City of St. Helena *AMENDED ITEM 10.4*
Special City Council Meeting
Tuesday, November 18, 2025 @ 6:00 PM
Vintage Hall Board Room - Second Floor
465 Main Street, St. Helena
PLEASE NOTE: Any person who wishes to speak regarding an item on the agenda or make a comment under the "Oral Communication" portion of the agenda may do so, but please observe the time limit of four minutes.
Public comment for City Council meetings will be accepted via email to [email protected]. All public comments must be received three hours prior to the meeting. All other public comments received after the deadline will be attached to the item the next business day or soon thereafter. Public comments will not be read out loud but will be publicly available and attached to the on-line City Council agenda.
Simultaneous Spanish interpretation services during meetings can be scheduled upon request. To ensure interpreters are available, requests must be made at least 72 hours in advance by calling the Office of the City Clerk at (707) 968-2640 or emailing [email protected].
The schedule of upcoming meetings and published meeting agendas can be found on the City of St. Helena website at https://sthelena.civicweb.net/portal/.
Servicios de interpretación en español durante la reunión pueden ser solicitados por el público. Para asegurar que los intérpretes estén disponibles, los servicios tienen que ser solicitados al menos 72 horas antes de la reunión llamando a la oficina de la Secretaria de la Ciudad al (707) 968-2640 o por correo electrónico a [email protected].
El horario de las reuniones publicadas y próximas puede ser localizado en el sitio de web de la Ciudad en https://sthelena.civicweb.net/portal/ .
Page
1. CALL TO ORDER
2. ROLL CALL
Mayor: Paul Dohring, Vice Mayor: Michelle Deasy, City Council Members:
Aaron Barak, Kate Spadarotto, Billy Summers
3. PLEDGE OF ALLEGIANCE
4. ADOPTION OF THE AGENDA
5. PUBLIC FORUM:
Under California law, public comments at special meetings are limited to subjects on the agenda only. Therefore public comment will take place during consideration of the item. Each person’s comments shall be limited to 4 minutes.
5.1. Public Comment - Tom Belt
Public Comment - Tom Belt (2)
9 - 17
Public Comment - Michelle Covell
Public Comment - Michelle Covell (2)
Public Comment - Deanna M. Griffin, Friends & Foundation, St. Helena Public Library
6. REPORTS BY STAFF AND CITY COUNCIL, FUTURE AGENDA ITEMS, AND AB 1234 REPORTS:
Reports by staff and/or Council Members on items of general interest. Brief questions for clarification may be posed and answered, and Council Members may request that items be place on a future agenda. Except under certain circumstances, the Brown Act prohibits any other discussion or action by the City Council.
7. PRESENTATIONS AND PUBLIC RECOGNITIONS
None.
8. STAFF BRIEFING
9. CONSENT ITEMS:
Members of the Council or the public (present at the meeting) may ask that any items be considered individually for purposes of considering alternative action, for extended discussion, or for public comment. Unless that is done, one motion may be used to adopt all recommended actions. (Roll Call Vote)
9.1. Consideration and proposed approval of a resolution approving the Parcel Map for 1360/1370 Main Street and authorizing the City Clerk to record the Map.
CEQA Determination: Exempt
Prepared By: Eric Janzen, Assistant Public Works Director Recommendation:
Approve the attached resolution.
Staff Report - Authorizing the Acceptance and Recordation of the Parcel Map for 1360/1370 Main Street. - Pdf
19 - 26
9.2. Consideration and Adoption of a Resolution approving a Professional Services Agreement with Raney Planning & Management, Inc. for preparation of Environmental Documents for the Adams Street Hotel & Residences Project in an Amount Not-to-Exceed $240,172.
CEQA Determination: Not a CEQA project
Prepared By: Maya DeRosa, Community Development Director Recommendation:
Staff recommends that the City Council adopt a Resolution approving a Professional Services Agreement with Raney Planning & Management, Inc. for preparation of Environmental Documents for the Adams Street Hotel & Residences Project in an Amount Not-to-Exceed $240,172.
Staff Report - PSA with Raney Planning & Management - Adams St Hotel EIR - Pdf
Public Comment - Tracy McBride
27 - 103
9.3. Consideration and Proposal Approval of a Resolution Authorizing the City Manager to Execute a Professional Services Agreement with Acoustics Group Inc. for a Vibration Investigation and Survey at the 105 - 128
Wastewater Treatment Plant Membrane Bioreactor Facility in an amount not-to-exceed $13,500.
CEQA Determination: Not a CEQA project
Prepared By: Stephanie Killingsworth, Public Works Financial Analyst Recommendation:
Staff recommends approval of the attached Resolution.
Staff Report - Acoustic Evaluation WWTP - Pdf
9.4. Consideration of a Resolution to set a Public Hearing for 6:00p.m.
Tuesday, January 13, 2026, to consider objections to the proposed annexation of the property known as 1380 El Bonita Avenue, St.
Helena, CA (APN 009-432-001), into the St. Helena Municipal Sewer District No. 1 MSD Annexation No. 153.
CEQA Determination: Not a CEQA project
Prepared By: Rebecca White, Administrative Assistant
Recommendation:
Staff request City Council to adopt a resolution to consider the applicant's request and order a public hearing to be scheduled for January 13, 2026.
Staff Report - Set a Public Hearing to Consider a Sewer Annexation - Pdf
129 - 134
9.5. Consideration and Proposed Adoption of a Resolution Authorizing Amendment No. 1 for the First One-Year Extension (of up to Four) to Alsco Uniform Services, Inc. Professional Services Agreement for Public Works Staff Uniform Services.
CEQA Determination: Not a CEQA project
Prepared By: Stephanie Killingsworth, Public Works Financial Analyst Recommendation:
Staff recommends approval of the attached Resolution.
Staff Report - First One-Year Extension of PSA with Alsco for PW Uniform Services - Pdf
135 - 140
9.6. Consideration and Proposed Approval of a Resolution Authorizing the City Manager to Execute a Professional Service Agreement with Coastland Civil Engineering, LLP for Construction Inspection Services for the D24-01 Oak Avenue Utility Rehabilitation Project in an amount not to exceed $100,000.
CEQA Determination: Not a CEQA project
Prepared By: Mario Traverso, Project Manager, Stephanie Killingsworth, Public Works Financial Analyst
Recommendation:
Staff recommends approval of the attached Resolution.
Staff Report - D24-01 Inspection Services Coastland - Pdf 141 - 165
9.7. Consideration and proposed adoption of a Resolution (1) Awarding the Downtown St. Helena Pedestrian Improvements Project (R18-81) to Ghilotti Construction in the amount of $1,729,541; (2) Authorizing the City Manager to execute the Construction Contract with Ghilotti 167 - 176
Construction; (3) Authorizing the Director of Public Works to approve Change Orders not-to-exceed 10% of the Contract price; (4) Authorizing the Director of Public Works to file the CEQA Notice of Exemption with the County of Napa and (5) Authorize the Recommended Budget Amendments/Transfers.
CEQA Determination: Exempt
Prepared By: Eric Janzen, Assistant Public Works Director Recommendation:
Staff recommends approval of the attached resolution.
Staff Report - Downtown St. Helena Pedestrian Improvements Project Contract Award - Pdf
10. PUBLIC HEARINGS:
10.1. Reed Woodson (270 Pratt Avenue) Short-Term Rental (STR) Tourism Occupancy Tax (TOT) Appeal.
CEQA Determination: Not a CEQA project
Prepared By: Andrew Bradley, Program Manager
Recommendation:
Staff recommends City Council conduct a hearing, deny the claim, and uphold the ruling of the Hearing Officer dated October 10, 2025.
Staff Report - Reed Woodson (270 Pratt Avenue) Short-Term Rental (STR) Tourism Occupancy Tax (TOT) Appeal - Pdf
JJS Revised Statement Regarding City of St. Helena STR Enforcement at 270 Pratt Avenue
177 - 192
10.2. Introduction and waive the first reading of a proposed ordinance to approve and adopt Zoning Ordinance Amendment (ZOA 2025-002) to amend Section 17.16.030, end note 5 and Section 17.35.050(A) of the St. Helena Municipal Code.
CEQA Determination: CEQA; further, even if deemed a “project” subject to CEQA, exempt from CEQA under the common sense exemption set forth in Section 15061 (b)(3), in that it can be seen with certainty that the proposed action will have no impact on the environment.
Prepared By: Maya DeRosa, Community Development Director Recommendation:
1. Find that the proposed changes to Chapters 1.12, 17.05, and 17.32 of the St. Helena Municipal Code are exempt from CEQA Guideline 15061 (b)(3); and
2. Introduction and waive the first reading of a proposed ordinance (ZOA2025-002) amending Section 17.16.030, end note 5 and Section
17.35.050(A) of the of the St. Helena Municipal Code.
Staff Report - Covered Porches Zoning Ordinance Amendment (ZOA 2025-002) - Pdf
Presentation
193 - 209
10.3. Introduction and waiver of first Reading of an Ordinance Amending City of St. Helena Municipal Code Section 2.12.060 of Chapter 2.12 and 211 - 216
Chapter 2.24 Regarding the Powers and Duties of the City Manager and Department Heads, a Title Change from Director of Finance to Director of Administrative Services and removing the City Manager's Authority to Assume the Duties of the Treasurer.
CEQA Determination: Not a CEQA project
Prepared By: Mandy Kellogg, Administrative Services Director Recommendation:
Introduce and waive the first reading of an Ordinance of the City Council amending Municipal Code Chapters 2.12 and 2.24 to reassign treasurer duties, in addition to retitling Director of Finance to Director of Administrative Services.
Staff Report - Treasurer Duties to Admin Services Director - Pdf
10.4. **THIS ITEM WILL BE MOVED TO A DATE CERTAIN OF
NOVEMBER 25, 2025**
Introduction and waive the first reading of a proposed ordinance amending Sections 1.12.200, 17.05.100, 17.32.010, and 17.32.020 of the St. Helena Municipal Code pertaining to the regulations for Short Term Rentals.
11. OLD BUSINESS:
11.1. Consideration of a resolution declaring City owned Adams Street parcel to be surplus land under the Surplus Land Act (SLA).
CEQA Determination: Not a CEQA project
Prepared By: Maya DeRosa, Community Development Director Recommendation:
Approve a resolution declaring the City owned parcel on Adams Street (A.P.N. 009-150-006) surplus land under the Surplus Land Act (SLA).
Staff Report - Resolution declaring City owned Adams Street parcel to be surplus land under the Surplus Land Act (SLA). - Pdf Presentation
Public Comment - Megan Long
Public Comment - Mark Smithers
Public Comment - Lana Ivanoff
Public Comment - Kathi Brotemarkle
Public Comment - David Brotemarkle
Public Comment - Richard Seiferheld
Public Comment - Ellen Kieval
Public Comment - Kaye Mahorney
Public Comment - Maria Criscione Stel
Public Comment - Maureen Moulton
Public Comment - Michael Haley
Public Comment - Tim Hall
Public Comment - Antonia Allegra
Public Comment - Mary Stephenson
Public Comment - Tom and Margot Belt
Public Comment - Philippa Ward
Public Comment - Katie Leonardini
217 - 338
Public Comment - Nancy Dervin
Public Comment - Deborah Claymon Boeschen
Public Comment - Georg Salzner
Public Comment - Sandra Weissmiller
Public Comment - Elaine Honig
Public Comment - Helen Thompson
Public Comment - Nancy Gilmore
Public Comment - Peter Scott
Public Comment - Candice Pannetier
Public Comment - John Thompson
Public Comment - Sue Furdek
Public Comment - Tracy McBride
Public Comment - Wayne Donaldson
Public Comment - Jeffrey Earl Warren
Public Comment - Cynthia Warren
Public Comment - Lyndsey Harrison
Public Comment - Courtney Andrain
Public Comment - Jim Anderson
Public Comment - Elaine de Man
Public Comment - Michelle Covell (3)
Public Comment - Kelly Wheaton (2)
Public Comment - Oliver Caldwell
Public Comment - Julie Bolander
Public Comment - Gayle Davies
Public Comment - Joshua Parke
Public Comment - Deanna M. Griffin, Friends & Foundation, St. Helena Public Library (2)
Public Comment - Lara Fielding
12. NEW BUSINESS:
12.1. Consider and adopt a Resolution (1) Authorizing the City Manager, or his Designee, to execute a “Settlement Agreement” with the California Regional Water Quality Control Board, San Francisco Bay Area Region; (2) Acknowledging the accumulation of $378,000 in fines due to regulated effluent parameter exceedances; (3) Authorizing the creation of Capital Improvement Plan (CIP) Project No. S26-05 with denoted funding in partial fulfillment of the Order; and (4) Authorizing the expenditure of $181,500 from GL 571-5000-2425; and (5) Authorizing corresponding budget adjustments to appropriate funding for this action.
CEQA Determination: Exempt
Prepared By: Joseph Leach, Assistant City Manager/Director of Public Works/City Engineer, Stephanie Killingsworth, Public Works Financial Analyst
Recommendation:
Adopt the related resolution.
Staff Report - Agreement with Water Board for Fines related to WWTP - Pdf
339 - 368
12.2. Adopt a Resolution authorizing existing water customers in the 369 - 394
Magnolia Oaks Subdivision to connect to their potable water service for irrigation purposes.
CEQA Determination: Exempt
Prepared By: Eric Janzen, Assistant Public Works Director Recommendation:
Adopt the resolution.
Staff Report - Magnolia Oaks irrigation connection to City Water - Pdf Presentation
Public Comment - Celeste Neeley
Public Comment - Cynthia Tuthill and James Orr
Public Comment - Kelly Muters
Public Comment - Gale Muters
Public Comment - Cortney Klein
Public Comment - Eric Chiang
Public Comment - Kelly Wheaton
13. CITY COUNCIL REPORTS:
A. Association of Bay Area Governments (ABAG) - Executive Board B. Association of Bay Area Governments (ABAG) - General Assembly C. Napa Valley Tourism Corporation (Umbrella for Napa County) D. League of California Cities – North Bay Division
E. Napa County City Selection Committee
F. Napa County Flood Control and Water Conservation District G. Napa County Local Agency Formation Commission (LAFCO) H. Napa Valley Transportation Authority (NVTA)
I. Napa County Watershed Information Center & Conservancy (WICC) J. Upper Valley Waste Management Agency
K. Napa County Groundwater Sustainability Plan Advisory Committee L. Napa County Regional Climate Action Committee
M. Council Ad Hoc and Standing Committee Reports
14. ADJOURNMENT
The next Regular City Council meeting is scheduled for November 25, 2025, at 6:00 p.m.
This agenda was posted at City Hall, 1088 College Avenue, and at Vintage Hall, 465 Main Street, St. Helena, California on November 13, 2025.
Andrew Bradley, City Clerk
In Compliance with the Americans with Disabilities Act, if you need special assistance to participate in this meeting, please call the City Clerk’s Office (707) 967-2792. Notification 72 hours prior to the meeting as required by Section 202 of the Americans with Disabilities Act will enable the City to make reasonable arrangements to ensure accessibility to this meeting.
Any supplemental writings or documents distributed to a majority of the City Council regarding any item on this Agenda, after the posting of the Agenda, will be available for public review in the City Clerk’s Office located at 1088 College Avenue, St. Helena, California, during normal business hours and by appointment. In addition, such writings or documents will be made available on the City’s web site at https://sthelena.civicweb.net and will be available for public review at the respective meeting.
!"#$ $%&'(")
* +,-
../.0/1213
.413
5
6 %7%
8"9&%
8"9&%#$-7:&;""(%'<=)>
5!-$
? "(
@!-$$ "(#$-7:&;""(%'<=)>
5%
8;,-(<
@A;,-(<#$-7:&;""(%'<=)>
B&"@;
"%$;
C"%$;#$-7:&;""(%'<=)>
C"&&"'A%,"#""'("
C"&&"'A%,"#""'(")
DEFFG
HIJIK
LMN
OGPOEQPER
STIS
STE
UVSJMW
XISEQ
PEYSQIF
ZGFVOJ
VW
[\
JEIQW
GFR
IPR
VPIRE]YISE
VP
ZQG^EOSVP_
STE
IOSYIF
INGYPS
G`
XISEQ
STIS
XVFF
aE
YWER
VP
STE
`YSYQE
TGYWVP_
IPR
TGSEF
REbEFGZNEPSW
aEVP_
OGPWVREQER
VP
cSd
DEFEPId
eGQ
EfINZFEK
QEOEPSFJ
L
NES
XVST
HQd
gEIOT
IPR
FE`S
TVN
XVST
I
SIaFE
VPRVOISVP_
`GYQ
WOEPIQVGW
`GQ
XISEQ
YWE
IS
STE
cZQVP_
hQGbE
TGYWVP_
REbEFGZNEPSd
LP
EIOT
WOEPIQVG
L
YWER
STE
OYQQEPS
XISEQ
PEYSQIF
ZGFVOJ
SG
RESEQNVPE
XTIS
STE
ZQG^EOSER
XISEQ
YWE
XGYFR
aE
`GQ
GPEK
SXGK
STQEEK
IPR
`GYQ
aERQGGN
TGNEW
aIWER
YZGP
i
GOOYZIPSW
VP
EIOT
aERQGGNd
jTE
OYQQEPS
ZGFVOJ
IFWG
VPOFYREW
`INVFJ
IPR
FVbVP_
QGGNW
IW
aERQGGNWK
TGXEbEQ
L
RVWQE_IQRER
STGWE
QGGNW
`GQ
STE
EfEQOVWEd
jTE
ZGVPS
aEVP_
VP
EbEQJ
OIWEK
PG
NISSEQ
TGX
NIPJ
aERQGGNW
VP
STE
TGYWEWK
STE
ZQG^EOSER
YWE
`GQ
XISEQ
VW
k\
_IFFGPW
ZEQ
RIJ
ZEQ
GOOYZIPSd
LS
WTGYFR
aE
GabVGYW
STVW
ZQG^EOSVGP
_QGWWFJ
YPREQEWSVNISEW
XTIS
STE
QEIF
YWE
XVFF
aE
GPOE
STEWE
IPR
GSTEQ
REbEFGZNEPSW
XVFF
aE
YWVP_
GPOE
GOOYZVERd
lmGY
NIJ
QEOIFF
cSd
DEFEPI
FVNVSER
QEWVREPSVIF
XISEQ
OYWSGNEQW
SG
n\
_IFFGPWoRIJoGOOYZIPS
RYQVP_
STE
ipipqi[
RQGY_TSdr
sGS
GPFJ
XVFF
STVW
IRR
SG
I
XISEQ
]YIPSVSJ
aYQREP
RYQVP_
FGX
XISEQ
JEIQW
`GQ
STE
OYQQEPS
XISEQ
OYWSGNEQWK
VS
IFWG
YPREQEWSVNISEW
XTIS
STE
QEIF
INGYPS
G`
VP
FVEY
`EEW
WTGYFR
aE
SG
IOOGNZFVWT
XISEQ
PEYSQIFVSJd
eGQ
EfINZFE
STE
cZQVP_
hQGbE
REbEFGZNEPS
VW
OYQQEPSFJ
ZQGZGWVP_
t[[uKppp
`GQ
VP
FVEY
`EEW
SG
IOTVEbE
XISEQ
PEYSQIFVSJ
`GQ
STE
v[
TGNE
REbEFGZNEPSd
L
WYaNVSK
TGX
XGYFR
STE
UVSJ
WZEPR
t[[uKppp
SG
OQEISE
IPJ
XISEQ
PEYSQIFVSJ
VP
GYQ
OVSJd
wPRK
V`
JGY
FGGx
IS
STE
FIaGQ
QISEW
cZQVP_
hQGbE
VW
YWVP_
SG
QESQG`VS
IZZFVIPOEW
VP
TGNEWK
VS
VW
WV_PV`VOIPSFJ
FGXEQ
STIP
OYQQEPS
ZFYNaVP_
QISEW
VP
sIZI
UGYPSJ
STIS
IbEQI_E
IaGYS
t[\p
ZEQ
TGYQd
yIWER
YZGP
STE
IaGbEK
L
XGYFR
FVxE
SG
NIxE
I
WY__EWSVGP
STIS
OGYFR
IRRQEWW
STE
VPIRE]YIOJ
G`
STE
UVSJMW
OYQQEPS
XISEQ
PEYSQIF
ZGFVOJd
cSIQSVP_
VP
IaGYS
ip[zK
I`SEQ
STE
UVSJ
XIW
VWWYER
I
OEIWE
IPR
REWVWS
GQREQ
GP
STE
UVSJMW
XIWSEXISEQ
SQEISNEPS
ZFIPSK
STE
UVSJ
OGPSENZFISER
GP
I
XIJ
SG
WISVW`J
STE
{ISEQ
|YIFVSJ
UGPSQGF
yGIQRMW
GQREQ
SG
VNZQGbE
VSW
XIWSEXISEQ
ZFIPSd
jTE
UVSJ
EPRER
YZ
OTGGWVP_
SG
VPWSIFF
I
SEQSVIQJ
WJWSEN
VP
STE
PEX
XIWSEXISEQ
SQEISNEPS
ZFIPS
IPR
WZEPS
VP
STE
PEV_TaGQTGGR
G`
tip
ZFYW
NVFFVGP
SG
VNZQGbE
STE
ZFIPSd
L
WTGYFR
NEPSVGP
STIS
STE
UVSJ
XIW
PGS
GQREQER
SG
VNZQGbE
STE
ZFIPS
aJ
VNZQGbVP_
VS
SG
SEQSVIQJ
WSIPRIQRWK
PEbEQSTEFEWW
STE
UVSJ
GZSER
SG
_G
STIS
QGYSEd
LS
XGYFR
TIbE
aEEP
FEWW
EfZEPWVbE
SG
VNZQGbE
STE
XIWSEXISEQ
ZFIPS
XVST
I
WVNZFEQ
`GQN
G`
WEOGPRIQJ
IRbIPOER
SQEISNEPS
QISTEQ
STIP
STE
SEQSVIQJ
GZSVGP
{TIS
XE
TIbE
SGRIJ
VW
I
XIWSEXISEQ
SQEISNEPS
ZFIPS
STIS
OIP
REFVbEQ
SEQSVIQJ
XISEQ
lZGSIaFErK
aYS
STE
UVSJ
VWPMS
IaFE
SG
REFVbEQ
SEQSVIQJ
XISEQ
aEOIYWE
STEQE
IQE
PG
ZYQZFE
ZVZEW
VPWSIFFER
SG
REFVbEQ
STE
SEQSVIQJ
XISEQd
wPR
STVW
VW
I`SEQ
WZEPRVP_
tip
ZFYW
NVFFVGP
IPR
`VbE
JEIQW
`GQ
STE
REWV_P
IPR
OGPWSQYOSVGP
G`
STE
PEX
XIWSEXISEQ
`IOVFVSJd
Agenda Item #5.1.
!
"#
$%&'
"(#)*
!
!
+
,
Agenda Item #5.1.
Agenda Item #5.1.
!
