine air toxic concentrations at sensitive receptors, and determination of the chronic and acute health impacts along with the projected increase in cancer risk due to exposure to toxic air pollutants. The modeled concentrations will be used to estimate the increased cancer risk and health hazard in accordance with the California Environmental Protection Agency’s Office of Environmental Health Hazard Assessment (OEHHA) Air Toxics Hot Spots Program Risk Assessment Guidelines - The Air Toxics Hot Spot Program Guidance Manual for Preparation of Health Risk Assessment. The air dispersion modeling for the construction specific HRA will be performed using the U.S. EPA AERMOD dispersion model. AERMOD is a steady-state, multiple-source, Gaussian dispersion model designed for use with emission sources situated in site-specific terrain. AERMOD requires hourly meteorological data consisting of wind vector, wind speed, temperature, stability class, and mixing height. Health risk impacts from Project construction DPM concentrations will be addressed based on the modeled exposure levels using the HARP2 model, which will be used to perform the health risk calculations.

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HARP2 implements the latest regulatory guidance to develop inputs to the U.S. EPA AERMOD dispersion model for calculations of the resultant health risk levels.

Project Greenhouse Gas ( GHG) emissions will be assessed against the SCAQMD interim screening level numeric bright-line threshold of 3,000 metric tons of CO2e annually.

ECORP proposes to evaluate potential air quality and GHG emission-related impacts in a technical report. The analysis will be supported by modeling documentation, which would be included as an appendix to the technical report.

Noise Impact Report
The evaluation of noise impacts associated with the Project will be completed by senior-level staff members who are noise experts. The applicable noise and land use compatibility criteria for the Project Area will be reviewed and noise standards (i.e., Division 6 of the City Municipal Code and the City’s General Plan Noise Chapter) regulating noise impacts will be discussed for land uses adjacent to, and nearby, the Project Site as they will be the basis for the Project impact determination and whether mitigation is necessary.

To establish the existing ambient noise levels currently experienced at the Project Site, and thus noise/land use compatibility, ECORP will first conduct a long-term (24-hours) baseline noise measurement at the site to obtain a general representation of the existing ambient noise currently experienced in the area and determine noise/land use compatibility. The results will be reported in the Community Noise Equivalent Level (CNEL) noise metric. CNEL is a 24-hour average measurement of sound with a five decibel “weighting” during the hours of 7:00 p.m. to 10:00 p.m. and a 10 decibel “weighting” added to noise during the hours of 10:00 p.m. to 7:00 a.m. to account for noise sensitivity in the evening and nighttime, respectively. In addition to the 24-hour measurement, ECORP will also conduct up to three (3) short-term (15 minutes) measurements in the Project vicinity surrounding the site to establish the existing ambient noise levels currently experienced in the areas surrounding the Project. The data retrieved from the noise monitoring survey will be augmented with traffic noise modeling calculations using the U.S. Federal Highway Traffic Noise Prediction Model (FHWA-RD-77-108). Furthermore, the analysis will also cite information provided in the City General Plan to characterize the existing ambient noise environment in the Project vicinity. The combination of the baseline noise survey calculated traffic noise, and information from the General Plan will provide a representative understanding of the current noise environment.

Construction would occur during implementation of the Proposed Project. Noise levels from construction sources will be analyzed using the Federal Highway Administration Roadway Construction Noise Model and based on the anticipated equipment to be used. To evaluate the potential health-related effects from construction noise, construction noise will be evaluated in terms of hourly equivalent continuous noise levels (L
eq) and the frequency of occurrence at any nearby
sensitive receptors. In addition to construction noise, an analysis of vibration impacts will be prepared based on the California Department of Transportation’s vibration analysis guidance.

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The evaluation of the Project’s contribution to noise increases over existing conditions will be addressed. The Proposed Project would be a source of on-site stationary noise and off-site mobile noise (e.g., automobile traffic). On-site stationary noise will be addressed qualitatively. Potential noise impacts from vehicular traffic will be assessed based on Project transportation data. Off-site mobile source noise impacts from vehicular traffic will be assessed using the U.S. Federal Highway Traffic Noise Prediction Model (FHWA-RD-77-108). The 24-hour weighted CNEL noise levels will be presented in a tabular format. ECORP will rely upon a completed traffic impact assessment to complete the evaluation of offsite traffic noise.

ECORP proposes to evaluate noise impacts in a technical report. Where appropriate, the analysis would be supported by modeling documentation, which would be included as an appendix to the report.

Biological Resources Assessment
ECORP will conduct a biological reconnaissance survey of the Project site, identify any potential biological constraints to development and, if applicable, make recommendations based on the findings. Prior to conducting the site survey, a biologist will conduct queries of the latest versions of the CDFW California Natural Diversity Data Base (CNDDB), California Native Plant Society (CNPS) Electronic Inventory of Rare and Endangered Plants, and U.S. Fish and Wildlife Service (USFWS) National Wetlands Inventory. In addition, other documentation, range maps of sensitive species, and other site-specific reports regarding biological resources that are relevant to evaluating the biological resources on the site will be reviewed. Based on the literature review, the biologist will identify the sensitive and/or listed species that could occur on the Proposed Project site.

Once the literature review is completed, an ECORP biologist with knowledge of the species that could occur on or in the vicinity of the Project site will use the information and conduct the biological reconnaissance survey of the Project site. Biological resources that are known to occur or potentially occur on the property will be searched for during the survey. The survey will consist of a site walkover, photographs taken to document site conditions, plant and wildlife species lists compiled, and characterization of the habitats within the Project area. The habitat assessment survey will identify any areas of suitable habitat for sensitive plant and wildlife species which may or may not require focused wildlife surveys. If special-status species are detected, occurrences will be documented using a global positioning system (GPS) enabled device.

Following completion of the biological survey, ECORP will prepare a report detailing the results of the literature review and field survey. The report will conform to the information needs for review under CEQA and will include a description of the Proposed Project, maps of the Project site, methods used to conduct the survey, the survey results, and special-status species’ potential for occurrence.

The report will present recommendations for further work, if needed, including focused surveys for sensitive species or permitting, if applicable. This task does not include focused (protocol-level) surveys for sensitive species or coordination or consultation with the regulatory agencies.

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Cultural Resources Inventory Report
ECORP will conduct a cultural resources inventory of the 2.5-acre Project Area. The scope of work for the cultural resources inventory includes a records search of the California Historical Resources Information System (CHRIS) and literature review for the Project Area, a Sacred Lands File search with the Native American Heritage Commission (NAHC), a pedestrian field survey of the Project Area, and preparation of a cultural resources inventory report. The cultural resources inventory will be conducted under the direct supervision of a Registered Professional Archaeologist who meets the Secretary of the Interior’s Professional Qualifications Standards for prehistoric and historic archaeology. This study will be conducted pursuant to compliance with the California Environmental Quality Act (CEQA.

ECORP will request a records search of the CHRIS from the South-Central Coastal Information Center (SCCIC) located at California State University Fullerton. The SCCIC is the official repository of cultural resources reports and site records for several counties in southern California, including San Bernardino, Los Angeles, Orange, and Ventura counties. The CHRIS records search will identify the locations and extent of previous surveys conducted within one mile of the Project Area and will determine if there are any known cultural resources (i.e., pre-contact [prehistoric] or historic archaeological sites or historic-period features) located within or near the Project Area. In addition, the records search will identify resources listed on or determined eligible for listing on the National Register of Historic Places (NRHP) and/or the California Register of Historical Resources (CRHR) located within or near the Project Area.

ECORP will request a search of the Sacred Lands File from the NAHC. The Sacred Lands File search will identify any known sensitive or sacred Native American resources located within or near the Project Area. It should be noted that the Sacred Lands File search will not constitute consultation in compliance with Senate Bill (SB) 18, Assembly Bill (AB) 52, or Section 106 of the National Historic Preservation Act (NHPA). SB 18, AB 52, and Section 106 consultation are separate processes from cultural resources technical studies and are not included in this scope of work.

ECORP will complete an intensive field survey of the entire 2.5-acre Project Area using pedestrian transect intervals spaced 10 to 15 meters apart, where possible. An ECORP archaeologist will closely examine the Project Area for surface evidence of cultural materials, including pre-contact and historic-period (i.e., over 50 years of age) cultural deposits and features. If any resources are identified in the Project Area, they will be recorded and mapped in detail in accordance with the standards of the California Office of Historic Preservation (OHP). According to review of historic aerial photographs, the proposed Project Area was undeveloped land from 1938 through 1980. Portable semi-permanent structures are visible in the Project Area in aerial photographs from 1992 through 2016. Throughout this period, portions of the Project Area are also used for parking. For costing purposes, ECORP assumes that no cultural resources will need to be recorded.

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This scope does not include recording cultural resources or evaluating resources for the CRHR. If the cultural resources inventory identifies any resources that require documentation or evaluation, ECORP will prepare a separate scope and cost based on the level of effort required.

ECORP will prepare a cultural resources inventory report that is compliant with CEQA to document the methods and results of the CHRIS records search, Sacred Lands File search, and field survey. The report will include a brief summary of the environmental setting and cultural background of the Project Area and will describe any cultural resources within the Project Area in detail. The report will also present recommendations for further work, if needed. All correspondence with the NAHC will be provided as a confidential attachment to the report. The cultural resources report delivery timeline is dependent on the SCCIC and will not be finalized and submitted until receipt of the CHRIS records search results. The report will be submitted to the Client electronically within 30 days of receipt of the CHRIS records search results.

AB 52 Tribal Consultation Support
Consultation with California Native American tribes under Assembly Bill 52 (AB 52) is the responsibility of the CEQA lead agency. However, ECORP can assist the City with the consultation process.

First, ECORP will coordinate with the City to determine which tribes have submitted general requests to consult under AB 52. AB 52 requires that each group that has requested consultation will be contacted by letter to provide them with information about the project and ask if they wish to consult with the agency. We understand that the Gabrieleno Band of Mission Indians—Kizh Nation and the Juaneño Band of Mission Indians—Acjachemen Nation are on the City’s AB 52 notification list.

ECORP will draft the letter for the City and submit the draft letter to the City electronically. We have assumed that the City staff will print the letters on agency letterhead, obtain the required internal signatures, and mail the letters to the tribes and individuals named on the list within 14 days of determining that the project application is complete, as required by AB 52. For tribes that respond within 30 days with a request to consult, ECORP will assist the City in initiating consultation.

Consultation must be initiated within 30 days of receiving the written request to consult. ECORP will assist the City by arranging meeting times for consultation or field visits and will attend a site visit if desired by the City. Native American consultation meetings will be led by City staff with technical assistance from ECORP. ECORP will document the consultation process and comments discussed and advise the City on how to come to a conclusion to the consultation, as specified by AB 52. For costing purposes, ECORP assumes that one on-site meeting will occur as part of the AB 52 process.

