4. Work Scope
This work scope outlines a series of logical phases and tasks, with information from each step creating the
foundation for the next step. Our approach allows City
staff, the Planning Commission, City Council, and the
public ample information to stay informed.
PHASE 1: INITIATION
During this phase, the Mintier Harnish Team will work
with City staff to lay the foundation for preparation
of the Westside General Plan and Development
Title Amendments and associated tasks, including
establishing communication protocols, identifying roles and responsibilities, and developing tools to be used
throughout the Project.
Task 1.1: Request for
Information (RFI)
The Mintier Harnish Team will provide a Request for
Information (RFI) to City staff in advance of the kick-off meeting. We will discuss the RFI at the kick-off meeting and identify the additional research, data collection, and growth and economic trends analysis tasks necessary.
Task 1.2: Kick-off Meeting
The Mintier Harnish Team and City staff will hold a
virtual kick-off meeting at the outset of the Project. This meeting will provide an opportunity to discuss ideas
and expectations for the project, confirm roles and
responsibilities, refine the work scope and schedule, and establish communication.
Task 1.3: Study Session
The Mintier Harnish Team will facilitate a Study Session with the City Council. This study session will provide a common understanding of the need for and purpose
of the Project and the key steps in the process. The
Mintier Harnish Team will also facilitate an open dialog to gain input on the Council’s vision for the future of the Westside.
Task 1.4: Public
Information Program
The Mintier Harnish Team will organize and implement
a public information program. The purpose of this
program is to inform the community about the Westside
Project and provide information relevant to the Project.
While we will finalize the public information program
with City staff, we include in our work scope and budget the following public information activities that we
recommend for the Westside Project:
Project Webpage. The Mintier Harnish Team will
develop, and maintain a project webpage on the City’s
website. Once the page is live, the Mintier Harnish Team will prepare press releases and email blasts and post
information and documents related to the Project.
Social Media. As part of the Project process, we will
provide content for social media posts that City staff can publish on the City of Ripon’s social media accounts as well as other social media.
Summary of Revisions
City staff requested the Mintier Harnish reduce its original budget to $500,000 for the GPA and $60,000 for the LAFCo work, for a total of $560,000. This scope reflects changes necessary to achieve that budget reduction.
We have made three changes to our original work scope to reflect that budget reduction. Those changes are summarized here:
• Task 1.2, Kick-off meeting is modified to be a virtual meeting and the Westside tour eliminated. • Eliminated Phase 2, Existing Conditions Research
• Reduced Project Management hours to reflect the reduced scope. 8 Exhibit A
Email Blasts. Within the first month of the project, we will develop a template for email blasts that is consistent with the overall project brand. We will work with the
City to develop a project-specific email contact list and/ or use the City’s existing e-notifier to send regular email announcements.
Task 1.5: Stakeholder Interviews
The Mintier Harnish Team will conduct 20 one-on-one
and small-group interviews via Zoom with Westside
property owners and potential developers to solicit
input on ideas and expectations for the Westside. We will develop the list of interviewees in consultation with City staff.
Task 1.6: Assemble GIS Data
and Prepare Base Map
The Mintier Harnish Team will work with City staff to
obtain existing City and County GIS data and review City mapping protocol and requirements. The Mintier Harnish
Team will prepare base maps for reports and display
presentation, including establishing a uniform legend
and title block for use on all maps prepared.
The Mintier Harnish Team will develop all GIS data and
mapping prepared for the Project consistent with City
protocols and data formats to ensure easy integration
into the City’s information system. At the conclusion of the project, the Mintier Harnish Team will provide to the City all original data as well as project specific data layers modified or created by the Mintier Harnish Team as part of this project.
Phase 1 Deliverables:
• Request for Information (digital; Excel, pdf)
• Kick-off meeting agenda (digital; Word
• Kick-off meeting summary (digital; Word, pdf)
• Study Session materials (digital; pdf, PowerPoint)
• Public information program (digital; Word, pdf)
• GIS base maps (digital; GIS)
• Project webpage
• Stakeholder interview questions (digital; pdf)
• Stakeholder interviews summary (digital; Word, pdf)
PHASE 2: PREPARE THE WESTSIDE
GENERAL PLAN AMENDMENT
The Mintier Harnish Team will work closely with City
staff to prepare the Westside General Plan Amendment.
We will review and quantify the existing General Plan
Land Use Plan and Circulation diagrams for the Project
area, as well as the revised diagrams prepared by City
staff. We will review the General Plan and identify any goals, policies, and implementation programs, as well
as stakeholder input, that may provide guidance and
direction for Westside development. If appropriate,
we will prepare and evaluate land use options for City
staff consideration. Based on City staff direction, we
will prepare a preferred land use plan and backbone
circulation plan for the Westside, along with a detailed analysis of the proposed plan.
Task 2.1: Summarize the Existing
and Modified Westside Land Uses
The Mintier Harnish team will quantify the Westside land uses in the General Plan and the land uses as modified
by City staff using UrbanFootprint. This analytical tool will provide a detailed description of the characteristics and implications of the land uses of each Plan. The
UrbanFootprint analysis will provide a wide range of
information about the Plans, enabling City staff to
understand the implications of the proposed changes,
as well as to assist with considering additional land use changes. Data provided will include (but not be limited to):
• Housing units by type
• Population
• Commercial and industrial square footage
• Jobs
• VMT
• Transportation modes
• GHG emissions
• Energy use
• Water use
• Flood hazards
We will compare the data from the two versions and
provide a summary for City staff.
Mintier Harnish | Proposal for Services
9 Task 2.2: Review and Refine
the Westside Land Uses
The Mintier Harnish team and City staff will meet to
discuss the results of the UrbanFootprint analysis.
Should City staff determine that additional adjustments be made to the Westside land uses, we will prepare
those revisions and analyze the revised plan using
UrbanFootprint. We will then compare the results of
that analysis with the previous analysis to confirm the changes are consistent with City staff expectations.
Task 2.3: Administrative Draft
Westside General Plan Amendment
The Mintier Harnish Team will prepare an Administrative Review Draft Westside General Plan Amendment based
on the land use changes identified in Task 3.2. Along
with a land use map, we will prepare a description of the changes from the land uses in the 2006 General Plan. We will review the circulation diagram for the Westside area and recommend revisions to the circulation diagram as
appropriate. We will also review the General Plan goals, policies, and programs to identify any inconsistencies
with the revised land uses and recommend additional
revisions if any inconsistencies are identified. We will submit the Administrative Draft Westside General Plan
Amendment to City staff for review.