"
#
$ %&'())
*+)
,-&'()).'+)/0'(&)'12'-3 4
%5
6676879:9;
;<9=
>%
?>@&'
*--)5
,A@&''--)5.'&BC1())5/2D+3E
F0&/
AA
,)AA.'&BC1())5/2D+3
GHIJ
KLMN
KOPQRLST
U
VLSS
MJN
MO
WHHX
MYLZ
[JLH\
IQ]
MO
MYH
XOLQM^
U
I_
VJL`Qa
MO
NOP
XPJHSN
IZ
I
JHZL]HQM^
U
ZIV
bO_cZ
XOZM
JHaIJ]LQa
MYH
dIMHJ
eHPMJISLMN
fOSLRN
IXXHIJLQa
OQ
MYH
eOgH_[HJ
hiMY
XP[SLR
\OJP_^
jN
RO__HQMZ
YHJH
\ORPZ
OQ
MYH
XOSLRN
LMZHS\T
XIJ`RPSIJSN
YOV
LMZ
RPJJHQM
ZMJPRMPJH
ISSOVZ
\OJ
LQROQZLZMHQM
RISRPSI`OQZ
O\
VIMHJ
ZIgLQaZ
IQ]
LQkSLHP
\HHZ^
UQ
JHgLHVLQa
_PS`XSH
VIMHJ
QHPMJISLMN
JHXOJMZT
U
QO`RH]
ZLaQLlRIQM
]LZRJHXIQRLHZ
LQ
MYH
MYHOJH`RIS
VIMHJk
PZH
ZIgLQaZ
XHJ
JHZL]HQM^
bYHZH
]LmHJHQRHZ
IXXHIJ
MO
ZMH_
\JO_
MYH
I[ZHQRH
O\
RSHIJSN
]HlQH]
naISSOQZ
ZIgH]o
ZMIQ]IJ]Z
\OJ
JHXSIRLQa
HpLZ`Qa
YLaYkqOV
lpMPJHZ
VLMY
SOVkqOV
lpMPJHZ
LQ
MYH
XOSLRN^
rHRIPZH
MYH
XOSLRN
SHIgHZ
MYHZH
RISRPSI`OQZ
OXHQ
MO
LQMHJXJHMI`OQT
IXXSLRIQMZ
_IN
ZP[sHR`gHSN
]HMHJ_LQH
MYHLJ
OVQ
ZIgLQaZ
IZZP_X`OQZ^
bYLZ
JHZPSMZ
LQ
SIJaH
gIJLI`OQZ
LQ
LQkSLHP
\HHZT
]HXHQ]LQa
OQ
VYLRY
_HMYO]OSOaN
LZ
PZH]^
tQH
XJHgLOPZSN
ZP[_LuH]
XJOsHRM
JHXOJM
vwPQMHJT
[N
xyz{
PZHZ
I
_OJH
JHIZOQI[SH
IQ]
MJIQZXIJHQM
\OJ_PSI
\OJ
RISRPSI`Qa
IRMPIS
VIMHJ
ZIgLQaZ^
U
[HSLHgH
MYLZ
IXXJOIRY
ROPS]
ZHJgH
IZ
MYH
[IZLZ
\OJ
PX]I`Qa
MYH
dIMHJ
eHPMJISLMN
fOSLRNT
JH_OgLQa
I_[LaPLMN
IQ]
ZMJHQaMYHQLQa
ROQZLZMHQRN^
dYHQ
IXXSNLQa
MYIM
_OJH
ZMIQ]IJ]L|H]
RISRPSI`OQ
_O]HST
MYH
JHZPS`Qa
LQkSLHP
\HH
]LmHJHQRHZ
IJH
ZP[ZMIQ`IS}]H_OQZMJI`Qa
VYN
RSHIJHJ
aPL]HSLQHZ
IJH
HZZHQ`IS^
zQOMYHJ
_IsOJ
ROQRHJQ
LZ
MYIM
MYH
XOSLRNT
IZ
VJLuHQT
OQSN
RISRPSIMHZ
ZIgLQaZ
\OJ
OQH
NHIJ
O\
QHPMJISLMNT
HgHQ
MYOPaY
QHV
VIMHJ
PZHJZ
VLSS
ROQ`QPH
]JIVLQa
\JO_
MYH
ZNZMH_
LQ]HlQLMHSN^
bYH
XOSLRN
]OHZ
QOM
I]]JHZZ
SOQakMHJ_
QHPMJISLMN
OJ
YOV
XHJHQQLIS
PZIaH
ZYOPS]
[H
OmZHM^
~
h^
ILJQHZZ
IQ]
XJOXOJ`OQISLMN
KPJJHQM
LQkSLHP
\HH
RISRPSI`OQZ
_IN
ZLaQLlRIQMSN
PQ]HJgISPH
MYH
SOQakMHJ_
VIMHJ
L_XIRM
O\
ZP[ZMIQ`IS
QHV
JHZL]HQ`IS
]HgHSOX_HQM^
^
UQ\JIZMJPRMPJH
JHISL`HZ
tPJ
RO__PQLMN
ROQ`QPHZ
MO
HpXHJLHQRH
IaLQa
VIMHJ
LQ\JIZMJPRMPJHT
ZHIZOQIS
ZPXXSN
RYISSHQaHZT
IQ]
ORRIZLOQIS
XP_X
\ILSPJHZ^
z
XOSLRN
MYIM
IRROPQMZ
OQSN
\OJ
OQH
NHIJ
O\
QHPMJISLMN
]OHZ
QOM
JHqHRM
MYHZH
SOQakMHJ_
ROQZMJILQMZ^
^
tPJ
RO__PQLMN
LZ
HpXHJLHQRLQa
ROQ`QPISSN
JLZLQa
JIMHZT
VYLRY
YIgH
QOV
JHIRYH]
PQZPZMILQI[SH
SHgHSZ^
^
bYH
VIMHJ
QHPMJISLMN
XOSLRN
LZ
I
XOMHQ`IS
_HMYO]
\OJ
I]]JHZZLQa
ROZMZ
\OJ
JHXILJZ
IQ]
_ILQMHQIQRH
O\
MYH
ZNZMH_T
QOM
sPZM
OQ
MYH
VIMHJ
JIMH
ZMP]LHZ
IQ]
VIMHJ
[LSSZ^
^
PMPJH
xwezk]JLgHQ
aJOVMY
zZ
MYH
KLMN
IRRO__O]IMHZ
I]]L`OQIS
PQLMZ
LQ
RO_LQa
NHIJZT
HIRY
XJOsHRM
VLSS
RP_PSI`gHSN
LQRJHIZH
]H_IQ]
OQ
I
SL_LMH]
VIMHJ
ZPXXSN
IQ]
XOMHQ`ISSN
ZMJILQ
HpLZ`Qa
LQ\JIZMJPRMPJH^
^
GJOPaYM
JHZLSLHQRH
bYH
KLMN
ZYOPS]
ROQZL]HJ
YOV
dIMHJ
eHPMJISLMN
fOSLRN
JH\OJ_
ROPS]
I]]JHZZ
RNRSLRIS
]JOPaYM
NHIJZT
LQRSP]LQa
VYHMYHJ
QHPMJISLMN
ZYOPS]
IRROPQM
\OJ
_PS`kNHIJ
ZPXXSN
gIJLI[LSLMN^
^
yPXXSN
aPIJIQMHHZ
dLSS
\PMPJH
gHJZLOQZ
O\
MYH
XOSLRN
ROQZL]HJ
VIMHJ
XPJRYIZHZ
\JO_
eIXIT
OJ
JHPLJH
ROQMJIRMPIS
IZZPJIQRHZ
\OJ
ZP__HJk_OQMY
JHSLI[LSLMN
i^
yNZMH_
RIXIRLMN
IQ]
XJHZZPJH
xHRHQM
XP_X
\ILSPJHZ
JHPLJH]
JHSLIQRH
OQ
L_XOJMH]
VIMHJ
VLMY
SOVHJ
XJHZZPJH^
dLMY
\PMPJH
LQRJHIZHZ
LQ
PZHJZ
IQ]
]H_IQ]T
YOV
VLSS
XJHZZPJH
IQ]
JHSLI[LSLMN
[H
XJOMHRMH]
L\
ZL_LSIJ
\ILSPJHZ
ORRPJ
IaILQ
Agenda Item #5.1.
!
"
#
$
#
"
$
$
"%
&%'$
%%
%'
(
$) %
%')
$
*
+,-./00/1,2345/00
6789:;<8;=>?7;@<7=A:7<8;B7BCDE<7?;:B@F=GHHA6>
IJIKLMNKLONJ
PQJIR?:@S;KST:;<PJOS?:@;U<V<@?=W6LQXIQ
YYYK8BZ<VV?789:;<8;FK8B[
Agenda Item #5.1.
!"
#
!
$ %&'())
*+)
,-&'()).'+)/0'(&)'12'-3 4!%5
6676879:9;
;<=:
>%
?>@&'
*--)5
,A@&''--)5.'&BC1())5/2D+3E
F0&/
AA
,)AA.'&BC1())5/2D+3
GHIJKLJ
MNOIPQJ
MN
RSJ
TPUIMO
VWXPY
WV
RSJ
KZJNQK
[W\JYUJX
]^RS_
`a`bc
deef
ghgijik
ljmn
leoipjqr
s
tu
vuw
xvyz
w{x
|u}x
zu~
x|yx
vt
s
|xwx
w{x
x
vt
xu|w
zu~
txyuwx
wu
x|yv
w{x
~}
s
xv
wutz
|xtxvw
vuw
v
z
|u}x
}vvv
uuvx|
sv
ux|yv
vz
u
w{x
~x
u~|
wuv
v
s
{yx
vu
xt
w{w
~}
v~w
{
xxv
v|xv
uxyx|
w
xx
w{x|x
vu
}x|
|ux
u|
{w
{xv
wu
uxvw
~x
uv
u|
uvx|v
uvx
w
~xt
s
{yx
xyx|}
~x
uv
s
xv
{
uvx|v
~x
uv
u|
uxvw
w{x|x
txvwxt
x|uv
u|
wx
w{xz
{u~}t
uvww
s
w
txxvt
uv
w{x
wzx
u
uxvw
w{x|x
tu~xvw
x}vv
{u
{vt}x
{w
vx
uxvw
~xt
u|
v}~txt
uv
v
xvt
u|
uxv
v
{x|v
u|
xx
v
{w
w{x
u|}
|ux
u|
xv
wu
|xxyx
|xuvx
s
w{x|x
x}vx
u|
|xuvx
s
uxuvx
x}}z
txvwxt
wu
|xuvt
{u
xv~|x
w{w
uxvw
|x{
w{x
u||xw
vtyt~}
u|
u}}u~
sv
u~|
wz
u~v}wz
vx|
u|
u
uyx|vxvw
{u
~}
wx}z
|xuv}x
u|
tt|xv
~}
uvx|v
s
}u
|x~xw
}|
uv
uv
|u}x
|xuv}
x
vt
xx}}z
{x
vt
}vx
v
u~|
}u}
uyx|vxvw
}xx
txvx
w{x
|u}x
vt
|xuv}
x
u
wz
u~v}
wz
vx|
vt
wz
w
vt
x}v
{u
w{x
zwx
u
{x
vt
}vx
~v
uv
xwxxv
w{x }xx
}|z
w{x
|u}x
u
xv
v
xvxxvw{w
u~|
xxwxt
}xyx}
u
|
uv
v}}z
}xx
u~w}vx
~}wz
uvw|u}
x~|x
v
}x
wu
xv~|x
w{w
w{x
~}
|xxyx
~|wx
x}z
vt
{{~}wz
x|yx
s
x}xyx
w{w
}|zv
w{xx
|u}x
vt
|uxx
}}
|xw}z
xvxw
u~|
u~vwz
uwx|v
{x}w{x|
t~uv
vt
txwx
vt
}}uv
|xtxvw
w{
xx|
x
v
x
|x
wu
xvx
u|x
xx
yx}z
vx|x}z
¡¢£¤¥¥¤
¦¡§
¨©ª¤¥¥
«¬®¯°±°²
³´¬°µ±¬²
¶¯¬±°·¬
·¸
¹º±¬´°¯·µ»²
¼½½¶
«³
¾¿¾ÀÁÂÃÀÁÄÿ
Agenda Item #5.1.
Agenda Item #5.1.
CITY OF ST. HELENA, SPECIAL CITY COUNCIL MEETING, 11/18/25 6:00 PM PUBLIC COMMENT, PUBLIC FORUM item 5.1
1 FFSHPL IS A PUBLIC CHARITY THAT BENEFITS THE ST. HELENA PUBLIC LIBRARY THROUGH FUNDRAISING AND ADVOCACY. TAX ID: 26-3043296
Greetings, All.
Yesterday, Friends & Foundation, St. Helena Public Library (FFSHPL) sent a message to an assortment of City StaƯ, Elected OƯicials, and the appointed Chair of the St. Helena Public Library (SHPL) Board of Trustees. We are share the general content of that message, to inform all readers of the opportunity presented.
Friends & Foundation, St. Helena Public Library oƯers to pay for a comprehensive facility assessment of the St. Helena Public Library (SHPL) facility. The intent is to assess, assemble, and interpret current conditions through a best-practices lens, to inform decision making and prioritization of optimal and cost-eƯective future use of this key city facility and site.
The most recent thoughtfully prepared study of the St. Helena Public Library facility of which we are aware dates to 2017. The Public Library does not presently appear on the City’s 5-year Capital Improvement Plan (CIP), which shapes and guides capital spending.
No matter how or when the City will define and address St. Helena’s overall municipal financial circumstances, it seems unlikely that a hasty change of facility for the Public Library function would be cost eƯective or wise from a long-term perspective. Intentionality, continuity, and careful planning based on good data and qualified professional librarians’ guidance are critical ingredients in assuring ongoing and successful fostering of residents’ enjoyment, education, self-fulfillment, economic strength, and communal conviviality achieved through the Public Library.
The oƯered report would give insight that pertains to more than Library function. The “Cooling Center” role of this site encompasses more than its name implies. The site’s ample space for people combines with its backup power generator to assure that the City can provide a welcome respite in crisis at any time of year—to cool, warm, or keep dry our friends and neighbors; to oƯer a place to recharge communication devices and access wifi. This is perpetually an essential function and it remains available as long as the critical building systems operate without threat of failure.
We believe that a late 2025 or early 2026 comprehensive facility assessment and report would be an important component of credible discussions of the site’s use for any future time frame. In the fairly immediate term, realistic numbers for informed budgeting and prioritization would become available; for mid- and long-term, an industry-specific assessment might shed light on strengths and weaknesses of the site not apparent to a casual observer. At this time, what Friends & Foundation oƯers is a way for the City to gain quality information while requiring minimal staƯ time and no cost.
We at Friends & Foundation sincerely hope that this oƯer will be accepted.
Respectfully submitted, Deanna M. GriƯin
Executive Director, Friends & Foundation, St. Helena Public Library P. O. Box 171; St. Helena, CA 94574 Deanna.GriƯ[email protected]; 707 804 9675 11/18/25 Agenda Item #5.1.
Agenda Report to the City Council
Agenda Section: CONSENT ITEMS:
Department: Public Works
DATE: November 18, 2025
FROM: Eric Janzen, Assistant Public Works Director
SUBJECT: Consideration and proposed approval of a resolution approving the Parcel Map for 1360/1370 Main Street and
authorizing the City Clerk to record the Map.
RECOMMENDED
ACTION:
Approve the attached resolution.
PREVIOUS COUNCIL
ACTION:
None
STATEMENT OF THE
PURPOSE:
Approve and Record the Parcel Map for 1360/1370 Main
Street.
FINANCIAL IMPACT: None
BACKGROUND:
On August 6, 2024, the Planning Commission approved PL23-008, Tentative Parcel Map for 1360/1370 Main Street, APN 009-212-003, into two parcels. Parcel 1 would be approximately 13,768 sf while Parcel 2 would be approximately 5,986 sf. Each lot would retain one of the two adjoining commercial/retail spaces. The approval was conditioned upon the applicant completing all conditions of approval prior to recordation of the Parcel Map. Pursuant to St. Helena Municipal Code Section 16.20.080, the City Council is the approving authority for commercial Parcel Maps.
DISCUSSION:
The subject parcel is located in the Downtown core. The proposed subdivision is consistent with the land use designation and development standards established in the City's 2040 General Plan Update. Both proposed parcels have access to City water and City sewer.
This is a commercial lot and not eligible for ministerial approval under the California Map Act. Council approval of the Parcel Map is required.
City staff has reviewed the Parcel Map and determined that it is in substantial conformance with the approved Tentative Parcel Map. The Parcel Map complies with all applicable provisions of the California Subdivision Map Act and the City of St. Helena Municipal Code. Furthermore, all conditions of approval, associated with the Tentative Parcel Map and due prior to recording the Parcel Map, have been satisfied.
ENVIRONMENTAL REVIEW:
Agenda Item #9.1.
The proposed Parcel Map is categorically exempt from the requirements of the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Section 15332, In-Fill Development Projects. The project is consistent with the General Plan and zoning regulations, is located within city limits on a site less than five acres, is surrounded by urban development, has no value as habitat for endangered or threatened species, and would not result in any significant effects related to traffic, noise, air quality, or water quality. Adequate public services and utilities are available to serve the project.
DOCUMENTS ATTACHMENTS:
4232-00 PM_Parcel Map draft_20251029-CP
RESOLUTION.Steve's Hardware PARCEL MAP.2025.v3
Agenda Item #9.1.
PARCEL MAP
OF THE LANDS OF
RONALD V. MENEGON AND
ANTIONETTE M. MENEGON, AS
CO-TRUSTEES OF THE MENEGON
FAMILY TRUST U/A, ET. AL.
AS DESCRIBED IN
DOCUMENT NUMBER 2021-0037441, N.C.R.
2 PARCELS TOTALING 19,753.8 SQ.FT.
CITY OF ST. HELENA
COUNTY OF NAPA, STATE OF CALIFORNIA
PRELIMINARY
PARCEL STATE APPROVED OR , IF ANY.
PLAN CHECK LEGEND:
COMMENTS IN RED - REVISION NEEDED
COMMENTS IN BLUE - RECOMMENDED REVISION
COMMENTS IN GREEN - DELETE/REMOVE
HIGHLIGHTED TEXT - PREVIOUS PLAN CHECK COMMENT ADDRESSED 2nd map check_20251029_DS Agenda Item #9.1.
PARCEL MAP
OF THE LANDS OF
RONALD V. MENEGON AND
ANTIONETTE M. MENEGON, AS
CO-TRUSTEES OF THE MENEGON
FAMILY TRUST U/A, ET. AL.
AS DESCRIBED IN
DOCUMENT NUMBER 2021-0037441, N.C.R.
2 PARCELS TOTALING 19,753.8 SQ.FT.
CITY OF ST. HELENA
COUNTY OF NAPA, STATE OF CALIFORNIA
PRELIMINARY
Agenda Item #9.1.
HUNT AVE
MONEY WAY
SPRING STREET
MAIN STREET
ADAMS STREET
PARCEL 1 PARCEL 2
RAILROAD
AVENUE(WIDTH VARIES)
20'
NAPA VALLEY WINE TRAIN, LLC
NAPA VALLEY WINE TRAIN, LLC
2006-0039910 N.C.R.
2006-0039911 N.C.R.
SEE
SHEET 4
OAK AVENUE
PARCEL MAP
OF THE LANDS OF
RONALD V. MENEGON AND
ANTIONETTE M. MENEGON, AS
CO-TRUSTEES OF THE MENEGON
FAMILY TRUST U/A, ET. AL.
AS DESCRIBED IN
DOCUMENT NUMBER 2021-0037441, N.C.R.
2 PARCELS TOTALING 19,753.8 SQ.FT.
CITY OF ST. HELENA
COUNTY OF NAPA, STATE OF CALIFORNIA
PRELIMINARY
DETAIL NTS
(N37°07'47"E) R6
PLAN CHECK LEGEND:
COMMENTS IN RED - REVISION NEEDED
COMMENTS IN BLUE - RECOMMENDED REVISION
COMMENTS IN GREEN - DELETE/REMOVE
HIGHLIGHTED TEXT - PREVIOUS PLAN CHECK COMMENT ADDRESSED Agenda Item #9.1.
20.00'
M
HARTSOOK, TR.
2008-0014322 N.C.R.
(R11)
CASTELLUCCI TR.
2019-0014515 N.C.R
(R10)
ADAMS STREET
MAIN STREET
RAILROAD AVENUE PARCEL 113,768.2 SQ. FT.
PARCEL 25,985.6 SQ. FT.
20.00'
M
(WIDTH VARIES)
SAINT HELENA LODGE NO. 167
INDEPENDENT ORDER
OF ODD FELLOWS
2019-0002283 N.C.R
PARCEL MAP
OF THE LANDS OF
RONALD V. MENEGON AND
ANTIONETTE M. MENEGON, AS
CO-TRUSTEES OF THE MENEGON
FAMILY TRUST U/A, ET. AL.
AS DESCRIBED IN
DOCUMENT NUMBER 2021-0037441, N.C.R.
2 PARCELS TOTALING 19,753.8 SQ.FT.
CITY OF ST. HELENA
COUNTY OF NAPA, STATE OF CALIFORNIA
PRELIMINARY
DETAIL NTS
SEE DETAIL
PLAN CHECK LEGEND:
COMMENTS IN RED - REVISION NEEDED
COMMENTS IN BLUE - RECOMMENDED REVISION
COMMENTS IN GREEN - DELETE/REMOVE
HIGHLIGHTED TEXT - PREVIOUS PLAN CHECK COMMENT ADDRESSED SEPARATE S Agenda Item #9.1.
CITY OF ST. HELENA
RESOLUTION NO. 2025-__
RESOLUTION OF THE COUNCIL OF THE CITY OF ST. HELENA APPROVING THE FINAL PARCEL MAP FOR 1360/1370 MAIN STREET LOT SPLIT AND AUTHORIZING THE CITY CLERK TO RECORD THE FINAL PARCEL MAP.
RECITALS
A. The property owner requests adoption of a final Parcel Map to split a commercial 19,755 square-foot parcel into 2 parcels; Parcel 1 will be 13,768 square-feet and Parcel 2 will be 5,986 square feet; and
B. On August 6, 2024, the Planning Commission approved PL23-008, Tentative Parcel Map for 1360/1370 Main Street, APN 009-212-003, into two parcels with each lot retaining one of the two adjoining commercial/retail spaces.; and C. The proposed lot split is consistent with the land use designation and development standards established in the City's 2040 General Plan Update.; and D. City staff has reviewed the final Parcel Map and determined that it is in substantial conformance with the approved Tentative Parcel Map; and E. The final Parcel Map is categorically exempt from the requirements of the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Section 15332, InFill Development Projects; and F. The parcel is a commercial lot and not eligible for ministerial approval under the California Map Act requiring Council approval.
RESOLUTION
NOW, THEREFORE, the City Council of the City of St. Helena resolves as follows:
1. The location and configuration of lots to be created by the final Parcel Map substantially comply with the previously approved Tentative Parcel Map; and
2. The final Parcel Map for 1360/1370 Main Street, a copy of which is hereby attached as Exhibit A and made part of this Resolution, is hereby approved; and
3. The City Clerk is directed to transmit the final Parcel Map to the County Recorder of the County of Napa for recording.
Agenda Item #9.1.
Approved at a Regular Meeting of the St. Helena City Council on November, 18, 2025, by the following vote:
Mayor Dohring:
Vice Mayor Deasy:
Council Member Barak:
Council Member Spadarotto:
Council Member Summers:
APPROVED: ATTEST:
________________________ ________________________
Paul Jamison Dohring, Mayor Andrew Bradley, City Clerk
Agenda Item #9.1.
Agenda Report to the City Council
Agenda Section: CONSENT ITEMS:
Department: Planning
DATE: November 18, 2025
FROM: Maya DeRosa, Community Development Director
SUBJECT: Consideration and Adoption of a Resolution approving a Professional Services Agreement with Raney Planning &
Management, Inc. for preparation of Environmental
Documents for the Adams Street Hotel & Residences
Project in an Amount Not-to-Exceed $240,172.
RECOMMENDED
ACTION:
Staff recommends that the City Council adopt a Resolution approving a Professional Services Agreement with Raney
Planning & Management, Inc. for preparation of
Environmental Documents for the Adams Street Hotel &
Residences Project in an Amount Not-to-Exceed
$240,172.
PREVIOUS COUNCIL
ACTION:
City Council conducted a pre-application review for the Adams Street Hotel & Residences Project on December
12, 2023.
STATEMENT OF THE
PURPOSE:
Compliance with the California Environmental Quality Act (CEQA) is required in the processing of entitlements for proposed developments. The Adams Street Hotel &
Residences Project Environmental Impact Report (EIR)
will inform decision-makers and the public about the
potential environmental effects of the proposed project and, where feasible, it will identify ways to mitigate those impacts.