Deliverables:
♦ Air Quality/Greenhouse Gases Emissions Assessment Report (electronic copy) ♦ Noise Impact Report (electronic copy)
♦ Biological Resources Assessment (electronic copy)
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♦ AB 52 Tribal Consultation Support (as needed)
Note: In determining the level of significance, whether applicant-prepared studies or ECORP technical assessments, the analysis should assume that any development would comply with relevant federal and state laws and regulations, as well as the Laguna Niguel Municipal Code. Should ECORP determine based on the analyses that potential environmental effects would be significant and cannot be reduced to less than significant levels, ECORP will promptly notify the City.

Task 3 – Draft Initial Study (IS)/Negative Declaration (ND) (or Mitigated ND)

3.1 – Administrative Draft IS/ND (or MND)
ECORP will prepare the Administrative Draft IS/ND or MND for review and comment by the City. The environmental document will be prepared pursuant to the content and procedural requirements set forth in CEQA, the State CEQA Guidelines, and the City of Laguna Niguel CEQA Manual. The Draft IS/ND or MND will contain an introduction, project description, a CEQA Initial Study checklist and an accompanying environmental analysis and discussion (including Mitigation Measures, as applicable, list of references, and appendices). The IS/ND or MND will also include exhibits to enhance the written text and clarify the proposed project environmental impacts. ECORP will use computer design and graphic techniques to create professional quality, full color exhibits, dividers and covers for the environmental document and appendices.

ECORP will submit a draft IS/ND or MND to the City for review. ECORP will then address any City revisions and comments and will prepare a revised Draft IS/ND or MND, as applicable.

3.2 – Public Review Draft IS/ND (or MND)
Upon finalization of the Draft IS/ND or MND, ECORP will prepare a Notice of Intent (NOI) and a public notice regarding the availability of the Draft IS/ND or MND for review. ECORP will assist the City in preparing a distribution list to ensure proper noticing to all relevant agencies and other interested parties and will file all necessary copies of the NOI along with the IS/ND or MND with the State Clearinghouse and County Clerk to begin the required public review period. The City will publish the notice in the local paper.

Deliverables:
♦ Administrative Draft IS/ND or MND for City Review
• Administrative Draft IS/ND or MND (electronic copy)
• Two (2) bound printed copies of the Administrative Draft IS/ND or MND (including technical appendices)
• Revised IS/ND or MND, as applicable (electronic copy) • Public Review Draft IS/ND or MND
♦ Draft IS/ND or MND (electronic copy)
♦ Three (3) bound copies of the Draft IS/ND or MND (technical appendices to be included on flash memory drive [thumb-drive] on inside cover of each copy) CEQA Consulting for the Paseo De Colinas Townhomes Project December 23, 2021  18
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♦ One (1) unbound (three-hole punched) printed copy of the entire Draft IS/ND or MND (including technical appendices)
♦ NOI (electronic copy)
♦ Distribution list (electronic copy)
♦ ECORP to submit necessary environmental documentation to State Clearinghouse and County Clerk
Task 4 – Final IS/ND (or MND)
Response to Comments and Final IS/ND (or MND)
Following the conclusion of the public review period, ECORP will be responsible for preparing draft responses to all comments received on the Draft IS/ND or MND. Response to comments and any associated changes to pages of the Draft IS/ND or MND will be submitted to the City for draft review. Following incorporation of any City comments (if applicable), the Consultant will prepare the Final IS/ND or MND. ECORP will underline and shade any new or modified text and strike-out any text that has been deleted. ECORP will submit a complete Final IS/ND or MND for proof-check prior to formal print production. If the project is approved, ECORP shall prepare the Notice of Determination (NOD) for filing by the City within three (3) days of the date of approval.

Mitigation Monitoring and Reporting Program
As a part of this task, ECORP will be responsible for preparing a Mitigation Monitoring and Reporting Program (MMRP) to be defined through working with City staff to identify appropriate monitoring steps/procedures and to provide a basis for monitoring such measures during and upon project implementation. ECORP will submit a Draft MMRP to the City for review. Any comments provided shall be addressed in the Final MMRP to be incorporated into the Final IS/ND or MND.

Deliverables:
♦ Draft and Final Response to Comments (electronic copy) ♦ Draft and Final MMRP (electronic copy)
♦ Proof-check Final IS/ND or MND (electronic copy)
♦ Compiled Final IS/ND or MND (electronic copy)
♦ One (1) unbound (three-hole punched) printed copy of the entire Final IS/ND or MND (including technical appendices)
♦ Ten (10) bound printed copies of the Final IS/ND or MND (technical appendices to be included on flash memory drive [thumb-drive] on inside cover of each copy) ♦ NOD (electronic copy)
Task 5 – City Staff Coordination and Public Hearings
ECORP will be in regular communication with City staff concerning approach, scheduling, and tasks throughout the Project, including weekly progress updates (phone/email). Meetings are anticipated to include 1) a kick-off meeting, 2) several meetings to discuss work program and progress, resolve CEQA Consulting for the Paseo De Colinas Townhomes Project December 23, 2021  19
P19-746.03
any issues, review comments on administrative draft documents and/or receive any necessary direction from City staff, and 3) attendance at up to four (4) public meetings (Planning Commission and City Council). ECORP will serve as an extension to City staff and will be prepared to make presentations and/or answer any questions regarding the environmental document and impact analyses.

Deliverables:
♦ One (1) kickoff meeting with City staff (Task 1)
♦ Up to five (5) additional meetings with City staff to discuss work program and progress, resolve any issues, review comments on administrative draft documents and/or receive any necessary direction from City staff
♦ Attendance at up to four (4) public meetings (e.g. Planning Commission and City Council) *Note: The City will need to register and approve ECORP Consulting, Inc. through the OPR website for directly uploaded documents.

CEQA Consulting for the Paseo De Colinas Townhomes Project December 23, 2021  20
P19-746.03

PRELIMINARY WORK SCHEDULE
ECORP proposes the time frame for the completion of the IS/MND as detailed in the schedule below.

A kickoff in February 2022 is assumed for purposes of the preliminary work schedule.

Preliminary Work Schedule
Task Duration Timeline
Task 1 – Kickoff Meeting and Project Description
Project Kickoff 1 Week Following NTP (Feb. 2022)
Project Description 2 Weeks Week 3
Task 2 – Research, Field Investigation & Technical Analyses Review Applicant Plans & Technical Studies 1 Week Week 3 ECORP Technical Analyses 5 Weeks Week 8
Task 3 – Draft Initial Study and Negative Declaration (or Mitigated Negative Declaration) Prepare Administrative Draft Initial Study//ND (or MND 8 Weeks Week 10 City Review Admin Draft IS/ND (or MND) 2 Weeks Week 12
Revise Admin Draft IS/ND (or MND) 2 Weeks Week 14
City Review/Proof Check Draft IS/ND (or MND) 1 Week Week 15 Distribute Public Review Draft IS/ND (or MND) (30 days) 4+ Weeks Week 19 (July/Aug 2022) Task 4 – Final ND (or MND)
Response to Comments 2 Weeks Week 21
Final IS/ND (or MND) and MMRP 2 Weeks Week 23
Task 5 – City Staff Coordination and Public Hearings
City Staff Coordination Ongoing Ongoing
Planning Commission and City Council 4-8 Weeks TBD—As Scheduled File Notice of Determination (NOD) Within 3 Working
Days
Following City Council
Approval
Notes:
1 – Although AB 52 stipulates a schedule for the initiation of consultation, the law contains no timeline for the conclusion of consultation. The schedule for AB 52 consultation is dependent on whether or not any Tribes request consultation and the presence or absence of Tribal Cultural Resources within the Project Area.

2 -- Note: ECORP was recently notified by several Information Centers of the California Historical Resources Information System of expected delays in processing or scheduling records search requests as a result of the COVID-19 pandemic and the effect it is having on staffing levels and Information Center closures. As a result, the schedule of completion of work under the Cultural Resources task may be affected. ECORP will keep the Client apprised of any schedule implications as they become known but will not be held responsible for delays to the project as a result of Information Center closures or delays outside the control of ECORP.

CEQA Consulting for the Paseo De Colinas Townhomes Project December 23, 2021  21
P19-746.03

COST PROPOSAL
This scope of work will be performed on a time-and-materials not-to-exceed basis for $64,520 as detailed below. Hourly rates of key management personnel are also provided following the Cost Breakdown.

Cost Breakdown
Activity Cost
Task 1 – Kickoff Meeting and Project Description
Project Kickoff, and Project Description $1,800
Task 2 – Research, Field Investigation & Technical Analyses -- Review Applicant Plans & Technical Studies/CEQA Sufficiency Review Memo $1,820 ECORP Technical Studies --
• Air Quality/GHG Report (w/ Construction Health Risk Assessment) $9,450 • Noise Impact Report $7,200
• Biological Resources Assessment Report $6,200
• Cultural Resources Inventory Report $6,500
• AB 52 Tribal Resources Consultation Support $3,500
Task 2 Subtotal $34,670
Task 3 – Initial Study/Negative Declaration (or Mitigated Negative Declaration -- Administrative Draft Initial Study//MND $12,760
Draft IS/ND (or MND) $4,400
Task 3 Subtotal $17,160
Task 4 – Final IS/ND (or MND) --
Response to Comments and MMRP $3,290
Task 5 – City Staff Coordination and Hearings (up to 4) $6,400 Reimbursable Expenses (mileage, postage, printing, CDs, records searches) $1,200 Total Estimated Costs $64,520

Attendance at additional meetings/hearings will be charged at the rates listed below.

Key Personnel Position Hourly Rate
Anne Surdzial, AICP Principal $220.00
Tom Holm, AICP Senior Environmental Planner/Project Manager $200.00 Lindsay Liegler Assistant Project Manager/CEQA Analysis Support $115.00 LSA is a business name of LSA Associates, Inc. LSA is a business name of LSA Associates, Inc.