Task 2.4: Public Review Draft
Westside General Plan Amendment
Following City staff review, the Mintier Harnish Team will revise the Administrative Draft Westside General Plan
Amendment and prepare a Public Review Draft Westside
General Plan Amendment for review by the Planning
Commission, and City Council.
Task 2.5: Draft Development
Title Amendments
The Mintier Harnish Team will conduct a review of
the Development Title and identify any text and map
amendments required to assure consistency with the
Draft Westside General Plan Amendment. Based on
our review, we will prepare necessary text and map
amendments for City staff review. Following City staff
review, we will prepare revised amendments for Planning Commission and City Council consideration.
Task 2.6: Planning Commission
Study Session: Public Review
Draft Westside General Plan and
Development Title Amendments
The Mintier Harnish Team and City staff will facilitate a study session with the Planning Commission to
review and confirm the Preliminary Public Review
Draft Westside General Plan and Development
Title Amendments. The Planning Commission will
recommend any revisionsor adjustments to the Westside
General Plan and Development Title Amendments to the
City Council.
Task 2.7: City Council Study
Session: Public Review Draft
Westside General Plan and
Development Title Amendments
The Mintier Harnish Team and City staff will facilitate a study session with the City Council to review and
confirm the Preliminary Public Review Westside General
Plan and Development Title Amendments. The Mintier
Harnish Team will summarize the Planning Commission
recommendations. The City Council will provide direction on revisions or adjustments to the Westside General Plan and Development Title Amendments prior to the Mintier
Harnish Team conducting the CEQA analysis.
Phase 3 Deliverables:
• UrbanFootprint analysis (digital; Excel, Word, pdf)
• Administrative Draft Westside General Plan
Amendment (digital; Word, pdf)
• Public Review Draft Westside General Plan
Amendment (digital; Word, pdf)
• Westside Development Title Amendments (digital;
Word, pdf)
PHASE 3: PREPARE THE
PROGRAM EIR
We recommend the preparation of a Program EIR
pursuant to CEQA Guidelines Section 15168. In this
case, the Program EIR serves a valuable purpose as
the first-tier environmental analysis that will assist in streamlining and possibly exempting future projects
10 from CEQA with the idea that the Westside General Plan and Development Title Amendments’ Program EIR can be
used for such exemptions when projects are consistent
with the amended General Plan (State CEQA Guidelines
Section 15183).
Task 3.1: CEQA Kick-off Meeting
To begin the CEQA process, the Mintier Harnish Team
will facilitate a CEQA kick-off meeting with City staff.
This meeting will be to discuss CEQA approach, timeline, communication protocols, and any other required CEQA
process discussion items. The Mintier Harnish Team will prepare a meeting agenda and provide meeting minutes
after the kick-off meeting.
Task 3.2: Program EIR
Project Description
The Mintier Harnish Team will prepare a detailed project description for City review and approval. Consistent with Section 15124 of the State CEQA Guidelines, the project description will include:
• A description of the project location and
boundaries, including the regional location of the
City as well as a description of the boundaries of
the proposed General Plan and Development Title
Amendments
• A statement of project objectives
• A description of the technical, economic, and
environmental characteristics of the General Plan
and Development Title Amendments
• A description of the intended uses of the PEIR
The project description will be the basis for the Initial Study and PEIR analysis. Once completed, The Mintier
Harnish Team will provide the draft project description to the City for review and comment.
Task 3.3: Initial Study
The Mintier Harnish Team will prepare a draft Initial
Study (IS) using the Project Description and associated technical documents prepared as a part of the Project.
The IS will be used to reduce the scope of the PEIR by
screening out any topics that will not have a significant impact and do not require mitigation measures. The
IS will address the latest CEQA Appendix G Checklist,
including the following impact areas:
• Aesthetics
• Agriculture / Forestry Resources
• Air Quality
• Biological Resources
• Cultural Resources
• Energy
• Geology/Soils
• Greenhouse Gas Emissions
• Hazards & Hazardous Materials
• Hydrology/Water Quality
• Land Use / Planning
• Mineral Resources
• Noise
• Population / Housing
• Public Services
• Recreation
• Transportation
• Tribal Cultural Resources
• Utilities / Service Systems
• Wildfire
The IS will provide written responses to each question
on the Environmental Checklist that describes and
qualitatively and/or quantitatively evaluate the project’s impact related to each topic. Based on the analysis in the IS, the PEIR will only evaluate topics that are potentially significant and require mitigation or would result in a significant and unavoidable impact.
Task 3.4: Notice of Preparation
The Mintier Harnish Team will prepare a draft Notice of Preparation (NOP) that identifies the potentially
significant effects of the project that will require further analysis in the PEIR. An electronic version of the draft NOP will be submitted to City Staff for review and
comment. Once reviewed, the Mintier Harnish Team
will finalize the NOP document, and prepare a final
electronic version for public review. The Mintier Harnish Team will distribute the NOP documents to the City’s
noticing list and interested parties. The Mintier Harnish Team will upload the document to the California State
Clearinghouse CEQANet website on behalf of the City
with its authorization.
Mintier Harnish | Proposal for Services
11 Task 3.5: Scoping Meeting
The Mintier Harnish Team will assist City staff in
conducting a scoping meeting. The Mintier Harnish
Team will facilitate the scoping meeting, including
development of a scoping meeting presentation,
comment sheets, sign-in sheets, and speaker cards. The
Mintier Harnish Team will facilitate the scoping meeting, including the scoping meeting presentation, and
addressing questions from the community. The Mintier
Harnish Team will incorporate the scoping meeting
comments into the EIR document, as required by CEQA.
Task 3.6: Administrative
Draft Program PEIR
The Mintier Harnish Team will prepare the Administrative Draft PEIR in compliance with Appendix G of the
State CEQA Guidelines. For each impact area, we will
prepare a discussion of the environmental setting,
regulatory setting, thresholds of significance, impact
analysis, mitigation measures, and cumulative effects.