FINANCIAL IMPACT: There is no financial impact to the City associated with this action. The cost of the Professional Services Agreement with Raney Planning & Management, Inc., plus all staff
and consultant costs associated with processing the
project applications will be covered by the project applicant through deposits to a Developer Deposit Account.
BACKGROUND:
On August 12, 2024, the project applicant, Antonio Castellucci, submitted planning permit applications for the proposed Adams Street Hotel & Residences project which is proposed for a 1.17-acre parcel at 1001 Adams Street. The site is currently developed with a vacant commercial office building (former Bank of America) and paved parking.
The proposed project is a 74-key luxury hotel with 14 for-sale condominium residences.
The building is up to five-stories in height (59'1") and includes underground parking, a Agenda Item #9.2.
restaurant and bar, spa and wellness facility, conference center, street-facing cafe and retail store, outdoor pool, and various accessory uses.
The requested planning approvals and entitlements include General Plan and Zoning amendments to reclassify the site from Business & Professional Office (BPO) to Central Business (CB), a Planned Development (PD) zoning overlay district to allow flexibility in the application of zoning regulations, as well as a Conditional Use Permit, Major Design Review, Tentative Subdivision Map, and Demolition Permit. In addition, a Development Agreement will be negotiated to establish terms and conditions for the project beyond those addressed by the other entitlements.
DISCUSSION:
The Community Development Department has been working with the applicant's development team since the City Council's preliminary review of the Adams Street Hotel & Residences project in December 2023 to ready the project applications for public review and Planning Commission and City Council actions. As part of the development review process, an Environmental Impact Report (EIR) will be prepared, in accordance with California Environmental Quality Act (CEQA) requirements, to inform the public and decision-makers of the project's environmental effects.
In June 2024, the City issued a Request for Proposals to solicit consultants to prepare the CEQA documentation for the Adams Street Hotel & Residences project. The City received proposals from five environmental consulting firms. The proposals were evaluated by City staff and consultants. After reviewing and scoring the proposals, the evaluation process identified Raney Planning & Management, Inc. ("Raney") and its team of subconsultants, as having the strongest overall approach and qualifications for preparation of the EIR for the project.
In August 2024, prior to bringing a Professional Services Agreement for Raney to prepare the CEQA documentation forward for Council consideration, the applicant "paused" the process in order to focus on Development Agreement negotiations and completion of other required technical studies for the project application.
On October 1, 2025, the applicant informed City staff that he is prepared to proceed with the CEQA review process. Raney was given an opportunity to update their proposed schedule and cost estimate, and on October 17, 2025, the City received an updated proposal from Raney which is attached to the Resolution and Professional Service Agreement that are presented for City Council approval.
ENVIRONMENTAL REVIEW:
No environmental review is required for this action.
GOAL:
Goal 4: Provide Effective Community Information & Opportunities for Engagement Agenda Item #9.2.
DOCUMENTS ATTACHMENTS:
CC Reso- Raney PSA for Adams St Hotel EIR
2025-11-18 Raney PSA_with Ex A_signed
Agenda Item #9.2.
CITY OF ST. HELENA
RESOLUTION NO. 2025-
RESOLUTION OF THE COUNCIL OF THE CITY OF ST. HELENA APPROVING A
PROFESSIONAL SERVICES AGREEMENT WITH RANEY PLANNING &
MANAGEMENT, INC. FOR PREPARATION OF ENVIRONMENTAL DOCUMENTS
FOR THE ADAMS STREET HOTEL & RESIDENCES PROJECT IN AN AMOUNT NOT-TO-EXCEED $240,172
RECITALS
A. On December 12, 2023, Antonio Castelluci (Applicant) presented the Adams Street Hotel & Residences project which is proposed for a 1.17-acre parcel at 1001 Adams Street to the City Council for preliminary review; and B. On April 16, 2024, Applicant presented the proposed Adams Street Hotel & Residences project to the Planning Commission, after which he requested that the City streamline the development review process by moving forward with a procurement process for a consultant to prepare environmental documents for the project in accordance with the California Environmental Quality Act (CEQA); and
C. On June 7, 2024, the City of St. Helena issued a Request for Proposals (RFP) for preparation of environmental documents for the Adams Street Hotel & Residences project; and
D. At the close of the RFP on July 8, 2024, five proposals were submitted to the City for the services requested; and
E. After review of the proposals by an evaluation team consisting of City staff and consultants, Raney Planning & Management, Inc. (Consultant) was recommended as the firm with the most qualified team and the best approach to performing the work; and
F. Following the City's review of the proposals, Applicant requested a delay in proceeding with the CEQA consultant procurement process in order to focus on development agreement negotiations and other required studies to complete the project application; and
G. On October 1, 2025, Applicant requested that the environmental review process commence, at which time Consultant was requested to update their proposal; and
H. On October 17, 2025; Consultant submitted an updated proposal, budget and schedule which was reviewed and approved by City staff and Applicant; and I. Whereas City and Consultant now desire to enter into a Professional Services Agreement for preparation of environmental documents for the Adams Street Hotel & Residences project; and
Agenda Item #9.2.
J. The total contract amount is for a not-to-exceed amount of $240,172, which will be fully compensated by Applicant through a developer deposit account with the City.
RESOLUTION
The City Council of the City of St. Helena hereby resolves as follows:
1. The City Council approves a Professional Services Agreement with Raney Planning & Management, Inc. for preparation of environmental documents for the Adams Street Hotel & Residences project for a total contract amount not-toexceed $240,172; and
2. The City Council authorizes the City Manager to execute the agreement on behalf of the City.
Approved at a Special Meeting of the St. Helena City Council on November 18, 2025, by the following vote:
Mayor Dohring: ____________
Vice Mayor Deasy: ____________
Councilmember Barak: ____________
Councilmember Spadarotto: ___________
Councilmember Summers: ____________
APPROVED ATTEST:
____________________ ____________________
Paul Jamison Dohring, Mayor Andrew Bradley, City Clerk
Agenda Item #9.2.
[Raney Planning & Management] [November 18, 2025]
AGREEMENT FOR PROFESSIONAL SERVICES
THIS AGREEMENT, made and entered into on November 18, 2025 by and between the City of St. Helena, located in the County of Napa, State of California (City), and Raney Planning & Management, Inc. (Consultant).
RECITALS:
A. City desires to employ Consultant to furnish professional services in connection with the project described as the Environmental Documents for the Adams Street Hotel & Residences Project.
B. Consultant has represented that Consultant has the necessary expertise, experience, and qualifications to perform the required duties.
NOW, THEREFORE, in consideration of the mutual premises, covenants, and conditions herein contained, the parties agree as follows:
SECTION 1 – BASIC SERVICES
Consultant agrees to perform the services set forth in Exhibit A, “Scope of Services” and made part of this Agreement.
SECTION 2 – ADDITIONAL SERVICES
Consultant shall not be compensated for any services rendered in connection with its performance of this Agreement that are in addition to or outside of those set forth in this Agreement or Exhibit A, “Scope of Services” (the “Services”), unless such additional Services and compensation are authorized in advance and in writing by the City Council or City Manager of the City.
SECTION 3 – TIME FOR COMPLETION
The time for completion of Services shall be as identified in Exhibit A, “Scope of Services”. The parties expressly agree that time is of the essence in the performance of this Agreement.
SECTION 4 – COMPENSATION AND METHOD OF PAYMENT
A. Subject to any limitations set forth in this Agreement, City agrees to pay consultant the amount specified in Exhibit A, “Compensation” attached hereto and made a part hereof. Total compensation shall not exceed $240,172 unless additional compensation is approved in accordance with Section 2.
B. Consultant shall furnish to City an original invoice for all work performed and expenses incurred during the preceding month. The invoice shall detail charges by the following categories if applicable: labor (by sub-category), travel, materials, equipment, supplies, subconsultant contracts, and miscellaneous expenses. Each original invoice furnished shall Agenda Item #9.2.
[Raney Planning & Management] [November 18, 2025]
include the expenses incurred during the preceding month, the cumulative Agreement amount, and the amount remaining on the Agreement. City shall independently review each invoice submitted to determine whether the work performed and expenses incurred are in compliance with the provisions of this Agreement. If no charges or expenses are disputed, the invoice shall be approved, and City will use its best efforts to cause Consultant to be paid within 30 days of receipt of invoice. If the City disputes any charges or expenses, the City will return the original invoice to Consultant for correction and resubmission. If the City reasonably determines, in its sole judgment, that the invoiced charges and expenses exceed the value of the Services performed to date and that it is probable that the Agreement will not be completed satisfactorily within the contract price, City may retain all or a portion of the invoiced charges and expenses.
Within thirty (30) days of satisfactory completion of the project, City shall pay the retained amount, if any, to Consultant.
C. Payment to the Consultant for work performed pursuant to this Agreement shall not be deemed to waive any defects in work performed by Consultant.
SECTION 5 – STANDARD OF PERFORMANCE
A. Consultant represents and warrants that it has the qualifications, experience and facilities necessary to properly perform the Services required under this Agreement in a thorough, competent and professional manner. Consultant shall at all times faithfully, competently and to the best of its ability, experience and talent, perform all Services described herein. In meeting its obligations under this Agreement, Consultant shall employ, at a minimum, generally accepted standards and practices utilized by persons in the same or similar geographical area engaged in providing Services similar to those required of Consultant under this Agreement.
B. In order to induce City to enter into this Agreement, Consultant represents that it is duly organized, existing and in good standing under applicable state law; Consultant is licensed to perform all aspects of the Services; Consultant will employ only persons and Subconsultants with all required licenses and certifications; that Consultant is duly qualified to conduct business in the State; that Consultant has duly authorized the execution, delivery and performance of this Agreement and the Services to be performed herein; and that the Agreement does not violate or create a default under any instrument, agreement, order or decree binding on Consultant.
SECTION 6 – INSPECTION AND FINAL ACCEPTANCE
City may inspect and accept or reject any of Consultant’s work under this Agreement, either during performance or when completed. City shall reject or finally accept Consultant’s work within sixty (60) days after submitted to City, unless the parties mutually agree to extend such deadline. City shall reject work by a timely written explanation, otherwise Consultant’s work shall be deemed to have been accepted. City’s acceptance shall be conclusive as to such work except with respect to latent defects and fraud. Acceptance of any of Consultant’s work by City shall not constitute a waiver of any of the provisions of this Agreement including, but not limited to, the sections pertaining to indemnification and insurance.
Agenda Item #9.2.
[Raney Planning & Management] [November 18, 2025]
SECTION 7 – INSURANCE REQUIRED
Consultant shall procure and maintain for the duration of the contract insurance against claims for injuries to persons or damages to property which may arise from or in connection with the performance of the work hereunder by the Consultant, its agents, representatives, or employees, as indicated:
A. Minimum Scope of Insurance. Coverage shall be at least as broad as:
1. Insurance Services Office Commercial General Liability coverage (occurrence form CG 0001).
2. Insurance Services Office form number CA 0001 (Ed. 1/87) covering Automobile Liability, code 1 (any auto).
3. Workers’ Compensation insurance as required by the State of California and Employer’s Liability Insurance.
B. Minimum Limits of Insurance. Consultant shall maintain limits no less than:
1. General Liability: $1,000,000 per occurrence for bodily injury, personal injury and property damage including operations, products and completed operations, as applicable. If Commercial General Liability Insurance or other form with a General Liability Insurance or other form with a general aggregate limit is used, either the general aggregate limit shall apply separately to this project/location or the general aggregate limit shall be twice the required occurrence limit.
2. Automobile Liability: $1,000,000 per accident for bodily injury and property damage.
3. Employer’s Liability: $1,000,000 per accident for bodily injury or disease.
C. Professional Liability Insurance. When Consultant under this Agreement is duly licensed under California Business and Professions Code as an architect, landscape architect, environmental engineer or other professional engineer, or land surveyor (“design professional”), Consultant shall maintain at least $2,000,000 of professional liability insurance. When Consultant is not a design professional, Consultant shall maintain at least $1,000,000 of professional liability insurance combined single limit for each occurrence, insuring against professional errors and omissions in the Services performed by Consultant under this Agreement, including, without limitation, claims for negligence, misrepresentation, violation of good faith and fair dealing, and inaccurate advise arising out of, resulting from, or in connection with Services performed by Consultant under this Agreement.
D. Excess Limits. If Consultant maintains higher limits than the minimums shown above, City requires and shall be entitled to coverage for the higher limits maintained by Consultant. Any available insurance proceeds in excess of the specified minimum limits of insurance and coverage shall be available to the City.
E. Primary Coverage. For any claims related to this contract the Consultants insurance coverage shall be primary insurance as respects to City, its officers, officials, employees and volunteers. Any insurance or self-insurance maintained by the City, its officers, officials, employees, or volunteers shall be excess of Consultants insurance and shall not contribute with it.
Agenda Item #9.2.
[Raney Planning & Management] [November 18, 2025]
F. Deductibles and Self-Insured Retentions. Any deductibles or self-insured retentions of $25,000 or greater must be declared to and approved by the City.
G. Other Insurance Provisions. The commercial general liability and automobile liability policies are to contain, or be endorsed to contain, the following provisions:
1. The City, its agent, officers, officials, employees, and volunteers are to be covered as additional insured as respects: liability arising out of work or operations performed by the Consultant or Consultant’s subconsultants; or automobile owned, leased, hired or borrowed by the Consultant.
2. For any claims related to Consultant’s conduct while performing the work of this project, the Consultant’s insurance coverage shall be primary insurance as respects the City, its agents, officers, officials, employees and volunteers. Any insurance or self-insurance maintained by the City, its agents, officers, officials, employees or volunteers shall be excess of the Consultant’s insurance and shall not contribute with it.
3. Each insurance policy required by this clause shall be endorsed to state that coverage shall not be cancelled by either party, except after thirty (30) days prior written notice by certified mail, return receipt requested, has been given to the City.
4. Coverage shall not extend to any indemnity coverage for the active negligence of the additional insured in any case where an agreement to indemnify the additional insured would be invalid under Subsection (b) of Section 2782 of the Civil Code.
H. Waiver of Subrogation. Consultant’s commercial general liability, automobile liability, workers’ compensation, and employer’s liability policies shall be endorsed with a waiver of subrogation. The insurance company, in its endorsement, agrees to waive all rights of subrogation against the City, its agents, officers, officials, employees and volunteers for losses paid under the terms of this policy which arises from the work performed by the named insured for the City.
I. The Acceptability of Insurers. Insurance is to be placed with insurers with a current A.M. Best’s rating of no less than A: VII, unless otherwise acceptable to the City.
J. Verification of Coverage. Consultant shall furnish the City with original certificates and amendatory endorsements effecting coverage required by this clause. The endorsements should be on forms provided by the City or on forms that conform to City requirements. All certificates and endorsements are to be received and approved by the City before work commences. The City reserves the right to require complete, certified copies of all required insurance policies, including endorsements affecting the coverage required by these specifications at any time.
SECTION 8 – INDEMNIFICATION
A. To the fullest extent allowed by law (including without limitation California Civil Code Sections 2782 and 2782.8), as may be applicable, Consultant shall indemnify, defend, and hold harmless City, its agents, officers, officials, employees, representatives, and volunteers from any and all claims, demands, suits, loss, damages, injury, and/or liability (including any and all Agenda Item #9.2.
[Raney Planning & Management] [November 18, 2025]
costs and expenses in connection therewith, including legal fees and expert witness costs) (collectively, “Liabilities”), incurred by reason of any negligent or otherwise wrongful act or omission of Consultant, its officers, agents, employees, subconsultants, and subcontractors, or any of them, under or in connection with this Agreement; and Consultant agrees at its own cost, expense and risk to defend any and all claims, actions, suits, or other legal proceedings brought or instituted against City, its agents, officers, officials, employees and volunteers, or any of them, arising out of, pertaining to, or relating to such negligent or otherwise wrongful act or omission, and to pay and satisfy any resulting judgments.
B. When Consultant under this Agreement is duly licensed under California Business and Professions Code as an architect, landscape architect, professional engineer, or land surveyor (i.e., a “design professional,” pursuant to Civil Code § 2782.8(c)), the provisions of this section regarding Consultant’s duty to defend and indemnify apply only to claims that arise out of, pertain to, or relate to the negligence, recklessness, or willful misconduct of Consultant.
C. If any action or proceeding is brought against Indemnitees by reason of any of the matters against which Consultant has agreed to indemnify Indemnitees as provided above, Consultant, upon notice from City, shall defend Indemnitees at Consultant’s expense by counsel acceptable to City, such acceptance not to be unreasonably withheld. Indemnitees need not have first paid for any of the matters to which Indemnitees are entitled to Indemnification in order to be so indemnified. The insurance required to be maintained by Consultant shall ensure Consultant’s obligations under this section, but the limits of such insurance shall not limit the liability of Consultant hereunder. The provisions of this section shall survive the expiration or earlier termination of this Agreement.
D. The provisions of this section do not apply to claims to the extent occurring as a result of the City’s sole negligence, active negligence, or willful acts or misconduct.
E. Duty to Cooperate. Each party shall notify the other party immediately in writing of any claim or damage related to activities or Services performed under this Agreement. The parties shall cooperate with each other in the investigation and disposition of all Liabilities arising out of the activities or Services under this Agreement.
F. In the event that Consultant executes any subconsulting agreements in connection with the Services performed under this Agreement, Consultant shall place in all such subconsulting agreements, and cause its subconsultants to agree to, the indemnity and insurance obligations in favor of City and other Indemnitees, as provided herein, in the exact form and substance of those contained in this Agreement.
SECTION 9 – INDEPENDENT CONTRACTOR STATUS
A. Consultant is and shall at all times remain a wholly independent contractor and not an officer, employee or agent of City. Consultant shall have no authority to bind City in any manner or to incur an obligation, debt or liability of any kind on behalf of or against City, whether by contract or otherwise, unless such authority is expressly conferred under this Agreement or is otherwise expressly conferred in writing by City.
Agenda Item #9.2.
[Raney Planning & Management] [November 18, 2025]
B. The personnel performing the Services under this Agreement on behalf of Consultant shall at all times be under Consultant’s exclusive direction and control. Neither City, nor any elected or appointed boards, officers, officials, employees or agents of City, shall have control over the conduct of Consultant or any of Consultant’s officers, employees or agents, except as set forth in this Agreement. Consultant shall not at any time or in any manner represent that Consultant or any of Consultant’s officers, employees or agents are in any manner officials, officers, employees or agents of City.
C. Neither Consultant, nor any of Consultant’s officers, employees or agents, shall obtain any rights to retirement, health care or any other benefits which may otherwise accrue to City’s employees. Consultant expressly waives any claim Consultant may have to any such rights.
SECTION 10 – CONFLICTS OF INTEREST AND ANTI-FRAUD AND ANTICORRUPTION POLICIES A. Consultant covenants that neither it, nor any officer or principal of its firm, has or shall acquire any interest, directly or indirectly, which would conflict in any manner with the interests of City or which would in any way hinder Consultant’s performance of Services under this Agreement. Consultant further covenants that in the performance of this Agreement, no person having any such interest shall be employed by it as an officer, employee, agent, or subcontractor without the express written consent of the City Manager. Consultant agrees to at all times avoid conflicts with the interests of City in the performance of this Agreement.
B. City understands and acknowledges that Consultant is, as of the date of execution of this Agreement, independently involved in the performance of non-related Services for other governmental agencies and private parties. Consultant is aware of any stated position of City relative to such projects. Any future position of City on such projects shall not be considered a conflict of interest for purposes of this section.
C. Consultant understands and acknowledges City maintains an anti-fraud and anticorruption policy to protect the City, its operations, and its employees from and against financial risks, operational breaches, and unethical, fraudulent and corrupt activities. Consultant represents and warrants that Consultant, its subcontractor(s) / subconsultant(s) and their respective employees providing Services pursuant to the Agreement are (1) in good standing; (2) have not been previously investigated, convicted, or debarred for fraudulent or corrupt activities; (3) will not participate in fraudulent or corrupt activities, and (4) will take steps to ensure that its employees and subcontractor(s) / subconsultant(s) employees do not participate in any fraudulent or corrupt activities. Consultant acknowledges and agrees further that it has a duty to and will report to City any information or incident(s) about possible fraudulent or corrupt activities Consultant may discover, and will cooperate in any fraud or corruption investigation conducted, with respect to Consultant’s service provided pursuant to this Agreement.
SECTION 11 – OWNERSHIP OF DOCUMENTS
A. All original maps, models, designs, drawings, photographs, studies, surveys, reports, data, notes, computer files, files and other documents prepared, developed or discovered by Consultant in the course of providing any Services pursuant to this Agreement shall become the Agenda Item #9.2.
[Raney Planning & Management] [November 18, 2025]
sole property of City and may be used, reused or otherwise disposed of by City without the permission of the Consultant. When requested by City, but no later than three years after project completion, Consultant shall deliver to City all such original maps, models, designs, drawings, photographs, studies, surveys, reports, data, notes, computer files, files and other documents.
B. All copyrights, patents, trade secrets, or other intellectual property rights associated with any ideas, concepts, techniques, inventions, processes, improvements, developments, works of authorship, or other products developed or created by Consultant during the course of providing Services (collectively the “Work Product”) shall belong exclusively to City. The Work Product shall be considered a “work made for hire” within the meaning of Title 17 of the United States Code. Without reservation, limitation, or condition, Consultant hereby assigns, at the time of creation of the Work Products, without any requirement of further consideration, exclusively and perpetually, any and all right, title, and interest Consultant may have in the Work Product throughout the world, including without limitation any copyrights, patents, trade secrets, or other intellectual property rights, all rights of reproduction, all rights to create derivative works, and the right to secure registrations, renewals, reissues, and extensions thereof.
SECTION 12 – CONFIDENTIAL INFORMATION; RELEASE OF
INFORMATION
A. All information gained or work product produced by Consultant in performance of this Agreement shall be considered confidential, unless such information is in the public domain or already known to Consultant. Consultant shall not release or disclose any such information or work product to persons or entities other than City without prior written authorization from the City Manager, except as may be required by law.
B. Consultant, its officers, employees, agents or subcontractors, shall not, without prior written authorization from the City Manager or unless requested by the City Attorney of City, voluntarily provide declarations, letters of support, testimony at depositions, response to interrogatories or other information concerning the work performed under this Agreement.
Response to a subpoena or court order shall not be considered “voluntary” provided consultant gives City notice of such court order or subpoena.
C. If Consultant, or any officer, employee, agent or subcontractor of Consultant, provides any information or work product in violation of this Agreement, then City shall have the right to reimbursement and indemnity from Consultant for any damages, costs and fees, including attorneys’ fees, caused by or incurred as a result of Consultant’s conduct.
D. Consultant shall promptly notify City should Consultant, its officers, employees, agents or subcontractors be served with any summons, complaint, subpoena, notice of deposition, request for documents, interrogatories, request for admissions or other discovery request, court order or subpoena from any party regarding this Agreement and the work performed thereunder. City retains the right, but has no obligation, to represent Consultant or be present at any deposition, hearing or similar proceeding. Consultant agrees to cooperate fully with City and to provide City with the opportunity to review any response to discovery requests provided by Consultant. However, this right to review any such response does not imply or mean the right by City to control, direct, or rewrite such response.
Agenda Item #9.2.
[Raney Planning & Management] [November 18, 2025]
SECTION 13 – SUSPENSION OF WORK
City may, at any time, by ten (10) days written notice suspend further performance by Consultant. All suspensions shall extend the time schedule for performance in a mutually satisfactory manner and Consultant shall be paid for Services performed and reimbursable expenses incurred prior to the suspension date.
SECTION 14 – COMPLIANCE WITH LAW
Consultant shall keep itself informed of and comply with all applicable federal, state and local laws, statutes, codes, ordinances, regulations and rules in effect during the term of this Agreement. Consultant shall obtain any and all licenses, permits and authorizations necessary to perform the Services set forth in this Agreement. Neither City, nor any elected or appointed boards, officers, officials, employees or agents of City, shall be liable, at law or in equity, as a result of any failure of Consultant to comply with this section.