CARLSBAD
CLOVIS
IRVINE
LOS ANGELES
PALM SPRINGS
POINT RICHMOND

RIVERSIDE

ROSEVILLE
SAN LUIS OBISPO
20 Executive Park, Suite 200, Irvine, California 92614 949.553.0666 www.lsa.net January 3, 2022
Katie Crockett, Senior Planner
City of Laguna Niguel
Community Development Department
30111 Crown Valley Parkway
Laguna Niguel, CA 92677

Subject: Proposal for Completion of an IS/ND or IS/MND and related Technical Analyses for the Paseo de Colinas Townhomes
Dear Ms. Crockett:

LSA is pleased to respond to the City of Laguna Niguel (City) request for a proposal to prepare environmental documentation pursuant to the California Environmental Quality Act (CEQA) and associated technical documentation for the Paseo de Colinas Townhomes Project (project). Based on LSA’s understanding of the project, the firm’s knowledge of the City of Laguna Niguel and local issues, and LSA’s experience in preparing environmental documents that are similar in scope and nature to this project, the attached proposal assumes that an Initial Study/Negative Declaration (IS/ND) or an Initial Study/Mitigated Negative Declaration (IS/MND) is the appropriate document for compliance with CEQA. The work would be completed under LSA’s contract with the City to provide on‐call environmental consulting services. LSA would consider it a privilege to build on its existing relationship with the City and use its experience to complete the IS/ND or IS/MND quickly and efficiently.

Nicole Dubois will serve as Principal in Charge for this project. Ms. Dubois has extensive experience managing environmental projects and conducting CEQA analyses for projects throughout Southern California. She recently served as the Principal in Charge for the preparation of a memorandum supporting the use of a Categorical Exemption for a Coastal Development Permit that would establish a building envelope and other development standards that would allow the construction of a future single‐family residence at 2 Saint Tropez in Laguna Niguel. Ryan Bensley will serve as the Project Manager and the primary point of contact. Mr. Bensley has more than 14 years of CEQA, community, and land use planning experience and manages the preparation of environmental documentation for multiple projects in Southern California. He served as the Project Manager for the Categorical Exemption memorandum prepared for 2 Saint Tropez. It is LSA’s goal to function as an extension of City staff throughout the duration of this task order. Mr. Bensley’s and Ms. Dubois’ combined expertise will enable each of them to estimate and identify unforeseen circumstances in order to keep this project on schedule and within budget.

Should you require further information or have any questions regarding the enclosed materials, please do not hesitate to contact me at (949) 553‐0666 or [email protected], or Mr. Bensley at (949) 553‐ 0666 or [email protected].

Sincerely,
LSA Associates, Inc.

Nicole Dubois Ryan Bensley
Principal in Charge Project Manager

Attachment: A: Proposal to Prepare an IS/ND or IS/MND and Technical Analyses P ROPOSAL FOR C OMPLETION OF AN IS/ND OR IS/MND J ANUARY 2022
P ASEO DE C OLINAS T OWNHOMES P ROJECT
C ITY OF L AGUNA N IGUEL , C ALIFORNIA

L:\PROPOSAL\CLN2101.03P ‐ Paseo de Colinas Townhomes\Proposal.docx «01/03/22» ATTACHMENT A

PROPOSAL TO PREPARE AN IS/ND OR IS/MND AND TECHNICAL ANALYSES P ROPOSAL FOR C OMPLETION OF AN IS/ND OR IS/MND J ANUARY 2022
P ASEO DE C OLINAS T OWNHOMES P ROJECT
C ITY OF L AGUNA N IGUEL , C ALIFORNIA

L:\PROPOSAL\CLN2101.03P ‐ Paseo de Colinas Townhomes\Proposal.docx «01/03/22» 1 Project Relevance
IS/MND for an Infill Residential
Project
Project Relevance
Recent Project Experience
in Laguna Niguel
EXPERIENCE RELATIVE TO CITY NEEDS
LSA’s Project Management Team is communicative and will work constructively and efficiently with the City of Laguna Niguel (City) to complete the proposed Paseo de Colinas Townhomes Project (project). All coordination will be done by the Project Manager who will work directly with the City’s Project Manager on the project’s progress. This will reduce delays and help to expedite schedules.

LSA QUALIFICATIONS AND EXPERIENCE
LSA has developed the skills necessary to provide the City with exceptional and personalized environmental professional consulting services.

CITRUS SQUARE IS/MND | CYPRESS, CALIFORNIA
Client:   City of Cypress
Reference:  Alicia Velasco, Planning Director
(714) 229‐6720, [email protected]
LSA prepared an IS/MND for the Citrus Square Project in the City of Cypress. The project includes the redevelopment of the Cypress School District’s former administrative and maintenance operations facility with 50 affordable condominium units and 48 market‐rate condominium units, all of which would be restricted to senior households. The project required the subdivision of the project site and approval of a tentative tract map and a Conditional Use Permit for Senior Housing – Affordable. LSA prepared an Air Quality and Greenhouse Gas Emissions Analysis, a Historic Resources Assessment, a Noise Impact Analysis, and a Transportation Impact Analysis for the project, and assisted the City with Native American Consultation per Assembly Bill 52. The IS/MND was adopted, and the project was approved by the Cypress City Council on October 25, 2021. 2 SAINT TROPEZ CATEGORICAL EXEMPTION | LAGUNA NIGUEL, CALIFORNIA Client:   City of Laguna Niguel
Reference:  Leila Carver, Contract Planner
(949) 362‐4317, [email protected]
LSA prepared a memorandum to City of Laguna Niguel staff explaining why the use of a Class 3 categorical exemption was appropriate for the approval of a Coastal Development Permit (CDP) that would establish a building envelope and other development standards allowing the construction of a future single‐family residence at 2 Saint Tropez in Laguna Niguel. The Laguna Niguel Planning Commission approved the project in October 2021.

P ROPOSAL FOR C OMPLETION OF AN IS/ND OR IS/MND J ANUARY 2022
P ASEO DE C OLINAS T OWNHOMES P ROJECT
C ITY OF L AGUNA N IGUEL , C ALIFORNIA

L:\PROPOSAL\CLN2101.03P ‐ Paseo de Colinas Townhomes\Proposal.docx «01/03/22» 2 Project Relevance
EIR for Controversial Residential Project
Project Relevance
Project Experience in Laguna Niguel
NAKASE NURSERY/TOLL BROTHERS EIR | LAKE FOREST, CALIFORNIA Client: City of Lake Forest
Reference: Marie Luna, Senior Planner
(949) 461‐3466, [email protected]
LSA prepared an Environmental Impact Report
(EIR) for the Nakase Nursery/Toll Brothers EIR
project in the City of Lake Forest, which involves the approval of an Area Plan that would facilitate the development of a 122‐acre wholesale plant
nursery into a master‐planned community. The
Area Plan would establish guidelines for the future
development of the planned community, which
would consist of up to 675 single‐family residential
units (contained in five distinct neighborhoods), up
to 101 senior affordable housing units, a proposed
elementary school site, and over 28 acres of parks,
open space, and habitat restoration area. In
addition to the approval of the Area Plan, the
project requires the following approvals from the City of Lake Forest: (1) an Amendment to the City General Plan; (2) a Zone Change; (3) approval of a Planned Community Program; (4) approval of a Development Agreement between the City and the Developer; (5) approval of a Vesting Tentative Tract Map; and (6) subsequent approval of Site Development Permits. Key issues evaluated in the EIR include traffic, air quality, greenhouse gas emissions, biological resources, hydrology and water quality, and the loss of agricultural land. LSA also assisted the City with Native American Consultation per Assembly Bill 52. The Lake Forest City Council certified the EIR and approved the project in January 2020. 20 OLD RANCH ROAD IS/MND| LAGUNA NIGUEL, CALIFORNIA
Client: Brent Engineering
Reference: Ron Burek, (949) 633‐9917, [email protected] Reference: Adam Johnson, Senior Planner
City of Laguna Niguel
(949) 362‐4363, [email protected]
LSA prepared an IS/MND Addendum and pre‐construction/
construction surveys for hillside grading and terracing at 20 Old Ranch Road in the City of Laguna Niguel. Subsequent to approval of the IS/MND and completion of construction of the single‐family residence, it became necessary to terrace a hillside to reduce ongoing scour and erosion. LSA prepared an IS/MND Addendum for the additional grading on the project site. The Planning Commission approved the IS/MND Addendum in February 2018. LSA also conducted the pre‐construction nesting bird surveys and archaeological/paleontological surveys during construction.

P ROPOSAL FOR C OMPLETION OF AN IS/ND OR IS/MND J ANUARY 2022
P ASEO DE C OLINAS T OWNHOMES P ROJECT
C ITY OF L AGUNA N IGUEL , C ALIFORNIA

L:\PROPOSAL\CLN2101.03P ‐ Paseo de Colinas Townhomes\Proposal.docx «01/03/22» 3 Project Relevance
IS/MND for an Infill Residential
Project
SEACLIFF OF HUNTINGTON BEACH INSPIRED SENIOR LIVING | HUNTINGTON BEACH, CALIFORNIA Client: City of Huntington Beach
Reference: Hayden Beckman, Senior Planner
(714) 536‐5561, hayden.beckman@surfcity‐hb.org
LSA recently prepared an IS/MND for the Seacliff of Huntington Beach Inspired Senior Living project, which involves the demolition of one of the office buildings at the Seacliff Office Park and the development of a three‐story, 226‐unit senior assisted‐living facility in the City of Huntington Beach. LSA prepared an Air Quality and Greenhouse Gas Emissions Analysis, a Noise Impact Analysis, a Trip Generation Memorandum, a Biological Resources Technical Memorandum, and a Historic
Resources Evaluation for the project, and assisted the City with Native American Consultation per Assembly Bill 52.

LSA also conducted a Cultural Resources Records Search and a Paleontological Resources Fossil Locality Search for the project. The IS/MND was adopted, and the project was approved by the Huntington Beach City Council on October 27, 2020.

PRIOR WORK FOR CITY OF LAGUNA NIGUEL
The firm’s experience and expertise, combined with its service and responsiveness, will greatly benefit the City in the preparation of an IS/MND for the proposed project. LSA’s experience listed below represents prior work with the City spanning over 30 years.  Binion's Development  GMA 10 (FY 03/04)
 GMA 10 (FY 99/00)  Shared Parking Review
 Laguna Niguel CTFP  GMA 10 (FY 04/05)
 Laguna Niguel Parking Model  GMA 10 (FY 95/96)
 Laguna Niguel Parking Coad  GMA 10 (FY 96/97)
 GMA 10 Admin (FY 00/01)  GMA 10 Admin (FY 98/99)
 Laguna Niguel ‐ Birtcher  GMA 10 (FY 05/06)
 South Peak Bike Trail  AR Balancing
 GMA 10 (FY 01/02)  GMA 10 (FY 09/10)
 GMA 10 (FY 02/03)  Walsh Residence
 City of Laguna Niguel Review  On‐Call Professional Traffic/Parking Consulting Services  Commuter Rail Permits  Categorical Exemption Memorandum for Single‐Family Residence at 2 Saint Tropez

P ROPOSAL FOR C OMPLETION OF AN IS/ND OR IS/MND J ANUARY 2022
P ASEO DE C OLINAS T OWNHOMES P ROJECT
C ITY OF L AGUNA N IGUEL , C ALIFORNIA

L:\PROPOSAL\CLN2101.03P ‐ Paseo de Colinas Townhomes\Proposal.docx «01/03/22» 4 PROJECT MANAGEMENT TEAM
A hallmark of LSA’s approach is to use senior‐level staff members who remain assigned and committed to a project for the full term of the contract. LSA’s Principals and staff are trained as planners and environmental analysts, bringing an enhanced set of skills to the environmental‐review process. LSA’s combined expertise allows the firm to refine projects where possible, develop mitigation measures that address identified impacts when necessary, and identify alternatives that will satisfy California Environmental Quality Act (CEQA) requirements and reduce potential project impacts. Moreover, LSA is proactive in communication and problem solving, identifying potential problems as they emerge, considering alternatives and discussing them with clients, and recommending appropriate courses of action. LSA’s commitment of its staff, depth of expertise, and emphasis on communication between subject experts and lead agencies have earned the company a reputation for providing thorough, credible, and objective reports.