We will incorporate the findings of relevant portion
of the existing conditions report. The Administrative
Draft PEIR will include a programmatic level analysis
of the proposed General Plan and Development Title
Amendments. The analysis will focus on providing
opportunities for tiering for future projects that
are consistent with the amended General Plan. The
proposed mitigation measures will be developed for
application as conditions of approval for future projects to facilitate the streamlined clearance of future projects.
The Mintier Harnish Team will submit Microsoft Word
files of the Administrative Draft PEIR to City staff for review and comment. The Mintier Harnish Team assumes
that City staff will provide one compiled set of electronic comments on the Administrative Draft PEIR.
Task 3.7: Public Review
Draft Program EIR
Once the Mintier Harnish Team has received comments
on the Administrative Draft PEIR, we will arrange
a meeting with City staff to discuss any significant
comments on the Administrative Draft. The Mintier
Harnish Team will then revise the document in track
changes for review by City staff. The Mintier Harnish
Team will finalize the PEIR and submit a Public Review
Draft PEIR for approval to release for public review.
Task 3.8: Public Review Draft
Program EIR Noticing
Once the Public Review Draft PEIR is completed,
the Mintier Harnish Team will prepare the Notice of
Completion (NOC) and Notice of Availability (NOA) to
initiate the public review process. The Mintier Harnish Team will upload the NOC, NOA and Draft EIR to the
CEQANet online submission website. The Mintier Harnish
Team will also distribute the NOA to the City’s interested parties list. We assume that the notice will be distributed to no more than 50 interested parties, if the City requests additional noticing, The Mintier Harnish Team can
provide additional notices on a time and materials basis.
Task 3.9: Draft and Final
Response to Comments
Once the public review period is complete, the Mintier
Harnish Team will prepare the Response to Comments
section of the Final PEIR. The responses will address all environmental-based comments, pursuant to the State
CEQA Guidelines. An administrative draft version of the response to comments will be submitted to City Staff
for review. Since it is infeasible to estimate the number of comments on the Draft EIR, we have preliminarily
estimated 70 hours of staff time for the response to
comments.
Task 3.10: Errata
Any changes to the text of the PEIR will be summarized
in an errata section of the Final PEIR. The Mintier Harnish Team will identify the revisions to the Draft PEIR in
a strikeout/underline format. This task assumes that
there will be no changes to the technical studies, in the eventthat changes to the technical studies are required, we will coordinate those with the City.
Task 3.11: Mitigation Monitoring
and Reporting Program
The Mintier Harnish Team will prepare a Mitigation
Monitoring and Reporting Program (MMRP) for the
Project pursuant to Section 15097 of the State CEQA
Guidelines. We will submit an administrative version of 12 the MMRP to City Staff for review and comment. Once
reviewed, we will prepare a final MMRP document. Upon
City certification of the PEIR, we will incorporate the MMRP into the Final PEIR.
Task 3.12: Final Program EIR
The final Response to Comments section, Errata,
and Draft PEIR will be compiled to develop the Final
Program EIR. The Mintier Harnish Team will submit an
administrative draft of the Final PEIR to City staff for review. We will make the any final revisions and submit a Final Program EIR to City Staff for final approval. We will provide an electronic submittal of the Final EIR.
Task 3.13: Findings and Statement
of Overriding Considerations
The Mintier Harnish Team will prepare the Findings and
Statement of Overriding Considerations for the PEIR,
consistent with Sections 15091 and 15093 of the State
CEQA Guidelines. The findings will outline the analysis and determinations made in the PEIR, as well as an
explanation of the overriding considerations considered with the approval of the General Plan and Development
Title Amendments PEIR. We will use a City approved
template and assume one round of consolidated
comments from City staff.
Task 3.14: Notice of Determination
The Mintier Harnish Team will prepare a Notice of
Determination in accordance with Section 15094 of
the State CEQA Guidelines for the City to file with the San Joaquin County Clerk. We will file the Notice of
Determination with the County Clerk within 5 days
of adopting the PEIR to establish a 30-day statute of
limitations. We assume that the City will provide the
applicable California Department of Fish and Wildlife and County filing fee.
Phase 4 Deliverables:
• CEQA Kick-off meeting agenda and meeting
minutes (digital; Word, pdf)
• Draft and Final Project Description (digital; Word,
pdf)
• Draft and Final Initial Study (digital; Word, pdf)
• Draft and Final Notice of Preparation (digital; Word, pdf; 50 hard copies)
• Draft and final scoping meeting presentation
(digital; Word, pdf)
• Scoping meeting materials (sign-in sheet and
comment cards)
• Administrative Draft PEIR (digital; Word, pdf)
• Screencheck Draft PEIR (digital; Word, pdf)
• Public Review Draft PEIR (digital; Word, pdf)
• Notice of Completion and Notice of Availability
(digital; Word, pdf; 50 hardcopies)
• Five (5) printed hard copies of the Public Review
Draft PEIR (Appendices on CD/Flash Drive)
• Draft and Final Response to Comments (digital;
Word, pdf)
• Draft and Final Errata (digital; Word, pdf)
• Draft and Final MMRP (digital; Word, pdf)
• Screencheck Final PEIR (digital; Word, pdf)
• Five (5) printed hard copies of the Final PEIR
(Appendices on CD/Flash Drive)
• Draft and Final Findings and Statement of
Overriding Considerations (digital; Word, pdf)
• Notice of Determination (digital; Word, pdf)
• Two printed copies of the Notice of Determination,
filed with the County Clerk
PHASE 4: ADOPTION OF
THE WESTSIDE GENERAL
PLAN AND DEVELOPMENT
TITLE AMENDMENTS
Task 4.1: Planning
Commission Hearing
The Mintier Harnish Team and City staff will facilitate a public hearing with the Planning Commission to review
the Westside General Plan and Development Title
Amendments and Final PEIR. The Planning Commission
will consider the comments made during the public
hearing and make recommendations to the City Council.
Mintier Harnish | Proposal for Services
13 Task 4.2: City Council
Adoption Hearing
The Mintier Harnish Team and City staff will facilitate a public hearing with the City Council to review
the Westside General Plan and Development Title
Amendments and Final PEIR. At the hearing, the
City Council will consider the Planning Commission
recommendations and the comments made at
the Planning Commission public hearing, direct
modifications of the amendments, if any, and certify
the Final PEIR and adopt the Westside General Plan and
Development Title Amendments.