SECTION 15 – COMPLIANCE WITH CIVIL RIGHTS
During the performance of this contract, Consultant agrees as follows:
A. Equal Employment Opportunity. In connection with the execution of this Agreement, Consultant shall not discriminate against any employee or applicant for employment because of race, religion, color, ancestry, age, sexual orientation, gender, gender identity and gender expression as protected categories specifically and expressively in that category, physical handicap, medical condition, marital status, sex, or national origin. Such actions shall include, but not be limited to, the following: employment, promotion, upgrading, demotion, or transfer; recruitment or recruitment advertising; layoff or termination; rate of pay or other forms of compensation; and selection for training including apprenticeship.
B. Nondiscrimination Civil Rights Act of l964. Consultant will comply with all federal regulations relative to nondiscrimination to federally-assisted programs.
C. Solicitations for Subcontractors including Procurement of Materials and Equipment.
In all solicitations, either by competitive bidding or negotiations, made by Consultant for work to be performed under a subcontract, including procurement of materials or leases of equipment, each potential subcontractor, supplier, or lessor shall be notified by Consultant of Consultant’s obligations under this Agreement and the regulations relative to nondiscrimination.
SECTION 16 – COMPLIANCE WITH CALIFORNIA LABOR CODE
REQUIREMENTS
A. Consultant is aware of the requirements of California Labor Code Sections 1720 et seq. and 1770 et seq., which require the payment of prevailing wage rates and the performance of other requirements on certain “public works” and “maintenance” projects (“Prevailing Wage Laws”). If the services are being performed as part of an applicable “public works” or “maintenance” project, as defined by the Prevailing Wage Laws, and if the total compensation is Agenda Item #9.2.
[Raney Planning & Management] [November 18, 2025]
$1,000 or more, Consultant agrees to fully comply with such Prevailing Wage Laws. Consultant shall defend, indemnify and hold the City, its officials, officers, employees and agents free and harmless from any claims, liabilities, costs, penalties or interest arising out of any failure or alleged failure to comply with the Prevailing Wage Laws. It shall be mandatory upon the Consultant and all subconsultants to comply with all California Labor Code provisions, which include but are not limited to prevailing wages (Labor Code Sections 1771, 1774 and 1775), employment of apprentices (Labor Code Section 1777.5), certified payroll records (Labor Code Sections 1771.4 and 1776), hours of labor (Labor Code Sections 1813 and 1815) and debarment of contractors and subcontractors (Labor Code Section 1777.1). The requirement to submit certified payroll records directly to the Labor Commissioner under Labor Code section 1771.4 shall not apply to work performed on a public works project that is exempt pursuant to the small project exemption specified in Labor Code Section 1771.4.
B. If the services are being performed as part of an applicable “public works” or “maintenance” project, then pursuant to Labor Code Sections 1725.5 and 1771.1, the Consultant and all subconsultants performing such services must be registered with the Department of Industrial Relations. Consultant shall maintain registration for the duration of the Project and require the same of any subconsultants, as applicable. Notwithstanding the foregoing, the contractor registration requirements mandated by Labor Code Sections 1725.5 and 1771.1 shall not apply to work performed on a public works project that is exempt pursuant to the small project exemption specified in Labor Code Sections 1725.5 and 1771.1.
C. This Agreement may also be subject to compliance monitoring and enforcement by the Department of Industrial Relations. It shall be Consultant’s sole responsibility to comply with all applicable registration and labor compliance requirements. Any stop orders issued by the Department of Industrial Relations against Consultant or any subcontractor that affect Consultant’s performance of services, including any delay, shall be Consultant’s sole responsibility. Any delay arising out of or resulting from such stop orders shall be considered Consultant caused delay and shall not be compensable by the City. Consultant shall defend, indemnify and hold the City, its officials, officers, employees and agents free and harmless from any claim or liability arising out of stop orders issued by the Department of Industrial Relations against Consultant or any subcontractor.
SECTION 17 – AUDIT AND INSPECTION OF RECORDS
A. Records of Consultant’s direct labor costs, payroll costs, and reimbursable expenses pertaining to this project covered by this Agreement will be kept on a generally recognized accounting basis and made available to City if and when required for a period of up to 3 years from the date of Consultant’s final invoice.
B. Consultant shall maintain all documents and records prepared by or furnished to Consultant during the course of performing the Services for at least three (3) years following completion of the Services. Such records include, but are not limited to, correspondence, internal memoranda, technical reports and investigations, calculations, books and accounts, accounting records documenting its work under its Agreement, and invoices, payrolls, records and all other data related to matters covered by this Agreement.
Agenda Item #9.2.
[Raney Planning & Management] [November 18, 2025]
C. Consultant shall permit City to audit, examine and make copies, excerpts and transcripts from such records, and the Consultant shall in no event dispose of, destroy, alter, or mutilate said books, records, accounts, and data in any matter whatsoever for three (3) years after City makes the final or last payment or within three (3) years after any pending issues between City and Consultant with respect to this Agreement are closed, whichever is later.
SECTION 18 – LIMITATION OF LIABILITY
A. Consultant agrees that any liability of City arising in connection with this Agreement shall be limited exclusively to the City-entity identified as the “City” under this Contract. Under no circumstance shall any other City-entity be liable to Consultant under any theory, whether in contract, tort, or otherwise, and Consultant waives unconditionally any such claims. Consultant hereby waives and release other City-entites from any liability under this Agreement.
B. Notwithstanding any other provision of this Agreement, in no event shall City be liable, regardless of whether any claim is based on contract or tort, for any special, consequential, indirect or incidental damages, including, but not limited to, lost profits or revenue, arising out of or in connection with this Agreement or the Services performed hereunder.
SECTION 19 – COOPERATION BY CITY
All public information, data, reports, records, and maps as are existing and available to City as public records, and which are necessary for carrying out the work as outlined in the Exhibit A, “Scope of Services”, shall be furnished to Consultant in every reasonable way to facilitate, without undue delay, the work to be performed under this Agreement.
SECTION 20 – NOTICES
All notices required or permitted to be given under this Agreement shall be in writing and shall be personally delivered, or sent by facsimile or first class mail, addressed as follows:
To City: City Manager
1088 College Avenue
St. Helena, California 94574
To Consultant: Nick Pappani
Raney Planning & Management, Inc.
1501 Sports Drive, Suite A
Sacramento, CA 95834
Notice shall be deemed effective on the date personally delivered or transmitted by facsimile, or, if mailed, three (3) days after deposit in the custody of the U.S. Postal Service.
SECTION 21 – TERMINATION
Agenda Item #9.2.
[Raney Planning & Management] [November 18, 2025]
A. City may terminate this Agreement, with or without cause, at any time by giving ten (10) days written notice of termination to Consultant. If such notice is given, Consultant shall cease immediately all work in progress.
B. If either Consultant or City fail to perform any material obligation under this Agreement, then, in addition to any other remedies, either Consultant, or City may terminate this Agreement immediately upon written notice.
C. Upon termination of this Agreement by either Consultant or City, all property belonging to City which is in Consultant’s possession shall be delivered to City. Consultant shall furnish to City a final invoice for work performed and expenses incurred by Consultant, prepared as set forth in this Agreement.
SECTION 22 – ATTORNEYS’ FEES
If litigation or other proceeding is required to enforce or interpret any provision of this Agreement, the prevailing party in such litigation or other proceeding shall be entitled to an award of reasonable attorneys’ fees, costs and expenses, in addition to any other relief to which it may be entitled. In addition, any legal fees, costs and expenses incurred to enforce the provisions of this Agreement shall be reimbursed to the prevailing party.
SECTION 23 – ENTIRE AGREEMENT
This Agreement, including the attached Exhibits, is the entire, complete, final and exclusive expression of the parties with respect to the matters addressed therein and supersedes all other agreements or understandings, whether oral or written, or entered into between Consultant and City prior to the execution of this Agreement. No statements, representations or other agreements, whether oral or written, made by any party which are not embodied herein shall be valid and binding unless in writing duly executed by the parties or their authorized representatives.
SECTION 24 – SUCCESSORS AND ASSIGNS
This Agreement shall be binding on the heirs, executors, administrators, successors and assigns of the parties. However, this Agreement shall not be assigned by Consultant without written consent of the City.
SECTION 25 – CONTINUITY OF PERSONNEL
Consultant shall make every reasonable effort to maintain the stability and continuity of Consultant’s staff assigned to perform the Services required under this Agreement. Consultant shall notify City of any changes in Consultant’s staff assigned to perform the Services required under this Agreement, prior to any such performance.
SECTION 26 – DEFAULT
Agenda Item #9.2.
[Raney Planning & Management] [November 18, 2025]
In the event that Consultant is in default under the terms of this Agreement, the City shall not have any obligation or duty to continue compensating Consultant for any work performed after the date of default and may terminate this Agreement immediately by written notice to Consultant.
SECTION 27 – WAIVER
Waiver by any party to this Agreement of any term, condition, or covenant of this Agreement shall not constitute a waiver of any other term, condition, or covenant. Waiver by any party of any breach of the provisions of this Agreement shall not constitute a waiver of any other provision, or a waiver of any subsequent breach or violation of any provision of this Agreement. Acceptance by City of any work or Services by Consultant shall not constitute a waiver of any of the provisions of this Agreement.
SECTION 28 – LAW TO GOVERN; VENUE
This Agreement shall be interpreted, construed and governed according to the laws of the State of California. In the event of litigation between the parties, venue in state trial courts shall lie exclusively in the County of Napa. In the event of litigation in a U.S. District Court, venue shall lie exclusively in the Northern District of California, in San Francisco.
SECTION 29 – SEVERABILITY
If any term, condition or covenant of this Agreement is declared or determined by any court of competent jurisdiction to be invalid, void or unenforceable, the remaining provisions of this Agreement shall not be affected thereby and the Agreement shall be read and construed without the invalid, void or unenforceable provision(s).
SECTION 30 – THIRD PARTY BENEFICIARIES
Consultant’s subconsultants shall agree to be bound to the terms of the Agreement to the extent of their scope of Services, including but not limited to, terms regarding indemnity and dispute resolution, and shall agree that City is deemed an express third party beneficiary of their subconsultant agreements. Nothing contained in this Agreement, however, shall operate to confer such or similar rights or benefits on persons or entities not party to this Agreement.
SECTION 31 – STATUTES OF LIMITATION
As between the parties to this Agreement, any applicable statute of limitations for action arising out of, pertaining to, or relating to any act or failure to act in connection with this Agreement shall commence to run on the date of City’s issuance of the final Certificate for Payment, or termination of this Agreement, whichever is earlier, except for latent defects and/or deficiencies, for which the applicable statute of limitation shall begin to run upon discovery of the defect and/or deficiency and its cause.
SECTION 32 – SPECIAL PROVISIONS
Agenda Item #9.2.
Agenda Item #9.2.
[Raney Planning & Management] [November 18, 2025]
Exhibit A - Scope of Services
Agenda Item #9.2.
PROPOSAL TO PREPARE CEQA
DOCUMENTATION
ADAMS STREET HOTEL & RESIDENCES PROJECT
City of St. Helena
July 8, 2024
(Revised October 17, 2025)
Submitted to:
Maya DeRosa, Community Development Director
City of St. Helena
1088 College Avenue
St. Helena, CA 94574
[email protected]
Submitted by:
Raney Planning & Management, Inc.
1501 Sports Drive, Suite A
Sacramento, CA 95834
Office: (916) 372-6100
Contacts:
Nick Pappani
Vice President
[email protected]
Angela DaRosa
Division Manager / Air Quality Specialist
[email protected]
Agenda Item #9.2.
October 17, 2025
Maya DeRosa, Community Development Director
City of St. Helena
1088 College Avenue
St. Helena, CA 94574
[email protected]
Re: Request for Proposals (RFP) for Environmental Review Services for the Adams Street Hotel & Residences Project
Dear Ms. DeRosa:
On behalf of Raney, a division of Raney Planning & Management, Inc., I am pleased to submit the following proposal for the provision of environmental review services for the Adams Street Hotel & Residences Project (proposed project) in the City of St. Helena.
This proposal details our approach, scope of work, deliverables, and qualifications to prepare CEQA documentation for the proposed project. My colleagues and I are thrilled to have the opportunity to work with you and the staff at the City of St. Helena. Raney has received and reviewed the Addendum for the RFP, dated June 25, 2025.
Over the past 25 years, Raney has completed numerous California Environmental Quality Act (CEQA), National Environmental Policy Act (NEPA), air quality, and planningrelated projects providing us the tools to complete the CEQA process and provide project management in a timely and cost-efficient manner while ensuring the needs and expectations of every client are satisfied. Raney is proud to be an independent and privately-owned small business entity in Sacramento, CA providing environmental, land use planning, and affordable housing professional services. Raney has deliberately remained a small, privately-owned company that is selective with the projects it accepts.
This provides clients with the greatest level and depth of experience on each project, as well as allowing Raney to be more nimble than larger consulting firms, and work with clients to determine creative methods of meeting their project needs. Raney’s success is rooted in the high level of coordination and communication between Raney, the lead agency, the project team, and the community for each project.
Raney has extensive experience providing environmental review services for numerous jurisdictions throughout Northern California, and currently serves as on-call consultants to several Bay Area jurisdictions including the cities of Antioch, Brentwood, Healdsburg, Livermore, Morgan Hill, Oakley, Pacifica, Pittsburg, and South San Francisco. Raney is confident that our key staff members’ all-inclusive experience working with diverse jurisdictions throughout California provides Raney with the necessary expertise to understand the differing environmental impacts of the surrounding landscape and addresses a considerable array of concerns that may affect the City of St. Helena. Raney Agenda Item #9.2.
ii
is committed to providing the City with unmatched services and will tailor our services to the values, goals, and policies of the City of St. Helena and its community.
I will serve as the Project Director for the Adams Street Hotel & Residences Project, bringing my knowledge and familiarity with the environmental review process and CEQA legislation to the table, as well as the experience I have gained from successfully managing similar projects throughout northern California. As Project Director, I will be responsible for quality control and overseeing the preparation of the environmental document. Our Division Manager/Air Quality Specialist, Angela DaRosa, will serve as the Project Manager, and will be responsible for the day-to-day preparation of the CEQA documentation effort, including coordinating directly with City staff and the subconsultants. Additional information regarding our experience and qualifications has been provided with our proposal.
If you have any questions regarding our scope of work, please do not hesitate to contact me.
Thank you,
Nick Pappani, Vice President
Raney Planning & Management, Inc.
1501 Sports Drive, Suite A
Sacramento, CA 95833
(916) 372-6100
[email protected]
Agenda Item #9.2.
iii
TABLE OF CONTENTS
I. Cover Letter/Executive Summary i
II. Project Approach, Scope of Work, and Deliverables 1 Project Understanding 1
Approach 2
Technical Scope of Services 3
Tentative Schedule 17
III. Consultant Identification and Team 20
Firm Qualifications and Services 20
Raney Key Personnel 23
Sub-Consultants 27
Organizational Chart 28
IV. Related Project Examples and References 29
V. Fee Proposal 34
Appendix A: W-Trans Scope of Work
Appendix B: Evans & DeShazo Scope of Work
Appendix C: Saxelby Acoustics Scope of Work
Appendix D: Raney Resumes
Agenda Item #9.2.
1 Raney has developed the following proposal to prepare CEQA documentation for the Adams Street Hotel & Residences Project (proposed project) in the City of St. Helena, California. Below, please find Raney’s project understanding, approach, and scope of services to providing CEQA documentation.
PROJECT UNDERSTANDING
Project Location
The project site is located at 1001 Adams Street in the City of St. Helena, California. The 1.16- acre site (APNs 009-201-030 and -031) is developed with a vacant 11,116 square foot (sf) twostory commercial building, which includes an operational Bank of America drive-thru ATM, as well as a private surface parking lot with landscaping. Surrounding existing land uses include office buildings and a preschool to the north; single-family residences to the east; a Safeway, pharmacy, commercial uses, and Napa Valley Railroad (NVRR) tracks to the south; and commercial uses to the west, across Adams Street. The City of St. Helena General Plan designates the site as Business & Professional Office (BPO) and the site is zoned BPO.
Project Description
The proposed project would include demolition of the existing onsite commercial building and the removal of a portion of existing onsite landscaping trees. The proposed project would include subsequent development of a five-story luxury hotel consisting of 75 guestrooms, 13 for-sale condominium residences, a 3,675-sf restaurant, and an underground parking garage. The ground floor of the hotel would include 22 guestrooms, a 2,000-sf lobby and arrival area, 790-sf retail store, 790-sf café and lounge, 2,400-sf conference center, 2,000-sf spa and wellness center, offices, and storage rooms. The second floor would include 26 guestrooms, a 825-ft gym, and 600-sf activity center. The third floor would include 26 guestrooms, a 3,675-sf restaurant with indoor dining room and exterior patio seating, and a rooftop pool with a deck area. The fourth and fifth floors would include the hotel’s presidential suite, and 13 for-sale condominiums consisting of ten two-story units and three single-story units. Parking for hotel guests, residents and visitors would be provided by a 102-space underground garage with compact, standard and tandem-style stalls.
Vehicular entry to the underground garage would be provided by a new driveway off of Adams Street. Pedestrian access to the building would be provided by a main entrance located on Adams Street.
The proposed project would require the following entitlements:
• General Plan Amendment to redesignate the General Plan land use designation for the site from BPO to Central Business (CB);
• Rezone to reclassify the zoning designation for the project site from BPO to CB and Planned Development (PD) Overlay;
• Tentative Subdivision Map to create 13 airspace condominium modules for the resort residences and a commercial module for the hotel.
• Conditional Use Permit;
• Major Design Review;
II. PROJECT APPROACH, SCOPE OF WORK,
AND DELIVERABLES
Agenda Item #9.2.
2 • Demolition Permit; and
• Development Agreement.
In addition, the applicant is requesting a 40 percent reduction in parking requirements for the proposed project.
It should be noted that the applicant proposes to donate the 0.2-acre parcel, located at 1341 Mitchell Drive, in lieu of paying an affordable housing fee related to the proposed project. The 0.2-acre parcel is currently developed with two rental residential units and has the potential to be developed with a total of seven to nine residential units. Environmental review related to development of the affordable housing parcel would occur separately at a later date when a specific project is proposed.
APPROACH
At the request of the City, Raney proposes to prepare a project-level EIR to analyze the potential environmental effects associated with the proposed project. Analysis in the EIR will include assessment of the individual and cumulative environmental effects of the project. The Draft EIR, Final EIR, and related work products will be prepared in accordance with the criteria, standards, and provisions of the CEQA, Section 21000 et seq. of the Public Resources Code and the State CEQA Guidelines (California Code of Regulations Section 15000 et seq.), and the regulations, requirements, and procedures of the City.
Rather than prepare an Initial Study, Raney proposes to evaluate all CEQA topics set forth in Appendix G of the CEQA Guidelines within the EIR1. For purposes of this scope, Raney has assumed that the topics requiring detailed analysis within the EIR tentatively include Air Quality and Greenhouse Gas (GHG) Emissions, Noise, Transportation, and Utilities and Service Systems (focused on impacts to water supply). The remaining CEQA topics will be evaluated at a lesser, but appropriate, level of detail within the Other Effects chapter of the EIR.
Raney will utilize existing information for the proposed project and the City of St. Helena 2040 General Plan and associated General Plan EIR, technical reports provided by the applicant team, and analysis prepared by Raney and its sub-consultants for evaluating the potential environmental impacts associated with the proposed project. Raney assumes that any additional project information needed to facilitate the environmental review of the project will be supplied by the City or the applicant through the City. Raney firmly believes that the level of coordination between the City, pertinent local and State agencies, and the local citizens is directly proportional to the success of the project. Raney intends to work closely with the City and the project team throughout the development and processing of the appropriate CEQA document. The expectation of Raney is that we will provide environmental services to the City, and will make ourselves available to assist the City to facilitate the process.
1 This is consistent with CEQA Guidelines Section 15060(d), which states:
“If the lead agency can determine that an EIR will be clearly required for a project, the agency may skip further initial review of the project and begin work directly on the EIR process described in Article 9, commencing with Section 15080. In the absence of an initial study, the lead agency shall still focus the EIR on the significant effects of the project and indicate briefly its reasons for determining that other effects would not be significant or potentially significant.” Agenda Item #9.2.
3 Technical Reports to be Provided by the Applicant Team Raney understands the following technical reports will be provided by the applicant team for use in the CEQA analysis:
• Project Renderings/Photomontages (including shadow-impact analysis); • Geotechnical/Soils Report;
• Groundwater and Hydrology Report;
• Water Neutrality Study;
• Shared Parking Analysis;
• Stormwater Low Impact Development (LID) Compliance Report; and • Vehicle Miles Traveled (VMT) Analysis to be prepared by Fehr & Peers.
Peer Reviews of Applicant-Provided Technical Reports to be Prepared by Raney and its Subconsultants Raney proposes to subcontract with W-Trans to conduct a technical peer review of the VMT Analysis to be provided by the applicant team.
Raney will internally review all remaining applicant-provided technical reports to ensure all CEQA-related issues are adequately and accurately addressed. Should any applicant-provided technical reports require revisions, Raney will coordinate with the City to have the reports revised accordingly. Should any technical reports not be available, Raney will coordinate with the City to determine alternative ways to receive the information and/or sub-contract with an appropriate firm and amend this scope, budget and schedule accordingly.
Technical Reports to be Prepared by Raney and its Sub-consultants Raney proposes to sub-contract with the following sub-consultants to prepare project-specific technical reports:
• Cultural Resources Study (CRS) and Historic Resources Evaluation (HRE) – Evans & DeShazo (EDS);
• Noise Study – Saxelby Acoustics (Saxelby); and
• CEQA Transportation Impact Study (TIS) and Operational/Level of Service (LOS) TIS – W-Trans.
While the Operational/LOS TIS is outside the scope of CEQA, it is needed to evaluate the project’s consistency with the City’s General Plan policies related to LOS and will be considered by City staff during the planning review of the project and drafting of conditions of approval.
Assuming that the forthcoming Fehr & Peers VMT Analysis is focused solely on VMT, this leaves a gap in needed CEQA transportation analysis for the project. Transportation analyses under CEQA must also consider potential impacts to bicycle, pedestrian, and transit facilities, as well as safety-related effects. As a result, W-Trans has included an additional task in their scope of work to prepare a CEQA TIS inclusive of these transportation-related topics.
Agenda Item #9.2.
4 The air quality and GHG emissions analysis for the project will be prepared in-house by Raney’s Air Quality Division led by Vice President/Air Quality Specialist, Rod Stinson, and Division Manager/Air Quality Specialist, Angela DaRosa. All air quality and GHG studies are prepared consistent with the regulations and requirements of CEQA, AB 32, SB 32, the Bay Area Air Quality Management District (BAAQMD), and the City of St. Helena.
TECHNICAL SCOPE OF SERVICES
The following scope of services identifies the key tasks and deliverables for preparation of the CEQA documentation for the proposed project. Raney anticipates that the scope of services will be further refined in consultation with the City of St. Helena, the CEQA lead agency.
Task 1 Project Initiation
The objective of this task is to coordinate with City staff and the project team to confirm assumptions regarding the proposed project and scope of work. Vice President, Nick Pappani, will serve as the Project Director, and will be responsible for overseeing the environmental review process and providing quality control. Division Manager/Air Quality Specialist, Angela DaRosa, will serve as Project Manager, and will be responsible for managing the day-to-day preparation of the environmental document; coordinating with the City, outside agencies, and the project team; managing any technical sub-consultants; and responding to inquiries on the environmental document.
Raney will complete the following deliverables:
• Participate in a kick-off meeting with City staff and the applicant team, if requested, to review project schedule/milestones;
• Review existing documentation for the project and identify key issues; • Perform a site visit; and
• Refine the scope, if necessary, with any revisions for the City to approve.
