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Contract No. 11112(CCS)
PROFESSIONAL SERVICES AGREEMENT
This Professional Services Agreement (“Agreement”), entered into as of _________________(“Execution Date”), by and between the City of Santa Monica (“City”) and Wood Environment & Infrastructure Solutions, Inc. (“WOOD”), is made with reference to the following:
RECITALS:
A. The City is a municipal corporation duly organized and validly existing under the laws of the State of California with the power to carry on its business as it is now being conducted under the statutes of the State of California and the Charter of the City.
B. WOOD is qualified to do business, and is doing business, in the State of California.
WOOD represents it has the background, knowledge, experience and expertise necessary to provide the services set forth in this Agreement.
C. The City and WOOD now desire to enter into an agreement for WOOD to provide professional services to the City.
NOW, THEREFORE, it is mutually agreed by and between the undersigned parties as follows:
TERMS AND CONDITIONS
1. Term. This Agreement begins as of November 1, 2020 and terminates on June 30, 2022, unless sooner terminated in accordance with Section 14.
2. WOOD Services. WOOD will perform all of the services (“Services”) described in Exhibit A, Scope of Services. WOOD will complete the Services in accordance with Exhibit B, Budget.
3. City Services. The City agrees to:
3.1 Make available to WOOD any currently existing documents, data or information required for the performance of the Services.
3.2 Designate a representative authorized to act on behalf of City.
3.3 Promptly examine and render findings on all documents submitted for staff review by WOOD.
4. Compensation. The City will compensate WOOD for the Services performed in an amount not to exceed $358,838.00, as set forth in Exhibit B.
5. Invoices. WOOD will invoice the City for the Services in accordance with Exhibit B and the City will pay any undisputed amount within 30 days of receipt.
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6. Notices. All notices, demands, requests or approvals to be given under this Agreement, must be in writing and will be deemed served when delivered personally, by email, or on the third business day after deposit in the United States mail, postage prepaid, registered or certified, addressed as follows:
6.1 All notices, demands, requests or approvals to the City:
City Planning Division
City of Santa Monica
1685 Main Street, Mail Stop 28
Santa Monica, California 90401
Attention: Rachel Kwok
Re: Contract No. 11112
with a copy to:
Santa Monica City Attorney’s Office
1685 Main Street, Third Floor
Santa Monica, California 90401
Attention: City Attorney
Re: Contract No. 11112
6.2 All notices, demands, requests or approvals to WOOD:
Wood Environment & Infrastructure Solutions, Inc.
104 West Anapamu Street, Suite 204A
Santa Barbara, CA, 93105 USA
Attention: Aaron Goldschmidt
[email protected]
Re: Contract No. 11112
7. Independent Parties. Both parties to this Agreement will be acting in an independent capacity and not as agents, employees, partners, or joint venturers of one another.
Neither the City nor its officers or employees will have any control over the conduct of WOOD or any of WOOD’s agents, employees, or subconsultants, except as otherwise provided in this Agreement.
8. Integrated Contract. This Agreement represents the full and complete understanding of every kind or nature whatsoever between the parties. Any preliminary negotiations and agreements of any kind or nature are merged into this Agreement. No oral agreement or implied covenant may be held to vary the provisions of this Agreement.
This Agreement may be modified only by written agreement signed by City and WOOD, and approved as to form by the City Attorney.
9. Insurance. Prior to commencing work, WOOD must procure, maintain and pay for insurance against claims for injuries to persons or damage to property that may arise DocuSign Envelope ID: 9B16548E-019F-4705-A4C7-AE19F25BFD09 - 3 -
from or in connection with the performance of the Services by WOOD or WOOD’s agents, representatives, employees or subconsultants for the duration of this Agreement. WOOD must obtain insurance that, at a minimum, meets the requirements for insurance set forth in Exhibit C, Insurance Requirements and Verifications.
10. Defense and Indemnification.
10.1 Indemnification. As to WOOD’s Services produced under this Agreement, WOOD agrees to defend, indemnify, protect, and hold harmless the City, its agents, officers, boards and commissions, and employees (collectively, “City”) from and against any and all liability, claims, demands, damages, or costs, including but not limited to attorney’s fees, or payments for injury to any person or property (collectively, “Losses”) caused or claimed to be caused by the acts, errors and/or omissions of WOOD, or WOOD’s employees, agents, officers, and subconsultants. WOOD’s responsibilities under this Section 10.1 include liability arising from, connected with, caused by, or claimed to be caused by the active or passive negligent acts or omissions of the City, which may be in combination with the acts or omissions of WOOD, its employees, agents or officers, or subconsultants; provided, however, that WOOD’s duty to defend, indemnify, protect and hold harmless shall not include any Losses arising from the sole negligence or willful misconduct of the City.
Notwithstanding WOOD’s obligation to defend City hereunder, City has the right to conduct its own defense and seek reimbursement for reasonable costs of defense from WOOD, if City chooses to do so.
10.2 Enforcement Costs. WOOD agrees to pay any and all costs the City incurs enforcing the indemnity, defense and hold harmless provisions set forth in Section 10.1.
11. Prohibition Against Transfers.
11.1 WOOD may not assign, hypothecate, or transfer this Agreement or any interest therein directly or indirectly, by operation of law or otherwise without the prior written consent of City. Any attempt to do so without the City’s consent will be null and void, and any assignee, hypothecatee or transferee acquires no right or interest by reason of such attempted assignment, hypothecation or transfer.
11.2 The sale, assignment, transfer or other disposition of any of the issued and outstanding capital stock of WOOD or of any general partner or joint venturer or syndicate member of WOOD, if a partnership or joint venture or syndicate exists, which results in changing the control of WOOD, will be construed as an assignment of this Agreement. Control means 50% or more of the voting power of the corporation.
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12. Permits and Licenses. WOOD, at its sole expense, must obtain and maintain during the term of this Agreement all required business and professional permits, licenses and certificates.
13. Waiver. A waiver of any breach of this Agreement may not be deemed a waiver of any subsequent breach of the same or any other term, covenant, or condition of this Agreement.
14. Default and Termination.
14.1 If WOOD fails or refuses to perform any of the provisions of this Agreement, and if the default is not cured within a period of five days after the City’s written notice of default specifying the nature of the default, City may immediately terminate this Agreement by written notice to WOOD.
14.2 The City has the option, at its sole discretion and without cause, of terminating this Agreement by giving ten days’ written notice to WOOD. Upon termination of this Agreement, City will pay WOOD any compensation earned and unpaid up to the effective date of termination.
15. Compliance with Law. WOOD must comply with all laws of the State of California and the United States, and all ordinances, rules, and regulations enacted or issued by City.
16. Discrimination. WOOD may not discriminate in the provision of services hereunder because of race, color, religion, national origin, ancestry, sex, age, sexual orientation, marital status, AIDS or disability.
17. Nuisance. WOOD may not maintain, commit, or permit the maintenance or commission of any nuisance in connection with the performance of services under this Agreement.
18. Records.
18.1 WOOD must maintain complete and accurate records with respect to costs, expenses, receipts and other such information required by the City for any services provided where compensation is on the basis of hourly rates, subconsultant costs, or other direct costs. WOOD must keep the records, together with supporting documents, separate from other documents and records and maintain them for a period of three years after receipt of final payment.
18.2 WOOD must maintain records in sufficient detail to permit an evaluation of the Services and in accordance with generally accepted accounting principles.
WOOD must clearly identify all records and make them readily accessible to the City. At the City’s request, WOOD must provide records in an electronic format and, if necessary, access to any proprietary software to view such electronic records.
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18.3 WOOD must allow the City to have free access to WOOD’s books and records and to inspect all work, data, documents, proceedings and activities related to this Agreement. The City has the right to examine or audit WOOD’s records, and WOOD agrees to cooperate with any examination or audit of its records. If a City audit discloses an error of 5% or more in information reported by WOOD, WOOD agrees to pay the cost of the City’s audit computed on the basis of four times the direct payroll of the audit staff completing the audit and audit report.
19. Work Product; Reports.
19.1 Any work product prepared or caused to be prepared by WOOD or any subconsultant for this Agreement will be the exclusive property of City. No work product given to or prepared by WOOD or any subconsultant pursuant to this Agreement may be made available to any individual or organization by WOOD without prior written approval by City.
19.2 At the City’s request, WOOD must furnish reports concerning the status of the Services.
20. Standard of Care. WOOD agrees to provide all Services, including services performed by any subconsultant, in a manner consistent with the level of care and skill ordinarily exercised by members of WOOD’s profession currently practicing in the same locality under similar conditions.
21. Subconsultants.
21.1 If WOOD proposes to have any subconsultant perform any part of the Services, WOOD must submit a request for approval in writing, describing the scope of work to be subcontracted, the name of the proposed subconsultant, and the total price or hourly rates used in preparing an estimated cost for the subconsultant’s services. The City, in its sole discretion, may grant or deny the request.
21.2 WOOD will be responsible for the quality of any subconsultant’s work. Every subcontract or agreement of any kind entered into between WOOD and any subconsultant (or between any subconsultant and others) must contain the following provision:
This agreement is consistent with all terms and conditions of the Agreement No. 11112 (CCS) entered into between the
City of Santa Monica and WOOD
on^^____________________.
22. Governing Law. The laws of the State of California, without regard to any choice of law provisions, will govern this Agreement.
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23. Venue and Jurisdiction. The City and WOOD agree that the Services will take place in Los Angeles County. Any litigation arising out of this Agreement may only be brought in either the United States District Court, Central District of California, or the Superior Court of California, County of Los Angeles, West District, as appropriate. The parties agree that venue exists in either court, and each party expressly waives any right to transfer to another venue. The parties further agree that either court will have personal jurisdiction over the parties to this Agreement.
24. Survival of Provisions and Obligations. Any provision of this Agreement, which by its nature must be exercised after termination of this Agreement, will survive termination and remain effective for a reasonable time. Any obligation that accrued prior to termination of this Agreement will survive termination of this Agreement.
25. Exhibits. The following exhibits are incorporated by reference into this Agreement as though fully set forth herein.
Exhibit A Scope of Services
Exhibit B Budget
Exhibit C Insurance Requirements
In witness whereof, the parties have caused this Agreement to be executed the day and year first above written.
ATTEST:
______________________________
DENISE ANDERSON-WARREN
City Clerk
APPROVED AS TO FORM:
______________________________
LANE DILG
City Attorney
CITY OF SANTA MONICA,
a municipal corporation
By: ______________________________
WOOD Corporation
#VENDOR
By: ________________________________
DocuSign Envelope ID: 9B16548E-019F-4705-A4C7-AE19F25BFD09 12/29/2020
Interim City Attorney
George Cardona
12/30/2020
Aaron Goldschmidt
Vice President
Wood Environment & Infrastructure Solutions, Inc.
Interim City Manager
1/4/2021
Lane Dilg Denise Anderson-Warren
1/4/2021
City Clerk
Exhibit A
Scope of Services
(Behind this page)
DocuSign Envelope ID: 9B16548E-019F-4705-A4C7-AE19F25BFD09 Prepared for:
City of Santa Monica
City Planning Division
1685 Main Street, Room 212
Santa Monica, CA 90407-2200
Prepared by:
Wood Environment &
Infrastructure Solutions, Inc.
104 West Anapamu Street, Suite 204A
Santa Barbara, CA 93105
Proposal to Prepare an
Environmental Impact
Report for the 6th Cycle
Housing Element Update
-XQH
, 2020
DocuSign Envelope ID: 9B16548E-019F-4705-A4C7-AE19F25BFD09 Submitted Via Email -
June 19, 2020
City of Santa Monica
Planning and Community Development
City Planning Division
1685 Main Street, Room 212
PO Box 2200
Santa Monica, CA 90407-2200
(310) 458-8341
Attn: Ms. Rachel Kwok, Environmental Planner
Subject: Revised Proposal to Prepare an Environmental Impact Report for the 6th Cycle Housing Element Project
Dear Ms. Kwok:
Wood Environment & Infrastructure Solutions, Inc. (Wood; formerly Amec Foster Wheeler) is pleased to present our revised Proposal to Prepare an Environmental Impact Report (EIR) for the City of Santa Monica (City) 6th Cycle Housing Element Update (Project). We are thrilled with this opportunity to assist the City with this critical planning effort and have assembled an outstanding team of environmental professionals with directly relevant experience with preparing EIRs for long range planning documents including General Plan Updates, and Housing Elements. Our team has unmatched experience preparing recent environmental documentation for the City, including preparing the Downtown Community Plan (DCP) Program EIR, which addresses the impacts of mixed-use residential development, including affordable housing, throughout the Downtown. In the last 5 years, we have also prepared several other Project EIRs for the City, including the 500 Broadway Mixed-Use Development Project EIR, 5th Street and Colorado Avenue Hotel Projects EIR, and Airport Park Expansion Project EIR. We are also currently preparing the Ocean Avenue Project EIR and have assisted with early planning for the Memorial Park Neighborhood Plan EIR. Our management team and land use planning staff also have substantial experience with Housing Element preparation and implementation, as well as associated EIR preparation. With our experience preparing environmental documents in the City, our team is uniquely positioned to provide high quality, efficient, and timely services. Highlights of our team’s capabilities, strengths, and approach include:
A Project Principal with experience preparing more than 55 EIRs, including a Countywide Housing Element EIR and working for the City to successfully complete EIRs for four major development projects. A Project Manager with substantial experience preparing EIRs for the City, including the DCP Program EIR, 500 Broadway Mixed Use Project EIR, and the Airport Park Expansion Project EIR, as well as ongoing preparation of the Ocean Avenue Project EIR.
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A Deputy Project Manager with recent experience preparing EIRs for the City, including the DCP Program EIR and ongoing Ocean Avenue Project EIR, and proven ability to effectively coordinate with City staff. A QA/QC specialist has been included on the team to ensure that all work products meet the highest standards for quality control to minimize the editing burden on City staff. Subconsultants with substantial experience working with Wood on major land use planning and development projects: Fehr & Peers would address transportation impacts, Historic Resources Group (HRG) would assess historic resource issues and MRS Environmental, Inc. (MRS) would perform air quality and greenhouse gas (GHG) emissions modeling.
A firm committed to working as an extension of City staff to meet the City’s goals, scope, quality, and schedule and producing a thorough and accessible EIR within our submitted project budget.
We hope that this proposal demonstrates our understanding of the City’s needs and our record of producing high quality EIRs in communities with an active and informed citizenry. Our proposal responds to the preliminary scope of work and criteria outlined in the City’s Request for Proposal (RFP) to include relevant information regarding our project understanding; experience managing complex and controversial planning projects; proposed work plan, budget, schedule; team qualifications; relevant project experience; and client references. In coordination with you, we have focused our efforts to efficiently support City staff with this Project during challenging budgetary times.
Our team is based in the Santa Barbara office at 104 West Anapamu Street, 204A, Santa Barbara, CA 93101, phone: (805) 962-0992. Should you have additional questions or need clarification on the attached scope of work, please feel free to contact Ms. Erika Leachman at (805) 252-9891 or [email protected].
Please consider me a point of contact for contractual matters. Either Ms. Leachman or I are authorized to represent the firm in discussions regarding this proposal. We look forward to working with you.
Respectfully Submitted,
Aaron P. Goldschmidt
Vice President
Environmental Planning and Natural Resources Program
Wood Environment & Infrastructure Solutions, Inc.
104 West Anapamu Street, Suite 204A
Santa Barbara, CA 93101
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Proposal to Prepare an
Environmental Impact Report
for the 6th Cycle Housing Element for the City of Santa Monica Table of Content
I. Introduction ......................................................................................................................................... 1 II. Project Understanding ....................................................................................................................... 3 Housing Planning in California .............................................................................................................................. 3 City of Santa Monica Housing Element ................................................................................................................. 4 City policy Framework, Housing Goals, & Suitable Sites ...................................................................................... 5 III. Project Approach ................................................................................................................................ 8 IV. CEQA Analysis Methodology .......................................................................................................... 10 General Description of EIR Components............................................................................................................. 11 V. Relevant Project Experience Statement ......................................................................................... 18 VI. Scope of Services ............................................................................................................................. 23 Proposed EIR Preparation Tasks ........................................................................................................... 23 Proposed Scope of Environmental Impact Analysis ............................................................................... 26 VII. Proposed Schedule .......................................................................................................................... 38 VIII. Proposed Cost Summary ................................................................................................................. 40 IX. Project Team Personnel ................................................................................................................... 44 Wood Key Team Members ..................................................................................................................... 49 Dan Gira – Project Principal ................................................................................................................................ 49 Erika Leachman –Project Manager ..................................................................................................................... 50 Nick Meisinger – Deputy Project Manager .......................................................................................................... 50 Marie Laule – QA/QC Technical Manager ........................................................................................................... 51 Subconsultant Team Members ............................................................................................................... 51 Fehr & Peers – Transportation Engineers ........................................................................................................... 52 Historic Resources Group ................................................................................................................................... 53 MRS Environmental Inc. ...................................................................................................................................... 54 X. References ......................................................................................................................................... 56 XI. Additional Data .................................................................................................................................... 1 Subconsultant Proposals .......................................................................................................................... 1 Resumes ................................................................................................................................................... 2 DocuSign Envelope ID: 9B16548E-019F-4705-A4C7-AE19F25BFD09 Proposal to Prepare the EIR for 6th Cycle Housing Element City of Santa Monica June 19, 2020
I. INTRODUCTION
Wood Environment & Infrastructure Solutions, Inc.
(Wood, formerly Amec Foster Wheeler) is pleased to
submit this revised proposal in response to the
Request for Proposal (RFP) for the preparation of an
Environmental Impact Report (EIR) for 6th Cycle
Housing Element (Project) issued by the City of Santa
Monica (City) on March 6, 2020. We have assembled
a team with unique experience working for the City,
including a Project Principal, Project Manager and
Deputy Project Manager with substantial experience
preparing environmental documentation compliant
with the California Environmental Quality Act (CEQA)
for complex land use planning and development
projects in the City. Our management team includes
former public agency planners with experience preparing housing elements and implementation programs (e.g., inclusionary housing ordinances) with associated environmental documentation. Our management team oversaw the preparation of the Downtown Community Plan (DCP) Program EIR, which addressed impacts of long-term redevelopment of the Downtown District to accommodate 3 million square feet (sf) of net new residential and commercial floor area. Our team also prepared the Airport Park Expansion Project EIR, which involved analysis of park development in eastern Santa Monica. Our ongoing work with the City on the Ocean Avenue Project EIR has involved analysis of housing development in a Transit Priority Area (TPA) along a key boulevard. We are also deeply familiar with community concerns related to building height and neighborhood protection, which will be critical to understand and address given the probable need for increases in density or building height to meet the City’s ambitious Regional Housing Needs Assessment (RHNA) allocation.
Our team has prepared EIRs for various long range plans throughout Southern and Central California, including in the cities of Santa Monica, Santa Barbara, San Luis Obispo, Fountain Valley, and Sunnyvale, as well as the counties of Santa Cruz and Santa Barbara. We specialize in projects with high levels of citizen interest, including concerns about community identity, service capacity, travel demand, and growth. We have prepared Program or Master EIRs for large-scale long range plans involving the provision of infill housing in “built-out” communities, including the Plan Santa Barbara General Plan Update in Santa Barbara, the Fountain Valley Crossings Specific Plan in Fountain Valley, the Peery Park Specific Plan in Sunnyvale, the Villages Specific Plan in the City of Oxnard, and the Avila Ranch Specific Plan and Froom Ranch Specific Plan in San Luis Obispo. We also are addressing infill housing development as part of the City of Carpinteria General Plan / Local Coastal Plan Update and Program EIR. We are deeply familiar with planning issues in Wood Team Relevant Expertise
¡ A firm with extensive experience preparing Program
EIRs for land use and development programs involving
housing development in the City of Santa Monica, as
well as other nearby communities.
¡ A management team experienced with environmental
analysis in the City of Santa Monica, specifically within the Downtown District, Memorial Park Neighborhood,
and the Santa Monica Airport.
¡ A team led by former long range planners experienced
with Housing Element EIRs and implementation
programs such as inclusionary housing ordinances.
¡ An integrated and multi-disciplinary team of
subconsultants with recent experience working on
complex projects for the City, including the City’s
Downtown Community Plan and Memorial Park
Neighborhood Plan.
DocuSign Envelope ID: 9B16548E-019F-4705-A4C7-AE19F25BFD09 Proposal to Prepare the EIR for 6th Cycle Housing Element City of Santa Monica June 19, 2020
the City such as transit-oriented development, trip reduction strategies, historic preservation, and neighborhood protection within the guiding framework of the 2010 Land Use and Circulation Element (LUCE).
Our work on the 500 Broadway Mixed Use Development Project EIR and the 5th and Colorado Hotel Projects EIR has familiarized us with the City’s approach to development project methodologies within the framework of the LUCE and DCP. Our work to date on the Memorial Park Neighborhood Plan EIR has also given us insight to the key issues facing inland neighborhoods within the City.
Our team is well-versed in addressing key issues of citizen concern in urban settings, including community character, transportation, mobility, parking, and historic structure protection. We are also familiar with addressing concerns for construction effects, public services, and infrastructure constraints analysis, and we have provided a unique level of analysis for infrastructure and public utilities and services (e.g., water supply, fire flow, sewer line capacity) in several of our EIRs. We also understand the City’s approach to non-CEQA issues (e.g., aesthetics and shade/shadow effects, traffic, parking) within TPAs.
Our proposal offers the City a cohesive team deeply familiar with issues of concern in the City and substantial recent experience working together on multiple long range plans with substantial housing components. Our team includes three experienced subcontractors: Fehr & Peers, a transportation engineering firm with extensive experience working with our team to address transportation issues in Santa Monica; Historic Resources Group (HRG), a historic resources firm with qualified architectural historians that recently updated the City’s Historic Resources Inventory (HRI; 2018) and is supporting Wood on the Los Angeles Zoo Vision Plan Program EIR; and MRS, a firm with extensive experience with air quality/greenhouse gas modeling, risk assessment, and environmental impact analysis in the Los Angeles Basin, including recent work with Wood for the California State Lands Commission, as well as for the City of Hermosa Beach. “The EIR prepared by [Wood] of Santa Barbara, and ultimately certified by the City Council of San Luis Obispo, was a critical tool in the decision-making process for the Council…Members of staff and the public who reviewed the report were impressed with its readability, superior graphics, and thorough discussion of key technical issues.” John Mandeville, Former Community Development Director, City of San Luis Obispo DocuSign Envelope ID: 9B16548E-019F-4705-A4C7-AE19F25BFD09 Proposal to Prepare the EIR for 6th Cycle Housing Element City of Santa Monica June 19, 2020
II. PROJECT UNDERSTANDING
Our team recognizes that thorough knowledge of a project’s objectives, background, geography, community, regulatory framework, and other factors is critical to successful completion of a project. Our understanding of this Project is based on review of the RFP, the City’s 2013-2021 Housing Element and adopted General Plan, including the 2010 Land Use and Circulation Element (LUCE) and its Final Program EIR, the DCP and its Final Program EIR, other recent City EIRs, the ongoing Local Coastal Program (LCP) update, online information on the City’s website, data from the California Department of Housing and Community Development (HCD), GIS data, and aerial photographs. Our proposal also responds to the City’s request on May 20, 2020 to revise the scope of work assuming City staff would complete analysis of several EIR components, as further described herein.
The City has expended substantial resources over the last decade on long range planning, including planning to accommodate significant new housing while protecting community values and character. The City has undertaken ambitious and forward-looking planning efforts as part of the LUCE, Bergamot Area Plan, DCP, and other efforts. Our team understands that the significant increase in the City’s RHNA allocation may require substantial adjustments in these relatively recently adopted plans, while striving to respect the overall goals and policy framework of these plans. Given carefully crafted compromises within the LUCE such as the goal of “no net new PM peak hour trips”, planning for a significant increase in housing far beyond that identified in adopted plans must be done in conjunction with multi-modal transportation planning to link housing with jobs and commercial uses to attempt to be consistent with existing policy goals and reduce vehicle miles traveled (VMT). This may require planning for residential growth around regional transit such as the Exposition Light Rail Line and along the City’s Boulevards and Mixed Use Corridors. Through this regulatory lens of balancing state mandates with the local planning framework, we understand the City is embarking on a Housing Element Update in compliance with state housing law and its ambitious RHNA allocation.
HOUSING PLANNING IN CALIFORNIA
California housing law requires all cities and counties to adequately plan to meet the housing needs of everyone in the community by adopting Housing Elements as part of their required General Plan. Housing Elements are one of seven mandatory elements and provide policies and programs to ensure the provision of a quantity and diversity of housing types that meet an agency’s housing needs over the planning period.
A Housing Element Update starts with the RHNA to determine how much housing and what type of housing is needed at different affordability levels. The California Department of Finance and the California HCD uses demographic information to determine housing needs for each regional planning agency such as the Southern California Association of Governments (SCAG). Each regional planning agency uses its own demographic figures to refine HCD’s allocation and this final figure is the RHNA. The RHNA quantifies the need for housing within each jurisdiction within the regional planning agency’s jurisdiction during specified DocuSign Envelope ID: 9B16548E-019F-4705-A4C7-AE19F25BFD09 Proposal to Prepare the EIR for 6th Cycle Housing Element City of Santa Monica June 19, 2020
planning periods, which allows communities to accommodate the RHNA allocation and provide their fair share of housing needs.
CITY OF SANTA MONICA HOUSING ELEMENT
2013-2021 Housing Element
The City’s adopted Housing Element addressed housing needs defined by SCAG in October 2012, where 86 percent of the Westside Cities Sub-region’s total allocation was allocated to the City: 1,674 of 1,939 units for the four Westside cities. Of these, 974 (58 percent) needed to be provided as affordable housing. The 2013- 2021 Housing Element identified several challenges and constraints to housing production and conservation within the City, ranging from land use controls and building codes to City fees, construction costs, and infrastructure constraints. To alleviate these barriers to meeting the RHNA, the City maintains several housing programs and land use incentives, including:
Streamline permit approval processes;
Energy & water conservation/production programs;
Sustainable housing development;
Reasonable accommodation for special needs (seniors, persons with disabilities); Affordable housing and density bonus program;
City-owned/publicly-owned land for affordable housing; and Protection of existing housing.
These programs are aligned with state law and LUCE goals for housing, including focusing housing development as infill development in Downtown, along mixed use corridors and boulevards, and within specific redevelopment sites such as the properties within the Gateway Master Plan area in Downtown. 6th Cycle Regional Housing Needs Assessment & 2021-2029 Housing Element SCAG is in the process of developing the 6th Cycle RHNA allocation plan, which will cover the planning period from October 2021 through October 2029. It is planned for adoption by SCAG in October 2020 and will serve as a basis for the City’s Housing Element Update. While still provisional, the City anticipates a RHNA allocation of 8,874 units, including requirements for approximately 60 percent (5,324 units) to be affordable. This allocation substantially exceeds the remaining housing development capacity of the LUCE, Bergamot Area Plan, and DCP combined and is over four times the City’s 5th Cycle RHNA allocation (1,674 units). As such, this 6th Cycle RHNA will require strategic updates to create the 2021-2029 Housing Element.
The update may require evaluation of development capacity and policy framework of the LUCE, Bergamot Area Plan, and DCP to determine how best to meet this substantial increase in the City’s RHNA allocation, as well as reassessment of City housing policies and programs for the 8-year planning term. The 2021-2029 DocuSign Envelope ID: 9B16548E-019F-4705-A4C7-AE19F25BFD09 Proposal to Prepare the EIR for 6th Cycle Housing Element City of Santa Monica June 19, 2020
Housing Element would be reviewed and submitted to HCD following CEQA environmental review and adoption by the City.
CITY POLICY FRAMEWORK, HOUSING GOALS, & SUITABLE SITES
The 2021-2029 Housing Element will be prepared by the City consistent with state housing law to address the 6th Cycle RHNA allocation while balancing growth consistent with land use and planning frameworks adopted in the City’s LUCE and designated districts with adopted planning documents such as the DCP and the Bergamot Area Plan. These recently adopted plans contain policies to guide housing provisions consistent with community vision and goals, including key goals identified below. The City may need to adjust both land use capacities and policy frameworks to accommodate such a large increase in housing, while addressing core values such as neighborhood protection and no net new trips.
Key LUCE Goals
¡ Incentivize new housing in transit-accessible areas, along the City’s boulevards and mixed-use corridors, and in activity centers.
¡ Locate new housing near transit and within walking distance of local retail and services.
¡ Collaborate with schools, hospitals and utilities to make creative use of underutilized institutional land for additional housing.
¡ Protect housing in existing neighborhoods by redirecting new residential investment pressure away from the neighborhoods to appropriate location along transit corridors and near Expo LRT stations.
¡ Ensure that development results in no net new PM peak hour trips through implementation of infill development in transit rich areas, provision of new transit and active transportation and aggressive Transportation Demand Management (TDM)
Programs
Update previous Housing
Element to address
RHNA
Submit Draft Housing
Element to HDC
Revise and adopt locally
with CEQA compliance
Submit adopted Housing
Element to HCD
Implement Housing
Programs over planning
term
DocuSign Envelope ID: 9B16548E-019F-4705-A4C7-AE19F25BFD09 Proposal to Prepare the EIR for 6th Cycle Housing Element City of Santa Monica June 19, 2020
Key DCP Goals
¡ Protect character of the Downtown and key resources (e.g., historic structure) while prioritizing new housing for a diverse range of income levels.
¡ Encourage infill development that efficiently utilizes Downtown’s limited land resources.
¡ Expand affordable and middle-income housing for families, seniors, and others in Downtown.
¡ Accommodate a significant portion of the City’s housing growth defined by the RHNA in the Downtown, as compared with other appropriate areas in the City.
Key Bergamot Area Plan Goals
¡ Encourage walkable, sustainable, and innovative complete neighborhood.
¡ Create streets that serve pedestrians, cars, bicycles and buses, conveying transit users safely and comfortably from their points of origin to their end destinations.
¡ Allow housing units with an emphasis on opportunities for employees of local businesses, including live/work units that combine a work space with incidental residential occupancy. ¡ Strive to achieve a target of 30 percent of new housing that is affordable to households earning between 30% and 180% of area median income.
¡ Strive to achieve land use targets established by the LUCE for the Bergamot Plan Area (60 percent commercial, 40 percent residential) and the Mixed-Use Creative District (50 percent commercial, 50 percent residential).
While the Draft 2021-2029 Housing Element has not yet been prepared, we understand the City is compelled to achieve key housing goals to meet regional directives while maintaining consistency with City land use and development policy through the update process. As such, we anticipate that, consistent with the existing adopted policy framework, the City will consider accommodating the required RHNA units in several housing focus areas, including the Downtown, along the City’s boulevards and mixed-use corridors, and within the Bergamot Plan Area. Consistent with City policy, we assume such growth would be located outside of established neighborhoods, but within walking distance to transit, including the 26th Street/Bergamot, 17th Street/Santa Monica College, and Downtown Santa Monica Expo LRT stations. We also anticipate that several suitable sites would be identified in a refreshed housing and suitable sites inventory, including potentially the Gateway Master Plan sites identified by the DCP (e.g., Sears and Big Blue Bus), perhaps portions of the Santa Monica Airport post-closure in December 2028, and locations in the Memorial Park Neighborhood Plan Area near Santa Monica College (see Figure 1).