RYAN BENSLEY, AICP, PROJECT MANAGER
Mr. Bensley will serve as Project Manager and the main point of contact for this contract. As an Associate in LSA’s Environmental Planning Group, Mr. Bensley is responsible for project oversight and preparation of environmental documents for a variety of land development and capital improvement projects, including EIRs, ISs, MNDs, and land use planning documents. Of particular note, Mr. Bensley recently served as LSA’s Project Manager for the preparation of a memorandum supporting the use of a Categorical Exemption for a Coastal Development Permit that would establish a building envelope and other development standards that would allow the construction of a future single‐family residence at 2 Saint Tropez in the City of Laguna Niguel. He has more than 14 years of planning experience and is knowledgeable regarding various planning and environmental regulations related to the development and entitlement processes, including, but not limited to:

General Plans, Specific Plans, local zoning ordinances, and the Subdivision Map Act. Mr. Bensley also has considerable experience delivering public presentations and conducting community workshops for complex and controversial planning projects throughout California. His strong communication skills, attention to detail, proven ability to work under pressure on highly scrutinized projects, and extensive experience with community issues surrounding high‐profile projects make him particularly well suited to lead the environmental planning team.

NICOLE DUBOIS, PRINCIPAL IN CHARGE
As a Principal in LSA’s Environmental Planning Group, Ms. Dubois has extensive experience in the preparation of environmental documents for a variety of land development, redevelopment, institutional, and capital improvement projects, including ISs, MNDs, and EIRs. Her primary responsibilities include research, preparation, and management of environmental documents prepared in compliance with both CEQA and the National Environmental Policy Act (NEPA). Ms. Dubois served as the Principal in Charge for the 20 Old Ranch Road IS/MND Addendum and the Categorical Exemption memorandum prepared for 2 Saint Tropez. Ms. Dubois will also be ultimately

P ROPOSAL FOR C OMPLETION OF AN IS/ND OR IS/MND J ANUARY 2022
P ASEO DE C OLINAS T OWNHOMES P ROJECT
C ITY OF L AGUNA N IGUEL , C ALIFORNIA

L:\PROPOSAL\CLN2101.03P ‐ Paseo de Colinas Townhomes\Proposal.docx «01/03/22» 5 responsible for quality assurance for all work undertaken and will review all in‐house prepared text, tables, and graphics before these materials are presented to the City.

LSA has assembled a team of professionals who are highly qualified to address all of the CEQA and technical‐studies services that may be required for this contract. See Table A, below. Through submission of this proposal, LSA guarantees that the key team members (and, most importantly, Principal in Charge Ms. Dubois and Project Manager Mr. Bensley) will remain assigned throughout the duration of this project. Ongoing, frequent communication between the Project Manager and the City will serve as the primary vehicle for identifying emerging project issues and solutions early in the planning process in order to minimize schedule impacts.

Table A: Key Personnel Summary
Personnel/
Years of Experience Education Certifications Relevant Experience Project Management
Ryan Bensley, AICP
14 Years
B.A., Geography,
Specialization in
Urban Planning and
GIS
American Institute of
Certified Planners (AICP)
 Seacliff of Huntington Beach Inspired Senior
Living IS/MND
 Barton Place EIR and EIR Addendum
 2 Saint Tropez Categorical Exemption
Memorandum
 Citrus Square IS/MND
 Nakase Nursery/Toll Brothers EIR
Nicole Dubois
20 Years
Master of Planning
B.A., History and
Organizational
Studies
N/A  20 Old Ranch Road IS/MND Addendum
 Moulton Niguel Water District Operations
Center IS/MND
 Lewis Street Residential Project IS/MND
 20 Old Ranch Road IS/MND Addendum
 Encanto Residential Project IS/MND
 2 Saint Tropez Categorical Exemption
Memorandum
 Nakase Nursery/Toll Brothers EIR
Cultural Resources and Paleontological Resources
Sarah Rieboldt, Ph.D.
20 Years
Ph.D., Paleontology,
2005
B.A. Magna cum
Laude, Biology,
Minor in Geology
N/A  20 Old Ranch Road IS/MND Addendum
 Moulton Niguel Water District Operations
Center IS/MND
 Del Obispo Street Widening Project IS/MND
 SR‐74 Ortega Highway Widening Project

PIR/PER
 Ganahl Lumber Development Project EIR
Kerrie Collison, M.A.

RPA
13 Years
M.A., Anthropology
B.S., Social Services
Register of Professional
Archaeologists (RPA)
28731436; Professionally
Listed Archaeologist for
the County of Orange
 One Metro West
 The Ranch at Laguna Beach
 Caltrans District 12 On‐Call Environmental
Services
 Citrus Square IS/MND
 Nakase Nursery/Toll Brothers EIR
P ROPOSAL FOR C OMPLETION OF AN IS/ND OR IS/MND J ANUARY 2022
P ASEO DE C OLINAS T OWNHOMES P ROJECT
C ITY OF L AGUNA N IGUEL , C ALIFORNIA

L:\PROPOSAL\CLN2101.03P ‐ Paseo de Colinas Townhomes\Proposal.docx «01/03/22» 6 Table A: Key Personnel Summary
Personnel/
Years of Experience Education Certifications Relevant Experience Air Quality/Noise
Amy Fischer
22 Years
B.S., Environmental
Policy Analysis, Minor
in Geography
N/A  Moulton Niguel Water District Operations
Center Air Quality/GHG Analysis
 The Farm Specific Plan IS/MND
 Glassell Park Residential Project IS/MND
 Hilton Garden Inn Air Quality/GHG Analysis
 CSULB Technology Park Phase III IS/MND Air
Quality, GHG, and Health Risk Assessment
JT Stephens
16 Years
B.S., Acoustical
Engineering, Minor in
Communications
Member, Institute of
Noise Control
Engineering (INCE)
E.I.T. License No.

ET30504764 (2005)
 Moulton Niguel Water District Operations
Center IS/MND
 401 Shell Beach Road Mixed‐Use Development
Noise Study
 City of Long Beach General Plan Noise Element
Update
 Eastwood Recycled Water Pump Station Noise
Analysis
Biological Resources
Blake Selna
21 Years
B.S., Environmental
and Resource
Sciences
Certified Arborist No.

WE‐7397A, International
Society of Arboriculture
Certified Wetland
Delineator, Wetland
Training Institute
 Seacliff of Huntington Beach Inspired Senior
Living IS/MND
 Nakase Nursery/Toll Brothers EIR
 Moulton Niguel Water District Operations
Center IS/MND
 Cypress Sports Park IS/MND
EIR = Environmental Impact Report
GHG = greenhouse gas
IS/MND = Initial Study/Mitigated Negative Declaration
PIR/PER = Paleontological Identification Report/Paleontological Evaluation Report P ROPOSAL FOR C OMPLETION OF AN IS/ND OR IS/MND J ANUARY 2022
P ASEO DE C OLINAS T OWNHOMES P ROJECT
C ITY OF L AGUNA N IGUEL , C ALIFORNIA

L:\PROPOSAL\CLN2101.03P ‐ Paseo de Colinas Townhomes\Proposal.docx «01/03/22» 7 DETAILED WORK PLAN
Through LSA’s review of the documentation provided by the City of Laguna Niguel, correspondence with City staff, and a working knowledge of the area, LSA has a professional understanding of the issues that need to be addressed in the Initial Study/Negative Declaration (IS/ND) or Initial Study/Mitigated Negative Declaration (IS/MND) for the proposed Paseo de Colinas Townhomes Project. LSA’s experience in the City, having recently worked on a Categorical Exemption memorandum for a Coastal Development Permit (CDP) at 2 Saint Tropez, will be a valuable asset when analyzing this project.

PROJECT UNDERSTANDING
The project consists of a proposal to develop a 2.5‐acre property located at 29001 Paseo de Colinas (project site) in the City of Laguna Niguel with 38 attached residential units (townhomes with attached two‐car garages). The proposed project would include nine buildings with 3 to 6 units per building. Although the project would require grading, it would be balanced on site.

The project site is located approximately 1,000 feet northeast of the intersection of Paseo de Colinas and Street of the Golden Lantern. The site lies upslope and to the east of the 25‐acre Niguel Hills Middle School. The project site consists of surplus land owned by the Capistrano Unified School District (CUSD) that is currently vacant and has been used in the past by CUSD for various educational‐related activities.

The project site is located within Community Profile Area 3, Sub‐profile Area E (Aloma Avenue) of the Laguna Niguel General Plan. The Land Use Element designates the property as Public Institutional/Residential Attached/ Parks & Recreation. The site is zoned Public Institutional/ Residential Attached/Park & Recreation/Managed Care in the Laguna Niguel Zoning Code.

As currently proposed, the proposed project would require City approval for the following entitlements:
 A General Plan Amendment to increase the maximum number of attached dwelling units for the subarea from 30 to 38 units and to eliminate the park dedication identified in the Land Use Element (General Plan Amendment GPA 21‐02);
 A Site Development Permit to construct 38 dwelling units, including design review (Site Development Permit SP 20‐02); and
 A Tentative Tract Map to subdivide the property (TT Map #TBD).

It is LSA’s understanding that the City is seeking assistance from qualified consultants to prepare the applicable CEQA document for the proposed project. Based on the City’s knowledge of the project area, understanding of the project, and experience with similar projects, the City expects that an ND or MND can be prepared for the proposed project. LSA also understands that City staff does not expect the proposed project to generate a large amount of public controversy.