Phase 5 Deliverables:
• Approved Westside General Plan and Development
Title Amendments (digital, Word, GIS, pdf)
• All milestone documents, data, and GIS files
(uploaded to file sharing site)
PHASE 5: LAFCO DOCUMENTATION
The Mintier Harnish Team will assist the City in preparing a Sphere of Influence Plan Update and MSR for local
services consistent with the requirements of State law
and the policies and procedures of the San Joaquin
LAFCo. We will also prepare an Annexation Plan.
Finally, we will prepare a fiscal analysis for the MSR and Annexation Plan.
Task 5.1: LAFCo Staff
Coordination Meeting
The Mintier Harnish Team will meet with City staff and
LAFCo staff at the outset of the project to provide and overview of the Westside General Plan Amendment,
review the existing SOI Plan/MSR, and discuss LAFCo
staff’s expectations for the updated SOI Plan/MSR/
Annexation Plan. The meeting will include discussing the desired style, format, and contents of the SOI Plan/ MSR/ Annexation Plan and San Joaquin LAFCo policies and
procedures.
Task 5.2: Technical Advisory
Committee Meeting
The Mintier Harnish Team will meet with representatives from City departments and other City service providers
to discuss the SOI Plan/MSR/Annexation Plan project
and process and review needed documents, data, and
information applicable to preparing the SOI Plan/MSR
update and Annexation Plan.
Task 5.3: Administrative Draft
SOI Plan/MSR/Annexation Plan
The Mintier Harnish Team will assist the City of Ripon
in updating its existing SOI Plan/MSR and preparing
the Annexation Plan to accommodate the Westside
General Plan and Development Title Amendments and
evaluate local services consistent with the requirements of State law and adopted San Joaquin LAFCo policies
and procedures. The Mintier Harnish Team will identify
needed revisions to the existing SOI Plan/MSR, as well
as information gaps and issue areas that may require
further data. The Mintier Harnish Team will prepare an
Administrative Review Draft SOI Plan/MSR/Annexation
Plan for City staff review. The SOI Plan/MSR /Annexation Plan will include the following:
Sphere of Influence Plan. The Mintier Harnish Team will update the existing SOI Plan pursuant to San Joaquin
LAFCo Policies and Procedures for an SOI, which defines a plan for the probable physical boundaries and service area of the city, and the AOI, which ensures the City
will be made aware of any land use decisions or other
governmental actions proposed in the area that come
before San Joaquin LAFCo. LAFCo must notify the City
when LAFCo receives a notice of a proposal within the
AOI from another agency.
The Mintier Harnish Team will evaluate lands that are
currently receiving services from the City and areas
that are projected to need City services (the Westside) consistent with the accompanying MSR. We will include
an evaluation of a sphere horizon 30 years in the future and an anticipated City boundary.
Municipal Services Review. State law requires the MSR
to set out six written determinations. The MSR will be
updated to address this requirement under the following topics consistent with State law:
14 • Growth and population projections for the affected area
• Present and planned capacity of public facilities and adequacy of public services, including infrastructure
needs or deficiencies
• Fire protection and medical services
• Law enforcement
• Water supply, treatment, and delivery
• Wastewater collection and treatment
• Stormwater capture and conveyance
• Transportation
• Community services (parks, recreation, and libraries) • Other city services
• Financial ability of agencies to provide services
• Status of, and opportunities for, shared facilities
• Accountability for community service needs,
including governmental structure and operational
efficiencies
• Disadvantaged Unincorporated Communities
Annexation Plan. The Mintier Harnish Team will prepare
an Annexation Plan consistent with San Joaquin LAFCo
requirements. The plan will address both near-term
and long-term annexation plans. Beyond a map of the
annexation areas and legal description, based on the
updated MSR, we will include a plan for services. The
plan will provide details explaining how public facilities and services will be provided, including:
• Present/planned land uses, including agricultural/
open space.
• Present/probable needs for public services in the
area.
• Capacity of public facilities to serve the annexation area.
Fiscal Analysis. In order to make written determinations for the City’s financial ability to provide services
to existing and planned development, the Mintier
Harnish Team will prepare a fiscal analysis based on
existing development, projected growth, anticipated
revenues, infrastructure improvements, operations and
maintenance costs, and other service demands and
costs.
The focus of the fiscal analysis will be to demonstrate that the proposed Westside General Plan Amendment
and related annexations will generate sufficient revenue for the City to fund and provide the necessary public
services for the area. The Mintier Harnish Team will
estimate property tax revenues to the City based on
analysis of current and projected tax allocations, in
consultation with the County Auditor. In addition, we will estimate direct and indirect sales tax revenues from both new commercial uses planned in the Westside Area and
from household spending by new residents in the SOI
at existing retail centers in Ripon. The revenue analysis will include other tax and fee sources as appropriate,
including utility taxes, business licenses, fees and for service and franchise fees, among others.
The service cost analysis will address all services covered in the MSR, and will estimate the marginal cost of
extending services to the Westside area. In coordination with City staff, the Mintier Harnish Team will base the cost analysis on information obtained for the MSR in
terms of existing departmental service capacities and
additional staffing, equipment or facilities needed to
expand services into the SOI. We will work with City
Service Departments to estimate operating and capital
costs associated with the required service expansions.
Based on the municipal revenue and cost factors
established for the overall General Plan Amendment
area, the Mintier Harnish Team will also prepare a fiscal impact analysis for the smaller sub-area that would be
included in the initial annexation application.
The analysis will qualitatively address funding for capital costs needed to serve the SOI. The Mintier Harnish Team will review City policies and programs for infrastructure funding, and estimate the funding capacity of impact
fees and land based debt financing, if appropriate, to
finance the public infrastructure and facilities projected for the SOI.
The fiscal analysis will clearly identify the funding sources projected to be available to fund each component of
the services and facilities program, and recommend
additional funding approaches, if necessary, to mitigate any adverse fiscal impacts.
Mintier Harnish | Proposal for Services
15 Task 5.4: City Staff Review
We will meet with City staff to review the Administrative Draft SOI Plan/MSR/Annexation Plan and address any
outstanding comments or issues related to the analysis.