Task 2 Peer Review of Applicant-Provided Technical Reports The objective of this task is to conduct CEQA-level peer reviews of all applicant-provided technical reports, with the exception of the VMT analysis, in order to determine if any revisions are necessary for purposes of ensuring their sufficiency for use in the environmental analysis. If it is determined that revisions to the reports are necessary, Raney would coordinate with the City to have the reports revised. If a technical peer review from a third-party expert is deemed necessary, Raney would coordinate with the City and would propose to sub-contract with a technical consultant to conduct the peer review. In addition, W-Trans will conduct a technical peer review of the applicant-provided VMT Analysis and include the results of the peer review in the CEQA TIS.
Raney will complete the following deliverables:
• Conduct a CEQA-level peer review of all applicant-provided technical reports; • Prepare comments on technical reports if necessary; and • Coordinate with the City to have reports revised or technical peer review conducted, if necessary.
Agenda Item #9.2.
5 Task 3 Agency Coordination (including Assistance with AB 52/SB 18 Tribal Consultation)
The objective of this task is to coordinate with appropriate departments and prepare AB 52/SB 18 tribal consultation letters for the City. Given the passage of AB 52, and the associated amendments to Public Resources Code 21080.3.1, lead agencies are required to consult with Native American tribes early in the CEQA process. In addition, given the project’s request for a General Plan Amendment, tribal consultation pursuant to SB 18 will also be required. As part of the AB 52 and SB 18 tribal consultation process, Raney understands the City plans to notify all Napa Valley tribes of the proposed project. Raney will assist the City in completing requirements and formal consultation pursuant to AB 52 and SB 18, including preparing the tribal consultation letters, which the City will distribute to the Napa Valley tribes.
Raney will complete the following deliverables:
• Assist City staff with AB 52/SB 18 consultation, including preparation of tribal consultation letters.
Task 4 Project Description
The objective of this task is to prepare a draft project description in consultation with City staff and the project applicant team. Based on Raney’s extensive CEQA experience, completing a draft of the project description during the project initiation phase greatly reduces the potential for project-related issues throughout the preparation of the environmental documents. The project description will include a detailed project location, background, and history of the project (including past ownership and land uses); intended uses of the proposed project; existing environmental setting; description of on- and off-site infrastructure necessary to serve the project; discretionary actions; project characteristics; important project features; project objectives; phasing; agreements; and permits and approvals that are required for the project based on available information. In addition, Raney will prepare regional and project location maps. Raney will also provide a list of responsible agencies that are anticipated to rely on the EIR for decision making.
Raney will complete the following deliverables:
• Submit one electronic copy, in Microsoft Word and PDF formats, of the draft project description to the City for review and comment; and
• Submit one electronic copy, in Microsoft Word and PDF formats, of the final project description to the City prior to incorporation into the Initial Study.
Task 5 Prepare Notice of Preparation (NOP)
The objective of this task is to prepare/distribute a NOP for public review that includes a description of the proposed project, location map, and general environmental effects anticipated to be caused by the proposed project, as well as attend a public scoping meeting to solicit the public’s input on the content of the EIR. Raney assumes the public scoping meeting will be set up as a brief project overview presentation, in order for the community to gain an understanding of the project and make comments based upon accurate knowledge of the project. As outlined in the City’s Addendum to the RFP, City staff will handle all mailings and publication of notices and Raney will submit all necessary documents to the State Clearinghouse on the City’s behalf.
Agenda Item #9.2.
6 Raney will complete the following deliverables:
• Submit one electronic copy, in Microsoft Word and PDF formats, of the Administrative Draft NOP to the City for review;
• Submit one electronic copy, in Microsoft Word and PDF formats, of the Screencheck NOP with edits from the City incorporated) to the City;
• Submit one electronic copy, in Microsoft Word and PDF formats, of the Final NOP (with edits from the City incorporated) to the City;
• Coordinate with the City to publish, post, and distribute the NOP and electronically submit the NOP with a completed Notice of Completion (NOC) to the State Clearinghouse; • Facilitate and attend one public scoping meeting to emphasize the review process as well as the intent and requirements of CEQA.
• Create an administrative record of all written and verbal comments regarding the NOP to bring together and resolve the concerns of affected federal, state, and local agencies, as well as the local community; and
• Revise the scope of services for the EIR, if needed, based upon NOP verbal and written comments received during the NOP comment period.
Task 6 Prepare 1st Administrative Draft EIR
The objective of this task is to prepare an accurate, thorough, and complete 1st Administrative Draft EIR for the proposed project that will provide a project-level analysis to evaluate the potential environmental effects associated with the proposed project. The 1st Administrative Draft EIR will include all statutory sections required by CEQA Sections 15120 through 15131, and provide the public and decision-makers with a thorough, legally defensible environmental analysis of the proposed project.
Tasks 6.1-6.4 consist of the following sections of the EIR:
Task 6.1 Introduction, Executive Summary, and Project Description The Introduction will cite the provisions of CEQA to which the proposed project is subject. This section will identify the intended uses of the EIR, agencies that may rely upon the EIR, purpose of the EIR and statutory authority, summary of the scoping procedures, and a list of the NOP comment letters and concerns raised in the letters.
The EIR will also include an Executive Summary chapter. A summary table will be included, consisting of a matrix of impacts and mitigation measures, with levels of significance of impacts before and after mitigation. The summary table will include all mitigation measures applicable to the proposed project.
The Project Description chapter will be consistent with the one developed in Task 4 Project Description.
Task 6.2 Environmental Setting, Impacts, and Mitigation Measures The environmental analysis for the proposed project is anticipated to focus on up to two technical issues: Transportation, and Utilities and Services Systems (with a focus on impacts to water supply). Project alternatives and statutorily required sections will also be included. Some Agenda Item #9.2.
7 refinement to these issues may be required based on the comments that will be received during the NOP scoping process. If additional chapters are required following completion of the NOP scoping period, Raney will coordinate with the City and amend the scope of work.
Consistent with CEQA, each environmental chapter will include the following: an introduction; existing environmental setting; regulatory context; standards of significance; method of analysis; identification of environmental impacts; development of mitigation measures and monitoring strategies; levels of significance after mitigation; cumulative impacts and mitigation measures; significant impacts; and effects not found to be significant. Raney proposes to include the following chapters in the Adams Street Hotel & Residences Project EIR:
a) Air Quality and GHG Emissions
The air quality and GHG analysis for the proposed project will be performed in-house by Raney’s air quality staff, utilizing the California Emissions Estimator Model (CalEEMod) software program and following the BAAQMD CEQA Guidelines.
Air Quality
Raney will utilize the CalEEMod software program to conduct a quantitative assessment of short-term (i.e., construction) and long-term (i.e., operational) increases of criteria air pollutant emissions of primary concern (i.e., ROG, NOX, PM10, and PM2.5) resulting from the proposed project. In particular, Raney will address emissions resulting from the soil excavation and off-hauling of soil during construction of the project’s underground parking garage. The significance of air quality impacts will be determined in comparison to BAAQMD recommended thresholds of significance. The project’s cumulative contribution to regional air quality will be discussed, based in part on the modeling conducted at the project level. Mitigation measures will be incorporated to reduce any significant air quality impacts, and anticipated reductions in emissions associated with proposed mitigation measures will be quantified.
Construction Health Risk Assessment
In cases where there is use of heavy construction equipment during the construction phase of a project, diesel particulate matter, a known toxic air contaminant (TAC), is produced, potentially exposing nearby sensitive receptors to such TACs. Although the disturbance area associated with the project is less than 10 acres, construction of the proposed project would be anticipated to require use of heavy construction equipment immediately adjacent to existing sensitive receptors. Thus, it would be prudent to understand the cancer risk associated with construction of the proposed project on the adjacent single-family residences and preschool. Raney has therefore included a task for the preparation of a construction Health Risk Assessment (HRA). The HRA will analyze construction emissions only, such as demolition of the existing building, soil excavation and off-hauling of soil during construction of the project’s underground parking garage, and will not focus on operational emissions. The analysis for the HRA will include both acute and chronic health hazards, carcinogenic and non-carcinogenic, due to exposure of TACs. The estimation of health risks will be determined using the guidelines identified in the California Office of Environmental Health Hazard Assessment (OEHHA) Guidance Manual for Preparation of Health Risk Assessments, as well as in accordance with Agenda Item #9.2.
8 BAAQMD guidelines. The carcinogenic health risks will be expressed in terms of increased cancer cases per one million individuals and the non-carcinogenic health risks will be expressed in terms of Hazard Index (HI). The health risks will be compared to the applicable thresholds of significance determined in coordination with the lead agency and BAAQMD.
GHG Emissions
Raney will run the CalEEMod program to produce an estimate of annual GHG emissions for the proposed project.
The BAAQMD has recently adopted new thresholds of significance for GHG emissions.
Pursuant to the new BAAQMD thresholds of significance for GHG emissions, new land use development projects need to implement specific design elements (i.e., no natural gas, electric vehicle charging, reduce vehicle miles traveled [VMT] by 15 percent) or show consistency with a local GHG reduction strategy in order to do its “fair share” of implementing the goal of carbon neutrality by 2045. If the project can implement the specific design elements, it can reasonably be determined that the proposed project will not make a cumulatively considerable contribution to global climate change.
Raney will work closely with the City and BAAQMD throughout preparation of the GHG analysis with respect to identifying the methodology and thresholds of significance to be used for the GHG analysis. Raney’s GHG analysis for the proposed project will follow the agreed upon methodology and thresholds. With respect to AB 32 and SB 32, Raney will coordinate with the City of St. Helena and BAAQMD to ensure comparison of the estimated emissions to appropriate thresholds. Mitigation measures would be identified, if determined necessary, in coordination with the City and BAAQMD to identify feasible mitigations for GHG emissions.
b) Noise
The Noise chapter of the EIR will rely on the Noise Study to be prepared by Saxelby, under contract with Raney (please see Appendix C for a complete scope of work). Saxelby will conduct a noise survey within the project site to quantify existing background noise levels.
Saxelby will utilize the Federal Highway Administration (FHWA) traffic noise prediction model for the prediction of noise levels. The noise survey will consist of short-term noise level measurements and continuous noise level measurements for a minimum period of 24 hours. Saxelby will evaluate increased traffic noise levels at existing sensitive receptors in the project vicinity using traffic volumes provided by W-Trans. Saxelby will analyze traffic noise levels for existing, existing plus project, cumulative, and cumulative plus project scenarios. Although not required for CEQA compliance, Saxelby will also calculate exterior and interior traffic noise levels on the proposed residential and hotel uses, and if necessary, evaluate any required exterior or interior noise control measures needed to achieve compliance with the City of St. Helena and State noise level standards. Saxelby will provide an analysis of noise levels associated with the proposed project at the nearest noise-sensitive uses, including evaluation of outdoor mechanical equipment and the proposed rooftop pool deck. Saxelby will provide an analysis of the noise and vibration impacts associated with construction of the project, including demolition of the existing Agenda Item #9.2.
9 building, at existing sensitive receptors in the project vicinity. It is expected that this analysis will follow the assumptions used in the project air quality analysis. Saxelby will prepare a report which details their findings, methodology, and noise reduction measures (if required). The report will be prepared to meet the requirements of the City of St. Helena and CEQA. Raney will review the report to ensure all CEQA issues have been adequately and accurately addressed and will incorporate the analysis into the Noise chapter of the EIR.
c) Transportation
The Transportation chapter of the EIR will evaluate whether the proposed project would conflict with a program plan, ordinance or policy addressing the circulation system, including transit, roadways, bicycle and pedestrian facilities; substantially increase hazards due to geometric design feature; or result in inadequate emergency access.
With respect to VMT, Raney will rely on the applicant-provided VMT Analysis to be prepared by Fehr & Peers, under contract with the applicant team, as well as the technical peer review of the VMT Analysis by W-Trans, under contract with Raney. Raney will also rely on the CEQA TIS and Operational/LOS TIS, to be prepared by W-Trans, under contract with Raney (please see Appendix A for a complete scope of work).
CEQA TIS
W-Trans will complete a field visit to the project site to obtain photo documentation and observe sight distance for exiting and entering movements at the site’s driveway location to determine potential conflicts with other driveways. W-Trans will perform a speed survey to determine applicable approach speeds for use in evaluating adequacy of sight distance.
W-Trans will conduct traffic counts for Adams Street over a period of 48 hours, which would include a Friday and Saturday. W-Trans will also evaluate the adequacy of facilities for pedestrians, bicyclists and transit riders in the context of City policies. W-Trans will utilize standard rates published in the ITE Trip Generation Manual, 11th Edition (2021) to determine trip generation for the project.
W-Trans will evaluate the potential need for improvements at the project driveway to accommodate project-generated traffic. W-Trans will also evaluate the need for turn lanes in terms of volume and adequacy of sight distance and safety considerations. W-Trans will assess the adequacy of emergency access to the site and the project’s potential impact on emergency response times. W-Trans will then develop recommended mitigation measures to address any impacts identified as potentially significant. W-Trans will prepare a Transportation Impact Study report which details their findings, methodology, and mitigation measures (if required).
Operational/LOS TIS
Although outside the purview of CEQA, a review of the project’s effects on intersection LOS is required to determine the consistency of a project with a jurisdiction’s adopted LOS policies in its General Plan. The City has requested preparation of an Operational Study, which would include an evaluation of four intersections. The intersections would be selected in coordination with City staff. W-Trans will conduct turning movement counts at Agenda Item #9.2.
10 up to four study intersections during weekday and weekend PM peak periods. W-Trans will present the existing conditions in a LOS table and include figures showing existing lane geometries, volumes, and calculation output. W-Trans will obtain a list of projects from the City that have been approved and/or are pending approval in the study area to determine short-term existing plus approved, or baseline volumes. W-Trans will use the County’s model to evaluate future volumes and project future operating conditions based on planned future infrastructure improvements, if applicable. W-Trans will distribute project trips to the roadway network and operation conditions at the study intersections evaluated under existing plus project, baseline plus project, and future plus project conditions. W-Trans will also evaluate the proposed parking supply to determine if the project meets applicable requirements. If appropriate, W-Trans will compare the proposed parking to industry standard parking demand rates. W-Trans will then develop recommendations to address any operation deficiencies identified. W-Trans will include details of the analysis and findings in the Operational Study report. d) Utilities and Service Systems
The Utilities and Service Systems chapter will evaluate the project’s increase in water supply demand and whether the existing water and sewer infrastructure systems can accommodate the demands from the project, or whether upgrades to the systems would be required. Raney will rely on the Groundwater/Hydrology Report, Water Neutrality Study, and Stormwater LID Compliance Report to be provided by the applicant team. The utilities and service systems section would also estimate the amount of solid waste generated by the project and the receiving landfill’s capacity to accommodate the increase in solid waste.
Other utility systems that would be considered in this chapter include electricity and propane.
e) Other Effects
The Other Effects chapter will include an analysis of the remaining CEQA issue areas. A few of the CEQA topics to be addressed in this chapter require further explanation in terms of methodology and approach.
Aesthetics
With respect to aesthetics, Raney will rely on the project renderings/photo montages to be provided by the applicant team. Raney anticipates the renderings will include viewpoints selected in coordination with the City. Raney will summarize the existing regional and project area aesthetics and visual setting. To the extent applicable, Raney will describe project-specific aesthetics issues such as scenic vistas, scenic resources, as well as light and glare. Pursuant to Appendix G of the CEQA Guidelines, due to the urban nature of the area, the focus of the impact analysis will be on whether the proposed project could conflict with applicable zoning and other regulations governing scenic quality. Raney will review the City’s scenic regulations that may be inherent in the City of St. Helena 2040 General Plan and associated General Plan EIR, and any applicable City ordinances.
Cultural and Historic Resources
With respect to cultural and historic resources, Raney will briefly describe the potential effects to any on-site historical and/or archaeological resources due to implementation of Agenda Item #9.2.
11 the proposed project. Specifically, Raney will discuss the existing onsite structure, which according to the Addendum released for the RFP, is 47 years old. Raney will rely on the CRS and HRE to be prepared by EDS, under contract with Raney (please see Appendix B for a complete scope of work).
CRS
EDS will conduct a record search of the California Historical Resources Information System (CHRIS) at the Northwest Information Center (NWIC) and obtain and review previous cultural resources studies and records pertaining to the project area and land located with a 0.25-mile radius of the project site, or a greater distance, if warranted. EDS will also conduct a literature review of relevant environmental, prehistoric, ethnohistoric, and historical references and to determine the cultural setting for the project site. EDS will assess the potential/sensitivity for archaeological resources within the project site area that may not be identified on the surface. EDS will also contact the Native American Heritage Commission (NAHC) to request a Sacred Lands inventory and a Native American contact list and determine if there are recorded Sacred Sites located within or near the project site area. EDS will also complete a reconnaissance survey of the project site area and complete an on-foot field inspection for evidence of cultural resources that may be present where soil is exposed. EDS will prepare Department of Parks and Recreation (DPR) 523 forms for any cultural resources identified within the project site area. EDS will prepare a CRS to include the cultural and natural setting of the project site area, a discussion of methodology for conducting the study, and results of the analysis. The CRS will also include project-specific recommendations if any cultural resources are identified or if the project site area is found to have an elevated potential/sensitivity for archaeological resources that are buried or obscured by the existing on-site building and parking lot. The final CRS and DPR 523 forms will be submitted to the NWIC for incorporation into the CHRIS.
HRE
EDS will rely on the results of the literature review conducted as part of the CRS and conduct historical research at local repositories, including the Napa County Assessor, St.
Helena Library, and St. Helena Historical Society. EDS will also review documents and digital files available at EDS and various online sources, and review the “Charter Oak District” historic district where the project site is located. EDS will evaluate the history and ownership and occupancy history of the project site area. EDS will also conduct a historic architectural survey of the existing on-site building within the project site area. EDS will include photographs and document the physical characteristics of the existing on-site building and associated landscaping and parking lot. EDS will prepare an HRE, which includes the historical context of the project site, descriptions of the on-site building, and a detailed significance evaluation regarding the California Register of Historical Resources (CRHR) eligibility criteria of built environment resources at least 45 years old. The HRE will also include project-specific recommendations as needed. The final HRE and DPR 523 forms will be submitted to the NWIC for incorporation into the CHRIS.
Raney will review the CRS and HRE to ensure all CEQA issues have been adequately and accurately addressed and will incorporate the analysis into the EIR.
Agenda Item #9.2.
12 Tribal Consultation
Given the passage of AB 52, and the associated amendments to Public Resources Code 21080.3.1, lead agencies are required to consult with Native American tribes early in the CEQA process. Raney understands the City of St. Helena anticipates receiving letters from tribes requesting notice pursuant to AB 52/PRC 21080.3.1, and the City will notify the tribes in writing of the proposed project within 14 days from the start of the CEQA process.
Raney understands that the City requires the AB 52 notification process to include the entire list of tribes for the Napa Valley. Raney will prepare the tribal consultation letters and will assist the City in completing requirements and formal consultation pursuant to AB 52, as described in Task 3. Should one or more tribes request formal consultation, nonconfidential information provided though the consultation process will be included in the EIR.
Geology and Soils
With respect to geology and soils, Raney will rely on the Geotechnical/Soils Report to be provided by the applicant team. Raney anticipates the Geotechnical/Soils report will address the soil excavation associated with construction of the underground parking garage. Raney will internally review the technical report for accuracy and adequacy in meeting the requirements of CEQA and will incorporate the analysis into the EIR.
Consistent with CEQA, each environmental chapter will include the following: an introduction; existing environmental setting; regulatory context; standards of significance; method of analysis; identification of environmental impacts; development of mitigation measures and monitoring strategies; level of significance after mitigation; and cumulative impacts and mitigation measures.
The method and criteria used for determining the adverse impacts for each of the technical issues will be clearly and explicitly described in the respective chapters of the EIR, including any assumptions, models, or modeling techniques used in the analyses. The determination of impacts will be based on thresholds of significance drawn from the standards used in similar EIRs in the region, from the technical studies prepared for the proposed project, and will be refined based on the City-adopted thresholds in consultation with the City staff. For each significant impact, feasible mitigation measures, if available, will be identified and the level of significance after mitigation will be stated. Mitigation measures will identify the timing of the mitigation and the entities responsible for implementation. Cumulative impacts and mitigation measures will also be addressed within each technical chapter and include the impact, mitigation, and level of significance after mitigation. The cumulative analyses will be based on quantitative data, as applicable. Each impact in the EIR will be numbered, as will the corresponding mitigation measures. Cross-references will be provided where necessary. The effectiveness and feasibility of mitigation measures will be discussed.
Task 6.3 Statutorily Required Sections
The Statutorily Required Sections chapter of the EIR will summarize significant and unavoidable, significant irreversible, and growth-inducing impacts, to the extent that such impacts are identified in the EIR analysis. The chapter will also summarize the cumulative impact analyses, which will be provided in each technical chapter of the EIR.
Agenda Item #9.2.
13 Task 6.4 Alternatives to the Proposed Project
The EIR will include an alternatives analysis in compliance with CEQA Guidelines Section 15126.6. The Alternatives chapter will evaluate, at a minimum, three alternatives, including a No Project Alternative, as required by CEQA. Alternatives will be selected when more information related to project impacts is available in order for the alternatives to be designed to reduce significant project impacts. Alternatives shall be developed in consultation with City staff during preparation of the Administrative Draft EIR to respond to identified significant impacts. The Alternatives chapter will describe the project alternatives and identify the environmentally superior alternative. The alternatives will be analyzed at a level of detail less than that of the proposed project which is permissible under CEQA; however, the analyses will include sufficient detail to allow a meaningful comparison of the impacts. The Alternatives chapter will include a qualitativelevel analysis of all impacts for the alternatives and a section for alternatives considered but dismissed. A matrix comparing the impacts of the proposed project to the alternatives will also be included.
Raney will complete the following deliverables:
• Submit one electronic copy, in Microsoft Word and PDF formats, of the 1st Administrative Draft EIR to City staff to review for adequacy and accuracy.
Task 7 Prepare 2nd Administrative Draft EIR
The objective of this task is to edit the 1st Administrative Draft EIR in track changes format, based on the comments received from the City’s review, to prepare the 2nd Administrative Draft EIR.
Raney assumes the City comments on the Administrative Draft EIR will be in a consolidated set.
Raney will complete the following deliverables:
• Attend conference calls, as needed, with City staff to discuss the City comments on the 1st Administrative Draft EIR; and
• Submit one electronic copy, in Microsoft Word and PDF formats, of the 2nd Administrative Draft EIR to the City.
Task 8 Prepare Screencheck Draft EIR
The objective of this task is to edit the 2nd Administrative Draft EIR, based on the comments received from the City’s review, to prepare a Screencheck Draft EIR. Raney will provide the Screencheck Draft EIR to the City in track changes format.
Raney will complete the following deliverables:
• Submit one electronic copy, in Microsoft Word and PDF formats, of the Screencheck Draft EIR to the City.
Task 9 Prepare Public Review Draft EIR
The objective of this task is to edit the Screencheck Draft EIR, based on any additional comments received, and prepare and distribute the Draft EIR for the 45-day public review period in accordance with CEQA requirements. Raney assumes that the revisions from additional comments on the Screencheck Draft EIR will only require editorial or other non-substantive changes. Raney will prepare the Notice of Availability (NOA) of the Draft EIR. Raney assumes the City will Agenda Item #9.2.
14 publish the NOA in the newspaper, distribute to responsible agencies, and post at the County Clerk’s Office. Raney will electronically submit the NOC, Summary Form F, and the Draft EIR to the State Clearinghouse. As previously noted, City staff will handle all mailings and publication of notices and Raney will submit all necessary documents to the State Clearinghouse on the City’s behalf.