P ROPOSAL FOR C OMPLETION OF AN IS/ND OR IS/MND J ANUARY 2022
P ASEO DE C OLINAS T OWNHOMES P ROJECT
C ITY OF L AGUNA N IGUEL , C ALIFORNIA

L:\PROPOSAL\CLN2101.03P ‐ Paseo de Colinas Townhomes\Proposal.docx «01/03/22» 8 As required under CEQA, specifically Public Resources Code (PRC) 21080.3.1 and Chapter 532, Statutes of 2014 (i.e., Assembly Bill [AB] 52), Native American consultation is required for any CEQA project that has a Notice of Preparation (NOP), a Notice of Negative Declaration (ND), or a Mitigated Negative Declaration (MND) filed on or after July 1, 2015. In addition, because the project would require a General Plan Amendment, Native American consultation pursuant to Senate Bill (SB) 18 would be required. Therefore, LSA has included assistance with Native American consultation under Task 2.8 (AB 52) and Task 2.9 (SB 18), in the Scope of Services, below as optional tasks.

PROJECT APPROACH
Based on LSA’s understanding of the project and project vicinity, it is anticipated that preparation of an IS/ND or IS/MND with supporting technical work will be adequate to satisfy the requirements of CEQA. The following is an outline of the proposed work program tasks. Tasks 1.0 through 4.0, described in detail below, outline LSA’s Scope of Services for the proposed project.

INFORMATION REQUIRED
LSA requires the following from the City to prepare the IS/ND or IS/MND and related technical analyses:
 The Site Plan and any related statistical summary of the project (gross square footage, number of residential units, and acreage), vehicle and pedestrian access locations, landscape areas, and “green” building features (if applicable) beyond those required by the California Green Building Standards Code (CALGreen Code) (a Site Development Permit Application, dated June 16, 2021, and a Conceptual Landscape Plan, dated May 25, 2021, were provided by City staff in conjunction with the Request for Proposal (RFP); however, these plans as well as other items noted below will need to be confirmed by the City and Applicant prior to completing the environmental review).
 A construction Phasing Plan (if applicable), including estimated construction equipment and personnel.
 A grading plan with cut‐and‐fill quantities, if applicable (as noted above, the RFP indicates that the proposed project would require grading; however, the cut and fill quantities would be the same, resulting in a balanced site with no soil import or export).  The proposed depth of excavation for each project component (the goal is to identify maximum excavation depths in various portions of the project site).  A photometric lighting study (a Photometric Plan, dated May 24, 2021, was provided by City staff in conjunction with the RFP).
 The proposed Tentative Tract Map (a Tentative Tract Map, dated June 7, 2021, was provided by City staff in conjunction with the RFP).
 Conceptual infrastructure improvement plans (e.g., water, sewer, storm drain, and electricity connections) (a Utilities Plan, dated June 7, 2021, was provided by City staff in conjunction with the RFP).

P ROPOSAL FOR C OMPLETION OF AN IS/ND OR IS/MND J ANUARY 2022
P ASEO DE C OLINAS T OWNHOMES P ROJECT
C ITY OF L AGUNA N IGUEL , C ALIFORNIA

L:\PROPOSAL\CLN2101.03P ‐ Paseo de Colinas Townhomes\Proposal.docx «01/03/22» 9  A Hydrology Report that includes the necessary information for completion of the Environmental Checklist Hydrology and Water Quality section. The Hydrology Report should include calculations of the existing and proposed impervious/pervious surface areas and change in runoff volumes and peak flow using appropriate Hydrology Manual guidelines, as necessary.

The Hydrology Report will identify storm drain and detention facilities necessary to mitigate changes in runoff resulting from the project. It will also confirm that the downstream storm drain lines have adequate capacity to accommodate any increased flows.  A Water Quality Management Plan (WQMP) that includes the necessary information for completion of the Environmental Checklist for hydrology and water quality. The WQMP will include the disturbed soil area, any change in impervious/pervious surface areas, the receiving water bodies, pollutants of concern, 303(d) listings, and existing and proposed total maximum daily loads for receiving waters. The WQMP must also identify and recommend applicable site design, source control, and treatment control best management practices, including Low Impact Development features, for incorporation in the project to minimize impacts and satisfy water quality requirements.
 A Geotechnical Report, prepared in accordance with applicable State requirements, that addresses all CEQA‐related topics, including those outlined in California Geological Survey Note

46.  A Phase I Environmental Site Assessment (ESA) and any other applicable hazardous‐materials studies prepared for the project site.
 A Traffic study that complies with current CEQA requirements.  Visual simulations and a view analysis that comply with current CEQA requirements (the simulations should reflect ground‐level views from nearby public streets and sidewalks and/or parks, with a focus on evaluating impacts on scenic resources protected by the City’s General Plan).

SCOPE OF SERVICES
The following Scope of Services describes LSA’s work program for the preparation of the IS/ND or IS/MND and related technical analyses.

Task 1.0: Project Initiation and Project Description
Project Kickoff Meeting
To ensure the orderly flow of project efforts, a project kickoff meeting will be undertaken at the outset of the work effort. The project kickoff meeting is incorporated into the budget for Task 4.0, Project Management and Meeting Attendance. The meeting will be held with City staff and the Applicant’s representatives to accomplish the following:
 Establish a mutual understanding of the project objectives, explore community concerns regarding the project, and discuss the City’s expectations for the consultant’s work effort.

P ROPOSAL FOR C OMPLETION OF AN IS/ND OR IS/MND J ANUARY 2022
P ASEO DE C OLINAS T OWNHOMES P ROJECT
C ITY OF L AGUNA N IGUEL , C ALIFORNIA

L:\PROPOSAL\CLN2101.03P ‐ Paseo de Colinas Townhomes\Proposal.docx «01/03/22» 10  Obtain relevant plans, reports, ordinances, and studies applicable to the project (as noted above, LSA has received many of these documents from City staff in conjunction with the RFP; however, these documents must be confirmed by the City and Applicant prior to completing the environmental review).
 Obtain relevant Project Description information, including, but not limited to, preliminary site plans, elevations, construction details, design specifications, drawings, maps, and any potential off‐site improvements (the documents provided to LSA by City staff must be confirmed by the City and Applicant prior to completing the environmental review).  Identify City departments; governmental agencies; and business, environmental, and service organizations that have input vital to the successful completion of the IS/ND or IS/MND.  Refine the Scope of Work to be performed to satisfy CEQA requirements.  Define communication protocols for requesting information from the City staff and the Applicant’s team.
 Refine the project schedule, establish protocols for product review with the City staff, and define project milestones and decision points. LSA will submit a revised project schedule following receipt of the requested information listed under Project Understanding.  Discuss significance thresholds for use in analyzing potential impacts.

LSA will work with the City to determine the significance criteria based on current community or industry standards, including, but not limited to, the State CEQA Guidelines, local guidelines, State and federal regulations (i.e., those of the United States Environmental Protection Agency [EPA], as well as clean water legislation and regulations), and consistency with State and/or local land use planning documents, such as the City’s General Plan.

Project Description
The environmental document will include a detailed Project Description based on proposed plans and program information provided by the City and the project Applicant (refer to “Information Required” section above). LSA will use the Project Description to determine the potential environmental effects of project implementation and to identify appropriate mitigation measures, if necessary. The Project Description is the core element of the IS/ND or IS/MND; any change to the Project Description after the IS/ND or IS/MND is initiated may result in a change to the Scope of Work and Budget. LSA will assemble all pertinent data provided by the City and the project Applicant for preparation of the environmental document. The overall schedule and budget are based on the assumption that the City and the project Applicant will agree on the Project Description during the project initiation phase and that substantive changes to it will not be made later in the process. Any changes to the Project Description made after this agreement have the potential to impact the project’s budget and schedule. LSA will apprise the City of any out‐of‐scope work and prepare an augment as necessary.

P ROPOSAL FOR C OMPLETION OF AN IS/ND OR IS/MND J ANUARY 2022
P ASEO DE C OLINAS T OWNHOMES P ROJECT
C ITY OF L AGUNA N IGUEL , C ALIFORNIA

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Task 1 Deliverables:
 Attendance at Project Kickoff Meeting
 Meeting notes/summary of Project Kickoff meeting
 Data Request Memorandum (electronic copy)
 Draft Project Description (electronic copy)
 Revised Project Schedule (electronic copy) – to be provided following receipt of required information

Task 2.0: Technical Analyses
Preparation of the IS/ND or IS/MND will require preparation of technical analyses with respect to cultural resources, biological resources, air quality, energy, greenhouse gases (GHGs), and noise. LSA has also included a fossil locality search as an optional task (Task 2.7). Preparation of these technical assessments, along with the technical reports to be provided to LSA by the City, will assist in the environmental analysis. For the purpose of this scope, it is assumed that all technical analyses will include two rounds of review by City staff. All deliverables will be provided in electronic Portable Document Format (PDF). It is assumed that additional technical studies required in support of the IS/ND or IS/MND will be provided by the Applicant, as identified in the “Information Required” section above.

Task 2.1: Air Quality Analysis
LSA will prepare the Air Quality section of the IS/ND or IS/MND responding to the Environmental Checklist questions in Appendix G of the State CEQA Guidelines. This scope of services does not include preparation of a stand‐alone technical report.

LSA will conduct an air quality analysis that will include the following components: (1) an assessment of baseline air quality in the area based on data from the South Coast Air Quality Management District (SCAQMD) and California Air Resources Board (CARB); (2) a quantitative assessment of project construction and operational impacts using the California Emissions Estimator Model (CalEEMod) and based on SCAQMD thresholds of significance; (3) a localized significance threshold (LST) analysis to evaluate the potential impacts on nearby sensitive receptors from emissions from both short‐term construction activities and long‐term on‐site operations; (4) an assessment of potential odor impacts; and (5) identification of standard measures established by the SCAQMD for dust suppression to reduce construction impacts. The CalEEMod output files will be included as a technical appendix to the IS/ND or IS/MND.

Task 2.1 Deliverable:  Air Quality section of the IS/ND or IS/MND (electronic copy)  CalEEMod output files (electronic copy)

Task 2.2: Energy Analysis
LSA will prepare the Energy section of the IS/ND or IS/MND responding to the Environmental Checklist questions in Appendix G of the State CEQA Guidelines. This scope of services does not include preparation of a stand‐alone technical report.

P ROPOSAL FOR C OMPLETION OF AN IS/ND OR IS/MND J ANUARY 2022
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C ITY OF L AGUNA N IGUEL , C ALIFORNIA

L:\PROPOSAL\CLN2101.03P ‐ Paseo de Colinas Townhomes\Proposal.docx «01/03/22» 12 The discussion in the Energy section will address the project’s compliance with applicable energy efficiency standards and will cross reference the discussion provided in the GHG emissions discussion as necessary. Energy data estimated using the CalEEMod model will be reported.