DocuSign Envelope ID: 9B16548E-019F-4705-A4C7-AE19F25BFD09
PACIFIC OCEAN
SUNSET BOULEVARD SUNSET BOULEVARD
SAN VICENTE BOULEVARD SAN VI ENTE BO C
ULEVARD
WILSIRE BOULEVARD WILSIRE BOULEVARD
SANTA MONICA BOULEVARD SANTA MONICA BOULEVARD
COLORADO AVENUE COLORADO AVENUE
OCEAN PARKBOULEVARD OCEAN RKBO PA ULEVARD
20TH STREET
14TH STREET 14TH STREET
4TH STREET
26TH STREET 26TH STREET
PICO BOULEVARD PICO B ULEVA O RD
MONTANA AVENUE MONTANA AVENUE
LINCOLN BOULEVARD LINCOLN BOULEVARD
PACIFIC
PALISADES
RIVIERA
BRENTWOOD
PARK
WESTGATE
SAWTELLE
OAKWOOD
MAR VISTA
HOUSES
MAR VISTA
VENICE
NORTHEAST
NORTH OF
MONTANA
WILSHIRE
MONTANA
OCEAN PARK
MID-CITY
SUNSET BOULEVARD
SAN VICENTE BOULEVARD
WILSIRE BOULEVARD
SANTA MONICA BOULEVARD
COLORADO AVENUE
PICO BOULEVARD
OCEAN PARKBOULEVARD
MONTANA AVENUE
LINCOLN BOULEVARD
20TH STREET
14TH STREET
4TH STREET
26TH STREET
PACIFIC
PALISADES
BRENTWOOD
PARK
WESTGATE
SAWTELLE
OAKWOOD
MAR VISTA
HOUSES
MAR VISTA
VENICE
NORTHEAST
NORTH OF
MONTANA
WILSHIRE
MONTANA
OCEAN PARK
MID-CITY
2 2
1 1
187
10 10
1 2 3
4 5
LEGEND
Potentially Suitable Housing Sites
City of Santa MonicaExpo Light Rail and StationLight Rail Walking RadiusCoastal Zone BoundaryCity of Los AngelesPotential Housing Focus Areas Bergamot Planning AreaDowntown DistrictGateway Specific Plan AreaMemorial Park Planning AreaSanta Monica Airport 12345 0 2,800
SCALE IN FEET
N
1 FIGURE Potential Housing Focus Areas and Suitable Sites DocuSign Envelope ID: 9B16548E-019F-4705-A4C7-AE19F25BFD09 Proposal to Prepare the EIR for 6th Cycle Housing Element City of Santa Monica June 19, 2020
III. PROJECT APPROACH
Based on our understanding of the Project and the City’s budgetary goals, this section describes our team’s proposed approach to the EIR to ensure timely completion of tasks and delivery of high-quality work products. The proposed EIR would be produced in Wood’s Santa Barbara office. Wood’s Project Principal, Dan Gira, and Project Manager, Erika Leachman, as well as technical staff, are based in Santa Barbara, with Nick Meisinger, our Deputy Project Manager, anchored in San Diego. This management team has worked
together on several complex long range planning projects, including five CEQA-compliant environmental documents in the City. We have purposely structured our team to include managers who are all deeply familiar with the City to ensure responsiveness to City staff and timely completion of a very high quality EIR; we have also included a Quality Control Specialist to ensure high quality deliverables. Our approach also involves coordination with City staff on several EIR components that would be drafted by City staff and peer reviewed by Wood staff for incorporation in the CEQA documentation, as further described in Section IV. CEQA Analysis Methodology.
Wood has a proven track record of providing a high level of support and service to City staff. Wood’s philosophy and business practice is to act as an extension of staff. Our team would be accessible and responsive to City needs throughout the environmental review process. Our technical approach to the Project involves close coordination throughout the process with City staff and subconsultants to ensure preparation of a thorough, objective, and defensible EIR with appropriately detailed analyses and mitigation measures.
Our team would build from and incorporate applicable analysis and mitigation measures from the LUCE Program EIR, DCP Program EIR, and other recent applicable City environmental documents and technical studies while ensuring that a rigorous and comprehensive analysis of project-related and cumulative environmental impacts is provided. To the greatest extent feasible, our team will use data collected during the preparation of these Program EIRs to maximize the efficiency, timeliness, and accuracy of analysis of this Project’s potential impacts, including where they may exceed or differ from those anticipated in the previous Program EIRs. Since housing growth is expected to vastly exceed planned residential growth both citywide in the LUCE and by planning area for the DCP and other areas, we would select and scope the environmental document to meet CEQA requirements, working closely with the City to address the most appropriate type of EIR for the Housing Element Update. As described further in Section IV, CEQA Analysis Methodology, we understand the City will prepare a robust Initial Study Checklist to refine and scope the potential environmental impacts and help inform the selection of the appropriate environmental document, Key Goals for 2021-2029 Housing
Element EIR
► High quality, detailed analysis to
inform decision-making
► Close coordination with City staff to
ensure accuracy, efficiency, and
responsiveness
► Reference and build from LUCE EIR,
DCP EIR, and other City
environmental documents
DocuSign Envelope ID: 9B16548E-019F-4705-A4C7-AE19F25BFD09 Proposal to Prepare the EIR for 6th Cycle Housing Element City of Santa Monica June 19, 2020
including consideration of a Supplemental or Subsequent EIR to the LUCE Program EIR. However, given the LUCE
Program EIR is now 11 years old and does not reflect
current CEQA Guidelines, we would consider the potential benefits of a new EIR to ensure legal sustainability. As noted above, the City has substantial relatively recent
programmatic environmental documentation, both citywide (i.e., LUCE Program EIR), and for specific Community Plan and Neighborhood Plan Area (e.g., DCP Program EIR) that provide substantial and likely housing-focused information and analysis. Options to comply with CEQA for the
proposed Housing Element Update appear to include:
Preparation of a new Program EIR, which takes advantage of previous work through tiering as provided under CEQA Guidelines §15152;
Preparation of a Subsequent EIR under CEQA Guidelines §15162; or Supplemental EIR under CEQA Guidelines §15163.
Because the proposed Housing Element Update is a citywide program, tiering may be the most appropriate mechanism for compliance with CEQA. However, the analysis in the LUCE Program EIR is over a decade old and substantial changes have occurred in the regulatory and environmental setting since its certification.
Examples include multiple changes to the CEQA Guidelines (e.g., use of VMT as opposed to Level of Service [LOS] delay-based impact analysis) and a shift in City’s water supply from a partial reliance on imported water to reliance on local groundwater supplies. Further, allowable buildout anticipated under the LUCE has already been substantially exceeded within the Downtown through the approved DCP and would be substantially exceeded citywide with the addition of RHNA housing units. In the end, tiering a new Program EIR under CEQA Guidelines §15152 and §15168 and use of the Initial Study to focus the EIR as much as feasible to conserve City resources may be the most appropriate and defensible approach. Regardless, given the potential levels of community concern over the potential need to revisit tough planning, density, and height restriction decisions in areas such as the City’s Downtown, particularly in areas along boulevards and mixeduse corridors, within the Bergamot Planning Area, and potentially at the Santa Monica Airport (SMO), will require a thorough analysis of key issues likely to change with increased housing development. Whichever approach is decided upon, we would use the Initial Study and previous environmental documentation to focus our analysis.
Neighborhood Protection
► Fundamental element of LUCE
► Existing neighborhoods to be
protected from potentially adverse
effects of new development
► Development to be focused in
Downtown, along Boulevards and
Mixed-Use Corridors, and Bergamot
Plan Area
DocuSign Envelope ID: 9B16548E-019F-4705-A4C7-AE19F25BFD09 Proposal to Prepare the EIR for 6th Cycle Housing Element City of Santa Monica June 19, 2020
IV. CEQA ANALYSIS METHODOLOGY
In accordance with CEQA and the 2020 CEQA
Guidelines, the EIR would focus on and address key
direct, indirect, and cumulative environmental impacts
associated with Project implementation, as described
below in Section VI, Scope of Services. The EIR analysis would assess impacts from housing development in focus
areas and suitable sites, as well as any new or amended housing programs.
The City has a wealth of relatively recent environmental documentation from which to draw upon. We would build
upon and supplement the analysis performed as part of
the LUCE Program EIR, Bergamot Area Plan
Environmental Review/Consistency Checklist and Traffic
Analysis, and DCP Program EIR, along with other
recently prepared environmental documents. We would
work with the City on the Initial Study, necessary to focus the scope of the EIR on those resources that would be
materially affected by the substantial increase in housing development, consistent with CEQA Guidelines
§15063(c)(3). Issues that would not be affected and are already described in the LUCE Program EIR would be briefly analyzed in the Initial Study.
For this proposal, we assume the following resources would need to be addressed due to substantial increases in forecasted housing development: Air Quality, Cultural Resources and Historic Structures, Energy, Greenhouse Gas Emissions, Land Use and Planning, Noise, Population and Housing, Public Services and Recreation, Transportation, Tribal Cultural Resources, Utilities, and CEQA Mandatory Findings of Significance. Given that the proposed Housing Element Update would guide infill development and redevelopment within the fully urbanized City, we anticipate the remaining CEQA Guidelines Appendix G resources could be adequately addressed and updated through the City-prepared Initial Study and discussed as Other CEQA Issues in the EIR. For this proposal, we assume that these resources would include:
Aesthetics and Shade/Shadow Effects,1 Agriculture and Forestry Resources, Biological Resources, Construction/Neighborhood Effects, Geology and Soils, Hazards and Hazardous Materials, Hydrology/Water Quality, Mineral Resources, and Wildfire. These resources would receive full analysis in the Initial Study and Other CEQA Issues in the EIR to support the required CEQA Findings. For construction and neighborhood
1 Although aesthetics and shade/shadows are typically deemed non CEQA issues by the City in Transit Priority Areas (TPAs) consistent with the CEQA Guidelines, recent City EIRs typically address and disclose through non CEQA analysis such issues to address potential citizen concerns. In addition, the potential exists for some new housing to be located in non-TPA locations.
EIR Resources
Wood Prepared City Prepared
¡ Air Quality
¡ Cultural/Historic
Resources
¡ Energy
¡ Greenhouse Gas
Emissions
¡ Noise
¡ Transportation
¡ Utilities
¡ Land Use & Planning
¡ Population &
Housing
¡ Public Services &
Recreation
¡ Tribal Cultural
Resources
¡ Other CEQA Issues
IS/ Other CEQA Issues
¡ Aesthetics/Shadows
¡ Agricultural Resources
¡ Biological Resources
¡ Construction Effects
¡ Forestry
¡ Geology & Soils
¡ Hazards & Hazardous Materials
¡ Hydrology/Water Quality
¡ Minerals
¡ Neighborhood Effects
¡ Wildfire
DocuSign Envelope ID: 9B16548E-019F-4705-A4C7-AE19F25BFD09 Proposal to Prepare the EIR for 6th Cycle Housing Element City of Santa Monica June 19, 2020
effects, we would reference analysis in the Land Use and Planning Section policy consistency analysis as appropriate.
At the request of the City, our approach assumes several EIR components would be drafted by the City and peer reviewed by the Wood team prior to incorporation into the CEQA documentation. We assume that City staff will prepare the Notice of Preparation (NOP) and Initial Study and conduct required AB 52 consultation.
City staff will also draft the EIR Introduction, Project Description, and CEQA resource analyses chapters of the EIR, including Land Use and Planning, Population & Housing, Public Services & Recreation, Tribal Cultural Resources, and Other CEQA Issues. Wood’s team would peer review for consistency and continuity with other EIR components. As described further below, Wood would be responsible for remaining components of the EIR.
Our team’s approach and methodology for the format and content of the EIR is presented below. Each environmental resource area discussion will include the following subsections: Existing Setting describes the physical, natural, and human environmental setting that forms the baseline for the impact analysis of the project and alternatives. Local, and as appropriate, federal and state requirements for the resource areas are summarized in Regulatory Setting. The thresholds for determining impact significance and the impact analysis methodology are included in Environmental Impacts Analysis. The Proposed Project Impacts, Mitigation Measures, and Residual Impacts will subsequently be identified. Each mitigation measure will include a stated condition, along with a mitigation monitoring component including plan requirements, timing, and monitoring responsibility. A statement regarding the impact of the proposed Housing Element Update in conjunction with implementation of other past, present, and probable future projects will be presented in Cumulative Impacts. All analysis and mitigation incorporated by reference to other certified EIRs, such as the LUCE Program EIR, Bergamot Area Plan Environmental Review/Consistency Checklist and Traffic Analysis, and the DCP Program EIR, would be clearly identified and integrated into the impact discussion to ensure defensible analysis.
“The County has recently awarded consulting contracts to [Wood] given the firm’s excellent reputation in the environmental and planning fields…[Wood’s] performance on these complex and controversial projects has been extremely effective, timely, and efficient…[Wood’s] analyses meet the high-quality expectations of the County and involved stakeholders.” Kevin Drude, Deputy Director, Planning and Development Department, County of Santa Barbara
GENERAL DESCRIPTION OF EIR COMPONENTS
With the general approach described above, the EIR would include the following components:
Executive Summary: The EIR would include a thorough Executive Summary with a brief Project Description, project history, brief description of impacts found not to be significant, issues of known public controversy, a matrix summarizing impacts and mitigation measures, and discussion of project alternatives. As potentially the most utilized portion of an EIR, our team would prepare the Executive Summary in an easily accessible, stand-alone format to clearly and consistently summarize the EIR.
DocuSign Envelope ID: 9B16548E-019F-4705-A4C7-AE19F25BFD09 Proposal to Prepare the EIR for 6th Cycle Housing Element City of Santa Monica June 19, 2020
Introduction: The Introduction would set the stage for the Housing Element Update, the EIR’s role in decision-making, the overall purpose and need for the proposed Housing Element Update, and a discussion of potential areas of controversy. City staff would prepare the draft Introduction and Wood staff would review and incorporate with the EIR. The Introduction would include a clear purpose and need statement for the Housing Element Update in support of clearly defined objectives. Drawing upon existing data sources, our team would create a clear discussion of the goals, objectives, and fulfillment of needs, introducing the relationship of the Housing Element with the City’s General Plan, including the LUCE, the DCP, and other adopted plans. We would describe the approach to tiering and incorporation by reference under CEQA Guidelines §15152 and §15150, respectively. This section can also build upon the general discussion of §15168 to clarify the use of this EIR to streamline future housing site development and the goal to minimize future environmental review of development of these sites, if consistent with the Housing Element and the LUCE. This section would also introduce the overall purpose of the EIR, summarize the public review and project approval process, and state standards for adequacy of the EIR, pursuant to CEQA Guidelines §15151.
Project Description: The Project Description would contain a description of state housing law, the RHNA process, and the planning process undertaken by the City to create the proposed 2021-2029 Housing Element. City staff would prepare the draft Project Description and Wood staff would review and incorporate with the EIR. The Project Description would clearly identify objectives as the foundation for potential alternatives. We recognize that a clearly defined set of objectives is central to supporting the alternatives analysis and is thus critical to the EIR’s legal defensibility. All components of the proposed 2021-2029 Housing Element would be described, including the housing inventory and capacity, the proposed housing focus areas and suitable sites inventory, and any housing policy or program amendments that would provide opportunities for housing development over the 8-year Housing Element cycle. We assume that City staff would develop and describe the suitable sites inventory in the Project Description. We would utilize maps and graphics to establish the existing setting in the City, including existing residential uses and development standards. Because of the need to strongly link new housing to local and regional transit to reduce VMT and avoid or minimize net new trips, this section will also outline the City’s circulation system. We would use high quality maps and graphics to capture proposed changes and depict the any proposed adjustments to land use, development standards, and programs proposed to implement the Housing Element Update. We would also describe the relationship of the Housing Element Update relative to the LUCE, Bergamot Area Plan, DCP, and other relevant or affected plans in the City. We would use the Project Description to set the proposed Housing Element within the broad framework of LUCE goals, policies and objectives, particularly as they relate to key issues such as neighborhood protection, avoiding net new PM peak hour trips and residential land use and development standards. This section would also describe the likely approval processes for the proposed Housing Element Update.
Environmental Settings: The Environmental Setting sections would provide an overview of the existing physical setting with a focus on key features and known environmental issues. Wood would build upon past work (e.g., LUCE Program EIR) and utilize photographs, maps, and diagrams to facilitate understanding of the area’s environment, including a description of surrounding land uses along with regional vicinity, project location, and appropriate planning area maps. Our team would coordinate with City staff to ensure that this baseline accurately reflects known information and conditions.
DocuSign Envelope ID: 9B16548E-019F-4705-A4C7-AE19F25BFD09 Proposal to Prepare the EIR for 6th Cycle Housing Element City of Santa Monica June 19, 2020
Regulatory Settings: The EIR would describe all relevant local, regional, state, and federal regulatory requirements that would be summarized for each resource area in the Regulatory Setting sections, including the RHNA, City’s General Plan, including the LUCE, Bergamot Area Plan, DCP, the ongoing LCP update, the Santa Monica Municipal Code (SMMC), as applicable, the California Coastal Act, and other local plans and policies relating to housing development and residential land uses citywide. Methodology: The Methodology sections, including the overall EIR methodology and detailed methodology for each resource area, would thoroughly describe the approach to analysis. The impact analysis methodology may change by resource area as needed to meet the standards in CEQA Guidelines §15151, which provides guidance for the preparation of an adequate EIR. Unique approaches, technologies, or study methodologies used to analyze impacts of individual resource areas would be described in each respective EIR resource section. Thresholds of Significance: Appendix G of the CEQA Guidelines would be used as the foundation to establish the impact significance criteria, along with the City’s existing policy framework, relevant state and federal regulations, and the professional judgment of our team. We would work closely with City staff to ensure that the EIR reflects the most recent City approach to analysis of key issues, including aesthetics and visual resources, construction noise generation and air emissions, and multimodal transportation impacts. We would confirm all significance thresholds and related items with the City prior to starting the environmental impact analysis.
Environmental Impact Analysis: The Environmental Impact Analysis sections would evaluate, quantify (as feasible), and describe the impacts of the proposed Project compared to the existing setting for all CEQA resource areas described in Section VI, Scope of Services. We would analyze direct and indirect impacts for construction and operation of housing permitted under the new Housing Element and disclose the potential level of significance of each impact clearly. We would organize the Environmental Impact Analysis sections to be responsive to key concerns identified during EIR scoping and the applicable CEQA thresholds. Analysis would include local versus regional impacts and short- versus long-term impacts. The impacts analysis would reference and incorporate conclusions of recent analysis and technical reports prepared for recent City EIR, including the LUCE Program EIR, Bergamot Area Plan Environmental Review/Consistency Checklist and Traffic Analysis, and DCP Program EIR, to the greatest extent feasible, particularly for issues such as biology, geology and soils, and hazards and hazardous materials, etc. Analysis would consider key adopted policies for land use and development applicable to potential housing programs, focus areas, and suitable sites. Program or Policy Changes: The Housing Element Update would likely include a broad array or programs and policies designed to foster housing production, focused on particular needs such as affordable housing, senior housing, transitional housing, regulatory programs such as inclusionary housing requirements or financial programs to aid production of targeted housing types. Given the target that 60 percent of all new units be affordable, the Housing Element may be required to combined sitebased actions (e.g., increases in allowable density, density bonuses, or increased building heights) with programs such as new financial incentives or regulatory actions such as increased inclusionary requirements. The environmental effects of such programs and policies may be limited to or extend beyond selected sites or focus areas depending upon content. We would address both site-based, area wide (e.g., Downtown District) or Citywide affects.
DocuSign Envelope ID: 9B16548E-019F-4705-A4C7-AE19F25BFD09 Proposal to Prepare the EIR for 6th Cycle Housing Element City of Santa Monica June 19, 2020
Cumulative Impacts: Our approach to cumulative impact assessment would build upon, update, and refine the analysis provided in documents such as the LUCE Program EIR, Bergamot Area Plan Environmental Review/Consistency Checklist and Traffic Analysis, and DCP Program EIR. Cumulative impacts will be assessed consistent with CEQA Guidelines §15130 based either on a list of projects provided by the City or growth projections under the LUCE and the DCP. We would assess the impacts of buildout in context of the LUCE, development planned in neighboring jurisdiction (to the extent relevant), and regional planning documents. As stated in the CEQA Guidelines, the nature of each environmental resource being evaluated, and the type and location of the project affect whether it is included in the cumulative analysis. We would assume a future year of 2029 for this long-range planning document and use City information to describe cumulative conditions based on the most current policies and guidelines available.
Mitigation Measures: Mitigation measures would be developed in coordination with City staff and appropriate agencies for all significant impacts and for adverse but insignificant project and cumulative impacts, as appropriate. Each mitigation measure would include a stated condition, policy, action or development standard, along with a mitigation monitoring component (e.g., plan requirements, timing, and monitoring responsibility). We would build such measures from applicable existing City programs and regulations, including the LUCE, DCP, and the SMMC, as applicable. Mitigation measures would be designed to reduce potential impacts while being easily incorporated into the proposed Housing Element’s regulatory framework and/or as amendments to the General Plan/LCP and SMMC. This approach would ensure mitigation for housing projects Citywide over associated with Housing Element implementation. Our team is experienced in preparing mitigation programs to effectively format and match the appropriate level of mitigation with the analysis within each resource section. These strategies would ensure maximum utility, clarity, and ease of implementation. Residual Impacts: After implementation of mitigation measures, residual impacts would be discussed, and the level of significance clearly identified.
Alternatives: While the RHNA provides the City with a housing allocation, the City is responsible for determining how to meet the RHNA. The alternatives analysis for this EIR will be critical to aid in addressing public concerns regarding the proposed strategies to accommodate the City’s RHNA and to provide adequate and diverse housing to the meet local needs.
The alternatives analysis would be developed in conjunction with City staff to provide decision-makers and the public with optional approaches to meeting City housing goals, while simultaneously fulfilling the requirements of state law and avoiding or minimizing environmental impacts. Our management team would work closely with City staff to craft up to five alternatives, including the No Project Alternative, building upon the LUCE, Bergamot Area Plan, and DCP goals and policies, and other development standards in areas of the City planned for housing development. Our team would develop objectives with City staff to frame the introduction to the alternatives analysis to provide a firm basis for identifying reasonable alternatives that fit within the City’s existing adopted overarching policy framework. A comprehensive analysis of alternatives may be useful in disclosing potential changes in housing density, housing focus areas, suitable sites, and/or programs and policies to assess changes in impacts related to building height and community character, utilities and service systems, public services, and regional VMT. The alternatives analysis may also be used to discuss the differences in the feasibility of obtaining community benefits under differing approaches accommodate the City’s RNHA. Our team’s goal would DocuSign Envelope ID: 9B16548E-019F-4705-A4C7-AE19F25BFD09 Proposal to Prepare the EIR for 6th Cycle Housing Element City of Santa Monica June 19, 2020
be to present the alternatives in a manner that permits easy comparison of impacts to support review by the City and the public. We have proven experience presenting alternatives in this fashion as a part of the DCP Program EIR, which evaluated two buildout scenarios under the proposed Project and five alternatives, including the No Project Alternative.
Our team would clearly set forth the requirements of CEQA Guidelines §15126.6, which governs the type and range of alternatives that should be considered, and factors that affect the feasibility of such alternatives (e.g., economic viability, site suitability, availability of infrastructure, etc.). We would ensure the alternatives analysis is clearly linked to and supported by the identified project objectives and that a reasonable range of alternatives is provided for consideration. Our team would also provide a set of alternatives considered and discarded from further evaluation, including different approaches to housing development in alternative location(s). Our team would coordinate carefully with both City staff and our team of subconsultants on critical issues such as changes to Project VMT per capita, VMT per employee, and the relationship to public transit and non-vehicular travel modes.
For discussion purposes, we have provided several alternatives that could be discussed and further refined in collaboration with the City. No single alternative is going to meet all City RHNA goals, but different approaches would likely be combined given the magnitude of the City’s allocation. Depending on the details of the proposed Housing Element Update, these would need to be adjusted and refined:
No Project Alternative: CEQA §15126.6(e) provides detailed guidance on development of the No Project Alternative, a required element of all EIRs. This analysis would briefly describe the impacts and benefits of not approving the proposed Housing Element Update. We would work with City staff on the scope and approach to No Project Alternative using the guidance provided in Section 15126.6 (e)(3)(a) which guides development of the No Project Alternative for land use plans. This may include consideration of continuing with the City’s existing robust Housing Element policies and programs as well as relatively aggressive housing development allocations within the Downtown, along Boulevards and Mixed-Use Corridors, and in the Bergamot Planning Area. This would permit comparison of impacts that would occur under the existing Housing Element and the proposed Housing Element Update. However, this analysis may also need to acknowledge CEQA Section 15184 (State Mandated Local Projects) to the extent that the No Project Alternative would conflict with the State Mandated Housing Element Update. At a minimum, we would discuss this alternative’s ability to meet project objectives; for example, the City’s existing inventory of land that can provide housing is insufficient to provide the RHNA targets, let alone meet the 60 percent affordability goal.
Nevertheless, we would identify potential beneficial effects of a No Project Alternative (e.g., reduced demand for public services and utilities and service systems), potential for increased impacts (e.g., increased regional VMT), and the No Project Alternative(s) consistency with the LUCE and state law, particularly goals for the Downtown, economic development, and housing. Alternative 1 - Targeted Housing Development in Downtown Gateway Area and Airport: This alternative would focus housing development in limited areas such as key opportunity or large sites within the Downtown (e.g., the Gateway Master Plan [GMP] sites that were identified in the DCP Program EIR) and perhaps 50 to 100 acres of SMO. Housing development at areas such the rest of Downtown, along Boulevards and Mixed-Use Corridors, and the Bergamot Planning Area would proceed under existing land use plans. Consistent with LUCE goals to preserve existing neighborhoods, this alternative would minimize direct impacts to neighborhoods through new DocuSign Envelope ID: 9B16548E-019F-4705-A4C7-AE19F25BFD09 Proposal to Prepare the EIR for 6th Cycle Housing Element City of Santa Monica June 19, 2020
housing construction within neighborhoods or
in areas adjacent to neighborhoods such as
along Boulevards or Mixed-Use Corridors,
which often border neighborhoods. This would
potentially avoid increasing densities and
building heights along the Boulevards and
Mixed-Use Corridors and within the Bergamot
Planning Area, something that has generated
public concern in the past. Concentrating new
housing development within limited areas,
particularly within Downtown, would be
consistent with overall LUCE goals to focus
such development in the Downtown and would
minimize neighborhood impacts. Additionally,
by located much of the required new housing in
the transit-rich Downtown, the Housing Element Update may remain consistent with the LUCE’s goal of no net new PM peak hour trips. However, this approach would require substantial amendments to the recently adopted DCP to allow much taller structures in this area. This would also require development of expensive new or replacement infrastructure as the Gateway Master Plan area requires substantial circulation improvements, and potentially replacement of or upgrades to sewer and potentially water lines.
SMO is the largest undeveloped area within the City, with perhaps 100 or more acres of land potentially available after 2028. Because this property would not be available until the end of the Housing Element planning horizon, planning and permitting would occur through 2028 so development would be ready to proceed toward the end of this period to help meet the RHNA allocation. At densities of 75 units per acre, 50 acres of airport land could provide almost 50 percent of the City’s RHNA allocation. Upon abandonment, the existing runways and airport support areas with airport support structures could become available. Such a “greenfield” solution would avoid at least some of the high costs of redevelopment within the Downtown and would seem likely to be at least part of a potential suitable housing sites inventory, particularly given that the City is otherwise substantially buildout. However, the airport is well removed from the Expo LRT stations and is in an area with relatively infrequent transit service. While transit routes can be adjusted, development on the airport may prove challenging in terms of meeting the LUCE’s goal for no net new PM peak hour trips. Further, this may conflict with other community priorities for the airport such as parks and open space and the airport is bordered by single family residential neighborhoods and multi-story housing development may raise community concerns.
Alternative 2 - Increased Housing Development within Downtown: This alternative would focus on revisiting the land use and policy decisions made as part of the DCP and would increase allowable heights and densities through most to the Downtown, with key selected sites (e.g., GMP sites) permitted greater heights and densities. Only the most sensitive areas would retain lower heights.
This may require allowing maximum heights of between 8 and 10 stories throughout most of the Downtown and in targeted areas to even greater heights (e.g., between 120 and 160 feet). This alternative would have the same advantages with regards to transit as Alternative 1, but would also come with the high costs of development tin Downtown. Increased Downtown housing produced One EIR alternative could consider housing development in limited areas such as key opportunity or large sites within the and perhaps 50 to 100 acres of SMO, which would become
available in 2028 following airport closure.
DocuSign Envelope ID: 9B16548E-019F-4705-A4C7-AE19F25BFD09 Proposal to Prepare the EIR for 6th Cycle Housing Element City of Santa Monica June 19, 2020
under this alternative would continue to be combined with that from areas such as Boulevards and Mixed Use Corridors and the Bergamot Planning Area to meet the City’s RHNA goals. Alternative 3 - Underdeveloped Lands Targeted Housing Development: The City is a fully developed urban and suburban community. However, as noted above, the airport may provide 100 or more acres of available land, as substantial portion of which could be considered for housing development, with the benefits and drawbacks similar to those discussed under Alternative 1. In addition, this alternative would target any available underdeveloped lands, particularly surface parking lots. The largest surface parking lots remaining in the City appear to be those within the Industrial Conservation Area business parks adjacent to the airport along Ocean Park Boulevard, at the Santa Monica College Bundy Campus and the public parking lots along the City’s waterfront.
Conversion of the Industrial Conservation Area and the Bundy Campus to a mix of housing and employment or education uses would be beneficial from a jobs-housing balance perspective, but would require strong incentive and cooperation from affected owners to produce housing.
Development over the oceanfront parking lots would need to replace and retain parking and would present challenges associated with California Coastal Commission (Coastal Commission) permitting as well as likely public concerns. Increased housing produced under this alternative would continue to be combined with that from areas such as Boulevards and Mixed-Use Corridors and the Bergamot Planning Area to meet the City’s RHNA goals.
Alternative 4 - Evenly Distributed Housing Alternative: Under this alternative, the City’s RHNA allocation would be met by increasing allowable housing production primarily with areas already targeted for such housing, including Downtown, along Boulevards and Mixed-Use Corridors, and the Bergamot Planning Area. Additional housing could also be provided on the airport or within surface parking lots as available. This alternative would have the advantage of being consistent with existing LUCE goals and policies that concentrate planned housing development in these areas. However, allowable densities and heights would likely be required to be increased throughout these areas, with potential community concerns that have been raised when land use decisions were made in the relatively recent past. Still, by concentrating housing development in these transit-rich areas, adhering to the LUCE no net new PM trips goal would be facilitate and direct impacts to neighborhoods minimized.