Raney will complete the following deliverables:
• Submit 10 bound hardcopies, with the appendices on a flash drive in the back cover, and one electronic copy, in Microsoft Word and PDF formats, of the Draft EIR to the City; • Prepare the NOA, NOC, and Summary Form F;
• Coordinate with the City to perform the necessary posting, noticing, and distribution of the Draft EIR; and
• Electronically submit the NOC, Summary Form F, and Draft EIR to the State Clearinghouse.
Task 10 Prepare Administrative Final EIR
The objective of this task is to respond to all comments received during the 45-day public review period and compile the comments into an Administrative Final EIR for review by the City. Raney assumes these comments will not raise new issues, or that new surveys or technical studies will be required to complete adequate responses. Further, Raney assumes that the amount and nature of responses can be addressed within the hours shown in the proposed “Fee Proposal” spreadsheet included in Section V of this scope of work. For the purposes of this scope of work, Raney’s budget for this task would allow Raney to prepare responses to up to 50 individual comments that are substantive in nature. Repetitive comments do not count toward this total. For example, it is not uncommon for the public to submit a large volume of comments on a particular issue/concern. In such a case, Raney will prepare a master response to address the thematic concern; and this effort would only constitute one response. Raney’s budget for this task is based upon our experience preparing Administrative Final EIR documents for other similar projects. Should more time or technical analyses be needed to respond to additional comment letters, Raney will initiate discussions immediately with City staff to conduct this extra work. The Final EIR will consist of the following chapters: Introduction and List of Commenters; Responses to Comments; Revisions to the Draft EIR Text (as a result of comments); and Mitigation Monitoring and Reporting Program (MMRP) (see Task 11).
Raney will complete the following deliverables:
• Meet with the City staff to review all comments received and determine the appropriate written responses to the comments, as outlined in Task 16 Project Management, Meetings, and Hearings; and
• Submit one electronic copy, in Microsoft Word and PDF formats, of the Administrative Final EIR.
Task 11 Prepare MMRP
The objective of this task is to prepare an MMRP for the City to be incorporated into the Final EIR. Raney will prepare an MMRP to comply with Public Resources Code Section 21081.6, which Agenda Item #9.2.
15 will include actions identified in the EIR, as well as methods of implementation. The MMRP will be comprised of mitigation measures from the EIR.
Raney will complete the following deliverables:
• Submit one electronic copy, in Microsoft Word and PDF formats, of the draft MMRP to the City with the Administrative Final EIR; and
• Submit 10 bound hardcopies and one electronic copy, in Microsoft Word and PDF formats, of the final MMRP to the City with the Final EIR.
Task 12 Prepare Screencheck Final EIR
The objective of this task is to revise the Administrative Final EIR in track change format based on the City comments received and prepare a Screencheck Final EIR.
Raney will complete the following deliverables:
• Conversations with the City staff to discuss the City comments and revisions to the Administrative Final EIR; and
• Submit one electronic copy, in Microsoft Word and PDF formats, of the Screencheck Final EIR to the City (with City edits incorporated).
Task 13 Prepare Final EIR
The objective of this task is to revise the Screencheck Final EIR, based on any additional comments from the City, in order to provide a thorough, responsive Final EIR. Raney assumes edits will only require editorial or other non-substantive changes to the Screencheck Final EIR.
Raney will complete the following deliverables:
• Submit 10 bound hardcopies, with appendices on a flash drive in the back cover, if applicable, and one electronic copy, in Microsoft Word and PDF formats, of the Final EIR to the City.
Task 14 Prepare Findings of Fact and Statement of Overriding Considerations and Notice of Determination
The objective of this task is to prepare the required Findings of Fact/Statement of Overriding Considerations (FOF/SOC), pursuant to CEQA, that incorporate information regarding the project’s environmental impacts disclosed in the EIR, and prepare a Notice of Determination (NOD), for approval by the City as necessary. Raney will prepare the FOF/SOC pursuant to CEQA Guidelines Section 15091 to provide the appropriate language to dismiss the project alternatives not selected, as well as language on the overriding considerations, if necessary, to describe the benefits of the project that may outweigh any adverse environmental effects.
Raney will complete the following deliverables:
• Submit one electronic copy of the draft FOF/SOC to City staff for City Attorney review; • Submit one electronic copy of the final FOF/SOC to City staff with the Final EIR with revisions made based upon comments from City Attorney; and • Prepare an NOD for filing at the County Clerk Recorder’s Office and posting at the State Clearinghouse, should the project be approved.
Agenda Item #9.2.
16 Task 15 Assistance with Staff Reports for Planning Commission and City Council Hearings
As noted in the RFP, the City has requested assistance with the preparation of staff reports, exhibits and presentations. Raney assumes this assistance will be limited to the content of staff reports related to the environmental review process. Should the City request Raney’s assistance with preparation of staff reports inclusive of findings, conditions of approval, and/or resolutions, Raney would amend this scope and budget accordingly.
Raney will complete the following deliverables:
• Provide assistance with preparation of staff reports, exhibits, and presentations for up to two Planning Commission hearings and one City Council hearing.
Task 16 Project Management, Meetings, and Hearings
The objective of this task is to ensure extensive coordination with City staff throughout the processing of the environmental document. For the purposes of this scope of work, Raney has assumed attendance at up to three in-person public hearings. Attendance at additional public hearings or meetings could easily be accommodated upon request and would be billed on a timeand-materials basis following Raney’s standard billing rates.
Raney will complete the following deliverables:
• Project management by Vice President, Nick Pappani, serving as Project Director, and Division Manager/Air Quality Specialist, Angela DaRosa, serving as Project Manager; • Project support from President, Tim Raney, AICP; Vice President/Air Quality Specialist, Rod Stinson; and Associate/administrative staff;
• Regular phone and e-mail communications with City staff, project stakeholders, and pertinent City, state, and local agencies throughout the process; • Submit regular email progress reports to City staff;
• Prepare any necessary materials and/or presentations prior to the meetings, and answer questions and respond to comments as needed;
• Attendance at up to eight virtual in-progress meetings with the project team via Zoom; • Facilitate and attend one NOP public scoping meeting to emphasize the review process as well as the intent and requirements of CEQA;
• Attendance at one virtual working meeting with City staff to discuss public comments on the Draft EIR;
• Attendance at one virtual working meeting with City staff to discuss City comments on the Administrative Final EIR;
• Attendance at up to two Planning Commission hearings; • Attendance at up to one City Council hearing; and
• Additional meetings and hearings can easily be accommodated upon request and would be billed on a time-and-materials basis following Raney’s standard billing rates.
Agenda Item #9.2.
17 TENTATIVE SCHEDULE
The tentative schedule on the following page is based on Raney’s experience preparing similar documents. Factors that could lengthen or shorten the schedule include dates of receipt of project information (including information from the applicant), length of document reviews and unanticipated issues arising from City staff, the project team, AB 52 requirements, or public review of the environmental documents.
Agenda Item #9.2.
18 Tentative Schedule
Adams Street Hotel & Residences Project EIR
MILESTONES & CRITICAL PATH TIMING ESTIMATED DATE
Notice to Proceed To Be Determined Week of
November 3, 2025
Project Initiation Meeting and Receipt of
VMT Analysis from the Applicant Team Week of NTP Week ofNovember 3, 2025 Submit Draft NOP to the City for Review Two Weeks from NTP November 17, 2025 Receipt of City edits on Draft NOP Two Weeks December 3, 2025* Receipt of VMT Analysis Peer Review
from W-Trans
Four Weeks from
Receipt of VMT
Analysis
December 3, 2025*
Receipt of Remaining Applicant-Provided
Technical Reports
Four Weeks from
NTP** December 3, 2025*
Submit Final NOP to the City One Week from Receipt
of City Comments December 10, 2025
NOP Public Review Period (30 Days) 30 Days December 15, 2025 to January 14, 2026
NOP Public Scoping Meeting During Public Review
Period TBD
Receipt of Cultural Resources Study and
Historic Resources Evaluation from EDS 45 Days from NTP January 14, 2026 Receipt of Traffic Volumes from W-Trans
Eight Weeks from final
Project
Description/NOP
February 4, 2026
Receipt of Noise Study from Saxelby
Two Weeks from
Receipt of Traffic
Volumes
February 18, 2026
Receipt of Transportation Impact Study
from W-Trans
Four Weeks from
Traffic Volumes March 4, 2026
Submit Administrative Draft EIR to the
City for Review
4 Weeks from Receipt
of All Technical
Reports
April 1, 2026
Receipt of City Comments on
Administrative Draft EIR Three Weeks April 22, 2026
Submit Screencheck Draft EIR to the City
for Review Two Weeks May 6, 2026
Receipt of City Comments on Screencheck
Draft EIR One Week May 13, 2026
Submit Draft EIR to the City One Week May 20, 2026
Public Review Period of Draft EIR (45
Days) 45 Days May 21, 2026 toJuly 6, 2026
Submit Administrative Final EIR and
FOF/SOC to the City for Review
Three Weeks from
Close of Draft EIR
Comment Period
July 27, 2026*
Agenda Item #9.2.
19 *Extended due to holiday
**The estimated date to receive the technical reports from the applicant team is assumed to be four weeks from notice to proceed. The actual receipt date has not been provided.
Receipt of City comments on
Administrative Final EIR Two Weeks August 10, 2026
Submit Screencheck Final EIR to the City
for Review Two Weeks August 25, 2026
Receipt of City Comments on Screencheck
Final EIR One Week September 1, 2026
Submit Final EIR and FOF/SOC to the City One Week September 8, 2026 Public Review Period of Final EIR (10
Days) Ten Days September 9, 2026 to September 18, 2026
Planning Commission Hearing TBD September 2026
City Council Hearing TBD October 2026
Agenda Item #9.2.
20 Raney Planning & Management, Inc. is an independent and privately-owned professional services firm that has been providing public and private sector clients with land use planning and environmental services for 26 years. Our core services include preparation of CEQA and NEPA documentation, air quality studies, land use planning and entitlement processing, contract planning, and affordable housing professional services. Raney Planning & Management, Inc. was established in 1999 by Company President, Tim Raney, AICP, and has built a reputation as one of the most trusted, experienced, and highly regarded planning and environmental firms in northern California.
FIRM QUALIFICATIONS AND SERVICES
Over the past 25 years, Raney has completed over 1,000 CEQA, NEPA, air quality, and planningrelated projects, ranging from unique and complex projects such as the Eastview Specific Plan Annexation EIR for the City of Galt to publicly controversial projects such as the Aggie Research Campus Subsequent EIR for the City of Davis. Raney has successfully completed the environmental review process for publicly controversial big box retail projects and large-scale specific plans and General Plans, as well as complex mining, timber conversion, solar, and sports complex projects. Raney has also prepared numerous environmental documents for standard residential, commercial, mixed-use, industrial, roadway, and infrastructure projects, including both privately-funded and publicly-funded projects. In addition, Raney has on-going relationships with top CEQA land use attorneys allowing Raney to stay current with recent case law informing appropriate CEQA practice. Through these relationships, Raney is able to prepare comprehensive and legally defensible documents. Raney serves its clients with pride and seeks to add value to the environmental review process, thereby alleviating the workload pressures typically placed on a client’s staff. In addition, Raney consistently provides facilitation and direction throughout the processing of highly controversial projects through the engagement of project stakeholders, attention to details, and interactive discussions with staff.
CEQA DOCUMENTATION
Raney is an expert CEQA practitioner and typically serves as the prime environmental consultant for contracts. Raney has assisted public agencies with CEQA compliance for many types of projects, including new development/improvement projects as well as modified projects, the latter of which can often be reviewed under the provisions of PRC Section 21166 and CEQA Guidelines 15162, in the form of an Addendum, Subsequent EIR, or Supplemental EIR. Raney is proficient in preparing all types of CEQA documents, including categorical exemption memorandums/assessments, initial study/mitigated negative declarations, program-level EIRs, project-level EIRs, Addendums, Supplemental EIRs, and Joint CEQA/NEPA documents. Raney has prepared numerous CEQA documents for projects throughout the Bay Area including, but not limited to, the Saggio Hills Park Project CEQA Addendum and the Montage Healdsburg Resort Parking Lot Expansion Project CEQA Addendum for the City of Healdsburg; The Well at Sunset IS/MND and Livermore Assisted Living Facility for the City of Livermore; the Rosewood/Morgan Hill Medical Campus Project Subsequent EIR and The Gates Mixed-Use Project IS/MND for the City of Morgan Hill; the Faria/Southwest Hills Annexation EIR and the San Marco Commercial III. CONSULTANT IDENTIFICATION & TEAM
Agenda Item #9.2.
21 Center EIR for the City of Pittsburg; Albers Ranch EIR and the Creekside Vineyards at Sand Creek EIR for the City of Antioch; and the Oakley Logistics and Intermodal Center EIR, Honey Creekside Residential Project IS/MND, and Oakley Shops at Laurel Fields IS/MND for the City of Oakley.
Raney also has experience providing CEQA documentation services to Bay Area communities similar in scale and geography to the City of St. Helena, such as the cities of Healdsburg, Petaluma, Cloverdale, Livermore, Morgan Hill, and the Town of Los Gatos. Raney has prepared several CEQA documents for the City of Livermore which is located east of the first coastal range of foothills that surround the San Francisco Bay Area and has mountain passes on the west and east connecting the Bay Area and the Central Valley. For example, Raney prepared an IS/MND for the Wine Country Inn Project which was located on a vacant 3.2-acre parcel within the South Livermore Valley Specific Plan (SLVSP). The project would include the development of the project site with a 29,345-sf, two-story building for a 30-room Wine Country Inn, restaurant, and caretaker’s unit, as well as 61 on-site parking spaces. The Wine Country Inn and restaurant were permitted uses under the SLVSP; however, the caretaker’s unit required a Conditional Use Permit.
Raney prepared the IS/MND for the City and utilized several technical studies in support of the environmental analysis. The IS/MND was adopted and the project was approved by City Council.
The project was later brought before the 1st District Court of Appeals, which ruled that the SLVSP explicitly requires a 100-foot setback and the proposed project did not meet this requirement. As a result of the Court of Appeals’ ruling, City Council was required to reverse the adoption of the IS/MND and the project approvals. In 2023, Raney subsequently prepared an Addendum to the SLVSP EIR, under contract with the City, to evaluate proposed text amendments to Policy 4-7 of SLVSP pertaining to setbacks from Hansen Road for sites 5D1 and 5D2 (the Wine Country Inn project site), as well as development-level entitlements for the Wine Country Inn project. The text amendments would allow for development of the Wine Country Inn on site 5D2, as originally proposed, and provide consistency between the SLVSP and underlying zoning standards. Other sections of the Specific Plan were amended to be consistent with the revisions made to Policy 4-
7. The City Council approved the project in May 2023.
Raney has also provided environmental review for Sonoma County and Mendocino County, both of which are geographically similar to Napa County, consists of a coastal terrace and inland river valleys containing the major population centers, rural residential settlements, and agricultural uses.
Additionally, Raney has prepared over 15 environmental documents for Placer County, which consists of a distinct western slope region with rural unincorporated, agricultural communities and wineries in the Sacramento Valley and an eastern slope region consisting of unincorporated forest communities in the Lake Tahoe Basin. Raney completed the Winery and Farm Brewery Zoning Text Amendment EIR, which involved several proposed amendments to the existing Winery Ordinance to better serve the needs of the winery and farm brewery owners and surrounding residents, as well as promoting agritourism within the County. In addition, Raney prepared an EIR for the PlumpJack Inn project for Placer County, which consisted of demolition of the existing onsite hospitality structures (i.e., 60-room hotel and conference center) to construct a new, 61-room multi-level hotel, two residential condominium buildings totaling 34 units, and a subterranean parking garage. Given the scale, complexity, and location, the project was one of intense public scrutiny and required complex environmental analysis. Raney assembled and managed a team of technical sub-consultants which included a traffic engineer, noise consultant, hydrological Agenda Item #9.2.
22 engineer, and a geologist to prepare necessary technical reports or technical peer reviews for the project. The size of the sub-consultant team necessitated extensive coordination between Raney and the sub-consultant team to ensure all issues had been addressed adequately and accurately on schedule and within budget. Additionally, Raney coordinated extensively between various agency departments in Placer County in order to prepare an Emergency Preparedness and Evacuation Plan (EPEP) to address wildland fire, which was incorporated into the Hazards Chapter of the EIR. Vice President, Nick Pappani, coordinated extensively between various agency departments including, but not limited to, CAL FIRE, Olympic Valley Fire Department, and the Olympic Valley Public Service District throughout the preparation of the EPEP.
Raney is confident that working with diverse jurisdictions throughout California provides Raney with the necessary experience to understand the differing environmental impacts of main concern in the City of St. Helena. Raney is committed to providing the City with unmatched services and will tailor our services to the values, goals, and policies of the community. Raney also currently serves as on-call consultants to several Bay Area jurisdictions including the cities of Antioch, Brentwood, Healdsburg, Livermore, Morgan Hill, Oakley, Pacifica, Pittsburg, and South San Francisco. Overall, Raney’s experience in providing environmental and planning services to Bay Area communities has cultivated our understanding of the region’s regulatory processes and knowledge of the environmental issues.
AIR QUALITY AND GHG EMISSIONS ANALYSES
Raney has completed over 200 Air Quality Assessments and GHG Analyses for public and private sector clients throughout California. Raney’s air quality expertise ranges from private development projects, affordable housing projects, and large-scale specific plans, to unique and complex projects, such as mining and industrial projects. In addition, Raney has completed numerous HRAs for projects exposing nearby sensitive receptors, such as residential developments, to increased health risk impacts from TACs associated with gas dispensing facilities, diesel truck trips, and/or construction equipment to name a few. Over the years, Raney has developed excellent working relationships with local air quality management districts and has worked closely with representatives from the BAAQMD, Sacramento Metropolitan Air Quality Management District (SMAQMD), Yolo-Solano Air Quality Management District (YSAQMD), Placer County Air Pollution Control District (PCAPCD), Feather River Air Quality Management District (FRAQMD), and San Joaquin Valley Air Pollution Control District (SJVAPCD), among others.
What further separates Raney from other air quality firms is our unique understanding of how the air quality and GHG analyses fit into the overall CEQA/NEPA and planning process. Raney’s reports can be utilized as stand-alone documents in conformance with CEQA/NEPA or prepared in a manner that is easily incorporated into a larger CEQA/NEPA document, such as an Initial Study or EIR. Raney works closely with the lead agency, the air district, and the applicant, as appropriate, to ensure that the mitigation measures are feasible, easy to understand, implementable, and straightforward to sign-off by the lead agency. All air quality and GHG studies are prepared consistent with the regulations and requirements of CEQA, the local air district, and the lead agency.
Agenda Item #9.2.
23 PEER REVIEWS OF APPLICANT-PROVIDED TECHNICAL REPORTS As the prime environmental consultant, Raney routinely reviews technical reports prepared by consultants under contract with the applicant team. Raney’s experienced staff can effectively review reports to ensure that all relevant CEQA topics are adequately addressed using current industry standard practices and state-of-the-art models and databases. Raney considers this type of peer review to be a “CEQA-level” peer review. Furthermore, Raney is experienced in providing peer reviews for background/technical reports. For example, the applicant for The Ridge residential subdivision project in Placer County provided numerous technical reports including a biological resources assessment, cultural resources assessment, geotechnical report, noise study, and traffic study. This required Raney to internally review the applicant’s technical reports at the start of the EIR process and provide a peer review memo to the County which detailed Raney’s findings regarding technical issues, but also to ensure consistency of assumptions used for all studies. The memo was then forwarded to the applicant team to address the peer review comments.
Under contract with El Dorado County, Raney recently conducted the CEQA-level peer review of the Administrative Draft EIR, Screencheck EIR, and Draft EIR for the Generations at Green Valley EIR and its associated technical reports. As part of the peer review, Raney determined whether the documents complied with CEQA Guidelines and satisfied the content requirements of CEQA Guidelines Sections 15124 and 15125. Raney provided detailed findings and comments identifying issues for consideration, as well as recommendations aimed at remedying document deficiencies to the County, which were forwarded to the applicant team to address.
In some cases, it is necessary to have “technical” peer reviews performed, and in such cases, Raney typically contracts with technical experts for this purpose. For example, it may be desirable in some cases for a third-party traffic consultant to peer review a traffic report prepared by the applicant’s traffic consultant, including a review of trip generation and distribution estimates, vehicle miles traveled (VMT), traffic volume estimates, etc. In such cases, Raney hires traffic experts who specialize in the field of traffic engineering.
RANEY KEY PERSONNEL
Company President Tim Raney, AICP, established Raney Planning & Management, Inc. in 1999 and has been serving as Principal for over 25 years. Since the firm’s establishment, Raney has maintained the same key management staff for over a decade. Vice President, Nick Pappani, has been with Raney for 23 years; Vice President/Air Quality Specialist, Rod Stinson, has been with Raney for 20 years; Division Manager/Air Quality Specialist, Angela DaRosa, has been with Raney for 15 years; and Senior Planner, Kevin Valente, AICP, has been with Raney for 12 years.
Together, the management team oversees a talented staff of writers and administrative personnel.
Unlike many of the larger environmental consulting firms, Raney provides each of its clients with the management core of the company. This provides our clients with the greatest level and depth of experience on each project, as well as specialized client services.
Vice President, Nick Pappani, will serve as the Project Director and Division Manager/Air Quality Specialist, Angela DaRosa, will serve as Project Manager. As Project Director, Mr. Pappani would be responsible for conducting quality control review of the environmental document and would provide support, and offer expertise to the project management team throughout the duration of Agenda Item #9.2.
24 the Adams Street Hotel & Residences Project. Mr. Pappani will be responsible for active communication and coordination with City staff during the CEQA process. As Project Manager, Ms. DaRosa will be responsible for overseeing the overall environmental review process, maintaining quality control during the preparation of the environmental document and managing any sub-consultants that may be needed for the Adams Street Hotel & Residences Project. On the following pages, please find a brief description of qualifications for Raney’s key personnel. Raney has included resumes of the key team members in Appendix C.
NICK PAPPANI – VICE PRESIDENT
2002-Present
Role: Project Director
Mr. Pappani brings 23 years of environmental and planning experience to the Raney team. As Raney’s Vice President, Mr.
Pappani has served as the Project Director or Project Manager for CEQA and NEPA documents for jurisdictions throughout northern and southern California. Mr. Pappani has worked on a broad variety of projects, including residential, commercial/hotel, and industrial projects, as well as unique projects such as solar generating facilities and vineyard plans involving timberland conversion. As Raney’s Vice President, Mr. Pappani takes pride in serving various public sector clients and helping them navigate the complex milieu of CEQA legislation and related case law to ensure that each environmental document is legally defensible and reflects current CEQA/NEPA practice. In addition to being an expert CEQA practitioner, who is respected in his field, Mr.
Pappani has a background in wildlife biology, having received a Bachelor of Science degree in Wildlife Biology (cum laude) from Humboldt State University, Arcata, California. Prior to joining the Raney team, Mr. Pappani worked with a private consulting firm, as well as the federal government, conducting avian and vegetation surveys for threatened species in a variety of habitats. Mr. Pappani is also an articulate speaker, having given hundreds of presentations before decision-makers and the public, including answering questions related to Raney’s environmental and planning documents. Mr. Pappani is also comfortable and competent when it comes to working on controversial projects, subject to intense public scrutiny. For example, Mr. Pappani has served as the Project Manager for several EIRs in the City of Davis. Such situations require not only an expert-level understanding of the regulations of CEQA and recent case law, but also a diplomatic and objective approach to responding to public concerns and comments.
Agenda Item #9.2.