Task 2.2 Deliverable:  Energy section of the IS/ND or IS/MND (electronic copy)

Task 2.3: Greenhouse Gas Emissions Analysis
LSA will prepare the Greenhouse Gas Emissions section of the IS/ND or IS/MND responding to the Environmental Checklist questions in Appendix G of the State CEQA Guidelines. This scope of services does not include preparation of a stand‐alone technical report.

LSA will provide a quantitative assessment of GHG emissions associated with all relevant sources related to the project for which project data are available, including construction activities, using CalEEMod and based on the SCAQMD’s interim numeric thresholds of significance. LSA will also provide a qualitative assessment of the project’s consistency with relevant plans and regulations adopted for the purpose of reducing GHG emissions.

Task 2.3 Deliverable:  Greenhouse Gas Emissions section of the IS/ND or IS/MND (electronic copy)

Task 2.4: Noise and Vibration Analysis
LSA will prepare the Noise and Vibration section of the IS/ND or IS/MND responding to the Environmental Checklist questions in Appendix G of the State CEQA Guidelines. This scope of services does not include preparation of a stand‐alone technical report. Instead, the noise modeling data and output files will be included as a technical appendix to the IS/ND or IS/MND. LSA will complete the following subtasks in support of the Noise and Vibration analysis.

Determination of Applicable Noise and Vibration Criteria and Existing Noise Levels. LSA will review the City of Laguna Niguel Municipal Code, General Plan, and CEQA Manual to identify applicable noise regulations related to mobile and stationary noise sources. LSA will then conduct up to two (2) long‐term noise measurements at the boundaries of the project site and the surrounding uses.

These measurements will help identify the existing noise levels and the noise impacts from adjacent uses.

Assess Short‐term Construction Impacts. Noise and vibration impacts from construction sources will be analyzed based on information from the Federal Highway Administration’s Roadway Construction Noise Model (RCNM) and the Federal Transit Administration (FTA). The construction noise impact will be evaluated in terms of maximum levels (Lmax), hourly equivalent continuous noise levels (Leq), and the frequency of occurrence at adjacent sensitive receptor locations. Analysis requirements will be provided based on the sensitivity of the area directly adjacent to the project site and the City’s noise control ordinance specifications. Where applicable, FTA construction noise and vibration criteria will be utilized to determine significance.

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P ASEO DE C OLINAS T OWNHOMES P ROJECT
C ITY OF L AGUNA N IGUEL , C ALIFORNIA

L:\PROPOSAL\CLN2101.03P ‐ Paseo de Colinas Townhomes\Proposal.docx «01/03/22» 13 Determination of Future Off‐Site Traffic Noise Level Impacts to Off‐Site Noise Sensitive Uses. In order to determine the off‐site noise impacts associated with traffic generated from the proposed project, the Federal Highway Traffic Noise Prediction Model (FHWA RD‐77‐108) will be utilized.

Traffic noise impacts will be evaluated pursuant to the 24‐hour averaged/weighted Community Noise Equivalent Level (CNEL). Model input data needed include average daily or peak‐hour traffic volumes, vehicle speeds, ground attenuation factors, and roadway widths. Traffic parameters necessary for the model input will be obtained from the traffic consultant and the City’s Circulation Element. The estimated increase in traffic noise will be compared to the appropriate significance threshold to determine impact significance.

Assess Long‐Term Operational Noise Impacts. In addition to analyzing project‐related traffic noise impacts, LSA will qualitatively assess noise impacts associated with heating, ventilation, and air conditioning (HVAC) equipment.

Identification of Potential Minimization Measures. If significant impacts are identified, noise and vibration reduction measures will be recommended to reduce impacts to the extent feasible.

Assess Land Use Compatibility. LSA will compare the existing noise environment to City land use compatibility standards for the proposed land use designations. The compatibility assessment will include recommendations for noise reduction measures, as necessary, to achieve compliance with City‐adopted policies and standards. Noise levels with implementation of the measures will also be provided.

Task 2.4 Deliverables:
 Noise and Vibration section of the IS/ND or IS/MND (electronic copy)
 Noise modeling data and outputs (electronic copy)

Task 2.5: Biological Resources Technical Memorandum
LSA will review any relevant database records and other technical information pertaining to the study area (i.e., the project site and its immediate vicinity). LSA will conduct a records search of the California Department of Fish and Wildlife (CDFW) California Natural Diversity Database (CNDDB), the California Native Plant Society (CNPS) Inventory of Rare and Endangered Plants of California, and the United States Fish and Wildlife Service (USFWS) Information for Planning and Consultation (IPaC) database, eBird, as well as use LSA biologists’ knowledge of Southern California special‐interest species to determine the likelihood of any special‐interest biological resources’ occurrence on site.

Qualified LSA biologists will conduct a biological assessment of the study area to document the presence/absence of any biological resources (i.e., species or habitats) of interest or concern, or to evaluate the potential for occurrence of such resources that may not be detectable when the fieldwork is conducted. This biological survey will document the locations of any observable sensitive species within or near the project site. As requested in the City’s RFP, the biologist will compile a photographic inventory of on‐site and surrounding land uses during the field survey, which will become part of the foundation of the IS/ND or IS/MND.

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P ASEO DE C OLINAS T OWNHOMES P ROJECT
C ITY OF L AGUNA N IGUEL , C ALIFORNIA

L:\PROPOSAL\CLN2101.03P ‐ Paseo de Colinas Townhomes\Proposal.docx «01/03/22» 14 Following the fieldwork, LSA will prepare and submit a memorandum that will include a description of the field methods used and the results of the biological surveys concerning the identified study area. The Biological Resources Technical Memorandum will include a list of plant and animal species observed in the study area and a general description and map of the plant communities present on site. If needed, LSA will prepare and incorporate into the report a graphic displaying the location of any sensitive biological resources observed.

Task 2.5 Deliverables:  Biological Resources Technical Memorandum (electronic copy)

Task 2.6: Cultural Resources Letter Report
In order to provide a technical background for baseline conditions in the IS/ND or IS/MND, LSA will request an archaeological and historical records review and literature search from the South Central Coastal Information Center (SCCIC) of the California Historical Resources Information System located at California State University, Fullerton. The records search will include a 0.5‐mile radius around the project site. All pertinent references will be reviewed, and the extent of previously recorded sites, surveys, and excavations within and immediately adjacent to the project site will be determined.

The records search results provided to LSA by the SCCIC will consist of raw GIS data (not prepared maps) and informational lists. This scope includes time for LSA to process the raw GIS data and prepare records search results maps for inclusion as an attachment to the cultural resources technical letter report. This scope assumes that no cultural resources have been previously recorded within the project site. It should be noted that the SCCIC continues to struggle with a large backlog of record search requests due to pandemic‐related operational restrictions. Potential delays in receipt of data from the SCCIC should be anticipated.

Preliminary research indicates that the project site has a history of surficial disturbance through construction and demolition throughout the last 30 to 40 years. This scope assumes that any visible sediments in the project site would have been disturbed as a result of previous project development and demolition and, as such, no archaeological field survey will be conducted for this project since any archaeological cultural resources identified on the surface would not be in their original context.

Following receipt and processing of the records search results from the SCCIC, LSA will conduct additional background research and prepare a technical letter report documenting the methods and results of the records search and research, and providing management recommendations. The technical letter report will be submitted to the SCCIC in fulfillment of a requirement outlined in the agreement that allows access to their archives.

Task 2.6 Deliverable:  Cultural Resources Letter Report (electronic copy)

Task 2.7: Fossil Locality Search (Optional Task)
Although not specifically identified in the RFP, a fossil locality search is often completed in support of a CEQA document to better understand the potential for encountering paleontological resources due to grading and excavation activities. If requested by the City, LSA will complete a fossil locality P ROPOSAL FOR C OMPLETION OF AN IS/ND OR IS/MND J ANUARY 2022
P ASEO DE C OLINAS T OWNHOMES P ROJECT
C ITY OF L AGUNA N IGUEL , C ALIFORNIA

L:\PROPOSAL\CLN2101.03P ‐ Paseo de Colinas Townhomes\Proposal.docx «01/03/22» 15 search through the Natural History Museum of Los Angeles County (NHMLAC) and consult in‐house records to establish the status and extent of previously recorded paleontological resources within the vicinity of the project site, as well as within the same or similar deposits as those found in the project site. The cost for this task includes the $500 record search fee charged by the NHMLAC. LSA will also examine current geologic maps of the area surrounding the project site and review relevant geological and paleontological literature. All of this information will help determine which geologic units are present within the project site and the types of paleontological resources that may be encountered during project development. Using the results of the fossil locality search and literature review, a field survey will be conducted to note the sediments and identify any paleontological resources that may be present in the project site. LSA will document the results of this research and discuss the potential for the project to impact paleontological resources in the Geology/Soils section of the IS/ND or IS/MND. If necessary, mitigation measures to minimize these impacts will be included in the IS/MND.

Task 2.7 Deliverables:
 Paleontological resources analysis in Geology/Soils section of the IS/ND or IS/MND (electronic copy)
 Fossil Locality Search Results (electronic copy)

Task 2.8: Assembly Bill 52 Consultation (Optional Task) As required under CEQA, specifically PRC 21080.3.1 and Chapter 532 Statutes of 2014 (i.e., Assembly Bill [AB] 52), Native American consultation is required for any CEQA project that has a notice of preparation, a notice of negative declaration, or a mitigated negative declaration filed on or after July 1, 2015. While this is a government‐to‐government process between the City of Laguna Niguel and the Native American tribe(s) that request consultation per AB 52 or as identified by the Native American Heritage Commission (NAHC), LSA is available to assist the City with some aspects of the AB 52 consultation process, if requested by the City.

If requested by City staff, LSA will complete the following AB 52 consultation assistance tasks:
(1) contacting the NAHC on behalf of the City for a search of the Sacred Lands File and a list of tribal contacts; (2) drafting a letter for the City to place on City letterhead, sign, and return to LSA; (3) mailing the letters via a method with delivery confirmation (such as Priority Mail or Certified Mail); and (4) compiling a PDF file of AB 52 consultation records (based on information provided by the City and minus any confidential information provided by tribes) for inclusion as an appendix to the IS/ND or IS/MND. Time for follow‐up phone calls/emails to tribal contacts and meetings with tribal stakeholders is not included. This budget includes printing and postage for up 20 letters and up to 6 hours of consultation assistance by an LSA tribal consultation specialist.