Based on City staff comments, the Mintier Harnish
Team will prepare a Screencheck Draft SOI Plan/MSR/
Annexation Plan for City staff review and confirmation.
Task 5.5: LAFCo Staff Review Draft
SOI Plan/MSR/Annexation Plan
Based on direction from City staff, the Mintier Harnish Team will revise the SOI Plan/MSR/Annexation Plan for
LAFCo staff review. The Mintier Harnish Team will meet
with City staff and LAFCo staff as necessary to address comments and prepare the revised SOI Plan/MSR/
Annexation Plan. Following review by LAFCo staff, the
Mintier Harnish Team will prepare a Public Review SOI
Plan/MSR/Annexation Plan for City staff and LAFCo staff to review and confirmation.
Task 5.6: Public Review Draft
SOI Plan/MSR/Annexation Plan
Following review by City and LAFCo staff, the Mintier
Harnish Team will prepare a Public Review Draft SOI
Plan/MSR/Annexation Plan for Planning Commission
and City Council review and acceptance. The Mintier
Harnish Team will attend two public hearings: one
with the Planning Commission and one with the City
Council hearings, to present the Public Review Draft SOI Plan/MSR/Annexation Plan and gather feedback from
decision-makers.
Task 5.7: Revised Public Review
Draft SOI Plan/MSR/Annexation Plan
Following City Council acceptance of the Drafts, the
Mintier Harnish Team will make necessary revisions to
the Interim Draft SOI/MSR/Annexation Plan and prepare
revised public review draft documents for submission to San Joaquin LAFCo. The Mintier Harnish Team will work
with City staff and San Joaquin LAFCo staff to publish the Revised Public Review Draft SOI Plan/MSR/Annexation
Plan. State law requires a minimum of 21-day public
review prior to attending the first LAFCo informational meeting on the SOI Plan/MSR/Annexation Plan.
Task 5.8: LAFCo Workshop
and Hearing
Following public review of the documents, the Mintier
Harnish Team will attend two (2) public meetings
with San Joaquin LAFCo (e.g., one Workshop and one
Hearing) to present the Public Review Draft and Final SOI Plan/MSR/Annexation Plan.
Task 5.9: Prepare Final Documents
Following LAFCo adoption of the Sphere Plan/MSR, the
Mintier Harnish Team will work with City staff and San
Joaquin LAFCo staff to prepare a Final Sphere Plan/MSR.
Phase 6 Deliverables:
• Administrative Draft SOI Plan/MSR/Annexation Plan
• (digital; Word, pdf)
• Fiscal Analysis (digital; Word, pdf)
• Screencheck Draft SOI Plan/MSR/Annexation Plan
(digital; Word, pdf)
• LAFCo Staff Review Draft SOI Plan/MSR/Annexation
Plan (digital; Word, pdf)
• Public Review Draft SOI Plan/MSR/Annexation Plan
(digital; Word, pdf)
• Final SOI Plan/MSR/Annexation Plan (digital; Word,
pdf)
• Final SOI Plan/MSR/Annexation Plan (digital; Word,
pdf)
16 5. Schedule
We have prepared a tentative schedule for City review and discussion. If selected for the Project, we will refine this overall schedule to provide a timeline for each task and prepare a detailed six month schedule that shows milestones by week.
Phase 1 Initiation 2 months
Phase 2 Prepare Westside GPA 4 months
Phase 3 Prepare Program EIR 7 months (1-2 months overlapping with Phase 3) Phase 4 Adoption 1 month
Phase 5 LAFCO Documentation 5 months (3 months overlapping with Phase 4 and Phase 5) Total time: 16 months
Mintier Harnish | Proposal for Services
17 Phases,
Tasks Description
HARNISH Project AdvisorB. GIBBONS Project DirectorLESTERProject ManagerZANCHETTA, WOOSLEYPlannerSupport/AdministrativeSubtotal HoursSubtotal Costs Phase 1 Initiation
Task 1.1 Request for Information (RFI) 2 2 6 10 $2,320
Task 1.2 Kick-off Meeting and Westside Tour 10 10 12 4 36 $9,640 Task 1.3 Study Session 8 10 4 22 $5,460
Task 1.4 Public Information Program 4 8 12 24 $5,600
Task 1.5 Stakeholder Interviews 4 20 24 48 $11,060
Task 1.6 Assemble GIS Data and Prepare Base Map 2 8 10 20 $4,620 Subtotal 10 30 60 60 0 160 $38,700
0 $0
0 $0
Subtotal 0 0 0 0 0 0 $0
Phase 2 Prepare the Westside General Plan Amendment
Task 2.1 Summarize the Existing and Modified Westside Land Uses 2 4 12 40 58 $13,210 Task 2.2 Review and Refine the Westside Land Uses 2 8 12 24 46 $10,870 Task 2.3 Administrative Draft Westside General Plan Amendment 2 4 12 32 50 $11,490 Task 2.4 Public Review Draft Westside General Plan Amendment 2 4 16 22 $4,950 Task 2.5 Draft Development Title Amendments 2 4 12 24 42 $9,770 Task 2.6 Planning Commission Study Session: Public Review Draft Westside General Plan and Development Title Amendments 8 12 20 $5,080 Task 2.7 City Council Study Session: Public Review Draft Westside General Plan and Development Title Amendments 8 12 20 $5,080 Subtotal 8 38 76 136 0 258 $60,450
Phase 3 Prepare Program EIR
Task 3.1 CEQA Kick-off Meeting 2 2 $480
Task 3.2 Program EIR Project Description 2 4 6 $1,590
Task 3.3 Initial Study 2 4 6 $1,590
Task 3.4 Notice of Preparation 2 2 $480