25 ANGELA DAROSA – DIVISION MANAGER/
AIR QUALITY SPECIALIST
2010-Present
Role: Project Manager/Air Quality and GHG Technical Analysis Ms. DaRosa brings 15 years of environmental experience to the Raney team with a background in CEQA, air quality, and
engineering. Ms. DaRosa graduated from California Polytechnic State University, San Luis Obispo, with a Bachelor of Science degree in Environmental Engineering. Ms. DaRosa’s background in engineering and technical writing allows her to analyze complex technical studies and integrate them into each project’s environmental documents. As Division Manager with Raney, Ms. DaRosa provides project management and assists in the preparation and processing of various environmental and planning documents, such as EIRs, Initial Studies, NEPA compliance documents, and environmental land use and planning documents. Ms. DaRosa has successfully management several environmental review projects, including, but not limited to, the Creekside Vineyards EIR and East and West 18th Street Warehouse Initial Studies for the City of Antioch; Lippi Ranch EIR for the City of Galt; UMall Redevelopment Consistency Checklist for the Cty of Davis; and the Brady Vineyard Subdivision EIR for Placer County. As an Air Quality Specialist, Ms. DaRosa works closely with Raney’s in-house Air Quality Technician to prepare air quality and greenhouse gas analyses, including Health Risk Assessments, for Initial Studies and EIRs, as well as stand-alone analyses for various private-sector clients. In addition, Ms. DaRosa has prepared CAPs for the cities of Wheatland and Galt and a CAP/Sustainabilty and Adaptation Plan (SAP) for the Cosumnes CSD, and is in the process of preparing a CAP for the City of Manteca. Ms. DaRosa prepared analyses for projects located within the jurisdictional boundaries of a number of air districts throughout the State including, but not limited to, the BAAQMD, YSAQMD, SMAQMD, PCAPCD, and SJVAPCD. Project types for which Ms. DaRosa has prepared analyses include residential and mixed-use developments, fitness centers, industrial parks, shopping centers, warehouse expansions, medical centers, offices, and photovoltaic systems. Ms. DaRosa is proficient in the use of current air quality models, including CalEEMod, AERSCREEN, AERMOD, and HARP RAST.
TIMOTHY RANEY, AICP – PRESIDENT
1999-Present
Role: Project Support
As the President of Raney Planning & Management, Inc., Mr. Raney serves as the leader of the Raney team. Mr. Raney specializes in CEQA processing, planning, and public facilitation, bringing thirty years of experience to each project. Mr. Raney currently serves as the Community Development Director to the City of Wheatland and, together with Raney staff, has been providing contract planning services to the City since 2004. In addition, Mr. Raney previously served as the Interim Community Development Director for the City of Oakley while the City was completing its General Plan Update.
Agenda Item #9.2.
26 Since establishing the firm in 1999, Mr. Raney has successfully processed numerous CEQA, NEPA, and planning projects, including Initial Studies, Environmental Impact Reports, Environmental Assessments, and special planning projects such as the APA Award-winning Community Vision for the City of Wheatland. Mr. Raney’s diverse experience includes unique and complex projects such as marinas, military base conversions, mining, and solar to large-scale specific plans, master plans, zoning code updates, and numerous private development projects for residential, commercial, mixed-use, industrial, and infrastructure/roadway.
Mr. Raney also has diverse experience in local government, including being Councilmember and Mayor of the City of Citrus Heights, Planner in the City of Sacramento’s Planning Department, and previously serving on the Board of the Sacramento Metro Chamber Metro PAC and the Sacramento Tree Foundation. Mr. Raney has been involved in local government issues with the League of California Cities, the Commission on Local Governance for the 21st Century, and the Citrus Heights Chamber of Commerce. This experience gives Mr. Raney a better understanding of the needs and requirements of local government. Mr. Raney has a Bachelor of Science degree in Agricultural Economics from the University of California, Davis.
ROD STINSON – VICE PRESIDENT/AIR QUALITY
SPECIALIST
2005-Present
Role: Project Support/Air Quality and GHG Technical Analysis Mr. Stinson brings 20 years of environmental experience to the Raney team with a background in CEQA, air quality, and water resources. As Raney’s Vice President, Mr. Stinson has served as the Project Manager in the preparation of numerous environmental and planning projects, including CEQA Initial Studies and EIRs as well as NEPA Categorical Exclusions and Environmental
Assessments. Mr. Stinson has managed projects ranging from complex mining, solar, and infill projects to large-scale specific plans and general plans as well as standard residential, affordable housing, mixed-use, commercial, industrial, and infrastructure projects. In addition, Mr. Stinson serves as Raney’s in-house Air Quality Specialist, with over ten years of experience in preparing air quality analyses for a variety of development projects. Mr. Stinson has completed numerous air quality impact and greenhouse gas analyses, working closely with lead agencies and local air districts throughout northern and southern California. In addition, Mr. Stinson has prepared CAPs for the cities of Wheatland and Galt and a CAP/SAP for the Cosumnes CSD, and is in the process of preparing a CAP for the City of Manteca. Mr. Stinson holds a Bachelor of Science degree in Forestry and Natural Resources Management with a concentration in Environmental Management from California Polytechnic State University, San Luis Obispo.
SUB-CONSULTANTS
With respect to providing CEQA compliance, rather than conducting all of the necessary technical studies in-house, Raney believes it is more efficient and effective to team with the known technical experts who specialize in a particular field. In this way, Raney can organize a unique team of Agenda Item #9.2.
27 consultants for each project, who can bring their expertise “to the table” and provide the client with the most defensible documentation and reporting in the timeliest manner. The exception to this is air quality and GHG analyses which Raney prepares in-house, instead of sub-contracting.
As outlined in Section II Project Approach, Scope of Work, and Deliverables, Raney proposes to sub-contract with Evans & DeShazo to prepare a Cultural Resources Study and Historic Resources Evaluation, Saxelby Acoustics to prepare a Noise Study, and W-Trans to prepare a Transportation Impact Study for the proposed project. The contact information for both consulting firms is presented below.
Evans & DeShazo
Cultural and Historic
Resources Analyses
1141 Gravenstein Highway S
Sebastapol, CA 95472
Phone: (707) 823-7400
www.evans-deshazo.com
Saxelby Acoustics
Role: Noise Analyses
915 Highland Pointe Drive
#250
Roseville, CA 95678
Phone: (916) 760-8821
www.saxnoise.com
W-Trans
Role: Traffic Impact Analyses
490 Mendocino Avenue,
Suite 201
Santa Rosa, CA 95401
Phone: (707) 284-7745
www.w-trans.com
Agenda Item #9.2.
28 PROJECT
MANAGEMENT
STAFF
ASSOCIATE AND
SUPPORT STAFF
ORGANIZATIONAL CHART
The following organizational chart highlights the structure of the project team for the Adams Street Hotel & Residences Project.
President, Tim Raney, AICP
Vice President/Air Quality Specialist, Rod Stinson
Project Support
AQ/GHG Impact
Analysis
Rod Stinson
Angela DaRosa
Air Quality Specialists
Senior Associates
Division Manager, Angela DaRosa
Project Manager
Vice President, Nick Pappani
Project Director
Associates/Technical Writers
Air Quality Technicians
Administrative
Support Staff
Administrative
Support Staff
CEQA
Documentation
Saxelby Acoustics
Noise Study
W-Trans
Transportation
Impact Study
Additional Technical
Reports
Evans & DeShazo
Cultural Resources
Study
Historic Resources
Evaluation
Agenda Item #9.2.
29 As requested in the RFP, the following section highlights several projects completed in the last five years where Raney provided environmental review services. In the examples provided, Raney was under contract with public agencies to provide environmental services. As previously noted, Raney has prepared over 1,000 CEQA documents for both public and private sector clients throughout the State of California. Further project experience may be provided upon request.
City of Healdsburg – Saggio Hills Affordable Housing Project IS Checklist/Addendum Contact: Linda Ruffing, North Coast Community Planning
Address: 401 Grove Street, Healdsburg, CA 95448
Phone: (707) 272-2343
Email: [email protected]
Date Completed: September 2022
Final Budget (including sub-consultant costs): $32,314
Raney Key Personnel: Former Senior Vice President, Cindy Gnos, AICP, as Project Director and Vice President, Nick Pappani, as Project Manager
The Saggio Hills Project was evaluated pursuant to CEQA and the City certified the EIR in 2007.
However, the City’s actions were challenged in Court in 2008 due to three specific issues that were found to be inadequate in the 2007 EIR. In 2010, a Final Partial Revision to the 2007 EIR was prepared, and both the 2007 EIR and the 2010 Final Partial Revision to the 2007 EIR were certified, and the Saggio Hills Project was approved. The 2007 Saggio Hills Project, as evaluated in the certified EIR and the 2010 Final Partial Revision to the 2007 EIR, consists of 258.5 acres with a combination of land uses, including a 91.11-acre resort hotel, 70 resort residences and resort villas, up to 150 affordable housing units, a 38.64-acre community park, open space, a system of public and private trails, a pump station, and a City fire substation, as well as on- and off-site infrastructure and roadway improvements.
The proposed project modified the previously approved project and included the development of approximately 118 affordable housing units on a 12.4-acre site of the Saggio Hills Area Plan in the City of Healdsburg. The project site would be divided into six areas which would consist of an outdoor amenity area including community gardens and picnic areas; a one-story, 2,957-sf community building; four, three-story residential buildings containing 42 units; two, three-story residential buildings containing 48 units; and two, three-story buildings containing 18 units. All rentals would be deed restricted for use by households with a broad range of incomes up to 80 percent of the area median income (AMI) and with ten percent of the rental units reserved for residents with intellectual and development disabilities. The for-sale units would be deed-restricted for sale to households with up to 120 percent AMI.
Under contract with the City, Raney prepared an Initial Study Checklist/Addendum that focused on whether the Saggio Hills Affordable Housing Project would result in new significant impacts or substantial increase in the severity of significant impacts previously identified in the 2007 Saggio Hills Project EIR and the 2010 Final Partial Revision to the 2007 EIR as a result of changes to the IV. RELATED PROJECT EXAMPLES
AND REFERENCES
Agenda Item #9.2.
30 project or the circumstances under which the project would be undertaken. The IS Checklist/ Addendum was adopted by the City of Healdsburg and the project was approved.
City of Livermore – Wine Country Inn IS/MND and Addendum to the South Livermore Valley Specific Plan EIR
Contact: Steve Riley, Acting Planning Manager
Address: 1052 South Livermore Avenue, CA 94550
Phone: (925) 960-4461
Email: [email protected]
Date Completed: IS/MND- August 2019
Addendum- April 2023
Final Budget: IS/MND- $20,000
Addendum- $15,320
Raney Key Personnel: Vice President, Nick Pappani as Project Director and Division Manager/Air Quality Specialist, Angela DaRosa, as Project Manager The proposed Wine Country Inn project is located on a vacant 3.2-acre parcel within the South Livermore Valley Specific Plan. The proposed project will include the development of the project site with a 29,345-sf, two-story building for a 30-room Wine Country Inn, 77-seat restaurant, and caretaker’s unit, as well as 65 on-site parking spaces. Ingress and egress are proposed to be provided by a new driveway located off Hansen Road to the northern portion of the project site.
The Wine Country Inn and restaurant are permitted uses under the South Livermore Valley Specific Plan (SLVSP); however, the caretaker’s unit will require a Conditional Use Permit (CUP).
Raney prepared the IS/MND for the City and utilized several technical studies in support of the environmental analysis. The IS/MND was adopted and the project approved by City Council.
However, a lawsuit was filed in 2020, which argued that the proposed project failed to meet the SLVSP’s 100-foot setback requirement with respect to Hansen Road; the Superior Court denied the petition. The project was later brought before the 1st District Court of Appeals, which ruled that the SLVSP explicitly requires a 100-foot setback and the approved project does not meet this requirement. As a result of the Court of Appeals’ ruling, City Council was required to reverse the adoption of the IS/MND and the project approvals.
In 2023, Raney prepared an Addendum to the SLVSP EIR, under contract with the City, to evaluate proposed text amendments to Policy 4-7 of SLVSP pertaining to setbacks from Hansen Road for sites 5D1 and 5D2 (the Wine Country Inn project site), as well as development-level entitlements for the Wine Country Inn project, such as a CUP for a caretaker’s unit and Site Plan and Design Review. The SLVSP text amendment to revise Policy 4-7 would provide consistency with the zoning standards and clarify that a 50-foot setback, rather than a 100-foot setback, would be required from Hansen Road for sites 5D1 and 5D2. The text amendment would allow for development of the Wine Country Inn on site 5D2, as originally proposed, and provide consistency between the SLVSP and underlying zoning standards. Other sections of the Specific Plan were amended to be consistent with the revisions made to Policy 4-7. The City Council adopted the Addendum to the SLVSP EIR and the Wine Country Inn project was approved.
Agenda Item #9.2.
31 City of Davis – University Commons EIR and Davis Collections (University Commons) Environmental Consistency Analysis
Contact: Sherri Metzker, Director of Community Development and Sustainability Address: 22 Russell Boulevard, Suite 1, Davis, CA 95616 Phone: (530) 757-5610
Email: [email protected]
Date Completed: EIR- August 2020
Environmental Consistency Analysis- February 2023
Final Budget (including sub-consultant costs): EIR- $259,732 Environmental Consistency Analysis- $28,249
Raney Key Personnel: Former Senior Vice President, Cindy Gnos, AICP, as Project Director and Vice President, Nick Pappani as Project Manager
The University Commons project would redevelop the existing University Mall site, a 103,695-sf commercial shopping center with numerous tenants across from the University of California, Davis. The proposed project would include the reconfiguration and replacement of the existing site and buildings to create a new mixed-use development. The project would intensify and revitalize the center and result in approximately 264 multi-family residential units and 136,800-sf of retail space. In addition, the project would include the construction of a new, three-story parking garage with 518 parking spaces. The proposed project’s entitlements include a General Plan Amendment and Rezone, which will address the general development intensity, standards, uses, and design concept. Raney also analyzed four alternatives to the proposed project which included the No Project Alternative, Retail Project Only Alternative, Existing Zoning Mixed Use Build Out Alternative, and Low Parking Alternative. The project received considerable controversy, which required ongoing and extensive coordination with the lead agency throughout the process. Raney assisted the City staff in making presentations to the decisionmakers at the public hearings. The project was approved and the EIR was certified by the Davis City Council.
The Davis Collections project would include the development of the retail portion of the University Commons project subject to minor changes. The Davis Collections project would include demolition of the existing shopping center and redevelop the site with a total of 101,246 sf of retail uses. The existing 13,210 sf Trader Joe’s grocery store in the southwest portion of the site would remain, and the project would result in a total of 114,456 sf of commercial uses on-site, an increase of approximately 4,566 sf relative to the existing shopping center. Overall, the proposed project would allow the site to continue operating as a community retail center with additional square footage. Raney prepared an Environmental Consistency Checklist to analyze whether the proposed Davis Collections project was within the scope of the 2020 EIR, and whether construction or operation of the project would result in any new or substantially more severe significant environmental impacts than those identified in the 2020 EIR, or require new mitigation measures. The project was subsequently approved and is under construction.
Agenda Item #9.2.
32 City of Brentwood – Bridle Gate EIR and Revised EIR
Contact: Erik Nolthenius, Planning Manager
Address: 150 City Park Way, Brentwood, CA 94513
Phone: (925) 516-54-5
Email: [email protected]
Date Completed: EIR- October 2020
Revised EIR- August 2023
Final Budget (including sub-consultant costs): EIR- $184,449 Revised EIR- $163,367
Raney Key Personnel: Former Senior Vice President, Cindy Gnos, AICP, as Project Director and Vice President, Rod Stinson, as Project Manager
The Bridle Gate project included a subdivision of the 139-acre project site for development of 252 single-family homes, future development of up to a 258-unit apartment complex, 19.59 acres of future commercial development, and dedication of 4.3 acres of land to the City of Brentwood for use as public parks. In addition, the project included an option to develop an 11.35-acre section of the site as an elementary school, or, alternatively, as a residential development with 63 single family units. The project included two parcels to be dedicated to the City of Brentwood for use as public parks. The parks included landscaping elements and provided recreational amenities for residents of the proposed single-family subdivision. The project also included water, sewer, and stormwater utility improvements. Raney prepared an EIR under contract with the City of Brentwood. After many years of processing and many project revisions, the City Council ultimately denied the project.
A revised application pursuant to SB 330 for the Bridle Gate project was submitted in 2022, which included development of 286 single-family residences, a 6-acre park located in the northwestern corner of the site, a centrally located 3.39-acre park, and 25 acres of open space on the western portion of the site. The applicant team provided several updated technical reports for use in the analysis. Raney assembled a team of consultants to conduct technical peer reviews of the applicant’s reports, including the Habitat Plan Planning Survey Report, Environmental Noise Assessment, and VMT Assessment. The City determined that the revised application was similar to the prior 2020 Bridle Gate project. Therefore, Raney prepared a Revised EIR and provided planning services for the revised project.
Placer County – SNOW Sports Museum and Community Cultural Center EIR Contact: Leigh Chavez, Environmental Coordinator
Address: 3091 County Center Drive, Suite #19, Auburn, CA 95603 Phone: (503) 745-3077
Email: [email protected]
Date Completed: February 2024
Final Budget (including sub-consultant costs): $156,694 Raney Key Personnel: Former Senior Vice President, Cindy Gnos, AICP, as Project Director and Vice President, Nick Pappani, as Project Manager
Agenda Item #9.2.
33 The proposed project would include development of a museum and community cultural center building celebrating the 1960 Winter Olympics and the history of winter sports in the Sierra Nevada. The project site consists of a portion of the 26.8-acre Olympic Valley Park site, and would be located between the Olympic Valley Park driveway parking lot entrance and the existing pickleball courts. In addition, the Olympic Valley Park facilities are located to the south and west of the proposed project site. The proposed development would include the construction of a 20,000 square foot (sf), two-story building, as well as site improvements and on-site amenities. Amenities would include outdoor gathering spaces, such as a plaza deck to be located south of the building and a V-shaped garden to be located east of the building. Other improvements would include landscaping and utility installation, as well as improvements to the existing facilities at Olympic Valley Park. As part of the proposed project, approximately 109 trees would be removed. A portion of the existing parking lot would be resurfaced and a total of 121 parking spaces would be provided. The proposed project would require County approval of a Rezone, Text Amendment to Section 12.24.040 of the Placer County Governmental Code, Conditional Use Permit (CUP), Design Review, and potential Minor Land Division. Under contract with Placer County, Raney prepared an EIR evaluating development of the proposed project. The primary environmental issues of concern for the SNOW Sports Museum project included Aesthetics, Air Quality and GHG Emissions, Noise, Transportation, and Wildfire. For example, given the project site’s location within a Very High Fire Hazard Severity Zone, an Emergency Preparedness and Evacuation Plan was prepared by Atlas Solutions, under contract with Raney, and the results of the Plan were included in the Wildfire chapter of the EIR. The EIR was certified by the County Board of Supervisors.
Agenda Item #9.2.
34 The following cost spreadsheet outlines the budget for the Adams Street Hotel & Residences Project EIR. The cost for completion of the EIR is anticipated not to exceed $240,172. The tasks are summarized in the Technical Scope of Services of this proposal and costs by task are shown in the attached spreadsheet. These costs are based on the estimates of time for each task provided in the chart on the following page. Costs for CEQA document preparation will be billed on a not-toexceed basis, following Raney standard billing rates included in the attached spreadsheet. It should be noted, however, as indicated below, that the cost for the preparation of the Final EIR is based upon the receipt of a reasonable number of comments (anticipated not to exceed 50 comments) on the Draft EIR. Should the comments be excessive or require additional technical analysis, Raney would negotiate with the City immediately to determine a reasonable cost for completion of the Final EIR.
The following assumptions were used in the calculations:
• Raney will attend meetings with City staff and the project team, as well as public hearings as described in the scope of work. Raney assumes that the number of meetings required will be achieved within the hours allocated in the attached spreadsheet. • Additional meetings and hearings are easily accommodated and will be billed on a timeand-material basis following Raney’s billing rates. • Raney costs are based on the assumption that the existing data and information for the City and the project area is accurate and current and will be available for the preparation of the proposed environmental documents.
• Specific amounts of time for revisions to the Administrative and Screencheck Draft EIRs and Administrative and Screencheck Final EIRs have been assumed. Raney expects that responding to comments will not exceed the budgeted time. If unanticipated comments result in additional time beyond that which has been budgeted, those items will need to be renegotiated.
• Raney will provide the City and the project team the number of copies of the documents as indicated in the technical scope of services. The printing budget included in the cost sheet is Raney’s best estimate based upon printing other EIRs for similar projects and the electronic copies assumed herein. However, because the size of the EIR that is the subject of this scope is not yet known, it is impossible for Raney to reasonably include a fixed notto-exceed cost for the printing of this EIR (which may be multiple volumes depending upon not only the size of the technical analysis in the body of the EIR but also the size of the proposed technical reports). Therefore, the City will be billed for the actual printing costs, which shall be paid prior to release of the Final EIR.
• Raney assumes that the appendices to the EIR will be submitted on flash drives attached to the back cover.
• Raney assumes that once a Notice to Proceed is issued, the preparation of the environmental documents would be a continuous process without excessive delays. Raney would propose to renegotiate the contract with respect to schedule and cost should substantial delays occur in the processing of the proposed project.
Factors that would increase the scope of work and estimated costs outlined in the proposal include:
attendance at additional meetings or hearings; out of scope printing of additional copies of reports; V. FEE PROPOSAL
Agenda Item #9.2.
35 analysis of additional issues beyond those discussed in this proposal, or a more detailed level of analysis than described in this proposal; changes in the project requiring reanalysis or rewriting of report sections; collection of data required for the environmental documents beyond that described in this proposal; attendance at additional in-house meetings beyond those budgeted; and excessive comments on the environmental documents. Raney would propose to renegotiate these items, if required, or charge on a time-and-materials basis.
PROPOSED COST ESTIMATE
Adams Street Hotel & Residences Project EIR Project Director Project Manager Senior Associate
Air Quality Specialist
Air Quality Technician
Associate
Cost Per Task
Task 1 Project Initiation 3 3 $ 1,230
Task 2 Peer Review of Applicant-Provided Technical Reports 10 $ 2,150 Task 3
Agency Coordination (including Assistance with AB 52/SB 18 Tribal Consultation) 4 2 10 2,440 $
Task 4 Project Description 3 4 3 14 3,780 $
Task 5 Prepare the NOP 2 2 3 12 2,905 $
Task 6 Prepare 1st Administrative Draft EIR 8 12 12 22 8,890 $ Technical Sections
Task 6.1 Introduction, Executive Summary, and PD 3 4 4 18 4,475 $ Task 6.2 Environmental Setting, Impacts, Mitigation Measures a Air Quality and GHG Emissions 4 6 6 36 7,820 $
b Noise 4 6 6 36 7,820 $
c Transportation 4 6 6 36 7,820 $
d Utilities and Service Systems 4 6 6 38 8,090 $
e Other Effects 6 9 8 45 10,360 $
e.1 AQ/GHG Technical Analysis 10 12 $ 3,610
e.2 Construction HRA 10 30 $ 6,400
Other Sections
Task 6.3 Statutorily Required Sections 2 4 4 14 3,720 $ Task 6.4 Alternatives 3 7 5 32 7,105 $
Task 7 Prepare 2nd Administrative Draft EIR 5 10 8 36 9,125 $ Task 8 Prepare Screencheck Draft EIR 2 5 4 12 3,645 $
Task 9 Prepare Public Review Draft EIR 2 3 3 7 $ 2,425
Task 10 Prepare Administrative Final EIR 5 8 8 32 8,195 $ Task 11 Prepare MMRP 1 3 5 $ 1,475
Task 12 Prepare Screencheck Final EIR 3 5 6 16 4,710 $
Task 13 Prepare Final EIR 1 2 3 10 2,420 $
Task 14 Prepare FOF/SOC and NOD 3 6 20 4,515 $
Task 15
Assistance with Staff Reports for Planning Commission and City Council Hearings 3 2 8 $ 2,115
Task 16 Project Management, Meetings, and Hearings 40 95 $ 27,125 Total Hours 121 212 97 20 42 459
Hourly Rate $ 215 $ 195 $ 155 $ 175 $ 155 $ 135
Total EIR Labor $ 26,015 $ 41,340 $ 15,035 $ 3,500 $ 6,510 $ 61,965 $ 154,365 Subconsultants and Expenses $ 85,807
Copying/Printing* $ 3,000
Subconsultant: Evans & De Shazo $ 21,938
Subconsultant: Saxelby Acoustics $ 10,168
Subconsultant: W-Trans $ 42,900
10% Administrative Fee $ 7,801
Total Budget $ 240,172
* Estimate only, To Be Billed at Cost
Agenda Item #9.2.