Task 2.8 Deliverables:
 Sacred Lands File (SLF) search results (electronic copy)  Letters to Native American Tribes with ancestral ties to the project area (electronic copies)
 Tribal Consultation Record (electronic copy)

Task 2.9: Senate Bill 18 Consultation (Optional Task)
The proposed project includes a General Plan Amendment, which will trigger Native American consultation per Senate Bill (SB) 18. LSA will initiate Native American consultation under SB 18 P ROPOSAL FOR C OMPLETION OF AN IS/ND OR IS/MND J ANUARY 2022
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L:\PROPOSAL\CLN2101.03P ‐ Paseo de Colinas Townhomes\Proposal.docx «01/03/22» 16 following the guidelines of the California Office of Planning and Research (OPR, November 14, 2005).

As written in 2004, SB 18 addresses the potential environmental impact of projects on California Native American Cultural Places. SB 18 requires planning agencies to consult with California Native American tribes during the preparation, updating, or amendment of all General/Specific Plans proposed on or after March 1, 2005. Per SB 18, Native American tribes have 90 days from the date on which they receive notification to request consultation. The purpose of the consultation is to identify and preserve specified places, features, and objects located within the City’s jurisdiction that have a unique and significant meaning to California Native Americans. LSA is available to assist the City with some aspects of the SB 18 consultation process, if requested by the City.

If requested by City staff, LSA will complete the following SB 18 consultation tasks: (1) contacting the Native American Heritage Commission for a search of the Sacred Lands File and a list of Native American tribes to be invited to consult on the project; (2) drafting a letter to each identified tribe that includes a project description, an invitation to consult on the project, and a request for cultural information pertaining to the project site; (3) mailing the letters via a method with delivery confirmation (such as Priority Mail or Certified Mail); and (4) depending on whether a response has been received, following up with up to two telephone and/or emails to ensure that the tribe has had the opportunity to comment.

All details of the consultation process, including records of written and verbal communications, will be compiled into an appendix to the IS/ND or IS/MND. Time for in‐person meetings with tribal stakeholders is not included; LSA’s tribal consultation specialist will assist with any of the City’s consultation meetings via phone. This budget includes printings and postage for up to 20 letters and up to 12 hours of consultation assistance from an LSA tribal consultation specialist.

Task 2.9 Deliverables:
 Letters to Native American Tribes with ancestral ties to the project area (electronic copies)
 Tribal Consultation Record (electronic copy)

Task 2.10: Hazardous Materials Records Search
It is LSA’s understanding that a Phase I Environmental Site Assessment or similar document pertaining to the project site will not be available. Therefore, LSA will complete the following tasks:
 LSA will use a database search service to complete a governmental records database search to obtain a listing of properties or known incidents shown on federal and State databases for hazardous waste sites within the project site.
 LSA will review available agency records, from the agencies’ websites, of release incidents within the project site and in the project vicinity that have the potential to affect the proposed project.

If records of a release are found, LSA will work with the City to determine if a more robust analysis is required.

Task 2.10 Deliverable:  Database Search Results (electronic copy)

P ROPOSAL FOR C OMPLETION OF AN IS/ND OR IS/MND J ANUARY 2022
P ASEO DE C OLINAS T OWNHOMES P ROJECT
C ITY OF L AGUNA N IGUEL , C ALIFORNIA

L:\PROPOSAL\CLN2101.03P ‐ Paseo de Colinas Townhomes\Proposal.docx «01/03/22» 17 Task 2.11: Peer Review of Provided Technical Studies
LSA will review the Geotechnical and Soils Feasibility Analysis, Preliminary Hydrology Analysis, and Conceptual Water Quality Management Plan (WQMP) prepared for the proposed project by the Applicant’s consultant team to determine if they are adequate for CEQA purposes and incorporation into the IS/ND or IS/MND. This review will not constitute an engineering‐level technical review. LSA will prepare a memorandum summarizing any additional information or revisions to the Geotechnical and Soils Feasibility Analysis, Preliminary Hydrology Analysis, and Conceptual Water Quality Management Plan (WQMP) for preparation of the IS/ND or IS/MND. This scope of services, budget, and schedule are is based on the assumption that the technical studies are generally adequate for incorporation into the IS/ND or IS/MND. LSA will conduct one secondary review of each of these reports, if necessary, to confirm the incorporation of suggestions based on LSA’s peer review memorandum.

Task 2.11 Deliverables:  Peer Review Memorandum (electronic copy)

Task 3.0: Preparation of the Initial Study/Negative Declaration or Initial Study/Mitigated Negative Declaration
Task 3.1: Screencheck IS/ND or IS/MND
LSA will prepare a Screencheck Draft IS/ND or IS/MND and submit the document to the City for review. The technical analyses identified in Task 2.0 and technical information provided in the information requested will be incorporated into the IS/ND or IS/MND. If, based on the technical analyses, the project may result in an impact that cannot be reduced to a less than significant level, LSA will immediately apprise the City and the Applicant of the issue and work proactively with the City staff and the Applicant to identify the following: (1) additional measures, project changes, or design features that may reduce the potential impact to a less than significant level; or (2) the most expedient method of providing appropriate environmental clearance under CEQA.

For the purposes of this scope and budget, LSA will respond to two rounds of comments from the City. This scope and budget assumes one set of nonconflicting, consolidated comments per round.

Task 3.1 Deliverables:
 Screencheck IS/ND or IS/MND (electronic copy)
 2 bound hard copies of the Screencheck IS/ND or IS/MND (including technical appendices)
 2nd Screencheck IS/ND or IS/MND (electronic copy)

Task 3.2: Draft IS/ND or IS/MND and Public Circulation
Once the Draft IS/ND or IS/MND is approved for public review, LSA will distribute up to 20 electronic copies of the document (on USB flash drive) to a distribution list for the project that is developed by LSA with the City staff’s input, review, and approval. LSA will also provide 4 hard copies of the document (3 bound copies and 1 unbound copy) to the City for public inspection and the City’s files.

This distribution list will include responsible agencies and other relevant public agencies. The P ROPOSAL FOR C OMPLETION OF AN IS/ND OR IS/MND J ANUARY 2022
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L:\PROPOSAL\CLN2101.03P ‐ Paseo de Colinas Townhomes\Proposal.docx «01/03/22» 18 distribution list does not include preparation of a “radius distribution list” for private addresses (i.e., neighbors). If such a list is desired, it can be prepared and provided at an additional cost.

LSA will also submit electronic copies of the document to the State Clearinghouse CEQA Portal for distribution to State agencies, as the City has already provided authorization for LSA to submit documents to the CEQA Portal on its behalf. As of November 2, 2020, the State Clearinghouse no longer expects any form of hard copy submissions for CEQA documents. Effective January 1, 2022, various CEQA communication, noticing, and filing requirements are amended by AB 819. As of that date, the State Clearinghouse requires that all CEQA environmental documents (Environmental Impact Reports, Negative Declarations, Mitigated Negative Declarations, and other environmental documents) from every State and local CEQA lead agency be submitted electronically to the State Clearinghouse’s CEQA Database, regardless of whether the project is of sufficient statewide, regional, or areawide environmental significance.

LSA will prepare a Notice of Intent (NOI) pursuant to Section 15072(a) of the State CEQA Guidelines regarding the availability of a Draft IS/ND or IS/MND for public review and distribute the NOI to the City’s mailing list of responsible and interested agencies. The City will be responsible for publication of the public notice in a general‐circulation newspaper. LSA will file the NOI with the County Clerk‐ Recorder to begin the required public review period. The Applicant and/or City will be responsible for providing checks for all necessary filing fees required by the County Clerk‐Recorder. LSA will also prepare and file a Notice of Completion (NOC) with the State Clearinghouse.

Task 3.2 Deliverables:
 3 bound hard copies of the Draft IS/ND or IS/MND (with technical appendices on a USB flash drive) for the City’s files and area libraries
 1 unbound (three‐hole punched) hard copy of the Draft IS/ND or IS/MND (including technical appendices
 20 electronic copies of the Draft IS/ND or IS/MND, including all technical appendices (on USB flash drive) for distribution to agencies and other interested parties
 1 electronic copy in Microsoft Word format or one electronic copy in Microsoft Excel format of the mailing distribution list  1 hard copy and 1 electronic copy of the NOI for filing with the County Clerk‐Recorder and the State Clearinghouse (filing by LSA)  1 electronic copy of the NOC for submittal to the State Clearinghouse

Task 3.3: Final IS/ND or IS/MND
LSA will prepare written responses to comments received on the Draft IS/ND or IS/MND that raise substantive environmental issues and then submit the responses for review to the City staff after the close of the public comment period. LSA will confer with the City staff to review written comments and comments from any public meetings in order to develop a general framework and strategy for the preparation of responses. It is LSA’s understanding that the proposed project is not anticipated to generate a large amount of public controversy. Therefore, LSA specifies 30 professional staff hours for the preparation of responses to comments. If a large number of P ROPOSAL FOR C OMPLETION OF AN IS/ND OR IS/MND J ANUARY 2022
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L:\PROPOSAL\CLN2101.03P ‐ Paseo de Colinas Townhomes\Proposal.docx «01/03/22» 19 comments are received or comments require additional technical analysis, a budget augment may be warranted.

Any new or modified text revisions to the IS/ND or IS/MND will be underlined or shaded, with any deleted text shown in strike‐out. Responses to comments and associated changes to pages of the IS/ND or IS/MND will be submitted to the City for one round of review. LSA’s Scope of Work and budget assumes one set of nonconflicting, consolidated comments.

In the event that an IS/MND is prepared, LSA will prepare a Mitigation Monitoring and Reporting Program (MMRP) to assist the City in implementing the mitigation measures contained in the IS/MND prior to the Planning Commission and City Council hearings on the project. The MMRP will outline the procedures for monitoring and complying with each mitigation measure, identify the agency/position responsible for the monitoring and reporting, and identify the timing for implementation. The MMRP will be included in the Final IS/MND certification documents.

Should the City adopt the IS/ND or IS/MND and approve the proposed project, LSA will prepare a Notice of Determination (NOD) for filing with the County Clerk‐Recorder (City staff will file the NOD).

The Applicant shall provide a check for all necessary filing fees to be submitted to the County Clerk‐ Recorder with the NOD. Once the NOD is filed with the County Clerk‐Recorder, the City will provide the original fee receipt and a copy of the filed NOD to LSA for its records and LSA will submit a copy of the filed NOD and proof of payment of California Department of Fish and Wildlife (CDFW) filing fees to the State Clearinghouse.