Task 3.5 Scoping Meeting 0 $0
Task 3.6 Administrative Draft Program PEIR 40 8 48 $14,520 Task 3.7 Public Review Draft Program EIR 4 4 8 $2,220
Task 3.8 Public Review Draft Program EIR Noticing 0 $0
Task 3.9 Draft and Final Response to Comments 8 8 16 $4,440 Task 3.10 Errata 0 $0
Task 3.11 Mitigation Monitoring and Reporting Program 0 $0 Task 3.12 Final Program EIR 2 2 $630
Task 3.13 Findings and Statement of Overriding Considerations 0 $0 Task 3.14 Notice of Determination 0 $0
Subtotal 58 0 32 0 0 90 $25,950
Phase 4 Adoption of the Westside General Plan and Development Title Amendments Task 4.1 Planning Commission Public Hearing 8 10 18 $4,600 Task 4.2 City Council Adoption Hearing 8 10 18 $4,600
Subtotal 0 16 20 0 0 36 $9,200
Phase 5 LAFCo Documentation
Task 5.1 LAFCo Staff Coordination Meeting 6 8 14 $3,570 Task 5.2 Technical Advisory Committee Meeting 6 8 14 $3,570 Task 5.3 Administrative Draft SOI Plan/MSR/Annexation Plan 4 8 24 80 116 $26,420 Task 5.4 City Staff Review 2 8 12 22 $5,050
Task 5.5 LAFCo Staff Review Draft SOI Plan/MSR/Annexation Plan 6 8 4 18 $4,430 Task 5.6 Public Review Draft SOI Plan/MSR/Annexation Plan 8 12 20 40 $9,380 Task 5.7 Revised Public Review Draft SOI Plan/MSR/Annexation Plan 4 8 10 22 $5,170 Task 5.8 LAFCo Workshop and Hearing 16 20 16 52 $12,640 Task 5.9 Prepare Final Documents 4 8 16 28 $6,460
Subtotal 4 60 104 158 0 326 $76,690
PM Project Management
Project Management 20 40 60 80 200 $44,500
Subtotal 20 40 60 0 80 200 $44,500
TOTAL
Total Hours 100 184 352 354 80 1,070 -
2026 Billing Rates $315 $275 $240 $215 $160 - -
Labor Subtotals $31,500 $50,600 $84,480 $76,110 $12,800 - $255,490 Direct Expenses (e.g., printing, travel, translation services) $4,000 TOTAL COST $259,490
1) This represents a total not to exceed cost based on the provided scope of work. 2) The distribution of hours between firms, staff categories, and tasks are an estimate.
While the total costs will not change, the distribution of hours/costs may vary depending on actual execution. 3) Labor rates are subject to change every January 1st, although this change will not change the total budget.
MINTIER HARNISH
6. Budget
18 Phases,
Tasks Description
Phase 1 Initiation
Task 1.1 Request for Information (RFI)
Task 1.2 Kick-off Meeting and Westside Tour
Task 1.3 Study Session
Task 1.4 Public Information Program
Task 1.5 Stakeholder Interviews
Task 1.6 Assemble GIS Data and Prepare Base Map
Subtotal
Subtotal
Phase 2 Prepare the Westside General Plan Amendment
Task 2.1 Summarize the Existing and Modified Westside Land Uses Task 2.2 Review and Refine the Westside Land Uses
Task 2.3 Administrative Draft Westside General Plan Amendment Task 2.4 Public Review Draft Westside General Plan Amendment Task 2.5 Draft Development Title Amendments
Task 2.6 Planning Commission Study Session: Public Review Draft Westside General Plan and Development Title Amendments Task 2.7 City Council Study Session: Public Review Draft Westside General Plan and Development Title Amendments Subtotal
Phase 3 Prepare Program EIR
Task 3.1 CEQA Kick-off Meeting
Task 3.2 Program EIR Project Description
Task 3.3 Initial Study
Task 3.4 Notice of Preparation
Task 3.5 Scoping Meeting
Task 3.6 Administrative Draft Program PEIR
Task 3.7 Public Review Draft Program EIR
Task 3.8 Public Review Draft Program EIR Noticing
Task 3.9 Draft and Final Response to Comments
Task 3.10 Errata
Task 3.11 Mitigation Monitoring and Reporting Program
Task 3.12 Final Program EIR
Task 3.13 Findings and Statement of Overriding Considerations Task 3.14 Notice of Determination
Subtotal
Phase 4 Adoption of the Westside General Plan and Development Title Amendments Task 4.1 Planning Commission Public Hearing
Task 4.2 City Council Adoption Hearing
Subtotal
Phase 5 LAFCo Documentation
Task 5.1 LAFCo Staff Coordination Meeting
Task 5.2 Technical Advisory Committee Meeting
Task 5.3 Administrative Draft SOI Plan/MSR/Annexation Plan Task 5.4 City Staff Review
Task 5.5 LAFCo Staff Review Draft SOI Plan/MSR/Annexation Plan Task 5.6 Public Review Draft SOI Plan/MSR/Annexation Plan Task 5.7 Revised Public Review Draft SOI Plan/MSR/Annexation Plan Task 5.8 LAFCo Workshop and Hearing
Task 5.9 Prepare Final Documents
Subtotal
PM Project Management
Project Management
Subtotal
TOTAL
Total Hours
2026 Billing Rates
Labor Subtotals
Direct Expenses (e.g., printing, travel, translation services)
TOTAL COST
1) This represents a total not to exceed cost based on the provided scope of work. 2) The distribution of hours between firms, staff categories, and tasks are an estimate.
While the total costs will not change, the distribution of hours/costs may vary depending on actual execution. 3) Labor rates are subject to change every January 1st, although this change will not change the total budget.