Mitigation Monitoring and Reporting Program (MMRP): We would create a useable MMRP in table format for easy tracking, along with clearly crafted mitigation measures (responsible party, required timing, relationship to each project, monitoring milestones, etc.). We have extensive experience translating mitigation into enforceable policies, programs, and actions that can be easily integrated into planning documents. These would be accompanied by clear and realistic goals for implementation, timing, and identification of potential funding sources. References & Technical Appendices: This section would list source documents, references, and agencies, and individuals consulted for the EIR. The technical appendices in the EIR would include air quality and GHG calculations and technical studies, cultural and historic resources reports, hazards and risk of upset analysis, noise technical report, transportation study, and utilities memorandum, along with EIR scoping materials and Project background information.
DocuSign Envelope ID: 9B16548E-019F-4705-A4C7-AE19F25BFD09 Proposal to Prepare the EIR for 6th Cycle Housing Element City of Santa Monica June 19, 2020
V. RELEVANT PROJECT EXPERIENCE STATEMENT
Wood is well qualified to prepare the EIR for the 6th Cycle Housing Element Update for the City. Over a period of 8 years our team has prepared six EIRs for the City,
including the DCP Program EIR, which reviewed the
impacts of two buildout scenarios for proposed land use development throughout the Downtown. The DCP
Program EIR also evaluated eight opportunity sites, later refined to three established large sites and three Gateway Master Plan sites, which were determined to be able to provide significant community benefits and as part of an overall strategy for the DCP to address key issues such as open space, circulation, and activity/uses. We worked closely with City staff throughout the development of the DCP beginning with from conceptualization of the two buildout scenarios, through to preparation of detailed response to dozens of comment letters (many of which were related to housing within the Downtown), and ultimately to final adoption of the DCP. We have completed four EIRs for major development projects within the City and are currently preparing the Ocean Avenue Project EIR for a mixeduse hotel, residential, and retail development on one of the three established large sites within the Downtown.
We are also under contract to prepare the Memorial Park Neighborhood Plan EIR, originally initiated in 2014, but currently on hold pending the City’s development of the plan. Preparation of these EIRs has given us substantial experience with development-related impacts and issues of concern within the City as well as with the City’s overall policy framework and approach to community planning. As such, we are aware of concerns regarding neighborhood protection and the potential housing opportunities within the City’s Downtown, particularly in areas along boulevards and mixed-use corridors, within the Bergamot Planning Area, and potentially at SMO.
Wood has prepared more than 25 EIRs for clients in Southern and Central California in the last 5 years, along with multiple complex Initial Studies / Mitigated Negative Declarations (IS/MNDs). Some of our clients include the cities of Los Angeles, Hermosa Beach, Malibu, Oxnard, Ventura, Santa Barbara, Goleta, San Luis Obispo, and San Diego as well as the counties of Los Angeles, Santa Barbara, San Luis Obispo, Monterey and San Diego. We also support specialized clients such as the Beach Cities Heath District and the Santa Monica Mountains Recreation Conservancy. Our team has a long history of proven experience preparing Program EIRs for General Plan and Community Plan, including Housing Elements and long range plans that include opportunity sites or suitable sites. We are currently preparing the General Plan / Local Coastal Plan (LCP) Update and associated EIR for the City of Carpinteria, including a focus on development of, and impacts associated with, four opportunity sites. We are also assisting the City in preparing to address its upcoming Regional Housing Needs Allocation, which is due out in mid-2020. In addition, as part of our work for the City of Sunnyvale on the Peery Park Specific Plan EIR, we provided detailed analysis of six opportunity sites – at a near project level of detail – to permit high priority developments to proceed through the permit process with no further CEQA review immediately following certification of the EIR. Finally, as former public Our team has broad experience preparing
EIRs that address infill housing
development, including Program EIRs for
long range plans that also involve
opportunity site development such as the
Downtown Community Plan.
DocuSign Envelope ID: 9B16548E-019F-4705-A4C7-AE19F25BFD09 Proposal to Prepare the EIR for 6th Cycle Housing Element City of Santa Monica June 19, 2020
agency planners, many members of Wood’s management team and land use planning staff have substantial experience preparing Housing Elements, including preparation of a Countywide Housing Element EIR, which involved addressing impacts associated with the development of opportunity sites under an Affordable Housing Overlay (AHO) program in multiple communities. Members of our management team and land use planning staff have also prepared multiple Community Plans and associated Program EIRs that addressed in detail the impacts of development of dozens of opportunity sites, including those proposed for inclusion in the AHO program.
Wood is committed to working with City staff to produce a thorough, objective, and legally sustainable EIR that will withstand public and agency scrutiny and will allow for well-informed decision-making. As demonstrated through our experience and ongoing project performance, we have a proven record of providing high quality environmental and policy analyses. Brief overviews of several relevant complex projects are provided below.
DOWNTOWN COMMUNITY PLAN PROGRAM EIR
CITY OF SANTA MONICA, CALIFORNIA
Wood prepared the DCP Program EIR to enable development of approximately 3 million square feet (sf) of net new residential and commercial floor area in the 240-acre Downtown. Using the 2010 Land Use and Circulation Element (LUCE) framework as the guide, the DCP provides a proactive strategy for the Downtown to evolve into a more accessible, multi-modal, and pedestrianfriendly urban district that serves the needs of a diverse community. Key planning issues included transportation and mobility, air quality and greenhouse gas (GHG) emissions, integration with the Expo Light Rail Transit (Expo LRT) Downtown Santa Monica Station and existing public transit, connectivity between Downtown and surrounding districts, and public realm/pedestrian streetscape improvements as well as and historic structures and potential historic districts. Our team performed the City’s first recent comprehensive review of utilities and public services, including review of the adequacy of longterm water supply and sewer line monitoring throughout the Downtown. Our team worked closely with City staff to provide more detailed analysis to identify the impacts of higher levels of development on eight “The high quality of this EIR and [Wood]’s expertise with preparation of EIRs for long range plans in urban areas and understanding of land use and transportation planning issues was central in the City’s decision in 2013 to retain [Wood] to prepare the Program EIR for the Downtown [Community Plan]. The Downtown [Community] Plan EIR addresses complex transportation, cultural resource, and land use policy issues, and is subject to very high levels of public interest.” Rachel Kwok, Project Manager, City of Santa Monica
Client Name and Contact
Rachel Kwok, Project Manager
Strategic & Transportation Planning
1685 Main Street, Room 212
Santa Monica, CA 90407
(310) 485-8341
Rachel.Kwok@ smgov.net
Wood Key Personnel
Dan Gira, Project Manager
Erika Leachman, Deputy Project Manager
Nick Meisinger, Deputy Project Manager
DocuSign Envelope ID: 9B16548E-019F-4705-A4C7-AE19F25BFD09 Proposal to Prepare the EIR for 6th Cycle Housing Element City of Santa Monica June 19, 2020
opportunity sites in the Downtown, which were later refined to three established large sites and three Gateway Master Plan sites. The Program EIR was certified in August 2017.
CITY OF CARPINTERIA GENERAL PLAN / LOCAL COASTAL PROGRAM UPDATE AND EIR
CITY OF CARPINTERIA, CALIFORNIA
Wood is preparing the City of Carpinteria’s General Plan / LCP Update and associated EIR. In addition to revising most elements of the current General Plan, we are also developing a new Coastal Resiliency Element and Healthy Community
Element. The Healthy Community Element is intended to be a multi-disciplinary element that focuses on public health, disadvantaged populations, and social equity. Wood has
completed initial public outreach, released the Public Draft Sea Level Rise Vulnerability Assessment, and submitted all key sections of the General Plan / LCP Update to the California Coastal Commission (Coastal Commission) for review. Wood is currently preparing the revised General Plan / LCP Update, which scheduled for release in Summer 2020, to incorproate early public input and Coastal Comission comments on LCP policies. Our team is also coordinating with the City on housing issues in anticipation of release of the City’s RHNA allocation in Summer 2020. Wood is working with the City to use an opportunity site approach to meet anticpated RHNA allocation and long term growth. The Program EIR will be prepared in Summer and Fall 2020.
PEERY PARK SPECIFIC PLAN EIR
CITY OF SUNNYVALE, CALIFORNIA
Wood completed the Peery Park Specific Plan EIR for the City of Sunnyvale, as a subcontractor to Freedman, Tung + Sasaki (FTS). Peery Park. The Peery Park Specific Plan is intended to guide future development and redevelopment within an aging 407-acre light industrial Silicon Valley industrial campus, with one and two-story structures with extensive surface parking. The specific plan provided goals, policies, development regulations and design guidelines to regulate urban form of new
development, including building height, mass and form, within six subdistricts of the project area, including the activity center, innovation edge, mixed industry core, mixed commercial edge, neighborhood transition, and public facility subdistricts. During preparation of the EIR, the City requested the addition of project level analysis for six opportunity sites, necessary to accommodate and expedite major pending high priority development projects.
Our team completed the analysis and these projects proceeded through the permit process without the need Client Name and Contact
Steve Goggia, Community Development
Director
City of Carpinteria
Community Development Department
5775 Carpinteria Ave
Carpinteria, CA 93013
(805) 755-4414
[email protected]
Wood Key Personnel
¾ Dan Gira, Project Principal
¾ Rita Bright, Project Manager
¾ Erika Leachman, EIR Project Manager
Client Name and Contact
Amber Blizinski, Principal Planner
City of Sunnyvale
456 Olive Avenue
Sunnyvale, CA 94086
(408) 730-2723
[email protected]
Wood Key Personnel
Dan Gira, Project Principal
Rita Bright, Project Manager
Erika Leachman, Deputy Project Manager
Nick Meisinger, Lead Transportation Analyst
DocuSign Envelope ID: 9B16548E-019F-4705-A4C7-AE19F25BFD09 Proposal to Prepare the EIR for 6th Cycle Housing Element City of Santa Monica June 19, 2020
for further CEQA review. Key EIR issues included provision of improved connectivity to and frequency of transit, addressing airport safety issues (e.g., runway approach and clear zones) and adequacy of utilities and infrastructure. The EIR provides detailed analysis of traffic congestion and the effectiveness of a stringent transportation demand management program, air quality and GHG emissions, noise and construction effects, stormwater runoff, increased demand for infrastructure and public services, sustainable development, water quality and solar access. We also prepared the infrastructure assessment to support development of the specific plan. The specific plan and EIR were prepared concurrently and the Final EIR was certified in 2016.
PLAN SANTA BARBARA GENERAL PLAN UPDATE PROGRAM EIR
CITY OF SANTA BARBARA, CALIFORNIA
This Program EIR evaluated the potential environmental impacts associated with the update of the City’s General Plan including over 2,000,000 square feet of new development over a 12,000- acre planning area. The plan emphasized development of
approximately 45 multi-story (up to four stories) mixed-use and infill housing development along transportation corridors. Our team worked collaboratively with City staff to transform general project goals for sustainable development into a robust project description with sufficient detail necessary to support EIR analysis. The EIR was developed concurrently with the General Plan, with the EIR informing development of and providing key elements for the General Plan, particularly the data and statistics portion of the policy framework. Key EIR issues included impacts regional commuting, mobility and traffic congestion, air quality, human health risks related to diesel particulate matter, aesthetic impacts within established neighborhoods, GHG emissions, and the adequacy of infrastructure and utilities. The EIR provided a full evaluation of environmental justice regarding changes to neighborhoods as well as other potential socioeconomic effects on low-income communities that occur throughout Downtown Santa Barbara. “[Wood’s] familiarity with the complexities of general plan preparation and implementation were of great assistance to City staff in completion of this project.”
John Ledbetter, Principal Planner, City of Santa Barbara
Client Name and Contact
Barbara Shelton, Senior Planner
City of Santa Barbara
Community Development Department
630 Garden Street
Santa Barbara, CA 93101
(805) 564-5470
[email protected]
Wood Key Personnel
Dan Gira, Project Manager
DocuSign Envelope ID: 9B16548E-019F-4705-A4C7-AE19F25BFD09 Proposal to Prepare the EIR for 6th Cycle Housing Element City of Santa Monica June 19, 2020
Table 1. Wood Project Experience and Qualifications
500 Broadway Mixed-Use Development Project EIR,
City of Santa Monica, CA – Wood prepared the EIR
for the construction of four seven-story mixed use
residential and commercial buildings of 300,000 sf in
the Downtown, including an off-site affordable housing
component. Key EIR issues included linkages with the
new Downtown Santa Monica Station, traffic congestion
and alternative transportation, bicycle and pedestrian
circulation, potential historic resource impacts, visual resources, shading and loss of solar access, climate
change, land use planning, construction effects, noise, and air quality. We also completed both sewer flow
monitoring and fire flow testing. The Final EIR was
certified in 2016.
5th and Colorado Hotel Projects EIR, City of Santa
Monica, CA – Wood prepared the EIR for the
construction of two six-story hotels with ground floor
retail and 279 rooms in the Downtown, adjacent to the
then pending Downtown Santa Monica Station and
Colorado Esplanade. Key EIR issues included traffic
congestion and alternative transportation, particularly impacts at the Interstate 10 (Santa Monica Freeway)
interchanges, loss of a historic structure and changes
to a potential historic district, shade and shadow,
climate change, land use, construction effects, noise,
and air quality, including human health risk. Our team
prepared detailed assessment of historic structures and the Downtown. The Final EIR was certified in 2013.
.
Santa Monica Post Office Productions IS/MND, City
of Santa Monica, CA – Wood prepared the IS/MND for
rehabilitation and adaptive reuse of the U.S. Post Office building, which is a City-designated Landmark/National
and eligible for listing on the California Register of
Historical Resources. The IS/MND addressed
transportation and traffic, noise, air quality and GHG
emissions, hazards, tree removal, aesthetics and visual resources, and consistency of the project with regional plans and policies. The IS/MND focused on adaptive
reuse of this historic structure, especially potential
changes to key character defining features of this
building. The IS/MND used CEQA tiering provisions for
infill development projects and built upon the findings of the LUCE Program EIR. The Final IS/MND was
approved by the City in 2016.
Airport Park Expansion EIR, City of Santa Monica,
CA – Wood prepared the EIR for the expansion of
Airport Park on 12 acres of SMO, made available for
non-aviation uses. The expansion would involve
redevelopment of some facilities and installation of
active regulation-sized sports fields, community
gardens, additional recreational amenities and
supporting infrastructure (e.g., road realignment). Key EIR issues included, traffic congestion and alternative transportation, bicycle and pedestrian circulation, visual resources, land use planning, construction effects,
noise, air quality and GHG emissions. Our team also
prepared a health risk assessment to inform park
planning. The Final EIR was certified in 2018.
Fountain Valley Crossings Specific Plan EIR, City of
Fountain Valley, CA – Wood prepared an EIR for to
guide land use, private reinvestment, and urban
renewal of a 135-acre light industrial district situated in the City’s I-405 Freeway corridor. The EIR addresses
mobility, transit connectivity, bicycle and pedestrian
linkages, hydrology and water quality impacts to the
Santa Ana River, and adequacy of utilities and
infrastructure, including domestic water, wastewater,
and stormwater drainage, air quality and GHG
emissions, including South Coast Air Quality
Management District (SCAQMD) standards. The Final
EIR was certified in 2017.
Memorial Park Neighborhood Plan Program EIR,
City of Santa Monica, CA – Wood is under contract to
prepare this EIR to address infill development in this
neighborhood as part of the City’s continuing efforts to improve housing supply, reduce VMT and associated
impacts while respecting existing neighborhoods. The
EIR will address transportation and mobility, air quality and GHG emissions, the adequacy of utilities and
public services and neighborhood compatibility. The
EIR will assess impacts to all modes of transportation
and the effects of Metro and other alternative
transportation programs on reducing VMT and
congestion.
DocuSign Envelope ID: 9B16548E-019F-4705-A4C7-AE19F25BFD09 Proposal to Prepare the EIR for 6th Cycle Housing Element City of Santa Monica June 19, 2020
VI. SCOPE OF SERVICES
PROPOSED EIR PREPARATION TASKS
Our technical approach to preparation of the EIR reflects the scope of services requested in the City’s RFP and background research related to the Project. Our proposed tasks to prepare the EIR are summarized below in Table 2.
Table 2. Scope of Work by Task
Task 1. Project Kick-Off Meeting, Data Collection, and Background Review. Our team views the kick-off process as critical to successful project completion, particularly given the potential for EIR work to commence prior to finalization of the Draft 2021-2029 Housing Element. We would attend a kick-off meeting with City staff to discuss the key elements of the Project and ensure careful coordination between the planning and environmental teams. We would also recommend a 1-day tour of the City with staff to observe key housing focus areas, potentially via transit to observe housing opportunities near transit hubs. Our Project Principal, Project Manager, Deputy Project Manager, and key subconsultants (i.e., Fehr & Peers) could attend the kick-off meeting and City tour to refine project scope and technical studies, particularly for transportation (e.g., approaches to VMT analysis), discussion of housing focus areas and suitable sites, and EIR analytical approach and methodologies. We would prepare an initial list of questions/data request, a draft project schedule, and potential issues of concern for discussion at the kick-off meeting.
Deliverables: Kick-off meeting agenda; initial list of questions/data request; draft comprehensive schedule; meeting summary, including description of action items from the kick-off meeting; and photodocumentation of the City tour.
Task 2. Initial Study and Notice of Preparation (NOP), Public Scoping Meeting, Assembly Bill (AB) 52 Consultation. We understand that the City will prepare an Initial Study and NOP that will serve as an EIR appendix and scoping document. This IS can be used to provide substantiating data and analysis to narrow the focus of the EIR, eliminating some issues from consideration (e.g., aesthetics and shade/ shadows, agriculture and forestry resources, hazards and hazardous materials, hydrology/ water quality, mineral resources, etc.) and potentially narrowing required analysis within certain resources areas (e.g., cultural resources). The IS could also be used to help develop an initial set of mitigation measures for inclusion in the EIR. Our Project Management Team is available to review the Initial Study and NOP to inform the EIR scope, as described in Section IV, CEQA Analysis Methodology. At a minimum, as requested by the City, we would prepare figures and graphics for the Initial Study and NOP. The NOP will be particularly important to obtain formal comments on the scope of the EIR and project alternatives from the California Department of Transportation (Caltrans), the South Coast Air Quality Management District (SCAQMD), California HCD, community-based organizations, site owners/potential developers and interested residents. Obtaining early feedback from key stakeholders will minimize the potential for project delays and unforeseen issues arising late in the CEQA process following the publication of the Draft EIR (see Task 5).
Following the publication of the Initial Study and NOP, we would collect and include all comment letters received during the scoping period in an appendix to the EIR and provide a matrix indicating where such comments have been incorporated and responded to in the Draft EIR. Our Project Manager and/or Deputy Project Manager, and key subcontractors would attend a public scoping meeting, to be held during the NOP comment period. We would prepare and submit a PowerPoint presentation to City staff for review and comment, summarizing the CEQA process for the proposed Project and key issues of concern. We would record comments received at this public scoping meeting and prepare a summary of public comments made during the review period.
DocuSign Envelope ID: 9B16548E-019F-4705-A4C7-AE19F25BFD09 Proposal to Prepare the EIR for 6th Cycle Housing Element City of Santa Monica June 19, 2020
Table 2. Scope of Work by Task
During the NOP phase, our team would also support the tribal consultation process in accordance with AB 52 and SB 18 through the preparation and distribution of consultation letters to the California Native American Heritage Commission (NAHC) and known local tribal representatives. We assume the City will conduct government-togovernment consultation with the Native American tribes, if requested, but our team would be available to provide technical support for government-to-government consultation.
Deliverables: Figures for the Initial Study and NOP; PowerPoint presentation for Public Scoping Meeting; meeting summary and comment notes; and Native American consultation letters.
Task 3. Draft EIR Project Description and Concept Alternatives. A complete Project Description is the foundation of an adequate EIR. This will be especially important in this case due as the Project may continue to evolve during at least initial stages of EIR preparation. City staff would develop a complete project description, use information obtained from the housing planning process (e.g., presentations, staff reports, etc.), and draft housing programs, updated inventory, and technical studies. Wood staff will peer review the Project Description through one round of review with a set of comments or questions to ensure accuracy, to account for any ongoing changes or adjustments, and to consider if adjustments to the proposed programs are warranted to minimize potential adverse environmental impacts. We would also prepare descriptions of concept alternatives along with the Project Description.
Deliverables: Peer review of the Draft Project Description (MS Word and PDF); one (1) electronic copy of the Concept Alternatives Memorandum (MS Word and PDF).
Task 4. Administrative Draft EIR (ADEIR). The ADEIR would address direct and indirect impacts for all key issues, as well as standard CEQA sections such as growth inducement, climate change, and consistency with adopted plans and policies in addition to an analysis of the impacts associated with project alternatives and their comparison with project impacts. The ADEIR would respond to issues raised during the scoping and public comment period. Our QA/QC Technical Manager would provide thorough review to ensure consistency and accuracy throughout. Key issues to be addressed in the ADEIR are detailed below in Proposed Scope of Environmental Impact Analysis. Consistent with City standards, Wood would provide for two rounds of City review via electronic email (MS Word).
Deliverables: Two (2) electronic versions of the ADEIR for two (2) rounds of City staff review (MS Word and PDF).
Task 5. Screencheck and Draft EIR. Upon receipt and incorporation of City comments, we would provide an electronic screencheck copy of the Draft EIR to the City prior to publication to allow City staff to verify that previous comments were adequately addressed. Our team would incorporate any final administrative comments from the City and publish the Draft EIR for printing and posting to the City’s website.
Deliverables: One (1) electronic version of the Screencheck Draft EIR (MS Word and PDF) for one (1) round of City staff administrative edits; one (1) hardcopy of the Draft EIR with accompanying appendices on CDs (MS Word and PDF); submittal to the State Clearinghouse, along with a Notice of Availability (NOA) and Notice of Completion (NOC) for public release.
Task 6. Draft Response to Comments/Administrative Final EIR. Based on our team’s experience with Housing Elements and the unprecedented RHNA facing the City, we anticipate a high level of interest and a diversity of public comments on the Housing Element Update, ranging from concerns about adequate resources and neighborhood compatibility to recommendations for housing project sites. Following public review and comment on the Draft EIR, our team would collate all comments received in an appendix to the EIR and provide a matrix indicating where and how such comments have been incorporated and responded to in the Final EIR. We would provide detailed responses to comments as needed, citing case law and relevant CEQA sections where required, building upon previously prepared DocuSign Envelope ID: 9B16548E-019F-4705-A4C7-AE19F25BFD09 Proposal to Prepare the EIR for 6th Cycle Housing Element City of Santa Monica June 19, 2020
Table 2. Scope of Work by Task
responses to similar comments on the LUCE Program EIR and the DCP Program EIR, where applicable (e.g., comments related to citywide growth and housing provision). We would respond to one set of comments on the Administrative Final EIR and Response to Comments. Our QA/QC Technical Manager would provide thorough review to ensure consistency and accuracy throughout. We would incorporate revisions into the EIR based on City comments, as well as edits to the detailed Response to Comments section.
Deliverables: One (1) electronic version of the Draft Response to Comments/Administrative Final EIR (MS Word and PDF) to City staff for one (1) round of review.
Task 7. Final EIR. Upon receipt of City comments on the Administrative Final EIR, we would incorporate comments and submit an electronic screencheck copy of the Final EIR to City staff to provide City staff with an opportunity to verify that comments were adequately addressed. Following City staff approval, we would submit the Final EIR and appendices.
We would also prepare a Mitigation Monitoring and Reporting Plan (MMRP) in table format for easy tracking. The MMRP would identify mitigation measures, responsible parties or agencies, implementing actions, and timing for the direct and indirect Project impacts and potential cumulative impacts. Our team would also prepare CEQA Findings and a Statement of Overriding Considerations (if needed) for City staff review. Our team has considerable experience preparing such CEQA findings and overriding considerations for complex projects in the City and recognizes that appropriately detailed CEQA Findings and Statement of Overriding Considerations are a key part of the administrative record and central to the legal defensibility of Project approval. We would incorporate any edits into the CEQA Findings and Statement of Overriding Considerations based on City staff comments and provide back to the City for final approval.
Deliverables: One (1) electronic version of the screencheck copy of the Final EIR (MS Word and PDF) to City staff for one (1) round of administrative edits review and comment; one (1) hardcopy of the Final EIR with accompanying appendices on CD (MS Word and PDF); submittal to the State Clearinghouse, along with a NOC. One (1) electronic copy of the Draft MMRP, CEQA findings, and statement of overriding consideration (MS Word and PDF); one (1) electronic copy of the Final MMRP, CEQA findings, and statement of overriding considerations (MS Word and PDF).
Task 8. Meeting/Hearings. Our team would attend up to four (4) meetings, including one (1) kick-off meeting and site visit, one (1) public scoping meeting held during the 30-day NOP comment period, and two (2) Planning Commission Hearings. We would also participate in regular communication throughout the EIR process, including impromptu and biweekly teleconference calls during preparation of the Draft EIR. Our team would prepare agendas and meeting summaries for such meetings upon request. Our management team would attend additional meetings, as necessary, on a time-and-materials basis.
“The high quality of this EIR was praised by the City’s Planning Commission and was a key element in the City’s decisionmaking for this project.” Tyler Corey, City of San Luis Obispo Project Manager, Garden Street Terraces EIR DocuSign Envelope ID: 9B16548E-019F-4705-A4C7-AE19F25BFD09 Proposal to Prepare the EIR for 6th Cycle Housing Element City of Santa Monica June 19, 2020
PROPOSED SCOPE OF ENVIRONMENTAL IMPACT ANALYSIS
Our team would structure the analysis within the EIR to address overall impacts of the proposed Housing Element, while incorporating and building upon data from the LUCE Program EIR, the DCP Program EIR, and other relevant and timely environmental documents. Any required mitigation measures would be structured for easy incorporation into potential housing policies and programs.
In addition to incorporation of existing available resources to prepare the EIR, our scope of work also includes the preparation of technical memoranda (provided digitally for review) to support EIR impact analysis for a range of resources areas, including:
Detailed air quality analysis and impacts assessment, including emissions modeling for criteria pollutants and GHGs;
An independent Historic Resource Assessment, building from the City’s 2018 Historic Resources Inventory (HRI); and
A Transportation Study evaluating Project VMT, consistency with plans/policies, infrastructure geometrics and safety, and emergency access, consistent with the CEQA Guidelines.
As these studies would directly inform the EIR, our team would review these technical memoranda with the City early in the impact analysis process to ensure a consistent, thorough, and efficient EIR. Based on these studies and available information from recent City technical and environmental documents, our team would prepare the following resource analyses:
Air Quality:
The air quality analysis would document regional
existing conditions and describe the
attainment/nonattainment status for the South Coast Air Basin (SCAB), including available information on
stationary source emissions and regional monitoring
data. We would describe all federal, state, and
SCAQMD regulatory standards and thresholds,
including Localized Significance Thresholds (LSTs)
consistent with the SCAQMD Final LST Methodology.
Buildout under the Housing Element Update would
generate emissions during construction of housing
projects over the 8-year planning cycle from heavy
equipment, grading, and architectural coating, and
during operation from vehicles and energy/water
demands. To assess impacts and compare to established SCAQMD thresholds, the EIR would quantify emissions and assess potential generation of Toxic Air Contaminants (TACs), such as diesel particulate The EIR would evaluate the potential impacts from emissions, including potential human health effects. Wood addressed health risk as part of the 500 Broadway EIR and 1626 Lincoln Boulevard project, assessing health risks associated with I-10 near 64 units of affordable housing.
DocuSign Envelope ID: 9B16548E-019F-4705-A4C7-AE19F25BFD09 Proposal to Prepare the EIR for 6th Cycle Housing Element City of Santa Monica June 19, 2020
emissions from construction activities. This analysis would support evaluation of potential health risks from degraded air quality. Our team would address both localized and regional air quality issues as follows:
Describe existing air quality conditions within the SCAB in context of the SCAQMD regulatory setting and monitoring data, including attainment status for criteria pollutants, climatic conditions, and local emissions sources and sensitive receptors in the City and surrounding area. Define regulatory setting and significance thresholds based on California Air Resources Board (CARB) and SCAQMD guidance for criteria pollutants and state requirements for health risks. Assess consistency of the proposed Project with regulations and policies, including the LUCE and SCAQMD’s 2016 Air Quality Management Plan (AQMP).
Utilize existing data and new traffic analysis provided in the transportation study to identify and analyze the potential for existing and/or future local CO hot spots based on screening criteria acceptable to the City and SCAQMD. This would include consideration of a potential CO Hot Spot that may be generated along the freeway during peak hour periods with congestion and related slowing and idling of vehicle traffic on the freeway. If potential CO hot spots could occur, we would use the CAL3QHC model.
CAL3QHC is a CO model that includes queuing and hot spot calculations. The CAL3QHC model conforms to the SCAQMD standards and is based on the CALINE3 model. Existing data for the City identifies intersections with known potential future congestion (e.g., Lincoln Boulevard at 4th and Broadway, and Wilshire Boulevard and Colorado Ave at 2nd and Ocean Avenue). Address issues related to TACs such as diesel particulate matter, particularly from traffic along Interstate 10 (Santa Monica Freeway). Project-related emissions would be evaluated for potential contributions to TAC, particularly related to mobile emissions. For the sake of disclosure and planning, we would also evaluate the proposed locations of new residential development near Interstate 10 and potential impacts associated with exposure of new residents to TAC generated by high traffic volumes, particularly trucks, through literature reviews and other environmental assessments. Design features that may be address health, including HVAC filtration system MERV rating levels, vegetation, window placement and operability, building air-tightness requirements, and the location of outdoor areas, would be addressed. Assess potential long-term operational impacts and quantify emissions associated with increased mobile and stationary emissions using the most recent version of CalEEMod (currently version 2016.3.2). To the extent feasible, we would ensure that the Transportation Study trip generation estimates to account for the balance of proposed land uses. Operational emissions would be compared to the SCAQMD thresholds for both localized and regional impacts.
Assess the potential construction related emissions utilizing other environmental studies with similar characteristics. If these are not available, CalEEMod default construction assumptions would be utilized to estimate the representative construction emissions. Construction emissions would be compared to the SCAQMD thresholds for both localized and regional impacts. Identify mitigation measures including transportation control measures, resident trip reduction programs, incentives for residents to utilize the Expo LRT, programs to encourage bicycle and pedestrian travel designed to reduce motor vehicle trips and miles traveled, potential requirements for equipment efficiency during construction and operations, including use of Tier 4 construction equipment, low volatile organic DocuSign Envelope ID: 9B16548E-019F-4705-A4C7-AE19F25BFD09 Proposal to Prepare the EIR for 6th Cycle Housing Element City of Santa Monica June 19, 2020
compound (VOC) architectural coatings, and potential TDM to reduce Project VMT. Mitigation measure effectiveness would be evaluated within CalEEMod where applicable.