Task 3.3 Deliverables:
 Draft and Final Response to Comments (electronic copy)  Draft and Final MMRP, if an IS/MND is prepared (electronic copy)  Proofcheck Final IS/ND or IS/MND (electronic copy)
 10 bound hard copies of the Final IS/ND or IS/MND (with technical appendices on a USB flash drive on the inside cover of each copy) for the City’s files
 1 unbound (three‐hole punched) hard copy of the entire Final IS/ND or IS/MND (including technical appendices)
 1 electronic copy of the compiled Final IS/ND or IS/MND, including all technical appendices
 Distribution of the response to comments document to agencies that commented on the Draft IS/ND or IS/MND
 1 electronic copy of the NOD for filing with the County Clerk‐ Recorder (filing by City staff)
 1 electronic copy of the NOC, the filed NOD, as well as proof of payment of CDFW filing fees, for submittal to the State Clearinghouse

Task 4.0: Project Management and Meeting Attendance
This task represents an active project management role to supervise the project schedule and budget. The project management role provides a mechanism to ensure there is an adequate exchange of information during project startup and preparation of the IS/ND or IS/MND. This task includes notifying the City of any issues as they are encountered and working expeditiously to resolve them. To facilitate the dissemination of information, LSA’s Project Manager will maintain ongoing verbal and email communication with the City staff.

P ROPOSAL FOR C OMPLETION OF AN IS/ND OR IS/MND J ANUARY 2022
P ASEO DE C OLINAS T OWNHOMES P ROJECT
C ITY OF L AGUNA N IGUEL , C ALIFORNIA

L:\PROPOSAL\CLN2101.03P ‐ Paseo de Colinas Townhomes\Proposal.docx «01/03/22» 20 LSA anticipates attendance by the Principal in Charge and the Project Manager at one project team kickoff meeting, 5 progress meetings/conference calls prior to completion of the Final IS/ND or IS/MND, two Planning Commission meetings, and two City Council meetings. Given the ongoing COVID‐19 pandemic, it is assumed that all meetings would be held virtually.

Attendance at meetings over the maximum number identified or attendance of additional technical specialists at community meetings/public hearings will be on a time‐and‐materials basis with the City’s written approval. Table D, which is included in the Cost Proposal section of this proposal, provides the current hourly billing rates for each of the key LSA personnel proposed to be involved with the project.

Task 4.0 Deliverables:
 Weekly progress updates (phone/e‐mail)
 Monthly progress reports
 Attendance at 1 Project Kickoff Meeting, up to 5 Project coordination meetings or calls with City staff, and up to 4 Public meetings

PROJECT SCHEDULE
LSA proposes to accomplish Tasks 1.0 through 4.0, as described in the Scope of Work, within a

6.5‐month period, including the consultation of Native Americans. The schedule reflects a best effort to complete the project in a timely manner while at the same time providing the time and attention necessary to ensure the highest‐quality analysis and products. Table B shows the proposed schedule.

P ROPOSAL FOR C OMPLETION OF AN IS/ND OR IS/MND J ANUARY 2022
P ASEO DE C OLINAS T OWNHOMES P ROJECT
C ITY OF L AGUNA N IGUEL , C ALIFORNIA

L:\PROPOSAL\CLN2101.03P ‐ Paseo de Colinas Townhomes\Proposal.docx «01/03/22» 21 Table B: Proposed Project IS/ND or IS/MND Schedule
Task Duration
Notice to Proceed 1 day
Kickoff Meeting and Project Description (some tasks overlap) Project Initiation: Gather Relevant Reports and Data Ongoing Project Kickoff Meeting 1 day
Draft Project Description 1 week
City Review/LSA Revisions to Project Description 1 week Total 2 weeks
Technical Analysis (some tasks overlap; preparation concurrent with IS/ND or IS/MND) Air Quality Analysis 3 weeks
Energy Analysis 3 weeks
GHG Emissions Analysis 3 weeks
Noise Analysis 4 weeks
Biological Resources Technical Memorandum 4 weeks
Cultural Resources Letter Report 8 weeks1
Fossil Locality Search (if requested) 6 weeks1
Peer Review of Technical Studies provided by Applicant (includes time for revisions, if necessary) 5 weeks
Native American Consultation (AB 52 and SB 18)
Unknown (30‐day response period for
AB 52; 90‐day response period for SB
18)2
Total 8 weeks
Screencheck IS/ND or IS/MND (some tasks overlap with Technical Analysis) Preparation of Screencheck IS/ND or IS/MND 8 weeks
City Review 2 weeks
Second Screencheck IS/ND or IS/MND 1 week
City Review 1 week
Preparation of Pre‐Print IS/ND or IS/MND 1 week
City Review 2 days
Publishing of Draft IS/ND or IS/MND and NOI 1 day
Public Circulation of Draft IS/ND or IS/MND and Submittal to State Clearinghouse with NOC 30 days
Total 4.5 months
Final IS/ND or IS/MND (several tasks overlap)
Preparation of Final IS/ND or IS/MND, Draft Responses to Comments, and MMRP (if necessary) 2 weeks
City Review 2 weeks
Revisions to and Finalization of Final IS/ND or IS/MND, Draft Responses to Comments, and MMRP (if necessary) 1 week
Planning Commission Public Hearing 1 day
City Council Public Hearing 1 day
File NOD with County Clerk and State Clearinghouse 1 day (within 5 business days of project approval)
Total 1.5 months
Complete IS/ND or IS/MND Schedule 6.5 months
1 Represents a best‐case estimate of how long it will take to complete these records searches. Note that the regional data repositories responsible for processing these record search requests have experienced substantial work backlogs since Spring 2020 due to pandemic‐related operational restrictions; therefore, potential delays should be anticipated. 2 It is not possible to accurately predict when the Native American consultation process will conclude during the project’s environmental review.

AB = Assembly Bill
GHG = greenhouse gases
IS/ND = Initial Study/Negative Declaration
IS/MND = Initial Study/Mitigated Negative Declaration
MMRP = Mitigation Monitoring and Reporting Program
NOC = Notice of Completion
NOD = Notice of Determination
NOI = Notice of Intent

P ROPOSAL FOR C OMPLETION OF AN IS/ND OR IS/MND J ANUARY 2022
P ASEO DE C OLINAS T OWNHOMES P ROJECT
C ITY OF L AGUNA N IGUEL , C ALIFORNIA

L:\PROPOSAL\CLN2101.03P ‐ Paseo de Colinas Townhomes\Proposal.docx «01/03/22» 22 COST PROPOSAL
LSA proposes to accomplish Tasks 1.0 through 4.0, as described in the Scope of Work (not including the optional tasks outlined in this proposal [Tasks 2.7, 2.8, and 2.9]), for an estimated fee of $81,300, as shown in Table C. With the inclusion of Optional Tasks 2.7, 2.8, and 2.9, the total fee would be $89,700. This fee estimate shall remain valid for 90 days from the proposal date.

Table C: LSA Fee Estimate
Task Estimate
Task 1.0: Project Initiation and Project Description   $4,900 Task 1.0: Project Initiation and Project Description Subtotal $4,900 Task 2.0: Technical Analyses
Task 2.1: Air Quality Analysis $4,400
Task 2.2: Energy Analysis $2,000
Task 2.3: GHG Emissions Analysis $2,400
Task 2.4: Noise Analysis $6,300
Task 2.5: Biological Resources Technical Memorandum   $7,300 Task 2.6: Cultural Resources Letter Report $3,300
Task 2.7: Paleontological Resources Record Search (Optional Task) $4,200 Task 2.8: Assembly Bill 52 Consultation (Optional Task) $1,700 Task 2.9: Senate Bill 18 Consultation (Optional Task) $2,500 Task 2.10: Hazardous Materials Records Search $400
Task 2.11: Peer Review of Provided Technical Studies $3,500 Task 2.0: Technical Analyses Subtotal (without Optional Tasks 2.7, 2.8, and 2.9) $29,600 Task 2.0: Technical Analyses Subtotal (with Optional Tasks 2.7, 2.8, and 2.9)   $38,000 Task 3.0: Preparation of the IS/ND or IS/MND
Task 3.1: Screencheck IS/ND or IS/MND $19,800
Task 3.2: Draft IS/ND or IS/MND and Public Circulation $8,100 Task 3.3: Final IS/ND or IS/MND $7,000
Task 3.0: Preparation of the IS/ND or IS/MND Subtotal $34,900 Task 4.0: Project Management and Meeting Attendance   $8,000 Task 4.0: Project Management and Meeting Attendance Subtotal $8,000 Reimbursable Expenses $3,900
Total (without Optional Tasks 2.7, 2.8, and 2.9) $81,300 Total (with Optional Tasks 2.7, 2.8, and 2.9)   $89,700 AB = Assembly Bill
GHG = greenhouse gases
IS/ND = Initial Study/Negative Declaration
IS/MND = Initial Study/Mitigated Negative Declaration
SB 18 = Senate Bill 18

LSA charges fees on an hourly basis, consistent with its Master Contract for On‐Call Services for the City. Attendance by key LSA personnel at additional public hearings will be billed on a time‐and‐ materials basis. Table D provides the current hourly billing rates for each of the key personnel identified in Table A.

P ROPOSAL FOR C OMPLETION OF AN IS/ND OR IS/MND J ANUARY 2022
P ASEO DE C OLINAS T OWNHOMES P ROJECT
C ITY OF L AGUNA N IGUEL , C ALIFORNIA

L:\PROPOSAL\CLN2101.03P ‐ Paseo de Colinas Townhomes\Proposal.docx «01/03/22» 23 Table D: Key Personnel Billing Rates
Name Hourly Billing Rate
Ryan Bensley, AICP $185
Nicole Dubois $255
Sarah Rieboldt, Ph.D. $180
Kerrie Collison, M.A. RPA $140
Amy Fischer $240
JT Stephens $185
Blake Selna $250

The fee estimate above will not be exceeded without prior authorization. This fee is based on LSA’s past experience related to the level of effort needed to complete an IS/ND or IS/MND and related technical analyses for projects of this type. LSA will aggressively identify strategies for reducing the overall work effort while maintaining the City’s objectives and the legal adequacy of the work products. Should there be any changes to the scope described above, the budget may need to be revisited.

Direct costs (including costs for outside vendors used for photocopying) are to be reimbursed at cost, unless other arrangements are made in advance, and are not included in the hourly fee for professional services. Direct costs can be invoiced separately at your request.

The Scope of Work also includes records searches for which there is a fee. The SCCIC (archaeological records search) charges fees on an hourly basis. The records search for the proposed project is expected to cost approximately $800. These fees are included under Reimbursable Expenses in Table C above.

Printing costs are difficult to quantify, as the size and composition (i.e., graphics size and medium) are uncertain at this time. LSA stresses that the cost of reproducing a document is not known until the document is complete. For the purposes of the reimbursable estimate provided above, LSA estimates a cost of $65 per draft document (with any technical information on USB flash drive) and $85 for the proposed final document (with any technical information on USB flash drive).

Reimbursable expenses also include mileage for site visits, if necessary.

Laguna Niguel City CouncilFebruary 1, 2022

Laguna Niguel City Council
February 1, 2022