Principal in-ChargeSenior Project ManagerAir and Noise SpecialistSenior PlannerAssociate PlannerAssistant Planner/GISSubtotal HoursSubtotal Costs 0 $0
4 4 $1,040
0 $0
0 $0
0 $0
0 $0
0 4 0 0 0 04 $1,040
0 $0
0 $0
0 0 0 0 0 0 0 $0
0 $0
0 $0
0 $0
0 $0
0 $0
0 $0
0 $0
0 0 0 0 0 0 0 $0
2 6 6 2 16 $3,540
2 4 18 16 40 $7,000
2 8 24 22 14 70 $12,160
2 2 10 12 26 $4,520
14 12 26 $5,440
8 40 60 100 140 60 408 $72,360
4 20 20 40 40 40 164 $29,080
2 2 14 20 38 $6,280
2 14 8 26 16 4 70 $13,560
2 8 16 26 $5,600
2 2 2 16 22 $3,600
2 4 12 24 42 $6,960
2 4 20 8 34 $6,320
1 4 4 9 $1,500
32 129 88 292 230 220 991 $177,920
12 12 $3,120
12 12 $3,120
0 24 0 0 0 0 24 $6,240
0 $0
0 $0
0 $0
0 $0
0 $0
0 $0
0 $0
0 $0
0 $0
0 0 0 0 0 0 0 $0
0 $0
0 0 0 0 0 0 0 $0
32 157 88 292 230 220 1,019 -
$320 $260 $210 $180 $150 $130 - -
$10,240 $40,820 $18,480 $52,560 $34,500 $28,600 - $185,200 $10,000
$195,200
BKF ENGINEERING
Mintier Harnish | Proposal for Services
19 Phases,
Tasks Description
Phase 1 Initiation
Task 1.1 Request for Information (RFI)
Task 1.2 Kick-off Meeting and Westside Tour
Task 1.3 Study Session
Task 1.4 Public Information Program
Task 1.5 Stakeholder Interviews
Task 1.6 Assemble GIS Data and Prepare Base Map
Subtotal
Subtotal
Phase 2 Prepare the Westside General Plan Amendment
Task 2.1 Summarize the Existing and Modified Westside Land Uses Task 2.2 Review and Refine the Westside Land Uses
Task 2.3 Administrative Draft Westside General Plan Amendment Task 2.4 Public Review Draft Westside General Plan Amendment Task 2.5 Draft Development Title Amendments
Task 2.6 Planning Commission Study Session: Public Review Draft Westside General Plan and Development Title Amendments Task 2.7 City Council Study Session: Public Review Draft Westside General Plan and Development Title Amendments Subtotal
Phase 3 Prepare Program EIR
Task 3.1 CEQA Kick-off Meeting
Task 3.2 Program EIR Project Description
Task 3.3 Initial Study
Task 3.4 Notice of Preparation
Task 3.5 Scoping Meeting
Task 3.6 Administrative Draft Program PEIR
Task 3.7 Public Review Draft Program EIR
Task 3.8 Public Review Draft Program EIR Noticing
Task 3.9 Draft and Final Response to Comments
Task 3.10 Errata
Task 3.11 Mitigation Monitoring and Reporting Program
Task 3.12 Final Program EIR
Task 3.13 Findings and Statement of Overriding Considerations Task 3.14 Notice of Determination
Subtotal
Phase 4 Adoption of the Westside General Plan and Development Title Amendments Task 4.1 Planning Commission Public Hearing
Task 4.2 City Council Adoption Hearing
Subtotal
Phase 5 LAFCo Documentation
Task 5.1 LAFCo Staff Coordination Meeting
Task 5.2 Technical Advisory Committee Meeting
Task 5.3 Administrative Draft SOI Plan/MSR/Annexation Plan Task 5.4 City Staff Review
Task 5.5 LAFCo Staff Review Draft SOI Plan/MSR/Annexation Plan Task 5.6 Public Review Draft SOI Plan/MSR/Annexation Plan Task 5.7 Revised Public Review Draft SOI Plan/MSR/Annexation Plan Task 5.8 LAFCo Workshop and Hearing
Task 5.9 Prepare Final Documents
Subtotal
PM Project Management
Project Management
Subtotal
TOTAL
Total Hours
2026 Billing Rates
Labor Subtotals
Direct Expenses (e.g., printing, travel, translation services)
TOTAL COST
1) This represents a total not to exceed cost based on the provided scope of work. 2) The distribution of hours between firms, staff categories, and tasks are an estimate.
While the total costs will not change, the distribution of hours/costs may vary depending on actual execution. 3) Labor rates are subject to change every January 1st, although this change will not change the total budget.
DAMKOWITCH Principal In ChargePILACHOWSKI Senior EngineerHAAG Senior Transportation PlannerVILLADO Engineer / Planner / AnalystAGUILAR Production / Admin / AccountingSUBTOTAL HOURSSUBTOTAL COSTS 2 2 $650
10 10 $3,250
0 $0
0 $0
0 $0
0 $0
12 0 0 0 0 12 $3,900
0 $0
0 $0
0 0 0 0 00 $0
0 $0
0 $0
4 8 8 40 60 $12,260
0 $0
0 $0
0 $0
0 $0
4 8 8 40 0 60 $12,260
0 $0
0 $0
0 $0
0 $0
0 $0
8 8 20 24 4 64 $14,060
4 8 8 4 24 $5,080
0 $0
4 8 12 $3,140
0 $0
0 $0
4 4 8 $2,220
0 $0
0 $0
20 8 40 32 8 108 $24,500
8 8 $2,600
8 8 $2,600
16 0 0 0 0 16 $5,200
0 $0
0 $0
0 $0
0 $0
0 $0
0 $0
0 $0
0 $0
0 $0
0 0 0 0 00 $0
12 12 24 $5,520
12 0 0 0 12 24 $5,520
64 16 48 72 20 220 -
$325 $265 $230 $175 $135 - -
$20,800 $4,240 $11,040 $12,600 $2,700 - $51,380
$3,000
$54,380
DKS
20 Phases,
Tasks Description
Phase 1 Initiation
Task 1.1 Request for Information (RFI)
Task 1.2 Kick-off Meeting and Westside Tour
Task 1.3 Study Session
Task 1.4 Public Information Program
Task 1.5 Stakeholder Interviews
Task 1.6 Assemble GIS Data and Prepare Base Map
Subtotal
Subtotal
Phase 2 Prepare the Westside General Plan Amendment
Task 2.1 Summarize the Existing and Modified Westside Land Uses Task 2.2 Review and Refine the Westside Land Uses
Task 2.3 Administrative Draft Westside General Plan Amendment Task 2.4 Public Review Draft Westside General Plan Amendment Task 2.5 Draft Development Title Amendments
Task 2.6 Planning Commission Study Session: Public Review Draft Westside General Plan and Development Title Amendments Task 2.7 City Council Study Session: Public Review Draft Westside General Plan and Development Title Amendments Subtotal
Phase 3 Prepare Program EIR
Task 3.1 CEQA Kick-off Meeting
Task 3.2 Program EIR Project Description
Task 3.3 Initial Study
Task 3.4 Notice of Preparation
Task 3.5 Scoping Meeting
Task 3.6 Administrative Draft Program PEIR
Task 3.7 Public Review Draft Program EIR
Task 3.8 Public Review Draft Program EIR Noticing
Task 3.9 Draft and Final Response to Comments
Task 3.10 Errata
Task 3.11 Mitigation Monitoring and Reporting Program
Task 3.12 Final Program EIR
Task 3.13 Findings and Statement of Overriding Considerations Task 3.14 Notice of Determination
Subtotal
Phase 4 Adoption of the Westside General Plan and Development Title Amendments Task 4.1 Planning Commission Public Hearing
Task 4.2 City Council Adoption Hearing
Subtotal
Phase 5 LAFCo Documentation
Task 5.1 LAFCo Staff Coordination Meeting
Task 5.2 Technical Advisory Committee Meeting
Task 5.3 Administrative Draft SOI Plan/MSR/Annexation Plan Task 5.4 City Staff Review
Task 5.5 LAFCo Staff Review Draft SOI Plan/MSR/Annexation Plan Task 5.6 Public Review Draft SOI Plan/MSR/Annexation Plan Task 5.7 Revised Public Review Draft SOI Plan/MSR/Annexation Plan Task 5.8 LAFCo Workshop and Hearing
Task 5.9 Prepare Final Documents
Subtotal
PM Project Management
Project Management
Subtotal
TOTAL
Total Hours
2026 Billing Rates
Labor Subtotals
Direct Expenses (e.g., printing, travel, translation services)
TOTAL COST
1) This represents a total not to exceed cost based on the provided scope of work. 2) The distribution of hours between firms, staff categories, and tasks are an estimate.