Wood’s senior analyst, Mr. Taylor Lane, would oversee this effort with support from technical analysis and modeling by MRS.
Cultural Resources:
The City is located atop the Palisades Bluffs, where
human habitation dates to prehistoric and historic time periods. The City is located within the traditional
ethnographic territory of the Gabrielino/Tongva Peoples from 500 B.C. onward. Due to the relatively long history of urban development and distance from water sources,
the full extent and density of Gabrielino or other
prehistoric culture occupation of the City is difficult to accurately characterize. However, the known presence
of the Gabrielino village at Kuruvungna Springs, located at University High School in West Los Angeles outside
of the Santa Monica city limits, reveals that the general area did have extended occupation by the Gabrielino.
The City also has a rich historic-era past beginning with the first European settlement in the Santa Monica area in 1542. Land claims and development continued through the 1880s when Santa Monica was reinvented as a resort community. Hotels were then constructed to support the burgeoning resort industry, and in 1886 the City of Santa Monica was incorporated. Buried remnants of historic structures potentially underlie the City today and many historic era structures remain throughout the City, including designated landmarks recorded on the City’s Historic Resources Inventory (HRI; 2018).
Assessment of potential cultural resource impacts would require several tasks, including literature review, targeted cultural resource records searches (if needed), background archival research, preparation of technical memoranda, and contributions to the EIR. Our team, including HRG, would prepare technical reports addressing historic resources, building on available records and the City’s HRI. Data recently gathered during preparation of the LUCE Program EIR, DCP Program EIR, and the Airport Park Expansion EIR would be used to the greatest extent possible in this investigation to save time and cost. Additionally, given the developed nature of the City, it is highly unlikely that pedestrian surveys would reveal archaeological resources. Therefore, the proposed scope of work assumes that archaeological surveys would not be required. We also assume that tribal cultural resources would be addressed in a separate EIR section prepared by the City, including results of Native American consultation consistent with AB 52. Wood’s team would perform the following specific tasks:
The EIR would evaluate the potential impacts to historic resources from housing development under the project,
including adaptive reuse of historic properties to
accommodate residential uses.
DocuSign Envelope ID: 9B16548E-019F-4705-A4C7-AE19F25BFD09 Proposal to Prepare the EIR for 6th Cycle Housing Element City of Santa Monica June 19, 2020
Background Cultural Resources Research and Analysis: Our team would build upon and tier off work done as part of previous EIRs such as the LUCE and DCP Program EIRs to provide a programmatic assessment on impacts to subsurface archaeological or historic remains. For subsurface pre-historic archaeological resources, our team would rely upon past record searches obtained for the City (e.g., DCP Program EIR) to generally describe the potential for subsurface cultural remains in areas throughout the City potentially affected by the Project. We would also consult the 2018 City HRI for information and reports regarding pertinent prior cultural resources inventories and evaluations. The results would provide a basis for assessing the sensitivity of the plan area for buried cultural resources. Through this effort, our team would identify any portions of the City that have not yet been inventoried by a recent (e.g., 5 years or less) records search; if needed, we would obtain a focused record search from the California Historical Resources Information System-South Central Coastal Information Center (CHRISSCCIC) to identify known archaeological and historical resources that are not clear or readily available in previous assessments.
Historical Research & Report: Our team would undertake comprehensive research of existing documentation, including the latest Citywide survey data from the HRI; historic properties currently designated to local, state and national registers; additional surveys; and a review of the draft Housing Element. We would prepare study maps and conduct reconnaissance level review of plan areas to verify and gather additional information. Our team would review archives of the County of Los Angeles, the Santa Monica Public Library and the Santa Monica Historical Society and Museum, published literature, newspaper articles, historic maps and aerial photographs, and other reliable sources of information. We would conduct programmatic assessments of major structures in reasonably foreseeable housing sites, building from recent EIRs, including the Gateway Master Plan area in Downtown, SMO, the Bergamot Plan Area, and Memorial Park Neighborhood Plan Area. HRG would prepare a Historic Architectural Resources Report. The report would introduce the Project, detail the results of background research, outline investigative methods, present the cultural setting and historical overview of the area, and offer recommendations for any needed mitigation. The technical report would re-evaluate and re-confirm as needed the conclusions of former evaluations of historic resources, including review of any outstanding disagreements among experts, and recommend mitigation approaches for consideration in the EIR.
Once the City approves the draft report, it would be finalized and appended to the EIR. EIR Section: Upon completion of the cultural historic architectural resource investigations, our team would prepare EIR sections discussing the results of the cultural resources background research and literature review, including records search if needed, historical research, and impact assessments. The EIR section would describe the results of background research, present the cultural resources and historic architectural setting of the City, assess potential impacts to these resources that would be caused by the Project, describe cumulative impact types that could be expected as a result of the implementation of the Project and in conjunction with other projects, and provide programmatic recommendations for any needed mitigation.
Ken Victorino, RPA, would oversee analysis of cultural resources. HRG would oversee analysis of historic resources.
DocuSign Envelope ID: 9B16548E-019F-4705-A4C7-AE19F25BFD09 Proposal to Prepare the EIR for 6th Cycle Housing Element City of Santa Monica June 19, 2020
Energy:
The Southern California Gas Company provides natural gas and Southern California Edison provides electricity to the City. Currently, energy services are considered adequate, and no deficiencies in service capacities have been identified. Buildout under the Housing Element Update would involve increased energy consumption from residential buildings (i.e., heating, cooling, and appliances) and mobile sources (i.e., vehicle trips). During construction, energy resources, including fuel, electricity, and natural gas, would be required as well. The CEQA Guidelines require that EIRs include a discussion of the potential energy impacts of proposed projects, with emphasis on avoiding or reducing inefficient, wasteful, and unnecessary consumption of energy. To assess energy conservation issues, our team would:
Obtain infrastructure data from the City, including location of energy lines, connection points into the local systems, capacity, etc.
Review and compile information from existing plans and studies, including any recently updated documents. Describe existing energy infrastructure and service and any shortfalls or inadequacies in existing infrastructure or services.
Quantify the energy demands associated with the Housing Element Update, including estimates of electricity, natural gas, and fuel. Our team would estimate energy demands for envisioned housing projects using consumption factors from the California Energy Commission’s (CEC’s) California End-Use Survey (CEC 2006) and outputs from CalEEMod.
Build from the analysis of utilities impacts (see Utilities and Service Systems below) to isolate and refine discussion of Project energy demands and conservation, taking into consideration City policies to improve sustainability and reduce GHG emissions.
Describe cumulative impacts that could be expected as a result from buildout under the Housing Element Update in conjunction with other construction and potential energy upgrades or replacement projects in the vicinity.
Identify mitigation measures as needed to address impacts associated with disruptions in service and energy inefficiency, including LEED® certification, the provision of electric vehicle charging stations, rooftop solar systems, environmentally sustainable plumbing, drought tolerant landscaping, permeable pavement, etc.
Wood’s Utilities Engineer, Ms. Debra McGrew, PE, would oversee this effort, with assistance from Wood analyst, Ms. Sydnie Margallo.
GHG Emissions and Climate Change:
Wood recognizes that the City’s LUCE, Bergamot Area Plan, and DCP culminate over a decade of City efforts to link land use with transportation to reduce VMT and GHG emissions through concentration of balanced infill in areas that are walkable and well served by transit. Further, the City’s General Plan and Climate Action & Adaptation Plan aim to reduce GHG generation and allow for adaptation to the effects of climate change.
The City is well-served by existing transit (e.g., Big Blue Bus and Metro bus lines, Expo LRT stations, etc.) which are within a reasonable distance for pedestrians and bicyclists. As such, development along DocuSign Envelope ID: 9B16548E-019F-4705-A4C7-AE19F25BFD09 Proposal to Prepare the EIR for 6th Cycle Housing Element City of Santa Monica June 19, 2020
boulevards and mixed-use corridors – within walking distance of the Expo LRT - would be generally consistent with the intent of evolving local and state efforts to control GHG generation and associated climate change effects. However, the projected RHNA vastly exceeds the housing growth planned in the City’s long range plans, which creates potential for new housing to incrementally contribute to GHG generation and climate change. We recognize that limited guidance exists to date on thresholds for GHG emissions and would thus use guidance from CARB’s 2017 Scoping Plan, SCAQMD, the City’s Climate Action Plan, Sustainable City Plan, LCP update and Sea Level Rise Studies, and the LUCE to determine policy consistency and a specified level of emissions for threshold purposes, if appropriate. To address this issue, our team would:
Provide an up-to-date description of the current regulatory setting regarding GHG generation and climate change and assess Project consistency with AB 32, SB 32, SB 375, State Attorney General, Office of Planning and Research and Climate Action Team recommendations, the City’s LUCE and Sustainable City Plan and other recent state and federal regulations and standards. Provide a brief overview of how climate change is anticipated to affect Project issues, such as flooding and water quality and availability, sea level rise, and bluff and beach erosion, building on the LCP update project and regional studies.
For disclosure, quantify direct (increased traffic and construction equipment) and indirect (electrical power generation) emissions using CalEEMod for temporary construction and ongoing operational emissions. GHG emissions would be calculated individually and collectively as CO2e from construction activities and from operational emissions.
Provide a comprehensive analysis of Project consistency with state, regional, and local GHG emissions plans, policies, and programs in support of impact analysis consistent with CEQA Guidelines and SCAQMD guidance.
Identify additional potential mitigation measures beyond those from air quality and transportation, if required. Potential recommended mitigation measures would be implemented to ensure consistency with City standards, such as the interim goal of reducing carbon emissions 80 percent below 1990 levels by 2030, zero net carbon buildings, and all electric appliance use.
Wood’s Senior Analyst, Mr. Taylor Lane, would oversee this effort with support from technical analysis and modeling by MRS.
Noise:
Ambient noise in the City is largely generated by roadway traffic noise, operation of delivery trucks, roof top heating and cooling systems and, in some areas, nightlife and special events. Construction projects also generate period peak daytime noise. Specific unique noise sources include SMO where jet takeoff and landings create noise contour extending beyond the airport’s boundaries. To address noise and potential long- and short-term impacts for cumulative and opportunity site development, we would:
Incorporate information from the LUCE Program EIR, DCP Program EIR, and other recent EIRs regarding roadway noise and ambient noise levels.
DocuSign Envelope ID: 9B16548E-019F-4705-A4C7-AE19F25BFD09 Proposal to Prepare the EIR for 6th Cycle Housing Element City of Santa Monica June 19, 2020
Identify sensitive receptors (e.g., future residents, neighbors) such as residential, health care, recreational, educational, and other noise/vibration-sensitive land uses, particularly those adjacent to known housing sites, and describe accepted standards for noise exposure accounting for sleep disturbance, health issues, etc.
Evaluate construction-related noise and groundborne vibration attributable to excavators, bulldozers, pile drivers, and other construction equipment required for housing development. This analysis would consider potential vibration effects on adjacent structures, including differing thresholds for standard buildings and historic buildings.
Identify increases in noise associated with cumulative construction by providing the typical ranges of noise increases to address direct, indirect, and cumulative impacts to sensitive receptors in the City, particularly in established residential neighborhoods. Given existing sound levels, standard construction techniques and the requirements of the California Building Code and SMMC may be sufficient to reduce interior noise levels to acceptable levels. Long-term growth would likely only incrementally increase existing noise levels; however, ongoing construction noise from heavy haul trucks and equipment could create substantial episodic increases in noise.
Quantify potential noise increases associated with operation and address direct, indirect, and cumulative impacts to sensitive receptors operational noise impacts (e.g., effects of traffic on existing residents).
This analysis would be based on trip generation estimates and roadway volumes provided by Fehr & Peers and account for speed limits, vehicle fleet mix, and GIS data base for the roadway network. Identify any anticipated nuisance noise impacts on the residential units from projected traffic noise, commercial uses onsite, and cumulative impacts associated with planned and pending projects in the vicinity.
Identify mitigation measures, as needed, to reduce the impacts of noise and groundborne vibration such as construction noise management plans and sound attenuating measures such as padded insulation, ventilation, double-paned windows, consideration of use of rubberized paving, etc.
Wood’s Noise Specialist, Brian Cook, would oversee this effort.
Transportation:
The City is served by a network of roadways, bus and light rail transit, and bicycle and pedestrian facilities to facilitate multi-modal circulation throughout the City and interconnected with regional travel options throughout the Los Angeles basin. The LUCE integrates land use and transportation to reduce vehicle trips and VMT by encouraging walking, bicycling, and transit use, and to create active pedestrian-oriented DocuSign Envelope ID: 9B16548E-019F-4705-A4C7-AE19F25BFD09 Proposal to Prepare the EIR for 6th Cycle Housing Element City of Santa Monica June 19, 2020
neighborhoods that allow people to meet their daily
needs locally and with a variety of mobility choices.
The LUCE also recognizes the crucial role that
transportation plays in reducing greenhouse gases
and achieving the City’s sustainability goals, as well
as state goals and GHG reduction targets. The
LUCE strategically focuses new development along
the transit-rich corridors and in activity centers
around Expo LRT stations to substantially reduce
future work, shopping, and residential automobile
trips. We assume housing development would
manifest in the City consistent with this LUCE vision.
The LUCE also establishes the goal of achieving no
net new PM peak hour trips and requires measures
to monitor system performance and ensure that transportation improvements and land use changes progress together. A Citywide and comprehensive Travel Demand Forecast Model (TDFM) was created as part of the LUCE that incorporates detailed existing and future data and enables the monitoring and management of additional transpiration and sustainability performance measures, including VMT, vehicle corridor travel times, and GHG emissions. The City’s TDFM is currently undergoing an update.
For this EIR, a new approach would be taken to assess transportation impacts using VMT as the numeric threshold, as well as the effectiveness and accessibility of all modes of transportation to meet mobility needs of City residents and employees. Changes in state law now relative to SB 743 require VMT analysis rather than past use of LOS analysis to measure delay-based intersection congestion and roadway capacity. This reflects state policy goals to reduce vehicle energy use, particularly that associated with non-renewable fossil fuels, and associated GHG emissions and their adverse effects on global climate change. Analysis of transportation impacts would therefore be based on forthcoming new City thresholds and standards for transportation impact assessment using an updated TDFM. Because the adopted LUCE contains policies for vehicle trips and roadway operations, this analysis would include limited operational analysis.
To address these issues, Wood’s team would analyze transportation issues as set forth below. Existing Conditions – An assessment would be made of existing roadways, transit, and non-motorized (pedestrian and bicycle) and how trips are currently made in the City and region based on the CEQA Guidelines, including existing trip lengths, origins/destinations, and travel modes. We would describe the existing transportation system, including the roadway networks, pedestrian, bike and transit facilities, including the Downtown Santa Monica Station, and their operational characteristics, including any known existing problems as well as planned and pending improvements. CEQA Impact Analysis - The following CEQA transportation impacts would be addressed by a transportation study prepared by Fehr & Peers:
The EIR would assess increased VMT from new housing
development and consistency with local and regional plans, policies, and programs. .
DocuSign Envelope ID: 9B16548E-019F-4705-A4C7-AE19F25BFD09 Proposal to Prepare the EIR for 6th Cycle Housing Element City of Santa Monica June 19, 2020
Consistency with programs, plans, ordinances, or policies addressing the circulation system, including transit, roadway, bicycle, and pedestrian facilities. Our team would perform a comprehensive policy consistency assessment of City and regional plan and regulations, including the RTC/SCS and other regional documents address VMT and the GHG reduction strategies for circulation; and the City’s adopted programs, plans, ordinances, and policies that address the circulation system. These include the following: LUCE, applicable specific and/or community plans (e.g., DCP, Bergamot Area Plan, etc.), Bike Action Plan, Pedestrian Action Plan, and Safe Routes to School. The Housing Element Update would have a significant impact if it conflicts with a standard, action, or policy of a program, plan, or ordinance such that the conflict would hinder or impair the City’s ability to support multi-modal (i.e., non-single occupancy vehicle) mobility options. Vehicle Miles Traveled. Section 15064.3(b) of the CEQA Guidelines states that generally VMT is the most appropriate measure of transportation impacts. As stated in OPR’s Technical Guidance, the VMT metric can support three statutory goals of the state: “the reduction of greenhouse gas emission, development of multimodal transportation networks, and a diversity of uses.” This evaluation would be conducted using the City’s TDFM that Fehr & Peers is currently updating for the City. Fehr & Peers is also currently assisting the City with developing VMT impact significance thresholds for land use development projects. As part of this study, we would work with the City to determine whether or how the project-level VMT significance thresholds should be modified for a plan-level review such as that for the Housing Element.
The updated TDFM would have a 2019 base year and a 2040 future year. To conduct the VMT analysis for the Housing Element Update, the model’s year 2040 land use data would be updated to reflect the proposed land use changes needed to support the Housing Element. It is anticipated that this data would be provided by the City by model traffic analysis zone (TAZ) as an outcome of the suitable housing sites analysis and potential changes to land use regulations in housing focus areas.
At the request of the City, the task to develop the year 2040 future model year would be moved from the TDFM update project to the EIR for the Housing Update. As such, this task would also include incorporating year 2040 socioeconomic data from the City of Los Angeles travel demand forecast model for TAZs or SCAG regional model outside of the City of Santa Monica and updating the future model network to 2040 base line future conditions, incorporating transportation system improvements that are anticipated by the City and anticipated regional improvements outside the City.
The model would be run for the base line future year 2040 to provide the necessary data for the VMT impact analysis. Household VMT per capita would be calculated with the Housing Element Update and would be compared with the VMT thresholds to determine the significance of VMT impacts. Geometric design hazards or incompatible use and inadequate emergency access. We do not anticipate the Project to substantially modify the City grid street network or transit system alignment, creating hazardous roadway or intersection configurations or changes to existing emergency access.
Rather, individual projects would go through City review of design plans at the time they are proposed. The programmatic nature of the Project means that sufficient details would not be known now regarding the geometrics of individual housing projects’ driveway access and project elements.
The City’s existing planning/permitting process would address site-specific geometrics and safety, including ingress/egress, line of site, and turning radius.
DocuSign Envelope ID: 9B16548E-019F-4705-A4C7-AE19F25BFD09 Proposal to Prepare the EIR for 6th Cycle Housing Element City of Santa Monica June 19, 2020
LUCE Metrics Analysis - In addition to the CEQA-required analyses above, an evaluation would be conducted of the potential impacts on the following transportation performance measures established in the LUCE:
Citywide PM peak hour trip generation
Corridor travel time on selected corridors
Citywide PM peak hour trip generation and corridor travel time would be estimated using the TDFM with the Housing Element and compared to Year 2040 baseline (no project) conditions without the Housing Element and to existing conditions. Trip generation, daily traffic assignment, and VMT data from these runs would also be used in the air quality/GHG and noise analyses in the EIR. Construction Traffic – Our team would evaluate the temporary construction-related transportation and circulation impacts that construction activities could generate, including: 1) disruptions to pedestrian routes; 2) access limitations at transit stops; 3) temporary reductions in parking; 4) temporary closure (or narrowing) of internal circulation roadways, intersection travel lanes, or interstate on- and off-ramps; and 5) limitations on vehicular access to adjacent properties. Construction impacts would also include an evaluation of construction vehicle and truck haul trips associated with the Project. Alternatives Analysis – Our team would prepare the required inputs to build scenario models and run the TDFM for each of the five alternatives. The result of model runs would be summarized and VMT and LUCE metrics analyses would be performed for up to four potential project alternatives, in addition to the No Project Alternative (data for the No Project Alternative would be developed as part of the impacts analysis described above).
Transportation Impact Report – Our team would prepare a transportation impact report documenting the results of the CEQA impact analyses and the LUCE metrics analyses. A draft of the report would be prepared and submitted to the City for review. Up to two rounds of revision in response to consolidated City staff comments are anticipated. The report would be suitable for attachment to the EIR. EIR Section – We would incorporate the findings of the transportation impact report into the EIR transportation section. The EIR section would evaluate the construction and operational impacts of the Project, including VMT analysis and policy consistency. Our team would also describe any potential impacts to and increased demand for multi-modal transportation, including pedestrian and bike facilities and transit operations. We would describe cumulative impacts associated with the Project in conjunction with other projects throughout the City. We would refine and develop mitigation measures to reduce VMT and ensure policy consistency based on the transportation impact study.
Wood’s Project Principal, Mr. Dan Gira, and Wood’s Deputy Project Manager, Nick Meisinger would work with Fehr & Peers in conducting this analysis. Fehr & Peers report would be provided as an appendix for the EIR.
Utilities and Service Systems:
The City provides water supply and wastewater conveyance and treatment. The City’s primary sources of water supply include groundwater drawn from the SMGB and regional water. Groundwater provides approximately 75 percent of the City’s total water needs and the City is trying to source all its water from local wells by 2023 (refer to Groundwater Hydrology and Water Quality above). Recent water supply assessments DocuSign Envelope ID: 9B16548E-019F-4705-A4C7-AE19F25BFD09 Proposal to Prepare the EIR for 6th Cycle Housing Element City of Santa Monica June 19, 2020
in the LUCE Program EIR, DCP Program EIR, and Sustainable Water Master Plan provide a comprehensive assessment of water supply, including the City’s efforts to serve local demands entirely with SMGB sources, eliminating demand for state water resources. Wastewater from the City is collected through the City’s wastewater system and is treated at the Hyperion Treatment Plant located approximately 7 miles southeast of Downtown. The Resource Recovery & Recycling Division of the City’s Public Works Department provides solid waste management and collection services to all Santa Monica residents and approximately 50 percent of commercial and industrial establishments. Solid waste is hauled to landfills managed by the County of Los Angeles. The Project would increase demand for these utilities incrementally with development of housing over time, including increase in water demand, sewer capacity, and solid waste hauling, which may necessitate upgrades to infrastructure and resource capacity. To assess utility issues, our team would:
Review and compile information from existing plans and studies, including any recently updated documents such as the Sustainable Water Master Plan. We would work closely with City staff to acquire current data about water availability, sewer capacity, and the condition of existing infrastructure, including coordinated outreach to public agencies. We would describe existing utility infrastructure and service capacity in the City with attention on key housing focus areas and potentially suitable sites. Estimate the net change in water consumption, wastewater generation, and solid waste management demand to serve the Project based on available duty/demand factors and coordination with City staff.
We would prepare a Water Supply Assessment (WSA) for the Project consistent with SB 610 (Guidebook for Implementation of SB 610 and SB 221 of 2001 [California Department of Water Resources 2003]).
The WSA would analyze water demand generated by the potential additional 8,874 units and assess available supplies, including the anticipated change to all local water sources (i.e., groundwater and recycled water). Our team would assess consistency of the Project with City goals for water selfsufficiency. Identify any shortfalls or inadequacies in existing infrastructure or services, particularly the adequacy of existing water and sewer lines and treatment/pumping facilities serving the City. Identify increased utility demand associated with the Project and potential impacts of utility infrastructure and services. Describe cumulative impact types that could be expected as a result of the Project in conjunction with other construction and potential utility upgrades or replacement projects in the City. Identify mitigation measures as needed to address impacts associated with disruptions or adequacy in service, including provision of new infrastructure (e.g., water distribution systems and wastewater collection system) and public notification requirements during service outages due to construction activities.
Wood’s Utilities Engineer, Ms. Debra McGrew, PE would oversee this effort.
DocuSign Envelope ID: 9B16548E-019F-4705-A4C7-AE19F25BFD09 Proposal to Prepare the EIR for 6th Cycle Housing Element City of Santa Monica June 19, 2020
Optional Tasks
Optional Task No.1: Assist with development of RHNA allocation to TAZs Additional support can be provided if the City requires sensitivity analysis for evaluating different allocations of housing units to TAZs as part of developing the project description for the EIR. Scope and fee for this optional task would be negotiated with the City if determined to be necessary.
Optional Task No. 2: Evaluate transit capacity to accommodate new housing demands This optional task could be refined under a separate scope and fee if housing development is anticipated to put pressure on service capacity of Metro of Big Blue Bus transit lines in the City, considering peak ridership, headways, destinations, and vehicle capacity.
Optional Task No. 3: 24-Hour noise monitoring
This optional task would involve strategic collection of new noise data to update aging data from the LUCE Program EIR. Our team would collect new data from several 24-hour noise monitoring stations to provide better insight into weighted 24-hour noise levels (i.e., Community Noise Equivalent Level [CNEL]) to validate existing noise modeling. This would be helpful in establishing existing noise levels in area of the City not recently measured by other environmental documents.
DocuSign Envelope ID: 9B16548E-019F-4705-A4C7-AE19F25BFD09 Proposal to Prepare the EIR for 6th Cycle Housing Element City of Santa Monica June 19, 2020
VII. PROPOSED SCHEDULE
We have prepared a strategically aggressive schedule to complete the Draft and Final EIR within a year of Project kickoff. We understand that the 6th Cycle Housing Element will be under development by the City through 2020 and expect the EIR to be prepared concurrent and iteratively to help the City HCD submittal deadlines. Assuming the EIR process kicks off in July 2020, we anticipate release of the NOP in August 2020 and completion of the EIR technical reports and the Administrative Draft EIR in January 2021. This would permit completion of the Draft EIR by March 2021 and the Final EIR by July 2021. This schedule permits time for public and stakeholder outreach and responses during scoping and Draft EIR review. Our team would attend meetings and hearings as needed throughout the EIR schedule. Wood’s preliminary schedule would deliver the EIR expeditiously and permit flexibility to respond to decision-maker concerns and direction. We are committed to meeting the City’s scheduling needs and to working with City staff to ensure that these goals are met.
DocuSign Envelope ID: 9B16548E-019F-4705-A4C7-AE19F25BFD09 ID Task Name Duration Start Finish
1 EIR Tasks 52.5 wks Mon 7/13/20 Wed 7/14/21
2 Project Kickoff 4 wks Mon 7/13/20 Fri 8/7/203 Kick Off Meeting & Tour 1 wk Mon 7/13/20 Fri 7/17/204 Project Background Review & Coordinate Technical Studies 3 wks Mon 7/20/20 Fri 8/7/205 Notice of Preparation (NOP) & Scoping 8.5 wks Mon 7/20/20 Wed 9/16/206 Prepare Figures for City-prepared NOP and Initial Study 2 wks Mon 7/20/20 Fri 7/31/207 City Review NOP/IS Figures 1 wk Mon 8/3/20 Fri 8/7/208 Finalize and Distribute NOP & Initial Study 1 wk Mon 8/10/20 Fri 8/14/209 Scoping Process (30 days), including scoping meetings & outreach program 4.5 wks Mon 8/17/20 Wed 9/16/20 10 Project Description & Alternatives 12 wks Mon 7/20/20 Fri 10/9/2011 Prepare Draft Project Description 6 wks Mon 7/20/20 Fri 8/28/2012 City Review Draft Project Description 3 wks Mon 8/31/20 Fri 9/18/2013 Prepare Alternatives Descriptions Memo 4 wks Mon 8/31/20 Fri 9/25/2014 City Review Alternatives Memo 2 wks Mon 9/28/20 Fri 10/9/2015 Administrative Draft EIR 19 wks Mon 9/21/20 Fri 1/29/2116 Prepare Administrative Draft EIR 16 wks Mon 9/21/20 Fri 1/8/2117 City Review of Administrative Draft EIR 3 wks Mon 1/11/21 Fri 1/29/2118 Draft EIR 13.5 wks Mon 2/1/21 Wed 5/5/2119 Prepare Screencheck Public Draft EIR 4 wks Mon 2/1/21 Fri 2/26/2120 City Review of Screencheck Public Draft EIR 1 wk Mon 3/1/21 Fri 3/5/2121 Publish Draft EIR 1 wk Mon 3/8/21 Fri 3/12/2122 Prepare Notice of Availability (NOA) and Distribute Public Draft EIR 1 wk Mon 3/15/21 Fri 3/19/2123 Public Review Period (45 days), including public EIR hearings & outreach 6.5 wks Mon 3/22/21 Wed 5/5/2124 Administrative Final EIR and Response to Comments (RTC) 7 wks Wed 5/5/21 Wed 6/23/2125 Prepare RTC & Administrative Final EIR 3 wks Wed 5/5/21 Wed 5/26/2126 City Review Administrative Final EIR and RTC 2 wks Wed 5/26/21 Wed 6/9/2127 Prepare Mitigation Monitoring and Reporting Plan (MMRP), Findings, and Overriding 1 wk Wed 6/9/21 Wed 6/16/2128 City Review MMRP, Findings, and Overriding Considerations 1 wk Wed 6/16/21 Wed 6/23/2129 Final EIR 3 wks Wed 6/23/21 Wed 7/14/2130 Prepare and Publish Final EIR, MMRP, Findings, and SOCs 2 wks Wed 6/23/21 Wed 7/7/2131 Prepare Notice of Determination (NOD) and Distribute Final EIR 1 wk Wed 7/7/21 Wed 7/14/21 Jun Jul Aug Sep Oct Nov Dec Jan Feb Mar Apr May Jun Jul Aug 2020 2021
Proposed Schedule to Prepare the6th Cycle Housing Element EIR Environment & Infrastructure Solutions, Inc.
DocuSign Envelope ID: 9B16548E-019F-4705-A4C7-AE19F25BFD09 Proposal to Prepare the EIR for 6th Cycle Housing Element City of Santa Monica June 19, 2020
VIII. PROPOSED COST SUMMARY
Wood’s team has prepared a not-to-exceed proposal to provide a detailed description of the level of effort – by task, and within each phase of the EIR. This proposal includes personnel and billing rates to support the scope of work provided herein. Proof of insurance can be provided immediately upon selection. We have also reviewed the City’s Standard Professional Services Agreement and confirm we are able to prove the required insurances in the amount, types, and endorsements, and do not request any substitutions.
This proposal is an offer for a period of ninety (90) days from the date of submittal. Mr. Aaron Goldschmidt, Vice President, is authorized to sign this proposal. Questions regarding the scope of services, technical approach, or any additional information requests during the period of proposal evaluation can be directed to Mr. Dan Gira.
Wood Environment & Infrastructure Solutions, Inc.
104 West Anapamu Street, Suite 204A
Santa Barbara, CA 93101
(805) 962-0992
Commitment to Living Wage Ordinance: Wood and each of its proposed subcontractors comply with the City of Santa Monica’s Living Wage Ordinance.
No member of the contractor’s team has a financial gain or an interest in the financial outcome of the Project.
We believe our resources and qualifications will allow us to successfully complete this scope of work, and we will commit all necessary staff and resources to the performance of this work within the proposed schedule.
Respectfully submitted,
Aaron P. Goldschmidt
Vice President
Environmental Planning and Natural Resources Program
DocuSign Envelope ID: 9B16548E-019F-4705-A4C7-AE19F25BFD09 Wood Environment & Infrastructure Solutions, Inc.
Not-to-Exceed Cost Estimate Based on Time and Materials CLIENT: City of Santa Monica (Wood reserves the right to move budget between tasks)PROJECT: 6th Cycle Housing Element EIRDate of Estimate: June 19, 2020 DIRECT LABOR : TITLE NAME RATE HOURS AMOUNT HOURS AMOUNT HOURS AMOUNT HOURS AMOUNT HOURS AMOUNT HOURS AMOUNT HOURS AMOUNT HOURS AMOUNT HOURS AMOUNTProfessional Level 625 Project Principal Dan Gira $190.00 6 $1,140 4 $760 8 $1,520 38 $7,220 8 $1,520 12 $2,280 4 $760 12 $2,280 92 $17,480Professional Level 617 Project Manager Erika Leachman $150.00 16 $2,400 8 $1,200 12 $1,800 69 $10,350 24 $3,600 40 $6,000 12 $1,800 30 $4,500 211 $31,650Professional Level 611 Deputy Project Manager Nick Meisinger $110.00 24 $2,640 12 $1,320 16 $1,760 114 $11,660 40 $4,400 50 $5,500 32 $3,520 30 $3,300 318 $34,100Professional Level 604 QA/QC Technical Manager Marie Laule $100.00 1 $100 1 $100 2 $200 25 $2,500 4 $400 8 $800 4 $400 0 $0 45 $4,500Professional Level 614 Senior Groundwater Hydrologist Rick Rees, PG, CHG $170.00 1 $170 1 $170 0 $0 0 $0 0 $0 2 $340 0 $0 0 $0 4 $680Professional Level 615 Noise & Airport Specialist Brian Cook $130.00 1 $130 1 $130 0 $0 16 $2,080 0 $0 2 $260 0 $0 0 $0 20 $2,600Professional Level 616 Cultural Resources Manager Ken Victorino, RPA $160.00 1 $160 1 $160 0 $0 8 $1,280 0 $0 2 $320 0 $0 0 $0 12 $1,920Professional Level 617 Cultural Resources Technician Lucas Nichols $95.00 1 $95 0 $0 0 $0 8 $760 0 $0 0 $0 0 $0 0 $0 9 $855Professional Level 619 Utilities Engineer Debra McGrew, PE $130.00 1 $130 1 $130 0 $0 10 $1,300 0 $0 2 $260 0 $0 0 $0 14 $1,820Professional Level 605 Senior Analyst Taylor Lane $100.00 4 $400 4 $400 8 $800 52 $5,200 12 $1,200 20 $2,000 8 $800 0 $0 108 $10,800Professional Level 603 Environmental Analyst Sydnie Margallo $90.00 8 $720 0 $0 0 $0 170 $15,300 16 $1,440 60 $5,400 8 $720 0 $0 262 $23,580Professional Level 605 Environmental Analyst Ryan Ramos $80.00 8 $640 0 $0 0 $0 206 $16,480 16 $1,280 60 $4,800 8 $640 0 $0 298 $23,840Professional Level 605 Subcontracts/procurement Carol Shore $75.00 4 $300 0 $0 0 $0 0 $0 0 $0 0 $0 0 $0 0 $0 4 $300Administrative Level 813 Project Administrator Rosann Malloch $100.00 3 $300 1 $100 1 $100 2 $200 1 $100 0 $0 2 $200 2 $200 12 $1,200Administrative Level 807 Word Processing Janice Depew $75.00 0 $0 0 $0 0 $0 8 $600 16 $1,200 8 $600 8 $600 0 $0 40 $3,000Administrative Level 807 Office Administrator Rita Samaniego $65.00 3 $195 1 $65 1 $65 4 $260 4 $260 2 $130 4 $260 2 $130 21 $1,365 TOTAL DIRECT LABOR 82 $9,520 35 $4,535 48 $6,245 730 $75,190 141 $15,400 268 $28,690 90 $9,700 76 $10,410 1,470 $159,690 SUBCONTRACTORS:Fehr & Peers Transportation Tom Gaul $0 $0 $0 $97,040 $0 $7,070 $0 $15,465 $119,575HRG Historic Resources Consultant Paul Travis $0 $0 $0 $31,600 $0 $0 $0 $0 $31,600MRS Air Quality/GHG and Hazards Risk Assement Luis Perez $0 $0 $0 $25,599 $0 $0 $0 $0 $25,599Deirdre Stites - Graphics Graphics Dierdre Stites $76.00 0 $0 20 $1,520 28 $2,128 47 $3,572 4 $304 4 $304 0 $0 0 $0 103 $7,828 Subtotal Subcontractors 0 $0 20 $1,520 28 $2,128 47 $157,811 4 $304 4 $7,374 0 $0 0 $15,465 103 $184,602 Subcontractor Markup 5% $0 $76 $106 $7,891 $15 $369 $0 $773 0 $9,230 TOTAL SUBCONTRACTORS 0 $0 20 $1,596 28 $2,234 47 $165,702 4 $319 4 $7,743 0 $0 0 $16,238 103 $193,832 OTHER DIRECT COSTS:Shipping $0 $0 $0 $0 $50 $0 $50 $0 $100Reproduction $125 per EIR copy; $0.4 per page) 100 $40 50 $20 $0 $0 1 $125 $0 1 $125 100 $40 $350Cultural Resource Records Search SCICC Fees $0 $0 $0 $2,000 $0 $0 $0 $0 $2,000Per Diem (onsite meeting days onlyGSA Max Rates for Santa Monica $64.00 $0 $0 $0 $0 $0 $0 $0 8 $512 $512Travel Mileage reimbured @ $0.58/mile $0.580 $0 $0 $0 $0 $0 $0 $0 1000 $580 $580Subtotal ODCs $40 $20 $0 $2,000 $175 $0 $175 $1,132 $3,542ODCs Markup 5% $2 $1 $0 $100 $9 $0 $9 $57 $178 TOTAL ODCs $42 $21 $0 $2,100 $184 $0 $184 $1,189 $3,720 Office Administration 1% (labor only) $95 $45 $62 $752 $154 $287 $97 $104 $1,596(phones, office equipment, office supplies) TOTAL PROJECT ESTIMATE 82 $9,657 35 $6,197 48 $8,541 730 $243,744 141 $16,057 268 $36,720 90 $9,981 76 $27,941 1,470 $358,838 © 2020 Wood -- This information is deemed by Wood to be Private and Proprietary information intended for the Client-use only. This information shall not be disclosed outside of this bid process and must be securely stored to prevent unauthorized dissemination.
Task 8
Meetings/Hearings (4) Draft EIR Administrative Draft EIR (see attached detail) Project Description & Alternatives Project Kickoff Final EIR Initial Study & NOP/Scoping Administrative Final EIR TOTAL PROJECT Task 1 Task 3 Task 4 Task 5 Task 7 Task 2 Task 6
DocuSign Envelope ID: 9B16548E-019F-4705-A4C7-AE19F25BFD09 Wood Environment & Infrastructure Solutions, Inc.
Not-to-Exceed Cost Estimate Based on Time and Materials CLIENT: City of Santa Monica (Wood reserves the right to move budget between tasks)PROJECT: 6th Cycle Housing Element EIRDate of Estimate: June 19, 2020 DETAIL OF ADMINISTRATIVE DRAFT EIR DIRECT LABOR AND SUBCONTRACTORSDIRECT LABOR : TITLE NAME RATE HOURS AMOUNT HOURS AMOUNT HOURS AMOUNT HOURS AMOUNT HOURS AMOUNT HOURS AMOUNT HOURS AMOUNT HOURS AMOUNT HOURS AMOUNT HOURS AMOUNT HOURS AMOUNT HOURS AMOUNT HOURS AMOUNT HOURS AMOUNTProfessional Level 625 Project Principal Dan Gira $190.00 1 $190 1 $190 1 $190 1 $190 1 $190 1 $190 1 $190 1 $190 8 $1,520 1 $190 0 $0 12 $2,280 9 $1,710 38 $7,220Professional Level 617 Project Manager Erika Leachman $150.00 4 $600 4 $600 2 $300 3 $450 2 $300 2 $300 2 $300 2 $300 10 $1,500 4 $600 2 $300 20 $3,000 12 $1,800 69 $10,350Professional Level 611 Deputy Project Manager Nick Meisinger $110.00 8 $0 6 $660 6 $660 6 $660 4 $440 4 $440 4 $440 4 $440 16 $1,760 6 $660 4 $440 30 $3,300 16 $1,760 114 $11,660Professional Level 604 QA/QC Technical Manager Marie Laule $100.00 2 $200 2 $200 2 $200 2 $200 2 $200 1 $100 2 $200 2 $200 2 $200 1 $100 1 $100 6 $600 0 $0 25 $2,500Professional Level 614 Senior Groundwater Hydrologist Rick Rees, PG, CHG $170.00 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 $0Professional Level 615 Noise & Airport Specialist Brian Cook $130.00 0 $0 0 $0 0 $0 0 $0 0 $0 16 $2,080 0 $0 0 $0 0 $0 0 $0 0 $0 0 $0 0 $0 16 $2,080Professional Level 616 Cultural Resources Manager Ken Victorino, RPA $160.00 0 $0 8 $1,280 0 $0 0 $0 0 $0 0 $0 0 $0 0 $0 0 $0 0 $0 0 $0 0 $0 0 $0 8 $1,280Professional Level 617 Cultural Resources Technician Lucas Nichols $95.00 0 $0 8 $760 0 $0 0 $0 0 $0 0 $0 0 $0 0 $0 0 $0 0 $0 0 $0 0 $0 0 $0 8 $760Professional Level 619 Utilities Engineer Debra McGrew, PE $130.00 0 $0 0 $0 6 $780 0 $0 0 $0 0 $0 0 $0 0 $0 0 $0 4 $520 0 $0 0 $0 0 $0 10 $1,300Professional Level 605 Senior Analyst Taylor Lane $100.00 4 $400 4 $400 0 $0 4 $400 4 $400 0 $0 4 $400 4 $400 0 $0 0 $0 4 $400 24 $2,400 0 $0 52 $5,200Professional Level 603 Environmental Analyst Sydnie Margallo $90.00 28 $2,520 36 $3,240 32 $2,880 34 $3,060 0 $0 0 $0 0 $0 0 $0 0 $0 0 $0 0 $0 40 $3,600 0 $0 170 $15,300Professional Level 605 Environmental Analyst Ryan Ramos $80.00 0 $0 0 $0 0 $0 0 $0 0 $0 36 $2,880 0 $0 0 $0 50 $4,000 40 $3,200 0 $0 80 $6,400 0 $0 206 $16,480Professional Level 605 Subcontracts/procurement Carol Shore $75.00 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 $0Administrative Level 813 Project Administrator Rosann Malloch $100.00 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 $200 2 $200Administrative Level 807 Word Processing Janice Depew $75.00 0 $0 0 $0 0 $0 0 $0 0 $0 0 $0 0 $0 0 $0 0 $0 0 $0 0 $0 0 $0 8 $600 8 $600Administrative Level 807 Office Administrator Rita Samaniego $65.00 0 $0 0 $0 0 $0 0 $0 0 $0 0 $0 0 $0 0 $0 0 $0 0 $0 0 $0 0 $0 4 $260 4 $260 TOTAL DIRECT LABOR 47 $3,910 69 $7,330 49 $5,010 50 $4,960 13 $1,530 60 $5,990 13 $1,530 13 $1,530 86 $8,980 56 $5,270 11 $1,240 212 $21,580 51 $6,330 730 $75,190 SUBCONTRACTORS:Fehr & Peers Transportation Tom Gaul $0 $0 $0 $0 $0 $0 $0 $0 $97,040 $0 $0 $0 $0 $97,040HRG Historic Resources Consultant Paul Travis $0 $31,600 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $31,600MRS Air Quality/GHG and Hazards Risk Assement Luis Perez $19,400 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $6,199 $25,599Deirdre Stites - Graphics Graphics Dierdre Stites $76.00 0 $0 8 $608 0 $0 0 $0 4 $304 3 $228 0 $0 3 $228 6 $456 3 $228 0 $0 12 $912 0 $0 47 $3,572Subtotal Subcontractors 0 $19,400 8 $32,208 0 $0 0 $0 4 $304 3 $228 0 $0 3 $228 6 $97,496 3 $228 0 $0 12 $912 0 $6,199 $157,811Subcontractor Markup 5% $970 $1,610 $0 $0 $15 $11 $0 $11 $4,875 $11 $0 $46 $310 $7,891 TOTAL SUBCONTRACTORS $20,370 $33,818 $0 $0 $319 $239 $0 $239 $102,371 $239 $0 $958 $6,509 $165,702 Total Direct Labor and Subcontrator Cost Estimate for ADEIR Task $24,280 $41,148 $5,010 $4,960 $1,849 $6,229 $1,530 $1,769 $111,351 $5,509 $1,240 $22,538 $12,839 $240,892 © 2020 Wood -- This information is deemed by Wood to be Private and Proprietary information intended for the Client-use only. This information shall not be disclosed outside of this bid process and must be securely stored to prevent unauthorized dissemination.
TOTAL PROGRAM
Air Quality
Cultural, Historic,
and Tribal Cultural
Resources
Greenhouse Gas
Emissions Energy Analysis of Alternatives Project Management & Administration Other CEQA Public Services & Parks Transportation Utilities Land Use/Planning Noise Population/ Housing DocuSign Envelope ID: 9B16548E-019F-4705-A4C7-AE19F25BFD09 Proposal to Prepare the EIR for 6th Cycle Housing Element City of Santa Monica June 19, 2020
Proposal Assumptions
Wood recognizes and appreciates the assumptions provided in the City’s RFP. In addition to those assumptions, Wood’s proposal assumes that:
1. Digital and/or hard copy versions of relevant City documents and available data, reports, and technical studies (e.g., available maps, GIS data, geotechnical studies, Project plans, utilities assessment, etc.) will be provided in a timely manner to Wood. Delays in receipt of requested data or documents will cause a slip in schedule and an equitable adjustment in cost based on time and materials needed.
2. Substantive changes to the project description and/or alternatives by the City once impact analyses have begun will cause a slip in schedule and an equitable adjustment in cost based on time and materials needed.
3. Substantive changes to the scope of the EIR analysis by the City will cause a slip in schedule and an equitable adjustment in cost based on time and materials needed.
4. Wood assumes that the Project will be completed consistent with the proposed schedule. Delays of greater than two (2) months for any particular phase or task may lead to a change in costs or effort.
5. Wood is not responsible for any omission of data or analyses that are not provided or identified to Wood by the City, its representatives, or contractors.
6. To minimize conflicting comments between City Departments, the City will consolidate department/division comments on draft documents into each round of review (assumed to be in MS Word tracked changes).
7. EIR reproduction is estimated at $125 per copy for the EIR with digital appendices on an attached CD.
We assume a total of two (2) EIR hardcopies will be required. Additional hard copies of the EIR may be requested for additional time and materials.
8. Filing fees for preparation and distribution of the NOP, NOA, NOC, and NOD have not been included.
9. Mileage is reimbursable at $0.58 per mile; per diem would be reimbursable based on GSA rates for onsite meeting days.
10. Technical studies to inform the EIR would be based on desktop analysis building from available resources. No fieldwork is included.
11. Wood and Fehr & Peers will attend four (4) public meetings. We would also hold regular conference calls with the City. Other technical staff and subconsultants would be available on a time and materials basis. Additional meetings and hearings would be available on a time and materials basis.
12. Time to address public and agency comments on public draft documents is based on preparing responses to up to 80 discrete topic area comments generated from either agency or individual comment letters with limited support from technical staff and subconsultants. If the responses to comments on administrative or draft documents require new data collection or additional fieldwork or analyses beyond the stated scope of work, an equitable adjustment in the cost based on time and materials needed may be necessary.
13. Any in-person background research needed will be performed in conjunction with travel for meetings.
14. Wood reserves the right to partially bill for partially completed work where unanticipated delays or changes to project schedule occur in no fault of Wood’s team.
15. Wood reserves the right to moves budgeted effort between Tasks described in our Proposal.
DocuSign Envelope ID: 9B16548E-019F-4705-A4C7-AE19F25BFD09 Proposal to Prepare the EIR for 6th Cycle Housing Element City of Santa Monica June 19, 2020
IX. PROJECT TEAM PERSONNEL
Our project team was strategically selected to offer the City the best combination of experience and expertise
for this EIR. Dan Gira, Erika Leachman, and Nick
Meisinger have direct recent experience preparing
multiple EIRs for the City including the DCP Program
EIR. This EIR originally analyzed eight large
opportunity sites in the Downtown, two of which (e.g.,
Sears) may play an important role in meeting the
City’s RHNA allocation. Further, under guidance
provided by the LUCE and DCP, the City may also
consider other programs within the Downtown to
further increase housing production.
Our management team also recently prepared environmental documentation for multiple additional projects in Santa Monica, including the 500 Broadway Mixed-Use Development Project EIR, Santa Monica Post Office Productions IS/MND, Airport Park Expansion EIR and the 5th and Colorado Hotel Projects EIR. We are currently preparing the Ocean Avenue Project EIR and the Memorial Park Conceptual Master Plan IS/MND for the City. We have managed all aspects of environmental and community planning, including public outreach, development opportunities and constraints analyses, alternative site designs, and mitigation programming. Our technical team also comprises experienced environmental professionals with recent experience analyzing major specific plans, transit-oriented development and urban infill projects. Our proposed team is deeply familiar with the environmental and regulatory setting in the City, important stakeholders, and key City policy goals and issues of concern to City residents, given our experience with the LUCE and DCP policy frameworks.
Our team has the technical expertise to understand the issues likely to arise with meeting the ambitious RHNA allocation and will provide the City with the required high-quality analysis to deliver work products that meet City expectations. Our thorough environmental impact analysis will help inform land use decisionmaking for the City in clear, concise, and accessible environmental documentation. Our team is available and committed to completing the proposed scope of work in a reliable, timely, and efficient manner, as described in Section VI, Scope of Services.
Wood’s team consists of:
Dan Gira, Project Principal – Responsible for ensuring that company resources are allocated and dedicated to completing this important EIR and responsible for providing general guidance and oversight to ensure consistency with City standards and approach to impact analysis.
Our team has significant experience with preparing CEQA documentation for the City, particularly within the Downtown District, within the policy framework of the LUCE and DCP. We are deeply committed to detailed, high quality documents and unyielding responsiveness for each of our projects with the City.
DocuSign Envelope ID: 9B16548E-019F-4705-A4C7-AE19F25BFD09 Proposal to Prepare the EIR for 6th Cycle Housing Element City of Santa Monica June 19, 2020
Erika Leachman, Project Manager – Responsible for overall project management, team coordination, CEQA technical adequacy, timely submission of high-quality deliverables, and budget and schedule management.
Nick Meisinger, Deputy Project Manager – Responsible for coordinating the team of in-house technical analysts and subconsultants to ensure thorough and detailed impact analysis, overall consistency with City standards, uniformity with the Project-specific style guide, and adherence to project timeline. Marie Laule, Quality Assurance/Quality Control Technical Manager – Responsible for ensuring that all deliverables meet City standards, format preferences, organization, internal consistency, and analytical approach.
Technical Experts – Our team includes in-house technical analysts with extensive experience in the key issues of concern for the Project, including transportation, noise, air quality and GHGs emissions, land use planning and policy, and utility capacity analysis. Our team also includes an in-house toxicologist with experience in programmatic health risk assessment. Subconsultants – We have supplemented our in-house expertise with:
Fehr & Peers, a transportation subconsultant with substantial experience with multi-modal transportation in the City, including preparation of the transportation study for the DCP Program EIR;
Historic Resources Group (HRG), an experienced historic resources firm that prepared the City’s HRI to address potential historic structures and resource issues; MRS Environmental Inc. (MRS), an experienced environmental consulting firm with expertise in Air Quality and GHG modeling and risk assessment;
Deirdre Stites, a highly skilled and experienced graphic designer and cartographer.
Our team’s organization, relationship to the City, and communication program is graphically depicted in the Organizational Chart below. Additionally, the experience and qualifications of our team members are provided below in Table 5. Team member resumes and subconsultant scopes of work are provided in Section XI, Additional Data.
“I would like to commend [Wood] for the excellent environmental consulting services provided to the City of Los Angeles as we have navigated this key project through a complex regulatory process. Your team, led by Mr. Dan Gira with assistance from Nick Meisinger, has ably assisted the City in every step of the process and proved very responsive to City requests for assistance.”
Joe Salaices, Superintendent, Griffith Park, City of Los Angeles Griffith Park Circulation Enhancement Plan IS/MND
DocuSign Envelope ID: 9B16548E-019F-4705-A4C7-AE19F25BFD09 Erika Leachman
Project Manager
Nick Meisinger
Deputy Project Manager
Dan Gira
Project Principal
Marie Laule
QA/QC Review
Erika Leachman
Project Manager
Nick Meisinger
Deputy Project Manager
Dan Gira
Project Principal
Marie Laule
QA/QC Review
Air Quality
Greg Chittick (MRS)
Taylor Lane
Sydnie Margallo
Cultural/Historic Resources
Paul Travis (HRG)
Ken Victorino, RPA
Energy
Debra McGrew, PE
Sydnie Margallo
Greenhouse Gas Emissions
Greg Chittick (MRS)
Taylor Lane
Sydnie Margallo
Noise
Brian Cook
Ryan Ramos
Transportation
Tom Gaul (Fehr & Peers)
Dan Gira
Nick Meisinger
Utilities
Debra McGrew, PE
Ryan Ramos
Project Alternatives Dan Gira, Erika Leachman & Nick Meisinger Policy Consistency Erika Leachman & Dan Gira
Other CEQA Issues Taylor Lane & Sydnie Margallo; technical specialists as needed Project Support:
Graphic Design Deirdre Stites
GIS Aaron Johnson
Word Processing Janice Depew
Administration Rosann Malloch, Rita Samaniego & Carol Shore Project Alternatives Dan Gira, Erika Leachman & Nick Meisinger Policy Consistency Erika Leachman & Dan Gira
Other CEQA Issues Taylor Lane & Sydnie Margallo; technical specialists as needed Project Support:
Graphic Design Deirdre Stites
GIS Aaron Johnson
Word Processing Janice Depew
Administration Rosann Malloch, Rita Samaniego & Carol Shore City of Santa Monica
Rachel Kwok, Environmental Planner
DocuSign Envelope ID: 9B16548E-019F-4705-A4C7-AE19F25BFD09 Proposal to Prepare the EIR for 6th Cycle Housing Element City of Santa Monica June 19, 2020
Table 3. Wood Key Team Member Qualifications and Specializations Name and
Project Role Experience & Expertise Role on this Project Dan Gira
Project Principal
¾ Over 34 years of CEQA public agency/consulting
experience
¾ Preparation of more than 55 EIRs and 7 CEQAcompliant documents for Santa Monica ¾ Provided presentations at over 500 community
meetings and public hearings
¾ Substantial experience with land use planning and
housing, including managing an affordable housing
program and preparing a Countywide Housing
Element EIR
¾ Responsible for allocation of company
resources
¾ Will ensure consistency with City standards
and provide overall guidance on CEQA
adequacy
¾ Will review and support key technical analysis
for transportation and project alternatives
¾ Will be available to attend key meetings at
request of City staff
Erika
Leachman
Project Manager
¾ Over 14 years of experience in land use and CEQA
environmental planning
¾ Managed for various EIRs and complex IS/MNDs in
the City, including the DCP Program EIR, 500
Broadway Mix-Use Development Project EIR, and the
Post Office Productions IS/MND
¾ Previous Housing Element implementation experience
¾ Noted for commitment to high quality work products
and meeting aggressive schedules
¾ Expert with budget and schedule management
¾ Will be primary point of contact for City staff
and subconsultants
¾ Responsible for Wood team coordination and
overall project management and direction
¾ Will be responsible for technical accuracy of
key analyses and policy issues
¾ Will ensure adherence to schedule and
budget
¾ Will attend and provide presentations at all
public hearings and meetings
Nick Meisinger
Deputy Project
Manager
¾ 10 years of experience in CEQA and environmental
planning
¾ Deputy Project Manager for various EIRs in the City of Santa Monica, including the DCP Program EIR and
Ocean Avenue Project EIR
¾ Currently managing the Memorial Park Conceptual
Master Plan IS/MND
¾ Substantial experience with preparation of
transportation impact analyses for complex projects
¾ Responsible for day-to-day project team
coordination
¾ Will provide initial review of work products to
ensure technical accuracy and consistent
treatment of key issues
¾ Will review all technical specialist and
subcontractor work products
¾ Will assist Project Manager with monitoring
schedule and budget
Marie Laule
QA/QC Technical
Manager
¾ Almost 5 years of professional environmental and land use planning experience
¾ Experience with technical document preparation and
publication of EIRs, including QA/QC roles on major
projects
¾ Acute attention to detail and document
consistency/accuracy
¾ Will provide final document quality control and
ensure consistency with City standards and
procedures
¾ Available to assist with key EIR tasks if
required
¾ Will ensure consistency with City standards
continuity of approach with other recent LUCE
implementation EIRs
Brian Cook
Noise Specialist
¾ Over 20 years of experience with noise generation
and noise attenuation issues
¾ Noise and operational hazards specialist
¾ Experience with CEQA noise analysis in the City of
Santa Monica, including the 500 Broadway Mix-Use
Development Project EIR, DCP Program EIR, and
Ocean Avenue Project EIR
¾ Oversee construction and long-term noise
technical analyses
¾ Address sensitive receptor issues
Ken Victorino,
RPA
Cultural Resource
Technician
¾ Over 22 years of experience in cultural resource
analysis
¾ Experience in archaeological and historic resource
project and Native American consultation and
coordination
¾ Support the Cultural Resource and Tribal
Cultural Resources impact analyses
DocuSign Envelope ID: 9B16548E-019F-4705-A4C7-AE19F25BFD09 Proposal to Prepare the EIR for 6th Cycle Housing Element City of Santa Monica June 19, 2020
Rick Rees, PG,
CHG
Hydrology/Water
Quality Specialist
¾ Over 25 years of professional experience
¾ Broad background in environmental site
characterization and groundwater resources
¾ Support the Hydrology and Water Quality
analysis
¾ Provide technical guidance on all groundwater
management and water quality issues related
to the City’s use of groundwater supplies
Debra McGrew,
PE
Utilities Engineer
¾ Over 35 years of professional experience in design,
construction, and consulting for water and wastewater
infrastructure
¾ Expertise providing review of Applicant-prepared
studies for various EIRs in the City of Santa Monica,
including the Ocean Avenue Project EIR
¾ Review applicable City studies and provide
feedback to project team
¾ Provide senior expert input and review for the
Utilities and Energy analyses
Taylor Lane
Senior Analyst
¾ 5 years of experience
¾ Experience with complex CEQA analysis for complex
EIRs across the state
¾ Serving as the Deputy Project Manager for the Los
Angeles Zoo Vision Plan EIR
¾ Serving as the air quality specialist for the Ocean
Avenue Project EIR
¾ Provide initial data collection support
¾ Provide general support for resource sections
as needed
Sydnie
Margallo
Environmental
Analyst
¾ 3 years of experience
¾ Experience with complex CEQA analysis for complex
EIRs across the state
¾ Serving as a lead analyst and air quality specialist for the Ocean Avenue Project EIR
¾ Provide initial data collection support
¾ Provide support for resource sections as
needed
Ryan Ramos
Environmental
Analyst
¾ 2 years of experience
¾ Experience with CEQA analysis for specific plan and
urban infill development projects across the state
¾ Provide initial data collection support
¾ Provide general support for resource sections
as needed
DocuSign Envelope ID: 9B16548E-019F-4705-A4C7-AE19F25BFD09 Proposal to Prepare the EIR for 6th Cycle Housing Element City of Santa Monica June 19, 2020
WOOD KEY TEAM MEMBERS
DAN GIRA – PROJECT PRINCIPAL
Wood’s Land Use & CEQA Program Manager, Mr. Dan
Gira, has over 34 years of experience in the fields of
land use planning and environmental impact
assessment. During this time, he has drafted or
managed preparation of over 55 EIRs, including more
than 25 Program EIRs and 4 complex EIRs for large
developments in the City of Santa Monica. Mr. Gira has
prepared multiple EIRs for urban infill long range plans and large-scale mixed-use developments for projects
throughout Southern and Central California. He recently completed work on the DCP Program EIR for the City of Santa Monica, which addressed more than 3 million square feet of new residential and commercial development as well as various transportation network, utilities, and other infrastructure improvements. He was also Wood’s Project Principal for the 5th and Colorado Hotels Project EIR and 500 Broadway Mixed-Use Development Program EIR in the City of Santa Monica, and the Fountain Valley Crossings Specific Plan EIR in the City of Fountain Valley, the Peery Park Specific Plan EIR in the City of Sunnyvale, and the Avila Ranch Specific Plan Program EIR and Froom Ranch Specific Plan Program EIR in the City of San Luis Obispo. He has substantial experience working on urban infill development in the South Bay and multiple projects in the City of Malibu. As a former County Planning Manager, Mr. Gira oversaw the operation of the County’s affordable housing program with more than deed restricted units 500 units. In that role, he also created an AHO program that used increased density and permit streamlining incentives to increase provision of affordable housing to meet the County’s RHNA allocation. In particular, he oversaw preparation of a Countywide Housing Element EIR that included detailed review of multiple AHO sites in the County’s seven unincorporated communities. During his time with Santa Barbara County, he prepared five Program EIRs for Community Plans, several of which used detailed analysis of opportunity sites to promote provision of affordable housing. Mr. Gira’s transportation impact analysis experience includes work on multiple community and regional traffic and travel demand models, multi-modal transportation capital improvement plans, and substantial experience with Senate Bill (SB) 743 transportation analysis methodology. Mr. Gira is expert at community outreach and engagement and has managed multiple public outreach efforts, including dozens of community workshops and oversight of multiple citizen’s advisory panels. He typically works on projects subject to review by an informed and engaged citizenry and has provided presentations at more than 500 public hearings. Mr. Gira has 20 years of experience as a local agency planner and manager, which provides him with a clear understanding of agency staff needs and expectations.
DAN GIRA
SPECIALIZED EXPERTISE
¾ Over 34 years of CEQA experience
¾ Experience with preparing environmental documents for hotel, transit-oriented, and urban infill development,
including the DCP Program EIR
¾ Deeply familiar with environmental, planning, and
regulatory environment in the City of Santa Monica
¾ Expert at public presentations and balancing agendas of differing agencies and stakeholders
¾ Experience speaking at over 500 public hearings
DocuSign Envelope ID: 9B16548E-019F-4705-A4C7-AE19F25BFD09 Proposal to Prepare the EIR for 6th Cycle Housing Element City of Santa Monica June 19, 2020
ERIKA LEACHMAN –PROJECT MANAGER
Ms. Leachman has 14 years of environmental planning
and project management experience with specialization
in land use planning in urban settings, public policy
development and analysis, interagency communication,
and public outreach. This experience has included
development of General Plan amendments, Community
Plans, and Zoning Ordinances, parks and open space
plans and policies, land use and transportation modeling for impacts analysis and urban design strategies, and
facilitation of public outreach processes for both area-focused advisory groups and the public. She has prepared over 14 EIRs, including several Program EIRs, and a dozen IS/MNDs for complex urban development and infrastructure projects. She is adept with timeline and budget management and coordination of teams of technical experts and subconsultants for large-scale projects. Ms. Leachman served as Deputy Project Manager for the DCP Program EIR and 500 Broadway Mixed-Use Development Project EIR as well as the Post Office Productions IS/MND. She is currently serving as the Project manager for the Ocean Avenue Project EIR. As such, she is familiar with the City’s policy framework from the LUCE and DCP, as well as regulatory and environmental issues in the City and the greater Los Angeles area. As part of her work on the Peery Park Specific Plan EIR in the City of Sunnyvale, she led development of a comprehensive utilities and infrastructure technical report to guide upgrade of the aging utility and infrastructure systems required to serve substantially increased infill development. She also helped guide environmental analysis of six major opportunity sites with pending projects to ensure that the analysis of potential impacts of development on these sites was adequate to support future discretionary approvals. As a former public agency planner, Ms. Leachman managed the update of a community plan for a 40,000-acre planning area, including addressing affordable housing opportunity sites. She managed Housing Element implementation programs and assisted with the completion of a Housing Element update. Ms. Leachman has also presented complex programs and policies to decision-makers and community member at over 100 public meetings. Ms.