While the total costs will not change, the distribution of hours/costs may vary depending on actual execution. 3) Labor rates are subject to change every January 1st, although this change will not change the total budget.
DALE Principal Senior AssociateResearch AssociateSUBTOTAL HOURSSUBTOTAL COSTS 0 $0
4 4 $1,120
0 $0
0 $0
0 $0
12 12 24 $6,240
16 12 0 28 $7,360
0 0 $0
0 0 0 0 $0
0 $0
0 $0
24 60 84 $21,120
0 $0
0 $0
0 $0
0 $0
24 60 0 84 $21,120
0 $0
0 $0
0 $0
0 $0
0 $0
0 $0
0 $0
0 $0
0 $0
0 $0
0 $0
0 $0
0 $0
0 $0
0 0 0 0 $0
0 $0
0 $0
0 0 0 0 $0
0 $0
0 $0
16 32 24 72 $16,000
0 $0
0 $0
0 $0
0 $0
0 $0
0 $0
16 32 24 72 $16,000
8 8 $2,240
8 0 0 8 $2,240
64 104 24 192 -
$280 $240 $160 - -
$17,920 $24,960 $3,840 - $46,720
$2,500
$49,220
Natelson Dale
Mintier Harnish | Proposal for Services
21 Phases,
Tasks Description
Phase 1 Initiation
Task 1.1 Request for Information (RFI)
Task 1.2 Kick-off Meeting and Westside Tour
Task 1.3 Study Session
Task 1.4 Public Information Program
Task 1.5 Stakeholder Interviews
Task 1.6 Assemble GIS Data and Prepare Base Map
Subtotal
Subtotal
Phase 2 Prepare the Westside General Plan Amendment
Task 2.1 Summarize the Existing and Modified Westside Land Uses Task 2.2 Review and Refine the Westside Land Uses
Task 2.3 Administrative Draft Westside General Plan Amendment Task 2.4 Public Review Draft Westside General Plan Amendment Task 2.5 Draft Development Title Amendments
Task 2.6 Planning Commission Study Session: Public Review Draft Westside General Plan and Development Title Amendments Task 2.7 City Council Study Session: Public Review Draft Westside General Plan and Development Title Amendments Subtotal
Phase 3 Prepare Program EIR
Task 3.1 CEQA Kick-off Meeting
Task 3.2 Program EIR Project Description
Task 3.3 Initial Study
Task 3.4 Notice of Preparation
Task 3.5 Scoping Meeting
Task 3.6 Administrative Draft Program PEIR
Task 3.7 Public Review Draft Program EIR
Task 3.8 Public Review Draft Program EIR Noticing
Task 3.9 Draft and Final Response to Comments
Task 3.10 Errata
Task 3.11 Mitigation Monitoring and Reporting Program
Task 3.12 Final Program EIR
Task 3.13 Findings and Statement of Overriding Considerations Task 3.14 Notice of Determination
Subtotal
Phase 4 Adoption of the Westside General Plan and Development Title Amendments Task 4.1 Planning Commission Public Hearing
Task 4.2 City Council Adoption Hearing
Subtotal
Phase 5 LAFCo Documentation
Task 5.1 LAFCo Staff Coordination Meeting
Task 5.2 Technical Advisory Committee Meeting
Task 5.3 Administrative Draft SOI Plan/MSR/Annexation Plan Task 5.4 City Staff Review
Task 5.5 LAFCo Staff Review Draft SOI Plan/MSR/Annexation Plan Task 5.6 Public Review Draft SOI Plan/MSR/Annexation Plan Task 5.7 Revised Public Review Draft SOI Plan/MSR/Annexation Plan Task 5.8 LAFCo Workshop and Hearing
Task 5.9 Prepare Final Documents
Subtotal
PM Project Management
Project Management
Subtotal
TOTAL
Total Hours
2026 Billing Rates
Labor Subtotals
Direct Expenses (e.g., printing, travel, translation services)
TOTAL COST
1) This represents a total not to exceed cost based on the provided scope of work. 2) The distribution of hours between firms, staff categories, and tasks are an estimate.
While the total costs will not change, the distribution of hours/costs may vary depending on actual execution. 3) Labor rates are subject to change every January 1st, although this change will not change the total budget.
TOTAL COSTS
$2,970
$15,050
$5,460
$5,600
$11,060
$10,860
$51,000
$0
$0
$0
$13,210
$10,870
$44,870
$4,950
$9,770
$5,080
$5,080
$93,830
$4,020
$8,590
$13,750
$5,000
$5,440
$100,940
$36,380
$6,280
$21,140
$5,600
$3,600
$9,810
$6,320
$1,500
$228,370
$10,320
$10,320
$20,640
$3,570
$3,570
$42,420
$5,050
$4,430
$9,380
$5,170
$12,640
$6,460
$92,690
$52,260
$52,260
-
-
$538,790
$19,500
$558,290
22