Leachman is noted for her attention to detail, thoroughness, timeline management, and ability to coordinate project teams.
NICK MEISINGER – DEPUTY PROJECT MANAGER
Mr. Meisinger has over 10 years of environmental planning and CEQA consulting serving a diverse range of clients, including local, state and federal government. His work has also included coordination between these entities for the purposes of permitting and regulatory compliance. He has taken a lead role in preparing CEQA-compliant environmental documentation, as a lead technical analyst, Deputy Project Manager, and
ERIKA LEACHMAN
SPECIALIZED EXPERTISE
¾ Over 14 years of professional land use planning and
project management experience
¾ Extensive experience with urban land use issues,
plans, and development projects
¾ Expert in public outreach and communication
¾ Certified Wood Project Controller and Project
Manager
“Peery Park was a much longer-term project than originally anticipated…. Rita, Erika & Dan were with us 100% through the whole thing. I found everyone at [Wood] very straightforward and easy to work with and I would use them again anytime...” Amber Blizinski, AICP, Principal Planner, City of Sunnyvale DocuSign Envelope ID: 9B16548E-019F-4705-A4C7-AE19F25BFD09 Proposal to Prepare the EIR for 6th Cycle Housing Element City of Santa Monica June 19, 2020
Project Manager. These projects have been focused on long range planning, urban infill development, and complex mixed-use developments in the Coastal Zone.
Mr. Meisinger has acted as Deputy Project Manager for
recent Program and Project EIRs and complex
IS/MNDs, with high levels of public interest. For
example, Mr. Meisinger was the Deputy Project
Manager for the DCP Program EIR in the City of Santa
Monica. In this role he worked closely with Fehr & Peers to prepare Traffic and Transportation analysis for this document – in addition to many others – implementing
SB 743 metrics for transit-oriented projects adjacent to the Downtown Santa Monica Station. He is currently
Deputy Project manager for the Ocean Avenue Project EIR and Project Manager for the Memorial Park Conceptual Master Plan IS/MND in the City. Mr. Meisinger was the Project Manager for the Strand & Pier Mixed-Use Hotel EIR in Hermosa Beach and is the Project Manager for the Beach Cities Health District Healthy Living Campus Master Plan Program EIR, a major hospital campus redevelopment project in the City of Redondo Beach. He oversaw management of our transportation subconsultant and prepared the transportation analysis for the Peery Park Specific Plan EIR in the City of Sunnyvale and the Fountain Valley Crossings Specific Plan EIR in the City of Fountain Valley. Mr. Meisinger is noted for his attention to detail and ability to coordinate project teams.
MARIE LAULE – QA/QC TECHNICAL MANAGER
As a Deputy Project Manager in Wood's Santa Barbara office and manager of Wood’s success grant program, Ms. Laule has almost 5 years of professional experience, including performing QA/QC services for high-profile, complex environmental documentation efforts. Ms. Laule is familiar with the exacting standards of public agencies for rigorous QA/QC and is conversant with style and consistency guides for a range of public agencies, particularly the exacting standards of state and federal grantor agencies.
SUBCONSULTANT TEAM MEMBERS
To augment the technical capabilities of Wood’s staff for this EIR, we have included three highly qualified subconsultants on our team: Fehr & Peers will assist with the transportation impact analysis; HRG will evaluate historic resources; and MRS will provide air quality and GHG modeling assistance as well as support for hazardous materials. Our subconsultants have worked with Wood on multiple complex projects and are thoroughly familiar with all relevant CEQA issues. Fehr & Peers has been a subconsultant to Wood on more than 15 projects, including 7 projects in Santa Monica. HRG is currently a subconsultant to Wood on the Los Angeles Zoo Vision Plan Program EIR. MRS has served as a subconsultant to Wood on several major energy
NICK MEISINGER
SPECIALIZED EXPERTISE
¾ Over 10 years of professional CEQA consulting
experience
¾ Deputy Project Manager for multiple EIRs and
complex IS/MNDs, including the Program EIR for
the DCP Program EIR
¾ Expert at document production and team
coordination
¾ Certified Wood Project Controller for project
management, timeline and budget controls
DocuSign Envelope ID: 9B16548E-019F-4705-A4C7-AE19F25BFD09 Proposal to Prepare the EIR for 6th Cycle Housing Element City of Santa Monica June 19, 2020
projects. Company overview, team leaders, and selected projects are highlighted below. Complete proposals from each subconsultant are provided in Section XI. Additional Data.
FEHR & PEERS – TRANSPORTATION ENGINEERS
Fehr & Peers specializes in providing transportation planning and traffic engineering services to public and private sector clients for all modes of transportation. Fehr & Peers brings specialized expertise in a full range of transportation engineering services, including travel demand forecasting, traffic operations and simulation, intelligent transportation systems, bicycle/pedestrian planning and design, transportation impact analysis, and traffic engineering design. The Fehr & Peers team is very knowledgeable regarding transportation issues in the City of Santa Monica. Wood and Fehr & Peers have a long history of collaboration for complex programmatic land use and transportation projects, including the DCP Program EIR, Plan Santa Barbara General Plan Update Program EIR, and Fountain Valley Crossings Specific Plan EIR. We have also worked together on multiple large-scale urban infill development projects including the ongoing Ocean Avenue Project EIR and 5th Street and Colorado Avenue Hotel Projects EIR, 500 Broadway Mixed-Use Development EIR in the City of Santa Monica, the Chinatown Project EIR and Prefumo Creek Commons EIR in the City of San Luis Obispo, and the Strand & Pier Hotel Project EIR in the City of Hermosa Beach. Fehr & Peers would prepare the transportation study and support the EIR review and certification.
Tom Gaul – Principal in Charge
Mr. Gaul has over 35 years of experience as a transportation planner and engineer, and has conducted studies for public agencies, private firms and institutions throughout the Western U.S. Tom has managed areawide transportation planning studies involving needs assessment, travel demand modeling, alternatives evaluation and public outreach, including general plans, specific plans and corridor studies. He has conducted traffic impact, circulation, parking and site access studies for residential, commercial, institutional, industrial, mixed-use and entertainment developments. He is experienced at recreational and special events planning, including circulation studies for the Disneyland Resort in Anaheim and parking and circulation improvements for Los Angeles Dodger Stadium. He has conducted alternatives analysis, station access planning and rail/traffic integration studies for rail transit projects in Los Angeles and Honolulu and was a task manager for the Los Angeles County High-Occupancy Vehicle (HOV) Performance Program and HOV System Integration Plan studies for the Metropolitan Transportation Authority (MTA) and California Department of Transportation (Caltrans). He has managed preparation of Caltrans Project Study Reports and/or Project Reports for various improvement projects on the state highway system. Mr. Gaul is deeply experienced with multimodal planning including complete streets, streetscape plans and bicycle/pedestrian studies. Finally, Mr. Gaul has worked on multiple projects for the City of Santa Monica, including the LUCE update. Mr. Gaul and Wood’s management team worked together on the DCP Program EIR.
SELECTED FEHR & PEERS PROJECT EXPERIENCE
¾ 5th Street and Colorado Avenue Hotel Projects EIR, City of Santa Monica, CA (as a subconsultant to Wood)
¾ Downtown Specific Plan, City of Santa Monica, CA (as a subconsultant to Wood)
DocuSign Envelope ID: 9B16548E-019F-4705-A4C7-AE19F25BFD09 Proposal to Prepare the EIR for 6th Cycle Housing Element City of Santa Monica June 19, 2020
SELECTED FEHR & PEERS PROJECT EXPERIENCE
¾ 500 Broadway Mixed Use Development Project EIR, City
of Santa Monica, CA (as a subconsultant to Wood)
¾ General Plan/Coastal Land Use Plan, City of Hermosa
Beach, CA
¾ Chinatown Project EIR Traffic and Parking Study, City of San Luis Obispo, CA (as a subconsultant to Wood)
¾ Ocean Avenue Project EIR, City of Santa Monica (as a
subconsultant to Wood)
HISTORIC RESOURCES GROUP
Established in 1989, HRG is the leading firm devoted solely to historic preservation planning, historic architecture consulting, and development services in California. HRG staff includes historic architects, architectural historians, and planners. All HRG professional staff meet or exceed the Secretary of the Interior’s Professional Qualifications for Historic Preservation Professionals in Architecture, Historic Architecture, Architectural History, Historic Preservation, History and/or Historic Preservation Planning. HRG has decades of experience participating in the planning process and environmental review for projects that involve historic resources. HRG’s clients include government agencies, institutions, and commercial property owners. HRG firm is experienced with CEQA and Section 106 review; historic preservation elements and ordinances; historic structure reports and treatment plans; and historic architecture consultation and construction monitoring. HRG has worked on community and specific plans for municipal clients, and a wide range of campus plans for schools and universities, motion picture studios, and former military properties.
These projects all share common characteristics and have similar planning issues. We are also adept with conducting historic resource surveys for municipalities and have worked with numerous cities, including Los Angeles, Santa Monica, South Pasadena, West Hollywood, and Beverly Hills. HRG has performed extensive work in the City of Santa Monica, and is familiar the City’s historic resource policy framework and assisted with preparation of the Citywide Historic Context Statement and the Citywide Historic Resources Survey Update in 2016-2019. In addition, HRG currently has an On-call Historic Preservation consulting services contract with the City of Santa Monica, provided historic resources consultants for the recent additions to the Santa Monica City Services Building. HRG prepared a Cultural Resources Technical Report for the Santa Monica High School Campus Plan Project for the Santa Monica-Malibu Unified School District to. HRG is currently providing historic resources support for Wood as part of the Los Angeles Zoo Vision Plan Program EIR.
Paul Travis, AICP, Managing Principal
Mr. Travis has a Master of Arts degree in Urban Planning from the University of California, Los Angeles and a Bachelor of Fine Arts degree from San Jose State University. At HRG, Mr. Travis specializes in master planning, CEQA and Section 106 environmental review, and historic resources assessment. He manages planning-related projects with a focus on large, multi-property sites including college campuses, historic downtowns, neighborhoods and districts, industrial sites, motion picture studios, and military bases. Mr.
Travis has drafted preservation plans for the University of Southern California, NBC Universal Studios, Hollywood, and Los Angeles International Airport. He has participated in the development of community plans or specific plans for Paso Robles, Fresno, and Whittier; and has been involved in the master planning process DocuSign Envelope ID: 9B16548E-019F-4705-A4C7-AE19F25BFD09 Proposal to Prepare the EIR for 6th Cycle Housing Element City of Santa Monica June 19, 2020
for Loyola Marymount University, Occidental College, Mount St. Mary’s College, Fox Studios, the Alameda Naval Station, and the Downey National Aeronautics and Space Administration (NASA) site. Mr. Travis meets the Secretary of the Interior’s Professional Qualification Standards in Historic Preservation in Historic Preservation Planning and History.
SELECTED HRG PROJECT EXPERIENCE
¾ Citywide Historic Context Statement and the Citywide
Historic Resources Survey Update, City of Santa Monica
¾ SurveyLA, The Los Angeles Historic Resources Survey,
City of Los Angeles, CA
¾ Santa Monica City Services Building Historic Resources Report, City of Santa Monica, CA
¾ Los Angeles Zoo Vision Plan Historic Resources Analysis, City of Los Angeles
MRS ENVIRONMENTAL INC.
MRS has more than 30 years of experience in environmental analysis experience including CEQA analyses, EIR preparation, air quality and GHG assessment, hazards and hazardous materials analysis for a range of projects. MRS prepared more than 100 environmental reviews and technical studies. In particular, MRS has provided specialized services in the areas of system safety and risk of upset, air quality, climate change/ GHGs. MRS has extensive experience working with governmental agencies located in Southern California and in the South Coast Air Basin under the SCAQMD oversight. Recent clients include the City of Hermosa Beach, the City of Carson, the City of Whittier, Los Angeles County Department of Regional Planning and the California State Lands Commission. In addition, MRS staff is well versed in recent GHG legislation, GHG emission quantification and mitigation, and recent amendments to CEQA regarding Climate Change and GHGs (SB 97 and SB 375). MRS staff members have top expertise in various air quality modeling and analyses techniques. These include release modeling and dispersion related to acute and chronic health risks, and air quality modeling related to air impacts associated with the construction and operational phases of projects. Models used include public domain U.S. Environmental Protection Agency (USEPA) models and proprietary models, include CalEEMod, AERMOD for dispersion as well as Canary by Quest for accidental releases of hazardous materials modeling, as well as customized in-house models for specialized applications. MRS has performed numerous assessments of hazards and risks over the years, including Quantitative Risk Assessments (QRA). MRS has teamed with Wood on several major project EIRs, particularly for the California State Lands Commission. Mr. Luis Perez, MRS’ principal for this project has worked with Mr. Gira for over 25 years.
Mr. Luis Perez, Principal
Mr. Perez has almost 30 years of professional experience in the land use and environmental fields. During that time, he has been Project Manager for complex environmental documents that have included the E&B Hermosa Beach Oil Project, Whittier Main Oil Field Project, and the Baldwin Hills Oil Field Community Standards District, among others. Mr. Perez has also been the Project Manager for the preparation of the City of Carson Oil Code completed in 2016; the Project Manager for the County of Los Angeles Strike Team efforts on assessing oil and gas facilities in the unincorporated area of the County; and is currently the Project Manager for the preparation of the revised Oil Code for the County of Los Angeles. Finally, Mr. Perez has DocuSign Envelope ID: 9B16548E-019F-4705-A4C7-AE19F25BFD09 Proposal to Prepare the EIR for 6th Cycle Housing Element City of Santa Monica June 19, 2020
worked closely with the City of Carson to negotiate a Community Benefits Agreement with the Tesoro Refinery and more recently in November 2017 helped the City of Carson pass an initiative to tax refineries in the City to offset some of the environmental impacts incurred by those facilities in the City. He has public agency experience working for Santa Barbara County, which included interpretation of land use and environmental policies and regulations for large development projects, project permitting compliance, recommendations to decision-makers, and public presentations. Mr. Perez led the permitting and compliance efforts for many of the projects mentioned above and maintains a high quality-control standard for all projects within his responsibility. Mr. Perez received his M.A. degree in Organizational Management from Fielding Graduate University and received a B.A. in Environmental Science and Public Relations from Northern Arizona University.
SELECTED MRS PROJECT EXPERIENCE
¾ Baldwin Hills Community Standards District, County of Los Angeles
¾ Santa Barbara County Air Pollution Control District Green House Gas (GHG) Threshold, County of Santa Barbara
¾ Montebello Hills Specific Plan CEQA Air Quality Analysis, City of Montebello, CA
¾ E&B Drilling and Production Project EIR, City of Hermosa Beach, CA
¾ South Ellwood Oil Field Project EIR, Goleta CA (as a
subconsultant to Wood)
¾ Shell Mounds Project, Carpinteria, CA (as a subconsultant to Wood)
DocuSign Envelope ID: 9B16548E-019F-4705-A4C7-AE19F25BFD09 Proposal to Prepare the EIR for 6th Cycle Housing Element City of Santa Monica June 19, 2020
X. REFERENCES
Table 4. Wood Team References
Project Name Contact Information
Rancho Malibu Coastal Resort Hotel Project EIR
Bonnie Blue, Planning Director
City of Malibu
23825 Stuart Ranch Road
Malibu, CA 90265
(310) 456-2489
Strand & Pier Hotel EIR
Ken Robertson, Director
City of Hermosa Beach
Community Development Department
1315 Valley Drive Hermosa Beach, CA 90254
[email protected]
(310) 318-0242
Downtown Community Plan Program EIR
500 Broadway Mixed Use EIR
5th Street and Colorado Avenue Hotel Projects EIR
Post Office Productions IS/MND
Rachel Kwok, Project Manager
Community Development Department, Planning
1685 Main Street, Room 212
Santa Monica, CA 90407
(310) 485-8341
[email protected]
Carpinteria General Plan/LCP Update
Steve Goggia, Community Development Director
City of Carpinteria
Community Development Department
5775 Carpinteria Ave
Carpinteria, CA 93013
(805) 755-4414
[email protected]
DocuSign Envelope ID: 9B16548E-019F-4705-A4C7-AE19F25BFD09 Proposal to Prepare the EIR for 6th Cycle Housing Element City of Santa Monica June 19, 2020
XI. ADDITIONAL DATA
SUBCONSULTANT PROPOSALS
DocuSign Envelope ID: 9B16548E-019F-4705-A4C7-AE19F25BFD09 600 Wilshire Boulevard | Suite 1050 | Los Angeles, CA 90017 | (213) 261-3050 | Fax (310) 394-7663 www.fehrandpeers.com
Scope of Work
City of Santa Monica Housing Element EIR
Transportation Study
The intention of this scope of work is to provide the transportation impact analysis needed to support the City of Santa Monica Housing Element EIR. Fehr & Peers is currently working with the City of Santa Monica to update the City’s transportation demand forecasting model (TDFM) and to develop the City’s new transportation metrics in response to the recent changes in State law and CEQA guidance, including basing transportation impacts on vehicle miles of travel (VMT) rather than level of service. The transportation study for the Housing Element will utilize these new tools and will also include evaluation of the PM peak hour trips performance measure established in the Santa Monica Land Use and Circulation Element (LUCE).
Task 1 – CEQA Impact Analysis
The existing transportation system in the City of Santa Monica will be described. The following CEQA transportation impact questions will be addressed in the study:
1. Would the project conflict with a program, plan, ordinance, or policy addressing the circulation system, including transit, roadway, bicycle, and pedestrian facilities? Under this criteria, the Housing Element would have a significant impact if it conflicts with a standard, action, or policy of a program, plan, or ordinance such that the conflict would hinder or impair the City’s ability to support multimodal (non-single occupancy vehicle) mobility options. In assessing impacts relative to Impact Question 1, the project will be reviewed against the City’s adopted programs, plans, ordinances, and policies that address the circulation system. These include the following: LUCE, applicable specific and/or community plans (e.g., Downtown Specific Plan, Bergamot Area Plan, etc.), Bike Action Plan, Pedestrian Action Plan, and Safe Routes to School.
2. Would the project conflict or be inconsistent with CEQA Guidelines Section 15064.3 subdivision (b)?
Section 15064.3(b) of the CEQA Guidelines states that generally VMT is the most appropriate measure of transportation impacts. As stated in OPR’s Technical Guidance, the VMT metric can support three statutory goals of the State: “the reduction of greenhouse gas emission, development of multimodal transportation networks, and a diversity of uses”. This evaluation will be conducted using the City of Santa Monica travel demand forecasting model that Fehr & Peers is currently updating for the City.
DocuSign Envelope ID: 9B16548E-019F-4705-A4C7-AE19F25BFD09 2 Fehr & Peers is also currently assisting the City with developing VMT impact significance thresholds for land use development projects. As part of this study, we will work with the City to determine whether or how the project-level VMT significance thresholds should be modified for a plan-level review such as that for the Housing Element.
The updated TDFM will have a 2019 base year and a 2040 future year. To conduct the VMT analysis for the Housing Element, the model’s year 2040 land use data will be updated to reflect the proposed land use changes. It is anticipated that this data will be provided by the City by model traffic analysis zone (TAZ) as an outcome of its separate Suitable Sites Inventory. At the request of the City, the task to develop the year 2040 future model year will be moved from the TDFM update project to the Housing Element EIR. As such, this task will also include incorporating year 2040 socioeconomic data from the City of Los Angeles travel demand model for model TAZs or SCAG regional model outside of the City of Santa Monica and updating the future model network to 2040 base line future conditions, incorporating transportation system improvements that are anticipated by the City and anticipated regional improvements outside the City.
The model will be run for the base line future year 2040 to provide the necessary data for the VMT impact analysis. Household VMT per capita will be calculated with the Housing Element and will be compared with the VMT thresholds to determine the significance of VMT impacts.
3. Would the project substantially increase hazards due to a geometric design feature or incompatible use?
It is anticipated that this impact area will be screened out from further consideration for the Housing Element since the programmatic nature of the project means that sufficient details would not be known at this point in time regarding the geometrics of individual housing projects’ driveway access and project elements. Individual projects would go through City review of design plans at the time they are proposed.
4. Would the project result in inadequate emergency access? Given the programmatic nature of the Housing Element, this evaluation will be qualitative in nature.
Task 2 – LUCE Metrics Analysis
In addition to the CEQA-required analyses in Task 1, an evaluation will be conducted of the Housing Elements potential impacts on the following transportation performance measure established in the LUCE:
x Citywide PM peak hour trip generation
DocuSign Envelope ID: 9B16548E-019F-4705-A4C7-AE19F25BFD09 3 Citywide PM peak hour trip generation will be estimated using the TDFM with the Housing Element and compared to Year 2040 baseline (no project) conditions without the Housing Element and to existing conditions.
Trip generation and VMT data will also be provided to the environmental consultant for use in the air quality/greenhouse gas and noise analyses in the EIR.
Task 3 – Alternatives Analysis
Transportation impacts for the no project alternative and the proposed project will be evaluated fully as part of Tasks 1 and 2 described above. As permitted under CEQA, other project alternatives will be evaluated to a lesser extent, consisting of a qualitative assessment of potential impacts relative to the proposed project.
Task 4 – Transportation Impact Report
Fehr & Peers will prepare a transportation impact report documenting the results of the CEQA impact analyses and the LUCE metrics analyses. A draft of the report will be prepared and submitted to the City for review. Up to two rounds of revision in response to consolidated City staff comments are anticipated. The report will be suitable for attachment to the Housing Element EIR.
Task 5 – Response to Comments on Draft EIR
Fehr & Peers will assist the environmental team with the preparation of responses to transportation-related comments received on the Draft EIR. Fehr & Peers is allocating 32 staff hours to respond to comments in the study budget. If additional time is needed, due to the magnitude or complexity of the transportation-related comments, an additional scope and fee will be developed.
Task 6 – Meetings
Fehr & Peers will attend up to four public meetings as part of this study, potentially consisting of any combination of kick-off meeting, NOP scoping meeting, Planning Commission hearings, City Council hearings, and other public meetings. Fehr & Peers will also participate in coordination calls with the EIR team and City staff.
DocuSign Envelope ID: 9B16548E-019F-4705-A4C7-AE19F25BFD09
HISTORIC RESOURCES GROUP
12 S. Fair Oaks Avenue, Suite 200, Pasadena, CA 91105-3816 Telephone 626 793 2400 Facsimile 626 793 2401
historicresourcesgroup.com
1 Erika Leachman March 30, 2020
CEQA Project Manager / Principal Planner
Wood Environment & Infrastructure Solutions, Inc.
104 West Anapamu Street, Suite 204A
Santa Barbara, CA 93101
Dear Ms. Leachman:
Thank you for the opportunity to submit a proposal for historic preservation consulting for the Environmental Impact Report for the City of Santa Monica 6th Cycle Housing Element.
Established in 1989, HRG is the leading firm devoted solely to historic preservation planning, historic architecture consulting, and development services in California. HRG staff includes historic architects, architectural historians, and planners. All HRG professional staff meet or exceed the Secretary of the Interior’s Professional Qualifications for Historic Preservation Professionals in Architecture, Historic Architecture, Architectural History, Historic Preservation, History and/or Historic Preservation Planning.
Historic Resources Group has decades of experience participating in the planning process and environmental review for projects that involve historic resources. Our clients include government agencies, institutions, and commercial property owners. Our firm is experienced with CEQA, NEPA, and Section 106 review; preservation elements and ordinances; historic structure reports and treatment plans; and historic architecture consultation and construction monitoring. The firm has worked on community and specific plans for municipal clients, and a wide range of campus plans for schools and universities, motion picture studios, and former military properties. These projects all share common characteristics and have similar planning issues. We are also adept with conducting historic resource surveys for municipalities and have worked with numerous cities, including Los Angeles, Santa Monica, South Pasadena, West Hollywood, and Beverly Hills.
Our firm has performed extensive work in the City of Santa Monica, and we are well versed in the City’s growth and development as we assisted in the preparation of the Citywide Historic Context Statement and the Citywide Historic Resources Survey Update in 2016-2019. In addition, we currently have an On-call contract with the City of Santa Monica for Historic Preservation consulting services, and have acted as the historic resources consultants for the recent additions to the Santa Monica City Services Building. We have also worked with the Santa Monica-Malibu Unified School District to prepare a Cultural Resources Technical Report for the Santa Monica High School Campus Plan Project.
With an exceptional comprehension of the historic resources in the City of Santa Monica and extensive experience with preservation planning we look forward to the opportunity to work with Wood on this important project.
Sincerely,
Paul Travis
Principal
DocuSign Envelope ID: 9B16548E-019F-4705-A4C7-AE19F25BFD09
HISTORIC RESOURCES GROUP
12 S. Fair Oaks Avenue, Suite 200, Pasadena, CA 91105-3816 Telephone 626 793 2400 Facsimile 626 793 2401
historicresourcesgroup.com
2 Scope of Work
HRG is proposing to prepare a historical resources technical report to inform the Cultural Resources sections for the Environmental Impact Report for the City of Santa Monica 6th Cycle Housing Element in compliance with CEQA Guidelines (California Code of Regulations, Title 14, Division 6, Chapter 3, Sections 15000-15387).
HRG staff will begin with comprehensive research of existing documentation, including the latest Citywide survey data; historic properties currently designated to local, state and national registers; additional surveys; and a review of the draft Housing Element. We will prepare study maps and conduct reconnaissance level review of plan areas to verify and gather additional information.
Our proposal includes preparation of a written memorandum early in the process to convey baseline historic resources information to the project team. Using maps and data, we will identify potential areas of conflict/impacts that should be considered as part of CEQA and will compile a draft Historical Resources Technical Report.
Following review by the project team, we will revise the Historical Resources Technical Report, taking into consideration project team comments, and information from public agencies, stakeholders and public outreach. The final Historical Resources Technical Report will be delivered to Wood Environmental to inform the Historical Resources section of the EIR. Our proposal includes review of Wood Environmental’s draft Cultural Resources EIR section.
Throughout this process, we will be available to the project team for meetings and consultation with team members, as well as for participation in meetings with public agencies and public outreach, as requested.
Project List -- Related Surveys, Environmental Review, and Planning Projects
Historic Resources Group has completed historic resource surveys, ordinances, preservation plans, and related projects for several cities in California as well as master planning for major campuses. A selection of these projects is listed below.
CBS Columbia Square. Historic Resources Group oversaw the rehabilitation of CBS Columbia Square. During this process, HRG prepared a CEQA technical report analyzing the impacts of the project and identifying appropriate mitigation measures. The Columbia Square complex is an important physical example of historic changes within the entertainment industry and the technological leadership of CBS in radio, television, and television news. The report evaluated the proposed mixed-use development containing 400 residential units, a 125-room hotel, approximately 380,000 square feet of office space, and approximately 41,300 square feet of retail, restaurant and bar uses. Through evaluation in accordance with the Secretary of the Interior’s Standards for Rehabilitation, HRG found that the project as proposed would constitute a significant adverse change in the historic resources due to demolition of a portion of the complex and substantial new construction in close proximity to the remaining historic building.
HRG proposed several strategies to mitigate negative impacts: compilation of a Historic Structure Report, Historic American Building Survey Documentation, and rehabilitation of the remaining historic structures with respect to the Secretary of the Interior’s Standards for Rehabilitation, among many others. Overall, the client was able to develop the property in a manner that was DocuSign Envelope ID: 9B16548E-019F-4705-A4C7-AE19F25BFD09
HISTORIC RESOURCES GROUP
12 S. Fair Oaks Avenue, Suite 200, Pasadena, CA 91105-3816 Telephone 626 793 2400 Facsimile 626 793 2401
historicresourcesgroup.com
3 both respectful to the historic significance of the building, while allowing for new development and construction. HRG began and completed this report in 2009.
City of Los Angeles. HRG participated in nearly all facets of the City of Los Angeles’ groundbreaking citywide SurveyLA project from its beginning in 2009 until its completion in 2017. HRG wrote portions of the Historic Context Statement that provides the basis for the survey; conducted public outreach; and has participated in nearly all phases of the field documentation, from the pilot surveys through the final phase of the survey effort, which is currently nearing completion.
Under a Programmatic Agreement with the City of Los Angeles, HRG has performed Section 106 Review on over 1,500 projects for the Community Development Department, the Housing Department, the Community Redevelopment Agency, the Los Angeles Housing Authority, and the Bureau of Engineering. Historic Resources Group has completed historic resource surveys for three potential Historic Preservation Overlay Zones (HPOZs) for the Los Angeles Planning Department. These surveys involved the evaluation of over 2,000 properties located in the communities of West Adams, Pico-Union, and Venice. To establish the context for these resources, Historic Resources Group built on its previous experience and prepared historic context statements for 11 community sub-regional planning areas in Los Angeles as part of the citywide community plan revision program. Working with the Community Development Department, the firm has also identified and evaluated over 15 separate National Register eligible historic districts within the City, nearly all of them consisting of one- to two-story singlefamily residences.
LAX Historic Assessments, Environmental Review, and Preservation Plan. Originally named Mines Field when the first landing strips opened in 1928, Los Angeles World Airport has grown to be the largest airport in California. Its extensive history encompasses the nascent development of the aviation industry in California, World War II, the jet age, deregulation, and widespread flight travel in the late-20th and early-21st centuries. Careful planning was required to recognize the airport’s rich history while accommodating necessary facilities upgrades to meet current and future needs. HRG has worked with the airport since 2014 to identify historic resources located on the airport site, conduct environmental review under CEQA, NEPA and Section 106 for multiple projects, prepare a comprehensive Preservation Plan to guide the preservation of historic resources, and perform project impact analysis for recent airport improvement projects.
South Pasadena Historic Preservation Ordinance. HRG was hired by the City to create an historic preservation ordinance, ensuring that the ordinance effectively addressed California Environmental Quality Act issues, was consistent with state and federal laws and regulations, as well as the rest of the South Pasadena Municipal Code, and conformed with best practices in historic preservation planning.
City of West Hollywood. Historic Resources Group authored the Historic Preservation Element for the West Hollywood General Plan. The firm received an award from the Los Angeles Section, California Chapter of the American Planning Association for this project. HRG also reviewed DocuSign Envelope ID: 9B16548E-019F-4705-A4C7-AE19F25BFD09
HISTORIC RESOURCES GROUP
12 S. Fair Oaks Avenue, Suite 200, Pasadena, CA 91105-3816 Telephone 626 793 2400 Facsimile 626 793 2401
historicresourcesgroup.com
4 the City’s revised Cultural Heritage Ordinance and provided comment for City staff and the Cultural Heritage Commission.
University of Southern California. Historic Resources Group has provided historic preservation consulting services to the University of Southern California since 2010. Services include historic resources evaluation and preparation of a Cultural Resources Technical Report for a Master Plan for future campus development. The project included the development of a new approach for the management of historic resources in large projects. The Adaptive Mitigation Management Approach (or AMMA) provides guidance for future growth under the Master Plan, and includes the identification of historic resources, design guidelines, and recommendations for maintenance and rehabilitation for all buildings on the USC campus. HRG has provided architectural consulting services for several campus projects, including the renovation of Olin Hall and the adaptive reuse of Stoops Library as a faculty club.
DocuSign Envelope ID: 9B16548E-019F-4705-A4C7-AE19F25BFD09 MRS Proposed Scope of Work
Santa Monica Housing Element Update EIR
April 2020
Air Quality:
MRS Environmental will prepare a technical report detailing Air Quality existing conditions and South Coast Air Quality Management District (SCAQMD), state and federal regulatory standards and thresholds, and describe attainment/non-attainment pollutants for the South Coast Air Basin. The report would address the impact of Toxic Air Contaminants (TACs) such as diesel particulate emissions, from I-10 on future development. Based on net new trip generation estimates provided in the Fehr & Peers Transportation Study, as well as CalEEMod estimates and available programmatic information on stationary source emissions, MRS would address both localized and regional air quality issues as follows:
Describe existing air quality conditions within the SCAB in context of the SCAQMD regulatory setting and monitoring data, including attainment status for criteria pollutants, climatic conditions, and local emissions sources and sensitive receptors in the project vicinity. Define regulatory setting and significance thresholds based on CARB and SCAQMD guidance for criteria pollutants and state requirements for HRAs. Assess consistency of the proposed project with regulations and policies, including the City’s General Plan and SCAQMD’s 2016 Air Quality Management Plan (AQMP). Use existing data and new traffic analysis to identify potential existing and future local CO Hot Spots such intersections that have poor LOS, including Lincoln Blvd, 4th and Broadway and Wilshire Blvd, and Colorado Ave at 2nd and Ocean as well as other intersections identified as have poor LOS. Other EIRs, including the Downtown Community plan EIR, will be utilized as well. The EPA CAL3QHC model would be utilized where necessary to quantify CO levels and compared to the standards. This would include consideration of a potential CO Hot Spot that may be generated along the freeway during peak hour periods with congestion and related slowing and idling of vehicle traffic on the freeway. Address issues related to TACs such as diesel particulate emissions, particularly from Interstate 10 traffic. Proposed locations of new residential development could be located near Interstate 10 and potential impacts associated with exposure of new residents to TAC generated by high traffic volumes, particularly trucks, will be examined through literature reviews and other environmental assessments.
Based on this initial research, MRS’s Air Quality Engineer and Senior Toxicologist would perform a screening level assessment related to TACs from major sources such as emissions associated with traffic along Interstate 10, focusing on impacts to residential and public spaces proximate to such sources. Mitigation, including HVAC filtration system MERV rating levels, vegetation, window placement and operability, building air-tightness requirements, DocuSign Envelope ID: 9B16548E-019F-4705-A4C7-AE19F25BFD09 and the location of outdoor areas, will all be addressed for future development. Use of information a range of literature sources, including CARB, USEPA, SCAQMD and Journal of Atmospheric Environment, will be utilized. Impacts that are classified as significant would include an analysis of the level of health effects anticipated. Assess potential long-term project operational impacts and quantify emissions associated with increased traffic and stationary emissions using the most recent version of CalEEMod (currently version 2016.3.2). To the extent feasible, MRS will ensure that the Transportation Study trip generation estimates account for the balance of proposed land uses. MRS will also address regional growth patterns, also accounted for in the Transportation Study.
Operational emissions will be compared to the SCAQMD thresholds for both localized and regional impacts.
Assess the potential construction related emissions utilizing other environmental studies with similar characteristics. If these are not available, CalEEMod default construction assumptions will be utilized to estimate the construction emissions from each project. Construction emissions will be compared to the SCAQMD thresholds for both localized and regional impacts.
Identify mitigation measures including transportation control measures, resident trip reduction programs, incentives for residents to utilize the Expo Light Rail, programs to encourage pedestrian and bicycle travel designed to reduce motor vehicle trips and miles traveled, potential requirements for equipment efficiency during construction and operations, including use of Tier 4 construction equipment, low volatile organic compound (VOC) architectural coatings, and potential TDM to reduce project vehicle miles traveled (VMT). Mitigation measure effectiveness will be evaluated within CalEEMod where applicable.
GHG Emissions and Climate Change:
MRS recognizes that the City’s General Plan and Climate Action & Adaptation Plan aim to reduce GHG generation and allow for adaptation to the effects of climate change. The proposed project prioritizes infill development located in transit priority areas. As such, the project is generally consistent with the intent of evolving local, state, and federal efforts at controlling and reducing GHG generation and associated climate change effects. This added housing would be served by transit and pedestrian facilities within the already transit-rich areas of the City. However, as new residential development, the project has the potential to incrementally contribute to GHG generation and climate change through increased vehicular trips and project energy and resource demands. MRS will use existing thresholds from SCAQMD on GHG emissions and would also use guidance from the City’s Climate Action Plan, Sustainable City Plan, ongoing LCP update and sea level rise studies, and the LUCE to determine project consistency. MRS would:
Provide an up-to-date description of the current regulatory setting regarding GHG generation and climate change and assess project consistency with AB 32, SB 375, State Attorney General, Office of Planning and Research, SB 32 year 2030 goals, the City’s LUCE, Sustainable DocuSign Envelope ID: 9B16548E-019F-4705-A4C7-AE19F25BFD09 City Plan, Climate Action & Adaptation Plan and other recent state and federal regulations and standards.
Provide a brief overview of how climate change is anticipated to affect project issues, such as flooding and water quality and availability, sea level rise, and bluff and beach erosion, building on the LCP update project, the Climate Action & Adaptation Plan and regional studies. Quantify direct (increased traffic and construction equipment) and indirect (electrical power generation) emissions using CalEEMod for temporary construction and ongoing long-term operational emissions. GHG emissions would be calculated individually and collectively as CO2e from construction activities and from operational emissions. The air quality methodology described above would be used to perform the GHG emissions evaluation. Describe cumulative impacts that could be expected as a result of project implementation in conjunction with other construction projects in the vicinity. Identify additional potential mitigation measures beyond those from air quality and transportation, if required. Potential recommended mitigation measures would be implemented to ensure consistency with City standards, such as the interim goal of reducing carbon emissions 80% below 1990 levels by 2030, zero net carbon buildings, and all electric appliance use.
DocuSign Envelope ID: 9B16548E-019F-4705-A4C7-AE19F25BFD09 Proposal to Prepare the EIR for 6th Cycle Housing Element City of Santa Monica June 19, 2020
RESUMES
DocuSign Envelope ID: 9B16548E-019F-4705-A4C7-AE19F25BFD09 © 2018 Wood
Daniel Gira
Senior Program Manager
Professional Summary
Mr. Gira has more than 32 years of environmental
planning experience, including 20 years of public
agency experience. Mr. Gira has prepared over 55 EIRs
on a wide variety of projects, including more than 20
EIRs on infill or redevelopment projects as well as
dozens of Initial Studies/ Mitigated Negative
Declarations. He is experienced with preparing
environmental documents for large mixed-use urban
infill projects, energy development, road and other
infrastructure improvements and long-range plans.
Wood Experience
x Project Principal, Los Angeles Zoo Vision Plan EIR, City of Los Angeles, CA, 2018-2020.
x Project Manager, Griffith Observatory Circulation and Parking Enhancement Plan IS/MND, 2015
x Program Manager, Downtown Community Plan EIR,
City of Santa Monica, CA, 2014-2017.
x Project Manager, Rancho Malibu Hotel EIR, City of
Malibu, CA, 2013
x Project Principal, Pier Strand Hotel Project and EIR, City of Hermosa Beach, CA, 2016-2018
x Project Principal, 500 Broadway Mixed Use
Development, City of Santa Monica CA, 2014-2015.
x Project Principal, Cannabis Licensing Environmental
Documentation, City of Los Angeles, 2017
x Project Principal, Social Equity Program, City of Los Angeles, 2017
x Project Principal, California State Lands Commission
Broad Beach Restoration Plan Environmental
Document Malibu, 2016
x Project Principal, Carpinteria General Plan/Local
Coastal Plan Update and EIR, City of Carpinteria, CA,
2017-2020.
Years of Experience
36 (13 with Wood)
Office of Employment
West US - Santa Barbara
Languages
x English
Education
x Environmental Studies,
University of California at
Santa Barbara
Professional Associations
x Member, Association of
Environmental
Professionals
Areas of Expertise
x Program and Master EIRs
x Environmental Permitting
x Long Range Planning
x Implementation Plans
x Transportation Planning
x Transportation
Improvement Plans
x Coastal Processes
x Coastal Policy
x Land Use Policy
x Grant Administration
x Public presentations
x Environmental Justice
x Socio-economics
DocuSign Envelope ID: 9B16548E-019F-4705-A4C7-AE19F25BFD09 © 2020 Wood
Erika Leachman
CEQA Project Manager | Principal Planner - Environmental Professional Summary
Ms. Leachman has 14 years of environmental planning and project management experience, including 7 years as a CEQA project manager with Wood and 6 years as a senior planner with the County of Santa Barbara. She has prepared 10 EIRs and a dozen IS/MNDs for complex urban development and public facility projects, including the Los Angeles Zoo Vision Plan EIR for the City of Los Angeles; the Downtown Community Plan EIR, the 500 Broadway Mixed Use Project EIR, and the Post Office Productions IS/MND for the City of Santa Monica; and the 2018 AEP awardwinning Commercial Cannabis Program EIR for the County of Santa Cruz. Ms. Leachman specializes in urban and coastal settings, land use planning, EIRs and other studies under CEQA (e.g., EIRs and MNDs) and NEPA (e.g., EAs and EISs), public policy development and analysis, interagency communication, and public outreach and stakeholder engagement. This experience has included project management and senior QA/QC technical roles for major coastal EIRs, the development of general plan amendments, community plans, and zoning ordinances, parks and open space plans and policies, land use and traffic modeling for impacts analysis and urban design strategies, and facilitation of public outreach processes for both area-focused advisory groups and the public.
Ms. Leachman has presented complex programs and policies to decision-makers and the public, lead team members as project manager, and developed and maintained long-term budgets and work programs. She has also designed and implemented multiyear public outreach strategies for complex regional projects and has facilitated over 100 public workshops, meetings, and hearings.
Wood Experience
x Project Manager, Los Angeles Zoo Vision Plan EIR, City of Los Angeles, 2018 – 2020 x Project Manager, Ocean Avenue Project, City of Santa Monica, 2018 – 2020 x Project Manager, Recreation Master Plan & EIR, County of Santa Barbara, 2019 - 2022 x Deputy Project Manager, Downtown Specific Plan EIR, City of Santa Monica, 2013 – 2015 x Project Manager, 500 Broadway Mixed Use Development Project EIR, City of Santa Monica, 2014 – 2016 x Project Manager, Post Office Productions IS/MND, City of Santa Monica, 2015 - 2016 x QA/QC Technical Manager, Strand & Pier Hotel EIR, City of Hermosa Beach, 2016 – pres. x Deputy Project Manager, Commercial Cannabis Land Use Ordinance EIR, County of Santa Cruz, 2017 - 2018
x Deputy Project Manager, Goleta Beach Adaptive Management Plan and Coastal Development Permit, County of Santa Barbara, 2015 - present
Years of Experience
14 (7 with Wood)
Office of Employment
West US - Santa Barbara
Professional Associations
x Board Member, California
Association of Environmental
Professionals (AEP), Channel
Counties Chapter
Qualifications
x BA, Environmental Studies with
High Honors and Outstanding
Achievement with Distinction in
the Major, University of California,
Santa Barbara
x Graduate Studies, Environmental
Planning and Landscape
Architecture (MLA/MCP), -
University of California, Berkeley,
CA
Areas of Expertise
x CEQA/NEPA
x Land Use Planning
DocuSign Envelope ID: 9B16548E-019F-4705-A4C7-AE19F25BFD09
© 2018 Wood
Nick Meisinger
Project Manager
Professional Summary
Mr. Meisinger is an environmental science professional with over 10 years of environmental planning experience serving a diverse range of clients, including Federal, state, and local governments.
Mr. Meisinger has managed or contributed to the preparation over 30 CEQA-compliant documents including Categorical and Statutory Exemption Notices, complex Initial Studies and Mitigated Negative Declarations (IS/MNDs), Project-level Environmental Impact Reports (EIRs), and Programmatic EIRs with high levels of public interest (e.g., City of Santa Monica Downtown Community Plan, etc.).
Mr. Meisinger has extensive experience with traffic and transportation analyses using Senate Bill (SB) 743 metrics for both project-level and programmatic long-range plans. He is also familiar with a variety of noise modeling software and accepted metrics for analyzing noise from construction and traffic.
Wood Experience
x Deputy Project Manager, Strand & Pier Hotel EIR, City of Hermosa Beach, 2016 – pres.
x Deputy Project Manager, Santa Monica Downtown Community Plan Program EIR, City of Santa Monica, 2015-2017
x Project Manager, Port of Los Angeles Berth 46 Special Events MND, City of Los Angeles, 2018
x Project Manager, Port of Los Angeles Berth 31 UST Compliance MND, City of Los Angeles, 2018
x Project Manager, UC San Diego, Scripps Institution of Oceanography Marine Conservation Facility MND, La Jolla (San Diego), 2017-2018 x Project Manager, UC San Diego Fire Station MND, La Jolla (San Diego), 2017 x Project Manager, Port of Long Beach, Outer Harbor Sediment Placement and Ecosystem Restoration MND, 2017
x Transportation Planner, Griffith Observatory Circulation and Parking Enhancement Plan MND, 2016-2017
Years with Wood: 7
Years Experience: 10
Education
x B.S., Environmental
Science, University of
California, Santa Barbara
x Minor, Spatial Science
University of California,
Santa Barbara
Memberships/affiliations
x Member, Association of
Environmental
Professionals
x Member, International
Association for Impact
Assessment
Areas of Expertise
x CEQA/NEPA
x Land Use Planning
x Environmental Science
x Transportation
x Biological Resources
x Regulatory Permitting
Oversight
DocuSign Envelope ID: 9B16548E-019F-4705-A4C7-AE19F25BFD09 Environment & Infrastructure Solutions www.woodplc.com Page 1 of 3 Doug McFarling
Environmental Planner
Professional summary
As a Senior Program Manager in Wood E & IS, Inc. Santa Barbara office, Mr. McFarling has contributed to environmental documentation efforts in compliance with NEPA and CEQA. Mr.
McFarling has more than 20 years of experience developing and implementing QA/QC programs for high-profile, complex CEQA- and NEPA-compliant documentation efforts. In his national role as QA/QC reviewer for Environmental Impact Assessment programs, he has served as the primary QA/QC reviewer for more than 100 EAs, EISs, and EIRs for high-profile clients with complex projects and heavy stakeholder involvement. In support of Wood E & IS, Inc. QA/QC program, Mr. McFarling has developed style and consistency guides for multiple CEQA/NEPA documentation efforts. Furthermore, he assigns technical, peer, and senior reviewers to projects, as appropriate, and validates and documents that internal QA/QC procedures are being followed.
Employment history
Wood Environment & Infrastructure Solutions, Environmental Analyst, Santa Barbara, CA, 1993 to present
Representative projects
Downtown Specific Plan EIR, City of Santa Monica, Santa Monica, CA, USA QA/QC Manger for the Environmental Impact Report (EIR) for the Downtown Specific Plan (DTSP) for the City of Santa Monica. Downtown Santa Monica is a 237-acre mixed-use urban hub located on the coast of Los Angeles County. This proposed project would enable development of approximately four million additional square feet of mixed-use transit-oriented development in the 240-acre downtown, consisting largely of 6 to 8-story structures up 84 feet in height. Key planning issues include provision of new perimeter parking garages, coordination of development with the Exposition Light Rail extension to the new Downtown Santa Monica Station (currently under construction), improved wayfinding and connectivity between downtown and surrounding districts and public realm/ pedestrian streetscape improvements. 500 Broadway (Fred Segal) Mixed Use Project EIR, City of Santa Monica, Santa Monica, CA, USA
QA/QC Manager for the EIR for the 500 Broadway Mixed Use Development Project. The 1.55- acre project site is located within the Downtown District of the City of Santa Monica (City), in the western Los Angeles metropolitan area of Los Angeles County. The project involves the demolition of an existing one-story commercial building (Fred Segal) and adjacent surface parking lot, and construction of four seven-story mixed use buildings with 262 residential units and 56,430 sf of commercial space. To satisfy the City’s affordable housing requirements, the project also includes an option to construct up to 60 affordable units offsite within Downtown Santa Monica. If the affordable units are provided offsite, the project would have the potential to construct a maximum of up to 322 units. Four levels of subterranean parking, basement storage, and a fitness center are also proposed. The site would include a 3,800-sf public plaza on the corner of the 5th and Broadway and 1,700 sf of public sidewalk and frontage improvements. In accordance with CEQA, the EIR focuses on and addresses key direct, indirect, and cumulative environmental impacts associated with construction and operation of the proposed the 500 Broadway Mixed-Use Development project. These include Aesthetics, Air Quality, Construction Effects, Cultural Resources/Historic Structures, Geology/Soils, Greenhouse Gas Emissions, Hazards and Hazardous Materials, Land Use Planning (including project relationship to the Draft Downtown Specific Plan), Neighborhood Effects, Noise, Shade and Shadow, Transportation/Traffic, and standard CEQA Mandatory Findings of Significance. Key issues addressed include coordination of development with the Exposition Light Rail extension to the new Downtown Santa Monica Station (currently under construction), improved wayfinding and connectivity between downtown and surrounding districts, public realm/ pedestrian streetscape improvements, and traffic impact assessment in context of SB 743, which allows for the evaluation of multi-modal improvements for infill projects in urbanized areas. The Final EIR was published in 2016.
Years with Wood: 25
Years Experience: 26
Education
BA, Environmental Studies,
University of California,
Santa Barbara, 1991
Memberships/affiliations
Association of
Environmental
Professionals (AEP)
International Association for
Impact Assessment
Society of American
Engineers
Location
Santa Barbara, CA
DocuSign Envelope ID: 9B16548E-019F-4705-A4C7-AE19F25BFD09 Doug McFarling continued...
Environment & Infrastructure Solutions www.woodplc.com Page 2 of 3 Cuyama Solar Project EIR, County of Santa Barbara, CA.
Lead QA/QC Reviewer. Mr. McFarling served as the lead QA/QC reviewer for this EIR, which is evaluating a proposal to develop a 40-MW commercial solar PV system upon an approximate 327-acre agricultural site, located about 2 miles southeast of the town of Cuyama. Associated with the project would be a new 70 kV generation tie-line, approximately 70-100 feet high, that would be constructed by PG&E to distribute the Project’s generated power to the Taft-Cuyama substation, located approximately 3 miles northwest of the Project site. Project development would require legislative and discretionary County approvals including zoning ordinance text amendments, a rezone, a lot line adjustment, a conditional use permit, and cancellation of a Williamson Act agricultural preserve contract involving prime farmlands. Primary issues addressed in the EIR include agricultural resources, land use compatibility, visual resources, and short-term construction related impacts.
EIR for PRC Lease 421 Re-commissioning Project, California State Lands Commission, Santa Barbara, CA.
QA/QC Manager: Mr. McFarling served as QA/QC lead for an EIR under preparation to address potential environmental consequences of reactivating of two surf zone oil platforms, including installation of a 9-mile-long oil transportation pipelines corridor; key issues included pipeline safety and reliability, potential for oil spills and sensitive cultural/ biological resources.
EIS / EIR for Proposed OceanWay Secure Energy LNG Pipeline and Terminal, US Coast Guard, Los Angeles, CA.
QA/QC Manager: Mr. McFarling was a key contributor to the socioeconomic and Environmental Justice analyses conducted in support of this joint NEPA/CEQA-compliant EIS/EIR. The proposed project would have resulted in the establishment of new onshore pipeline infrastructure to support the shoreward conveyance of natural gas extracted from the ocean floor off the coast of Los Angeles, California. Significant socioeconomic and Environmental Justice concerns were anticipated given the proposed pipeline’s shore “landing” site in the vicinity of Los Angeles International Airport (LAX) and its planned route through communities considered disproportionately sensitive to environmental impacts. Impacts to housing values and other socioeconomic concerns – as well as safety in these communities – were among the most prominent and challenging issues addressed in the EIS/EIR.
Copper Concentrate Rail Transport and Goods Movement Environmental and Permitting Evaluations, Port of San Francisco, Port of Stockton, and Port of Los Angeles, CA.
QA/QC Manager: Wood E & IS, Inc. prepared a Permitting Study to research and define containerized shipment viability at multiple candidate ports – including Redwood City, Richmond, San Francisco, and Stockton. Variables analyzed included the local regulatory framework, environmental permitting requirements and permitability, logistics, costs, and execution timelines. Mr. McFarling reviewed the report generated as a result of these analyses and ensured consistency and continuity in the metrics presented and the technical approach across all candidate sites.
NEPA-compliant EA and related services for BNA Vision: Landside Terminal and Airside Apron Improvements at Nashville International Airport.
QA/QC Manager: Mr. McFarling is serving as the QA/QC Manager for this comprehensive NEPA-compliant EA which evaluates the potential environmental impacts of implementing the Master Plan at BNA. The EA addresses myriad resources and contemplates multiple development scenarios, requiring a rigorous and focused QA protocol.
Sunnyvale Specific Plan EIR.
QA/QC Manager: Mr. McFarling was the QA/QC Manager for this Master EIR, addressing implementation of the Peery Park Specific Plan for the City of Sunnyvale. Mr. McFarling ensured consistency, accessibility, and legal sufficiency across the full suite of environmental analyses, including GHG emissions, traffic congestion, noise, and sustainability.
Supplemental EIS and Resource Management Plan Amendment, Silver State Solar South Project, Bureau of Land Management, Las Vegas Field Office, Clark County, NV.
Mr. McFarling served on the Project Management team as Senior QA/QC reviewer for this Supplemental EIS evaluating the development of a 350-MW solar array in the Mojave Desert on the California-Nevada state-line. In this role, he received and reviewed analyses prepared by all project planners and scientists, ensured consistency in presentation and level of detail, and worked with the Project Management team to ensure regulatory compliance and legal sustainability of the documentation process. Project included extensive documentation and analyses related to biological resources (endangered wildlife and plant species), cultural resources (Native American consultation), visual resources / aesthetics, and land use / off highway vehicle use on an accelerated schedule.
NEPA Program Support, NV Energy, NV (Statewide).
Mr. McFarling is currently serving as Project Manager or QA/QC reviewer for four separate NEPA-compliant documentation efforts supporting transmission and distribution projects on behalf of NV Energy. Proposed projects involve pole replacement, transmission line establishment, and ongoing maintenance; two of the efforts also include the preparation for and execution of detailed natural and cultural resources surveys involving both in-house biologists, and subcontracted DocuSign Envelope ID: 9B16548E-019F-4705-A4C7-AE19F25BFD09 Doug McFarling continued...
Environment & Infrastructure Solutions www.woodplc.com Page 3 of 3 cultural resources. Coordination with lead Federal agencies (US Forest Service and BLM) is ongoing and the projects are on schedule and within budget.
U.S. Coast Guard (USCG) Multiple Projects and Locations, West U.S. Including USCG Base Alameda on Coast Guard Island.
QA/QC Manager: Mr. McFarling is serving as the QA/QC Manager for multiple projects under Wood E & IS, Inc. successive nationwide services contract to perform the full scope of environmental services for proposed Coast Guard actions at sites throughout the US and its territories. He has served in this capacity for efforts that have included NEPA-compliant EAs, siting / feasibility studies, marine / coral surveys, biological assessments, archaeological surveys and inventories, and historic resources evaluations compliant with NEPA/CEQA, NHPA, Endangered Species Act, Coastal Zone Management Act, Migratory Bird Treaty Act, Clean Air Act, Clean Water Act, etc. for proposed actions at multiple facilities in the West/Pacific, including Coast Guard Stations / Bases Alameda, Humboldt Bay, Los Angeles / Long Beach, and Monterey in California; at Coast Guard Stations Chetco River and Astoria in Oregon; and at Coast Guard Base Honolulu, Hawaii.
EIR/EIS for Southwestern Marine Terminal, Port of Los Angeles, CA.
QA/QC Manager: Mr. McFarling served as the Lead QA reviewer during the preparation of an EIR/EIS addressing the proposed demolition of the historic Southwestern Marine Terminal. Primary issues of concern included architecturally significant resources, hazardous materials contamination, and nearshore marine resources.
Environmental Analysis for Broad Beach Restoration Project, California State Lands Commission, Malibu, CA.
QA/QC Manager: Mr. McFarling conducted QA/QC reviews at all stages of this project, an EIR for a major beach restoration project along Broad Beach in the City of Malibu. Coastal erosion has substantially reduced the width of this beach, leading to installation of an emergency rock revetment and a proposal to import 600,000 cubic yards of sand to re-establish a wide sandy beach backed by a dune system. Key issues being addressed in this EIR include marine and terrestrial biological resources and water quality impacts related to wastewater disposal and septic systems, impacts from marine vessel and truck traffic, air quality, hazards, coastal processes and longshore transport, land use, recreation and public access. Project alternatives, including different sand sources and alternative coastal protection approaches are a key issue to be addressed in this EIR.
NEPA-Compliant EA for Steam Decentralization and Other Energy Conservation Measures.
Wood E & IS, Inc. prepared an EA for Honeywell in support of Steam Decentralization and Other Energy Conservation Measure Projects at Tinker AFB in Oklahoma City, OK. These projects ranged from large-scale construction projects decentralizing base-wide heating from the Central Steam Plant (CSP) at Building 3001 to smaller-scale sealing of exterior walls, doors, and windows and retrofitting of existing doors to reduce heat loss. The suite of proposed projects would increase energy efficiency at Tinker AFB and reduce maintenance requirements, consistent with Executive Order (EO) 13693, Planning for Federal Sustainability in the Next Decade. Wood assisted Honeywell in all aspects of the preparation of the EA to ensure compliance with USAF guidance including AFI 32- 7061 (32 CFR §989). Mr. McFarling was the Project Manager for this effort and was responsible for developing the DOPAA, interacting with regulatory agencies, and liaising between the client (Honeywell) and the end-user (Tinker AFB).
DocuSign Envelope ID: 9B16548E-019F-4705-A4C7-AE19F25BFD09 Environment & Infrastructure Solutions www.woodplc.com Page 1 of 2 Brian Cook
Senior Noise Analyst
Professional summary
Mr. Cook has more than 15 years of experience in the environmental planning field. Mr. Cook has experience assessing noise impacts for NEPA-compliant documents, which includes modeling aircraft, munitions, construction equipment, trains, and motor-vehicles. Mr. Cook has a diverse background in environmental documentation, including NEPA-compliant Environmental Impact Statements (EISs), Environmental Assessments (EAs) and Environmental Baseline Surveys (EBSs) for Air National Guard installations nationwide. Mr. Cook has also completed installation specific aircraft noise studies. Mr. Cook has modeled aircraft noise at Air Force bases, civilian airports, and Air National Guard installations using NOISEMAP and Integrated Noise Model (INM), and within special use airspace using MR_NMAP. Also, Mr.
Cook has performed munitions data collection and model application (SARNAM and BNOISE2) for Installation Operational Noise Management Plans. Additionally, has conducted noise monitoring and proposed mitigation at firing ranges. Further, Mr. Cooks has completed vehicle noise modeling and analysis utilizing the Federal Highway Traffic Noise Model (TNM).
Professional qualifications/registration(s)
Army Corps of Engineers Wetland Delineation and Management Training, 2001 Air Force Center for Environmental Excellence NOISEMAP Training, 2003 Employment history
Ogden Environmental, Analyst, Santa Barbara, (2000 to 2002) Wood E & I Solutions, Inc. Senior Noise Analyst, Santa Barbara, (2002 to present) Representative projects
Ventura County Resource Conservation District Environmental Impact Report, Ventura County, Somas, California/USA
Mr. Cook conducted data collection to evaluate noise impacts associated with vehicle and machine operations used in the removal of Arundo donax. Tasks include measuring ambient noise environment at the site and adjacent areas, mapping sensitive receptors, quantifying noise levels along roadway segments servicing the sites using the FHWA TNM Version 2.5 Look-Up Tables, quantifying noise levels associated with vegetation removal equipment, and developing mitigation to reduce the significance of impacts.
Garden Street Environmental Impact Report, City of San Luis, San Luis Obispo, California/USA Mr. Cook evaluated noise impacts associated with the proposed 1.2-acre mixed-use development in the Garden Street Downtown Core and Historic districts. Tasks include taking baseline and proposed vehicle traffic counts and determining sound levels to adjacent areas and quantifying noise levels along roadway segments using FHWA TNM Version 2.5. Mitigation measures to reduce sound levels associated with vehicle traffic to existing and proposed residential units were also provided.
China Town Environmental Impact Report, City of San Luis Obispo, San Luis Obispo, California/USA
Mr. Cook evaluated noise impacts associated with the proposed 2.12-acre mixed-use development in the China Town/Downtown Historic Districts. Tasks include taking baseline and proposed vehicle traffic counts and determining sound levels to adjacent areas and quantifying noise levels along roadway segments using FHWA TNM Version 2.5. Mitigation measures to reduce sound levels associated with vehicle traffic to existing and proposed residential units were also provided.
Isla Vista Noise Study, County of Santa Barbara, Santa Barbara, California, USA Mr. Cook completed a Noise Study for the County of Santa Barbara in the city of Isla Vista.
Vehicle sound levels were determined through modeling and noise monitoring followed. Sound levels were used to determine building setbacks and construction requirements for proposed development.
Years with Wood: 16
Years Experience: 18
Education
Bachelor of Arts, Biology,
University of California,
Santa Barbara, Santa
Barbara, California/USA,
1994
Location
Santa Barbara, CA
DocuSign Envelope ID: 9B16548E-019F-4705-A4C7-AE19F25BFD09 Brian Cook continued...
Environment & Infrastructure Solutions www.woodplc.com Page 2 of 2 West Virginia Air National Guard Environmental Assessment for Proposed Runway Extension at Eastern West Virginia Municipal Airport, Martinsburg, West Virginia/USA
Mr. Cook was responsible for the assessment of two critical aspects of the proposed runway extension, noise and safety. Mr.
Cook developed baseline noise contours associated with a proposed runway extension for C-5 aircraft operations at Eastern West Virginia Regional Airport. Mr. Cook collected data on aircraft operations from C-5 aircraft and air traffic control personnel that were input into the DoD noise model NOISEMAP. Further, the proposed runway extension required the assessment of relocating RPZs within existing incompatible land use. Close coordination with the FAA/Eastern Region was required given their jurisdiction over joint-use airfields, thus FAA, DoD, Federal, state, and local land use criteria and guidelines were followed.
Multiple Installation Aircraft Noise Modeling, Air National Guard, Multiple States/USA Mr. Cook completed multiple noise modeling efforts for numerous Air National Guard units throughout the US. Mr. Cook has conducted data collection, case creation and model application to determine baseline noise contours and create a baseline noise study for Air National Guard units in California, Florida, Illinois, Iowa, Michigan, New York, South Carolina, Ohio, Oregon, Virginia, West Virginia, Wisconsin, and Wyoming using NOISEMAP and/or INM. In many cases, this effort was combined with a proposed aircraft change, aircraft robust, or increase in flight hours, thus proposed noise contours were also developed and assessed in accordance with Air National Guard, Air Force, and Federal Aviation Administration land use criteria. Additionally, Mr. Cook has completed Air Installation Compatible Use Zone (AICUZ) Programs for Air National Guard Bases in South Carolina and Wisconsin. The main focus of the AICUZ Program was the development of an AICUZ Study which identifies three constraints associated with aircraft operations and the resulting exposure to surrounding land use. Further, Mr. Cook has also developed baseline noise studies in association with airspace and training ranges for Air National Guard Unit’s in Georgia, Ohio, and Oregon using
California Air National Guard Environmental Assessment for Proposed Aircraft Robust at Fresno/Yosemite International Airport, Fresno, California/USA
Mr. Cook collected data on aircraft operations from air traffic control, aircrews, and engine maintenance personnel at Fresno Yosemite International Airport to help determine baseline noise contours associated with the California Air National Guard’s F16 aircraft. Further, Mr. Cook also developed noise contours associated with the proposed robust of two F-16 aircraft associated with BRAC determinations. Military aircraft operations were input to DoD noise model NOISEMAP with civilian aircraft operations input to the FAA noise model INM. Outputs from both models were combined to develop baseline and proposed noise contours.
DocuSign Envelope ID: 9B16548E-019F-4705-A4C7-AE19F25BFD09 David Stone, RPA
Cultural Resource Manager
Professional summary
Mr. Stone is a cultural resources manager with 37 years of experience in cultural resources management and 33 years of experience in environmental planning. Mr. Stone’s background and experience managing cultural resources analyses and documentation includes archaeological and historic resources projects, and Native American values. Mr. Stone has prepared hundreds of cultural resource management technical reports covering initial assessment, significance determination, and mitigation phases. He has also authored and managed production of several cultural resource technical reports and provided cultural resource technical support to Santa Barbara County planning staff. He has prepared numerous studies pursuant to federal statutes pertaining to the protection of historic properties (Section 106 of the National Historic Preservation Act) and for implementation of CEQA. Several studies have addressed the California Department of Transportation (Caltrans) Section 106 review process, as well as for US Navy, Air Force, Marines, and Bureau of Indian Affairs guidelines.
Mr. Stone served for more than 9 years as Santa Barbara County (County) archaeologist and cultural resources program manager, and has a variety of field, laboratory, and management experience with cultural resources. As County archaeologist, he developed and maintained the County’s Cultural Resources Thresholds of Significance and Technical guidelines, both of which have been cited as planning jurisdiction models in CEQA and by the State Historic Preservation Office. In consultation with historians and architectural historians, Mr. Stone also developed a methodology for evaluating historical significance and for determining appropriate methods of historical resource mitigation. He has worked with Native Americans and the state Native American Heritage Commission to establish guidelines for ethnic impact assessment, monitoring requirements, and consultation procedures. He is expert at Native American consultation pursuant to federal NHPA Section 106 and California state AB 52 and SB 18 protocols.
Mr. Stone has managed cultural resource analyses for complex, interdisciplinary National Environmental Policy Act (NEPA) and California Environmental Quality Act (CEQA) compliance projects, as well as cultural resources (archaeology, history, and architectural history) technical studies. He has extensive experience in environmental review and project management in a variety of issue areas, including residential, commercial, industrial, and energy development, as well as comprehensive, programmatic planning efforts. His masters research involved preparing a predictive model of archaeological site location within coastal Santa Barbara, and he has prepared several regional cultural resource sensitivity assessments. Mr. Stone is also Senior Lecturer in the Environmental Studies Program at the University of California at Santa Barbara, where he teaches environmental impact assessment upper division courses.
Representative Projects
Cultural Resources Significance Assessment and Data Recovery Mitigation Rincon Point Sewer System Expansion, Carpinteria Sanitary District Phase 2 Significance Assessment and Phase 3 Data Recovery and Construction Monitoring for the, Santa Barbara County, CA
Investigations involved the coastal Chumash ethnohistoric village of Shuku.
Marriott Residence Inn Phase 2 and Phase 2 Significance Assessment and Phase 3 Data Recovery and Construction Monitoring
Investigations involved a coastal Chumash village adjacent to the Goleta Slough inhabited over 6,000-year time span.
Direct Relief International Phase 2 and Phase 2 Significance Assessment and Phase 3 Data Recovery and Construction Monitoring
Investigations involved a coastal Chumash village adjacent to the Goleta Slough inhabited over 4,000-year time span.
Core skills:
Cultural Resources
Investigations Management
NHPA Section 106
Compliance
Native American
Consultation
CEQA – NEPA Compliance
Document Management
Regional Archaeological
Resource Sensitivity
Assessments
Professional qualifications/
registrations(s)
Registered Professional
Archaeologist (since 2002)
Education
M.A., Anthropology,
University of California,
Santa Barbara, 1984
B.A., Anthropology,
University of California,
Santa Cruz, 1978
Memberships/affiliations
Society for American
Archaeology
Society for California
Archaeology
California Preservation
Foundation
Association of
Environmental Planners
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Cabrillo Business Park Phase 3 Data Recovery and Construction Monitoring Project, Sares-Regis, Goleta, Santa Barbara County, CA
Investigations at two extensive coastal Chumash village Early to Middle Period (5,000+ years old) village sites.
QAD Administrative Facility Phase 3 Data Recovery and Construction Monitoring, Summerland, Santa Barbara County, CA
Investigations at a large coastal Chumash village Early Period (5,000+ years old) village site.
Winchester Common Residential Development Phase 2 Significance Assessment and Phase 3 Data Recovery Mitigation Program, City of Goleta, CA
Investigations involving complex coastal Chumash Early Period village prehistoric village sites for the.
El Capitan Ranch Ltd., Gaviota, CA
Phase 2 Significance Assessment and Phase 3 Data Recovery Mitigation Program. Investigations involving Early Period prehistoric village sites, El Capitan Ranch Recreational Park Expansion.
Willow Springs Residential Project Phase 2 Significance Assessment and Phase 3 Data Recovery Mitigation Program, The Towbes Group, Goleta, CA
Investigations involving Early Period village site, including development of site preservation burial design.
CEQA and NEPA Cultural Resource Documentation
Commercial
Sexton Inn Hotel and Historic Renovation EIR, City of Goleta, Santa Barbara County, CA Incorporation and rehabilitation to U.S. Department of Interior standards of a county historic landmark within a 100-room hotel.
Involved historic, agricultural, water resource, transportation, and air quality concerns.
Resource Management CommunityPlans
Montecito Community General Plan Update EIR, City of Montecito, Santa Barbara County, CA Semi-rural community with complex water, traffic, biological resource, and land use compatibility issues. Included evaluation of growth management ordinance as initial phase of the plan, requiring sophisticated CEQA application and interpretation.
Regional Archaeological Resource Sensitivity Assessments Cojo-Jalama Ranches, Santa Barbara County, CA
Analyzed location of existing archaeological reports and recorded sites throughout a 20,000-acre coastal property including the Point Concepcion area of coastal Santa Barbara County. Determined high and low areas of potential archaeological site sensitivity.
Gaviota Coast Land Use Plan, Santa Barbara County, CA
Analyzed location of existing archaeological reports and recorded sites throughout a 158-square mile area and over 100,000 acres extending from the City of Goleta to Vandenberg Air Force supporting the development of land use regulations in this planning area of Santa Barbara County. Determined high and low areas of potential archaeological site sensitivity.
Predictive Model of Archaeological Site Location, Southern Santa Barbara County, CA Master’s Thesis research and analysis addressing and synthesizing all archaeological research from the early 20th century through 1984 to prepare a multi-variate statistical predictive model of archaeological site location throughout southern Santa Barbara County, based on environmental characteristics derived from academic studies of hunter-gather settlement location. Also constructed a typology of archaeological site function and land use for the several thousand archaeological site data base.
DocuSign Envelope ID: 9B16548E-019F-4705-A4C7-AE19F25BFD09 woodplc.com
Debra C. McGrew, PE
Senior Water-Wastewater Engineer
Core Skills
f Infrastructure facilities design and construction
f Extensive experience in the design, QA/QC reviews and troubleshooting of pumping stations for water, wastewater and storm water systems
f Large diameter pipeline design, construction, asset and forensic evaluations Professional summary
Debra McGrew is a registered civil engineer with over 30 years of experience in design and construction administration of water and wastewater infrastructure projects. Her key areas of experience include pumping stations, pipelines, civil/site design, water and wastewater facilities design, odor evaluations and control designs, hydraulic modelling, landfill design and permitting, drainage systems and permitting and easement acquisition assistance.
Her pumping experience includes design and construction administration for over forty pump stations and pumping applications. Her design experience includes vertical turbines both deep well and booster applications, vertical solids handling, submersible non-clogs, horizontal split case, suction-lift, close-couple centrifugal, chemical feed systems, mixed and axial flow. She has performed detailed failure analyses of submersible non-clog pumps, submersible storm water pump failure to start, storm water pump impeller failure and the catastrophic failure of a 16-mgd vertical turbine booster pump station.
Debra’s pipeline experience includes materials evaluations, load and thrust analyses, trench and trenchless designs and failure analyses. Her extensive pipeline experience includes design and construction administration services for pipelines constructed of welded steel pipe AWWA C200, pre-stressed concrete cylinder pipe (PCCP) per AWWA C301, bar-wrapped steel cylinder pipe AWWA C303, ductile iron pipe AWWA C150, reinforced concrete pipe both ASTM C76 and C361, PVC pipe AWWA C900 and C905, fiberglass reinforced plastic pipe AWWA C950, HDPE both smooth wall (AWWA C906) and corrugated and vitrified clay pipe. Her trenchless experience includes jack & bore, microtunneling and horizontal directional drilling, cured-in-place pipe and slip-lining. Debra has also developed corrosion control lining and coating system designs for interfaces between pipelines and structures using materials such as embedded plastic sheet lining (aka T-lok), polyurethanes, epoxies and embedded structural fiberglass sheets and shapes.
Employment history
Wood Environment & Infrastructure Solutions, Senior Water-Wastewater Engineer, Phoenix AZ, 2013 to present
McBride Engineering Solutions, Associate, Chandler AZ, 2006 to 2013 Brown and Caldwell, Supervising Engineer, Phoenix AZ, 2004 to 2006 Damon S Williams Associates, Sr. Project Manager, Phoenix AZ, 2000 to 2004 Greeley and Hansen, Sr. Project Manager, Phoenix AZ 1995 to 2000 Representative projects – Quality Assurance/Quality Control – Value Engineering 49km Water Line Design – Barbados Water Authority, Barbados Caribbean Project number 3720141009, Dates – Sept 2014 to October 2015, Project fee: $1,207,036, Constructability Reviews. Provided constructability reviews of the design drawings Package C of the project to design and provide construction administration for 49 kilometres of water mains in Barbados.
Water Plant 7 Booster Station and Water Storage Tank – Liberty Utilities, Rio Rico AZ Project number 3720141018, Dates: July 2014 to end of Sept 2014, Project fee: $44,170, Construction estimate $575,000. Provided QA/QC reviews and technical assistance on the design of a 1,500 gpm VFD controlled package booster pumping station and 75,000 gal welded steel storage tank to replace aging constant speed pumps and hydro-pneumatic tank.
Water Plant 30 Booster Station – Liberty Utilities, Rio Rico AZ Project number 3720141019, Dates: July 2014 to end of Sept 2014, Project fee: $44,000, Construction estimate $341,000. Provided QA/QC reviews and technical assistance on the Years with Wood
Environment &
Infrastructure Solutions: 5
Years of Experience: 30+
Education
BS, Engineering Science –
Environmental Engineering,
Illinois Institute of
Technology, Chicago IL
Professional qualifications
Civil Engineer, Arizona,
No. 13909
Civil Engineer, California,
No. 66338 (2004)
Civil Engineer, Nevada,
No. 20041 (2009)
Civil Engineer, Missouri,
No. 2012012697 (2012)
Civil Engineer, New Mexico
No. 23869 (2016)
Memberships/affiliations
AZ Water Association
Past President, American
Society of Civil Engineers
(ASCE) Phoenix Branch
Location
Phoenix, AZ
Languages
English
Reference
Liberty Utilities (multiple
projects)
Tom Nichols, PE, Manager
Engineering & Construction
T (623) 298-3754
[email protected]
om
DocuSign Envelope ID: 9B16548E-019F-4705-A4C7-AE19F25BFD09 Debra C. McGrew, PE Continued...
woodplc.com
design of a 1,500 gpm VFD controlled package booster pumping station to replace aging constant speed pumps and hydropneumatic tank.
Booster Pump Failure Analysis, Tucson AZ
Technical review of design and construction documents to determine cause of a vertical 5 mgd turbine booster pump failure as a part of litigation support services for the construction contractor. A detailed review revealed improper selection of the type of pump and discharge head, also deficiencies in the pump control strategy that led to the catastrophic failure of one of four booster pumps causing the interior of station to flood resulting 2 million dollars of damage to the electrical system and controls. The detailed review and subsequent report resulted in a favorable settlement for the client.
Butler Road Water Reclamation Facility (WRF) Blower Performance Evaluation – City of Peoria, AZ Project Engineer for a third-party evaluation of performance issues with the process air blowers at the new Butler WRF. After the facility was commissioned it began to have process problems due to over-aeration in the bioreactor basins. The project entailed review of the technical specifications pertaining to the blowers, conducting interviews with City staff, soliciting input from the design engineer, contractor and blower manufacturer, and performing independent technical research. The results of the evaluation were compiled in a technical memorandum detailing the findings, options and recommendations for corrective action.
Value Engineering/Technical Project Reviews – Infrastructure Design Group (Brown & Caldwell) – Various Projects, AZ Provided design and construction reviews for various projects throughout Arizona including the City of Bisbee Wastewater Collection System (WIFA funded), Arizona-American Water Company Paradise Valley water system improvements, and the City of Phoenix water and sewer relocations associated with the light rail construction.
Wastewater Lift Station Pump Failure Analyses – City of Phoenix, AZ Lead Design Review. The project entailed field visits, records research, system curve and pump curve analysis to determine possible causes for failure of two submersible pump volutes at the City’s collection system lift stations 57 and 61. A letter report was prepared at completion of the analyses.
South Mountain Water Booster Pumping Station – City of Phoenix, AZ Quality Control Review. Assisted prime consultant for the design of a 50-mgd water booster pumping station to serve the Ahwatukee Foothills area of Phoenix; the station was one of the first enclosed booster stations consisted of five constant speed vertical turbine pumps with room for a sixth pump housed within a sound attenuated building which also house the emergency generator. The quality control review included a complete review of all disciplines including mechanical, electrical and instrumentation.
Anthem Wastewater Treatment Expansion Detailed Constructability Review, Anthem AZ Provided detailed constructability review of all discipline design documents and approved shop drawings after conflicts arose between the resident engineer, subconsultants and contractor. The review process involved reconciliation of the primarily the electrical and instrumentation design drawings and approved shop drawings in order to address field issues that were causing delays. The reconciliation review identified design and submittal gaps in information that were resolved through an informal mediation between parties.
Arizona State University Water and Wastewater Compliance Review and Hydraulic Modeling, Tempe AZ Lead pipeline compliance design engineer for the site evaluation of the main campus water and collection system. The goal of the study was to evaluate consumptive use including potable water irrigation systems to identify areas where onsite facilities could be upgraded to increase efficiency and lower water losses. The evaluation also included review of existing backflow prevention and identify where backflow prevention devices were required. An additional aspect of the evaluation was development of a wastewater model to evaluate the capacity of the onsite collection system to determine where system deficiencies were occurring and system upgrades to accommodate the university’s planned expansion. A report with capital expenditure schedule was produced as a final deliverable.
Representative projects - Water
Mission Mine Water System – Preconstruction Design Services, ASARCO, Sahuarita Arizona.
Project number 3720171020, Dates Nov 2017 – March 2018, project fee: $269,800, Construction estimate $3 million. Project manager for preconstruction services contract that includes field investigations (air-auger potholing) and detailed 60% level design for upgrades to water system for a dedicated potable water system to serve both the North and South mills at the mine.
The design upgrades will include modifications to the well field piping to separate low arsenic - potable compliant (PW) wells from wells with arsenic exceeding the MCL, a new variable frequency drive (VFD) PW booster pumping station, electrical service upgrades, two 10,000-gallon PW storage tanks, new chlorination system, new high head low flow transfer pump station to bring PW to the South Mill and potable water to the Mineral Discovery center (MDC) an onsite museum of mining in Arizona.
The design documents will be used to develop a guaranteed maximum price (GMP) for the engineer-lead design build (ELDB) construction services.
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Lucas Nichols
Archaeologist/Cultural Resource Specialist
Mr. Nichols has over 2 years working as a field technician and cultural resource specialist throughout California, serving a diverse ranging of clients, including federal government, non-profit organizations, and private sector businesses. Mr. Nichols work has focused mainly on pre-historic, Spanish era, and Chinatown era California. Most of his experience is in phase 1 surveying and phase 2 testing. He also has experience using GPS. Since he started working with Wood in 2012, he has assisted with the preparing of analyses concerning cultural resources in Environmental Assessments.
Education
B.A., Cultural Anthropology & History, University of California, Santa Barbara, 2011 Languages
English
Employment history
Wood Environment & Infrastructure Solutions, Archaeologist/Cultural Resource Specialist (On-Call), Santa Barbara, CA, 2012-2013
Applied EarthWorks, Inc., Archaeologist/Field Technician (On-Call), Lompoc, Fresno, & Hemet, CA, 2012-2013
Great Basin Sage, Inc., Archaeologist/Field Technician, Sun Valley, NV, 2012 Santa Barbara Trust for Historic Preservation, Archaeologist/Lab Technician, Santa Barbara, CA, 2011-2012
Representative projects
Environmental Planning and Compliance, Wood Environment & Infrastructure Solutions Environmental Assesment for Installation Wide Developments at 109th Airlift Wing (AW) New York National Guard Stratton Air National Guard Base, New York Air National Guard, Schenectady County, Scotia, NY
Mr. Nichols prepared the cultural resource impact analysis for a NEPA-compliant Environmental Assessment (EA) regarding the development plan at the 109th Airlift Wing New York National Guard Stratton Air National Guard Base. He provided a comprehensive analysis of potential impacts having to do with cultural resources of the proposed action. He consulted with available information to determine the probability of encountering cultural resources and assessed these potential impacts.
Environmental Assessment for Installation-Wide Development at Clear Air Force Station (AFS), Department of the Air Force, Alaska
Mr. Nichols assisted in the aspects of the production of an EA regarding the development plan at Clear AFS, Alaska according to NEPA-compliance. He integrated data and information from a wide range of local, state and national governmental sources to adequately assess the environmental impacts of the proposed action involving the construction, demolition, and renovation of 11 buildings in the project area as well as the possibility of disturbing other cultural resources.
Environmental Assessment for Installation Wide Development at 135th Airlift Wing (AW) and Savannah Combat Reading Training Center (CRTC), Georgia Air National Guard, Georgia Mr. Nichols prepared an existing setting and impacts description for cultural resources related to an installation wide project in a NEPA-compliant EA at the 135th AW and Savannah CRTC at Savannah/Hilton Head International Airport. He provided a comprehensive analysis concerning potential impacts having to do with cultural resources. He integrated data and information from a wide DocuSign Envelope ID: 9B16548E-019F-4705-A4C7-AE19F25BFD09 Woodplc.com Page 2 of 2
Continued...
range of local, state and national governmental sources to adequately assess the environmental impacts in compliance with NEPA regulations. Correspondents with SHPO were taken into consideration and structures that were possibly eligible for the National Register of Historic Places, under section 106, were reviewed.
Cultural Resources, Applied Earthworks, Inc.
Chinatown Archaeology Project, City of San Luis Obispo, San Luis Obispo, CA Mr. Nichols placed 6 shovel test pits, in a Phase II survey, between the foundations of a historic building located in what was once Chinatown in historic downtown San Luis Obispo. He assisted in all aspects of excavation and artifact identification in the field, including opening and excavating all of the test units, identifying and documenting potential archaeological features, and recording relevant findings.
California Flats Solar Project, Element Power, San Luis Obispo and Monterey Counties, CA Mr.
Nichols assisted in Phase 2 investigations including ground surveying and shovel testing of prehistoric and historic sites in proposed project area. The goal was to gather additional information on the different sites integrity, condition, size, boundaries, stratigraphy, function, and context so that each sites significance can later be evaluated. Mr. Nichols excavated over 30 shovel test pits, 50 centimetres in diameter and up to 100 centimetres in depth. He identified and documented all archaeological finds and features while in the field.
Archaeological Excavation at the Lost City Site, Lost City Productions, Guadalupe, CA Mr. Nichols was an integral part of archaeological crew that excavated the 1923 movie set of “The 10 Commandments” in the Guadalupe dunes. His responsibilities included: excavating on the site on where most artifacts were in fragile condition and had to be handled with great care, artifact identification, surveying with a total station, site planning and photography; all the time working in close cooperation with a Chumash monitor and well as continuously responding to the requirements of the documentary film crew. All of this had to be completed on a tight schedule.
Cultural Resources, Great Basin Sage, Inc.
Phase 1 Cultural Resource Assessment for the Fremont Valley Preservation Project, Aqua Helio, Kern County, CA
Mr. Nichols conducted a Phase 1 linear survey of approximately 4800 acres including fields, transmission lines, and areas of anticipated construction, in the Mojave Desert. The goal of the project was to identify and evaluate potential archaeological sites that might be eligible for the State or National Registers within the proposed project area as well as meet the objective of the research design. He assisted in all aspects of the field survey, including site recordation using appropriate methods and state forms. The survey resulted in the recordation of several unrecorded historic and prehistoric sites.
DocuSign Envelope ID: 9B16548E-019F-4705-A4C7-AE19F25BFD09 Environment & Infrastructure
G. Richard Rees, PG, CHG
Senior Assococate Hydrogeologist
Professional summary
Mr. Rees has more than 25 years of experience as a hydrogeologist with a broad background in the fields of environmental site characterization and remediation and water resources. He has managed or served as a technical resource or principal investigator for projects requiring phase I environmental assessments, hydrogeologic and vadose zone characterization, and remediation of soil and groundwater. He has experience with sites affected with petroleum hydrocarbons, pesticides, organic acids, volatile organic compounds (VOCs), hexavalent chromium and other metals, perchlorate, and n-nitrosodimethylamine (NDMA). In addition, Mr. Rees has experience in hydrogeologic work related to water resources, including water supply well sitings, design of water supply wells, oversight of the installation of water supply wells, permitting potable water supply wells, and evaluating and documenting spring water sources.
Employment history
Wood Environment & Infrastructure Solutions, Inc., Corona, CA Senior Associate Hydrogeologist [2015 to present]
AMEC Environment & Infrastructure, Inc., Corona CA Senior Hydrogeologist [2008-2015] Geomatrix Consultants, Inc., Corona, CA Project Geochemist/Geologist [1996-2008] Earlier career highlights
1994-1996 Brown and Caldwell, Project Geologist
1991-1994 Huntingdon - Schaefer Dixon, Staff Hydrogeologist Representative projects
Wood projects
'13 Lorentz Barrel & Drum Superfund, U.S. Army Corps of Engineers (USACE), San Jose, CA, United States. OD11161441, $165,196, 2014.
425 National Ave, Vishay Intertechnology, Inc., CA, United States. 0014860015, $1,271,870, 2015.
Alark Chrome Superfund Site, U.S. Army Corps of Engineers (USACE), Riverside, CA, United States. GSA8990001, $1,188,554, 2015.
DTSC/Ag Park Presentation Support, City of Riverside (CA), Riverside, CA, United States. 0096480020, $154,855, 2014. Project Manager.
CONFIDENTIAL CLIENT (Honeywell) NHOU Second Interim RD, Honeywell International, Inc., North Hollywood, CA, United States. 4088115718, $6,161,784, 2017.
CONFIDENTIAL CLIENT (Honeywell) NHOU Second Interim Remedy, Honeywell International, Inc., North Hollywood, CA, United States. 8615180350, $1,529,700, 2016.
CONFIDENTIAL CLIENT (Honeywell) NHOU Second Interim Remedy, Confidential Client, Honeywell International, Inc., North Hollywood, CA, United States. 8615180650, $287,505, 2016.
CONFIDENTIAL CLIENT (Honeywell) Sepulveda GW IRM Pilot Test, Honeywell International, Inc., Los Angeles, CA, United States. IR15165560, $579,916, 2016.
CONFIDENTIAL CLIENT (Honeywell) Sepulveda GW Mon/OM&M, Honeywell International, Inc., Los Angeles, CA, United States. IR15165530, $277,985, 2016.
Long Beach Civic Center, Clark Construction Group, LLC, Long Beach, CA, United States. 4953150141, $257,120, 2016.
Lorentz Barrel & Drum Superfund, U.S. Army Corps of Engineers (USACE), San Jose, CA, United States. OD11161440, $409,875, 2014.
Years with Wood Environment
& Infrastructure Solutions Inc.:
20 Years’ Experience: 20
Education
Master of Science, Geology,
University of California,
Riverside, 1991
Bachelor of Science,
Geology, University of
California, Riverside, 1989
Professional qualifications
Certified Hydrogeologist,
CA, 704, 2000
Professional Geologist, CA,
6612, 1996
Memberships/affiliations
Member, American
Geophysical Union
Member, Groundwater
Resources Association
Member, National Ground
Water Association
Location
West US - Corona
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Environment & Infrastructure
PFCs Release Det/Delin/Remed-BRAC, U.S. Air Force Civil Engineer Center (AFCEC), San Antonio, TX, United States. 775290177, $13,183,042, 2016. Ongoing site investigations of the USAF (United States Air Force)-wide initiative to assess the presence or absence of perfluorinated compounds (PFCs) at Base Realignment and Closure (BRAC) installations in accordance with Department of Defense (DoD) Instruction (DoDI). These contaminants are associated with aqueous filmforming foam (AFFF) used at thirty nine former USAF installations located nationwide. Investigations have included groundwater, surface water, sediment, and soil sampling and monitoring. The work has included installation of groundwater monitoring wells, remedial action plans, preliminary treatment of contaminated areas, and the installation of water treatment systems.
Pick Your Part - Rialto Airport, Pick Your Part, Rialto, CA, United States. IR15165670, $71,140, 2016. Project Manager.
Redondo Junction Facility RI/FS, National Railroad Passenger Corp., Los Angeles, CA, United States. 277731001A, $315,455, 2017.
Rho-Chem - 2015, Cemex Corp, Ontario, CA, United States. 003704003G, $1,585,000, 2016.
Riverside Air/Orco Aviation, City of Riverside (CA), Riverside, CA, United States. 0124750000, $78,379, 2015. Project Manager.
Riverside Phase II ESA and RAP, City of Riverside (CA), Riverside, CA, United States. 0104680040, $170,500, 2015.
Project Manager.
WSPA - UIC Technical Support, Western States Petroleum Association, Various, CA, United States. FR15160760, $198,420, 2016.
Unlinked Wood projects
Environmental assessments
Installation-Specific Work Plan Addendum (ISWPA) preparation for perfluorinated compound (PFC) release assessment activities at fire training area (FTA) sites, Air Force Civil Engineering Center (AFCEC), former Norton Air Force Base, San Bernardino, CA; Former George Air Force Base Victorville, CA, and former March Air Force Base, Riverside County, CA Task manager for initial scoping for the assessment. Reviewed historical documents, conducted site reconnaissance with a representative of the Air Force familiar with the site and developed an initial scoping plan for soil and groundwater sampling to assess the potential for PFCs associated with FTA sites at the former Air Force bases.
Tracer Dilution Testing, Lorentz Barrel and Drum Superfund Site, San Jose, CA Task manager for tracer dilution testing on two monitoring wells to estimate groundwater flow velocity in shallow groundwater.
Testing was conducted by injecting sodium bromide solution into the wells and measuring the dilution of solution over time to calculate ambient groundwater flow though the monitoring wells. Prepared the work plan, conducted the field testing, analyzed the data, and prepared the report documenting findings to the U.S. Army Corps of Engineers and U.S. EPA.
Aquifer Testing and Well Rehabilitation, North Hollywood Operable Unit 1, North Hollywood, CA Task manager for aquifer testing to evaluate the hydraulic properties of the upper aquifer impacted with VOCs. Constant rate discharge testing was conducted on three remedial extraction wells operated by the Los Angeles Department of Water and Power. One of the extraction wells was rehabilitated to restore the pumping capacity prior to testing. Well rehabilitation consisted of treating the well casing with phosphoric acid, brushing, swabbing, and pumping the well. Step testing was conducted to evaluate the improvement in the specific capacity of the well following the rehabilitation efforts.
Aquifer Testing, Former Honeywell Sepulveda Site, Los Angeles, CA Task manager for aquifer testing to evaluate the hydraulic properties of the aquifer impacted with VOCs for design of a remedial measure. Aquifer testing included a step-test to evaluate the specific capacity of the extraction well and a 48-hour constant rate discharge test. Directed the testing activities and analyzed the test data and prepared the report of findings.
Site Conceptual Model Development, Former Fletcher Oil and Refinery Company (FORCO), Carson, CA Project manager and Lead Hydrogeologist for development of a site conceptual model to characterize petroleum fuel hydrocarbons and fuel additive compounds in groundwater at the former FORCO site. Reviewed boring logs and identified geophysical methods to collect additional subsurface data for interpretation of the hydrostratigraphy. Interacted with the Los Angeles Regional Water Quality Control Board to propose additional site investigation work to document water quality conditions in the underlying aquifer to verify that a nearby drinking water well was not threatened by the chemicals of concern in shallow groundwater.
DocuSign Envelope ID: 9B16548E-019F-4705-A4C7-AE19F25BFD09
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