APPENDIX A: W-TRANS SCOPE OF WORK
Agenda Item #9.2.
490 Mendocino Avenue, Suite 201 Santa Rosa, CA 95401 707.542.9500 w-trans.com SANTA ROSA • OAKLAND
October 13, 2025
Mr. Nick Pappani
Raney Planning & Management, Inc.
1501 Sports Drive, Suite A
Sacramento, CA 95834
Proposal to Prepare a Transportation Impact Study for the Adams Street Hotel & Residences Project
Dear Mr. Pappani;
W-Trans is pleased to provide this updated proposal to evaluate potential transportation impacts associated with the Adams Street Hotel & Residences project to be located at 1001 Adams Street in the City of St. Helena. The following scope of services suggested to identify the project’s potential transportation impacts was modified to address comments from staff at the City of St. Helena.
Understanding
We understand that the project as proposed includes a 5-story luxury hotel with retail/commercial uses on the ground floor, 75 rooms and 13 for-sale condos on floors two to five, and an underground parking garage.
The VMT assessment is to be completed by Fehr & Peers, so our work would be limited to a peer review. Further, while an operational study was not identified as being needed in the RFP, the City has asked that an operational analysis of four intersections be included.
Study Area and Periods
The study area will consist of the section of Adams Street fronting the project site and the project access point(s) as well as four intersections to be chosen with input from City staff. Conditions during the weekday and weekend p.m. peak periods will be documented.
Tasks
CEQA Study
1. A kick-off meeting will be attended to obtain all necessary information for the analysis.
2. In conjunction with the kick-off meeting, a field visit of the project site and study area will be conducted.
Specific attention will be paid to sight distance for both exiting and entering movements at the site’s driveway location and potential conflicts with other driveways. Appropriate field notes and photos will be taken. A brief speed survey will be performed to determine applicable approach speeds for use in evaluating adequacy of sight distance if appropriate.
3. Traffic counts for Adams Street will be obtained for a period of 48 hours to include a Friday and Saturday.
4. The programmatic EIR for the City’s 2040 General Plan will be reviewed and applicable policies and analysis extracted for use in the transportation study.
5. The project’s potential to impact facilities for pedestrians, bicyclists, and transit riders will be evaluated within the context of City policies.
Agenda Item #9.2.
Mr. Nick Pappani Page 2 October 13, 2025
6. The trip generation for the project will be determined based on standard rates published by ITE in Trip Generation Manual, 12th Edition, 2025.
7. The project’s anticipated impact in terms of Vehicle Miles Traveled (VMT) as determined by Fehr & Peers will be reviewed and incorporated into the checklist.
8. Trips from the project will be used to evaluate the potential need for improvements at the project driveway to accommodate project-generated traffic. The need for turn lanes will be evaluated in terms of volume, adequacy of sight distance and safety considerations.
9. The adequacy of emergency access and the project’s potential impact on emergency response times will be assessed.
10. Recommended mitigation measures intended to address any impacts identified as potentially significant will be developed.
11. A draft transportation impact study will be prepared and provided for internal review.
12. Any comments will be addressed to achieve a draft for staff review. A virtual meeting with staff is assumed to be held in conjunction with receiving comments.
13. Comments from staff will be addressed to allow preparation of a final version of the transportation impact study.
Operational Study
The study area for the operational study would include up to four intersections to be selected with input from City staff. As noted above, the study periods are proposed to include the weekday and weekend p.m. peak periods.
The following tasks are proposed for the operational study.
14. Turning movement counts will be obtained at all four study intersections during both peak periods.
15. Existing conditions will be documented based on the counts obtained and observations during the site visit.
These results will be presented in text; a Level of Service table; figures showing existing lane geometries, controls, and volumes; and calculation output.
16. A list of projects that have been approved and/or are pending approval in the study area will be obtained from City staff and used to determine short-term Existing plus Approved, or Baseline, volumes. The results of the analysis of this scenario will be presented in the same detail as indicated for Existing conditions.
17. Future volumes at the study intersection as developed by the County’s model or other relevant sources will be used to project future operating conditions assuming planned future infrastructure improvements, if there are any.
18. Project trips will be distributed to the roadway network and operating conditions at the study intersections evaluated under Existing plus Project, Baseline plus Project, and Future plus Project conditions.
19. Volume data, including the traffic counts and all volumes derived for the various scenarios, will be provided to Raney for use by other consultants.
20. The project’s proposed parking supply will be evaluated to determine if it meets applicable requirements. If appropriate, a comparison will be made to industry standard parking demand rates.
Agenda Item #9.2.
Mr. Nick Pappani Page 3 October 13, 2025
21. Recommendations will be developed to address any operational deficiencies identified.
22. The draft report for the CEQA analysis would be expanded to provide details of the operational analysis and findings, together with tables and figures. The draft will be submitted for internal review.
23. Your comments will be addressed, and an updated draft report submitted to City staff for their review. Copies of the calculations will be included in the City’s draft report.
24. Comments from City staff will be addressed, and a final report submitted.
EIR
25. Assistance will be provided in converting the text from the traffic study to an appropriate format for an EIR, including the addition of relevant policies.
26. Comments on the administrative draft EIR transportation section will be addressed.
27. Comments from the public will be addressed. It is noted that given the issues that are now relevant under CEQA, there is considerably less potential for public comment on traffic than typically occurred when operation was included. As a result, a minimal amount of time is expected to be needed for this task.
28. The Project Manager will attend up to two hearings on the EIR and two virtual meetings.
Exclusions – The scope of services includes only those items that are specifically identified above. Any additional services, such as meetings or hearings, requests for analysis not included in this scope, multiple rounds of comments, or responding to peer review comments, if needed could be provided on a time and materials basis after receiving written authorization for the extra work.
Schedule and Budget
The results of the peer review can be provided within four weeks of their receipt. The volume data can be provided within six to eight weeks from receipt of the signed contract and final project description. The draft CEQA and operational studies can be submitted for your comments within approximately ten to twelve weeks following project initiation, or approximately four weeks after the volumes are provided. Our services will be conducted on a time and materials basis at the rates indicated on the enclosed sheet. Monthly invoices will be provided electronically unless a hard copy via mail is requested. The estimated maximum fee for this work is $42,900.
Please provide your contract documents for my signature. This proposal will remain a firm offer for 90 days from the date of this letter. Thank you for asking us to be a part of your team for this proposal.
Sincerely,
Dalene J. Whitlock, PE (Civil, Traffic), PTOE
Senior Principal
DJW/djw/SHE022.P1
Enclosure: 2025 Fee Schedule
Agenda Item #9.2.
490 Mendocino Avenue, Suite 201 SANTA ROSA, CA 95401 707.542.9500 414 13th Street, 5th Floor OAKLAND, CA 94612 510.444.2600 w-trans.com
Fee Schedule
2025 Staff Billing Rates
Position Billing Rate (per hour)
Senior Principal $320 – $380
Principal $240 – $320
Senior Engineer/Planner $205 – $235
Engineer/Planner $190 – $215
Associate Engineer/Planner $160 – $180
Assistant Engineer/Planner $135 – $165
Technician/Administrative $125 – $160
Intern $40 – $80
Field Technician $30 – $75
2025 Expense Charges
Item Charge
Mileage $0.77/mile*
Services and Expenses 10% - 15% surcharge
These rates are valid for work performed prior to December 31, 2025. Work performed after January 1, 2026, and any
subsequent year may be billed at the revised rates established for that year.
* Mileage charge will be based on the IRS Standard Mileage Rate (set at $0.70/mile effective January 1, 2025) plus 10 percent.
Agenda Item #9.2.
APPENDIX B: EVANS & DESHAZO
SCOPE OF WORK
Agenda Item #9.2.
1141 Gravenstein Highway S
Sebastopol, CA 95472
Tel. 707-823-7400
www.evans-deshazo.com
Proposal for the “Adams Street Hotel and Residences Project,” St. Helena, Napa County. Page 1 October 14, 20251
Raney Planning & Management, Inc.
Attn: Megane Browne-Allard
Marketing Director/Associate
[email protected]
SUBJECT: Scope of Work and Cost Estimate for the “Adams Street Hotel and Residences Project,” St.
Helena, Napa County.
Evans & De Shazo, Inc. (EDS) is pleased to provide Megane Browne-Allard of Raney Planning & Management, Inc. (client) with a scope of work (SOW) and cost estimate to prepare a Cultural Resource Study (CRS) and a Historic Resources Evaluation (HRE), and Local Assessment in support of an Environmental Impact Report (EIR) for the “Adams Street Hotel and Residences Project” at 1001 Adams Street in St. Helena, Napa County, within Assessor Parcel Numbers (APNs) 009-201-030 and 009-201-031 (Project Area). The Project Area currently consists of the 1976 Bank of America building, associated landscape, and parking lot. The proposed Project consists of demolishing the current built environment resources within the Project Area and constructing a new contemporary, five-story, 75-room (aka key) luxury hotel with 13 for-sale condominium units and amenities, including a second-story restaurant and bar, a spa and wellness facility, a conference center, a street-facing café and lounge, a retail store, an outdoor pool, a gym/activity center, and various other uses (Project). The proposed Project is subject to review under the California Environment Quality Act (CEQA), and the City of St. Helena Municipal Code findings in Chapter 17.10, Historic Designation – to access the historic resource status of the 1976 building for local listing based on the municipal code criteria for local listing.
SCOPE OF WORK
The SOW to complete the CRS and HRE includes the following tasks.
Task 1. Project Management
A Project Manager will be assigned to be the client's primary contact, manage task completion, perform contract administration, planning, scheduling, and budgeting, and ensure the studies are completed on time and within budget.
Task 2. Map Preparation and GPS Data Processing
EDS will prepare various maps for the studies, including a Project vicinity map, a Project location map depicting the Project Area on the USGS 7.5-minute quadrangle, a survey coverage map, a resource location map, and any other maps necessary for research or documentation purposes. GPS data processing includes the post-processing of GPS-collected field data and the incorporation of GPScollected field data into ArcGIS for mapping purposes. 1 Original proposal submitted to Raney Planning & Management, Inc. on August 20, 2024.
Agenda Item #9.2.
1141 Gravenstein Highway S
Sebastopol, CA 95472
Tel. 707-823-7400
www.evans-deshazo.com
Proposal for the “Adams Street Hotel and Residences Project,” St. Helena, Napa County. Page 2 Task 3. Literature Search and Review
3a. Record Search and Literature Review for the CRS
EDS will complete a record search and literature review for the Project Area. A record search will be conducted at the Northwest Information Center (NWIC) of the California Historical Resources Information Systems (CHRIS) to obtain and review previous cultural resource studies and resource records pertaining to the Project Area and land located within 0.25-miles of the Project Area, or a greater distance if warranted. The literature review will review relevant precontact, ethnohistoric, and historical references, historical maps, and aerial photographs, and other information to provide a cultural setting for the Project Area and assess the potential/sensitivity for buried archaeological resources within the Project Area that may not be identifiable on the surface. A Native American Sacred Lands File (SLF) search will also be conducted.
3b. Literature Search and Review for HRE
EDS will review the literature search documentation obtained at the NWIC as part of Task 3a. EDS will also conduct historical research at local repositories, including the Napa County Assessor, the St. Helena Library, the St. Helena Historical Society, and other local repositories as needed. In addition, EDS will review documents and digital files available at EDS and various online sources. EDS will also review the “Charter Oak District,”2 a local historic district where the Project Area is located. The literature search and review results will ensure a thorough understanding of the area's history and the ownership and occupancy history of the built environment resources within the Project Area. This will help facilitate the development of appropriate contexts to evaluate the historical significance of the built environment resources.
Task 4. Surveys
4a. CRS Survey
A reconnaissance level survey of the Project Area will be completed by a Secretary of Interior qualified Archaeologist to identify and record any potentially significant cultural resources (other than the built environment resources) that may be present. The field strategy will include an on-foot visual inspection of all portions of the Project Area utilizing linear transects, or another method deemed feasible based on local conditions. No artifacts will be collected during the field survey. Any cultural resources identified within the Project Area (other than the built environment resources) will be documented on Department of Parks and Recreation (DPR) 523 forms.
4b. Historic Architectural Survey
A Secretary of Interior qualified Architectural Historian will conduct an intensive-level survey of the built environment resources within the Project Area. During the historic architectural survey, the built environment resources will be photographed, and the physical characteristics of the built environment resources and associated landscape/parking lot will be documented and assessed. The documentation 2 The local Charter Oak District was identified in a survey by Napa County Landmarks in 1978.
Agenda Item #9.2.
1141 Gravenstein Highway S
Sebastopol, CA 95472
Tel. 707-823-7400
www.evans-deshazo.com
Proposal for the “Adams Street Hotel and Residences Project,” St. Helena, Napa County. Page 3 of the built environment resources will include architectural style, forms, character-defining features, materials, and alterations, as applicable. The built environment resources will also be recorded on DPR 523 forms.
Task 5. Deliverables
5a. CRS Report
EDS will prepare a CRS report that will include a cultural setting for the Project Area, a discussion of the methods used to complete the study, and the study results. The report will include Project-specific recommendations if any cultural resources (other than the built environment) are identified, or if the Project Area is found to have an elevated potential/sensitivity for archaeological resources that are buried or obscured by the existing building and parking lot. Deliverables will include a draft CRS report and a final CRS report. The final CRS report and any associated DPR 523 forms will be submitted to the NWIC for incorporation into the CHRIS.
5b. Historic Resource Evaluation Report, Local Assessment, and DPR 523 Forms EDS will prepare an HRE report that will include historical context, descriptions of the built environment resources within the Project Area, and a significance evaluation regarding the CRHR eligibility of the built environment resources. Deliverables will include a draft HRE report, a final HRE report, and DPR 523 forms. EDS will also complete an assessment for local listing following the City of St. Helena municipal code and guidelines. The final report and associated DPR 523 forms will be submitted to the NWIC for incorporation into the CHRIS.
Task 6. EIR Guidance and Assistance
EDS will guide and assist Raney regarding the Cultural chapter of the draft and final EIR, such as writing summaries related to the Cultural Resources Study and Historic Resource Evaluation reports, and addressing public comments and stakeholder inquiries, as needed.
Task 7: Virtual/In-Person Meetings, Conference Calls, and Phone Calls If needed, EDS Principals will participate in public hearings/meetings (Scoping Meetings, Planning Commission, and City Council hearings) and assist with preparing presentation documents and exhibits.
It is anticipated to include one (1) public scoping session, two (2) Planning Commission hearings, and one (1) City Council hearing.
PROPOSED SCHEDULE
If a notice to proceed (NTP) is received by October 27, 2025, EDS can complete the SOW within 45 business days from the start date of November 3, 2025. However, if the NTP is provided after November 3, 2025, please contact EDS for an updated start date, which will be based on EDS’ current availability calendar.
Agenda Item #9.2.
1141 Gravenstein Highway S
Sebastopol, CA 95472
Tel. 707-823-7400
www.evans-deshazo.com
Proposal for the “Adams Street Hotel and Residences Project,” St. Helena, Napa County. Page 4
COST ESTIMATE
Task 1. Project Management
Staff Position and Rate: Project Manager ($150.00 hourly rate) Time for Completion: 5.0 hours
Estimated Cost: $750.00
Task 2. Map Preparation and GPS Data Processing
Staff Position and Rate: GIS Specialist ($115.00/hour)
Time for Completion: 3.0 hours
Estimated Cost: $345.00
Task 3: Literature Search and Review
3a. Staff Position and Rate: Principal Archaeologist ($165.00/hour) Time for Completion: 6.0 hours
Estimated Cost: $990.00
3b. Staff Position and Rate: Architectural Historian ($130.00/hour) Time for Completion: 6.0 hours
Estimated Cost: $780.00
Task 4: Surveys
4a. Staff Position and Rate: Archaeologist ($95.00/hour) Time for Completion: 4.0 hours
Estimated Cost: $380.00
4b. Staff Position and Rate: Principal Architectural Historian ($165.00/hour) Time for Completion: 5.0 hours
Estimated Cost: $825.00
Task 5: Deliverables
5a. Staff Position and Rate: Principal Archaeologist ($165.00/hour) Time for Completion: 12.0 hours
Staff Position and Rate: Archaeologist ($95.00/hour)
Time for Completion: 2.0 hours
Estimated Cost: $2,170.00
5b. Staff Position and Rate: Principal Architectural Historian ($165.00/hour) Time for Completion: 8.0 hours
Staff Position and Rate: Architectural Historian ($130.00/hour) Time for Completion: 24.0 hours
Estimated Cost: $4,440.00
Internal Review (5a and 5b)
Staff Position and Rate: Technical Editor ($115.00/hour) Agenda Item #9.2.
1141 Gravenstein Highway S
Sebastopol, CA 95472
Tel. 707-823-7400
www.evans-deshazo.com
Proposal for the “Adams Street Hotel and Residences Project,” St. Helena, Napa County. Page 5 Time for Completion: 4.0 hours
Estimated Cost: $460.00
Task 6. EIR Guidance and Assistance
Staff Position and Rate: Cultural Resource Specialist/Historic Preservation Specialist ($200.00/hour)
Time for Completion: 8.0 hours
Estimated Cost: $1,600.00
Task 7: Virtual/In-Person Meetings, Conference Calls, and Phone Calls Staff Position and Rate: Cultural Resource Specialist/Historic Preservation Specialist ($200.00/hour)
Time for Completion: 30.0 Hours
Estimated Cost: $6,000.00
SUBTOTAL: $18,740.00
General & Administrative (G&A) Fee (Rate: 12% of Subtotal) $2,248.80 Direct Costs:
NWIC Record Search and Copy Fees $250.00
Mileage ($0.70/mile) $700.00
TOTAL ESTIMATED COST: $21,938.80
ADDITIONAL INFORMATION
RESPONSE TO COMMENTS
EDS is prepared to provide written responses to minor comments on the SOW as part of this cost estimate. However, if more extensive responses to comments are necessary, a separate cost estimate for this effort may be prepared in consultation with the client once the comments are received and costs are determined. An extensive response will require more than one hour for each report to address.
INSURANCE COVERAGE
EDS maintains a Commercial General Liability policy with a $4,000,000.00 General Aggregate with $2,000,000.00 per occurrence and automotive liability for all hired and non-owned vehicles. We also maintain a Professional Liability policy, covering $2,000,000.00 per occurrence, Worker's Compensation insurance, and Cyber Insurance. Certificates of insurance can be issued directly from our carrier if required. If specific endorsement language is required in any coverage, appropriate arrangements can be made for its inclusion in the certificate of insurance. Additional endorsement cost is excluded from the basic cost estimate provided herein.
PAYMENT TERMS
In accordance with the Costs Estimate, or unless otherwise agreed to by EDS in writing, payment is due Agenda Item #9.2.
1141 Gravenstein Highway S
Sebastopol, CA 95472
Tel. 707-823-7400
www.evans-deshazo.com
Proposal for the “Adams Street Hotel and Residences Project,” St. Helena, Napa County. Page 6 within ten (10) days of the date provided on the EDS invoice. Payments not received within ten (10) days of the invoice date are subject to a 1.5% monthly late payment penalty.
PROJECT AUTHORIZATION
To accept this proposal, please sign and date below and provide it via email to Stacey De Shazo at [email protected].
READ, APPROVED, AND AUTHORIZED BY:
______________________________________, ________________________ , _______________ Name Title Date
Agenda Item #9.2.
APPENDIX C: SAXELBY ACOUSTICS
SCOPE OF WORK
Agenda Item #9.2.
July 1, 2024
Nancy Pham
Raney Planning & Management
1501 Sports Drive, Suite A
Sacramento, California 95834
[email protected]
Subject: Proposal to Prepare an CEQA Noise/Vibration Analysis for the Adams Street Hotel & Residences Project – City of St. Helena, California
Dear Ms. Pham:
Based upon the information you provided, Saxelby Acoustics is pleased to provide the following scope of services for the above-referenced project located in the City of St. Helena, California.
Scope of Work:
Task 1 – CEQA Noise and Vibration Study
1A. Existing Noise Environment:
Traffic Noise: Existing noise levels due to nearby transportation noise sources will be quantified. Saxelby Acoustics uses the Federal Highway Administration (FHWA) traffic noise prediction model for the prediction of traffic noise levels. Direct inputs to the traffic model will include traffic data provided by the project traffic consultant, existing posted speed limits, truck count information, and 24-hour traffic split data collected by Saxelby Acoustics. Community Noise Survey: Saxelby Acoustics will conduct a noise survey within the project site to quantify existing background noise levels. The noise survey will consist of short-term noise level measurements and continuous noise level measurements for a minimum period of 24-hours.
1B. Analysis of Transportation Noise Environment:
Saxelby Acoustics will evaluate increased traffic noise levels at existing sensitive receptors in the project vicinity. This task will be performed using traffic volumes provided by the traffic engineer.
We anticipate providing traffic noise levels for existing, existing plus project, cumulative, and cumulative plus project scenarios. However, should additional scenarios be included in the traffic study, we will also evaluate those scenarios. We will also calculate exterior and interior traffic noise levels on the proposed residential and hotel uses. If necessary, we will evaluate any required exterior or interior noise control measures needed to achieve compliance with the City of St. Helena and Sate of California noise level standards.
Agenda Item #9.2.
Nancy Pham, RPM July 1, 2024 www.SaxNoise.com
\\192.168.1.50\Saxelby Acoustics\General\Sax Acoustic Files\Proposals\Environmental - RPM - City of St. Helena - Napa County - Adams Street Hotel & Residences.docx 1C. Analysis of Stationary Noise Environment:
Saxelby Acoustics will provide an analysis of noise levels associated with the proposed project at the nearest noise-sensitive uses. It is expected that this would include evaluation of outdoor mechanical equipment and the proposed rooftop pool deck. Saxelby Acoustics will also provide an analysis of the noise and vibration impacts associated with construction of the project at existing sensitive receptors in the project vicinity, including demolition of existing buildings. It is expected that this analysis will follow the assumptions used in the project air quality analysis. 1D. Report Preparation:
Saxelby Acoustics will provide a draft report which details our findings, methodology, and noise reduction measures (if required). The report will be prepared to meet the requirements of the City of St. Helena and CEQA. Saxelby Acoustics will provide the technical noise study in a generic technical format.
1E. Response to Comments:
Saxelby Acoustics will respond to comments on the draft technical report. After comments are received, a final report will be provided.
Fee:
Saxelby Acoustics will conduct the above-described scope of work for a total fee of $10,168.00 including expenses, as outlined below.
Saxelby Acoustics Fee Proposal – Adams Street Hotel & Residences
Task Description Fee
1A Existing Noise Environment
Technical Staff 16 hrs. $ 150 /hr. $2,400
Mileage 400 miles $ 0.670 /mile $268.00
1B Analysis of Transportation Noise
Principal Consultant 2 hrs. $ 250 /hr. $500
Technical Staff 8 hrs. $ 150 /hr. $1,200
1C Analysis of Stationary Noise Environment
Principal Consultant 4 hrs. $ 250 /hr. $1,000
Technical Staff 8 hrs. $ 150 /hr. $1,200
1D Report Preparation
Principal Consultant 4 hrs. $ 250 /hr. $1,000
Technical Staff 8 hrs. $ 150 /hr. $1,200
AdministraƟon 4 hrs. $ 100 /hr. $400
1E Response to Comments
Principal Consultant 4 hrs. $ 250 /hr. $1,000
$10,168.00
Task 1 – CEQA Noise and Vibration Study
Quantity Rate
Total for Task 1:
Agenda Item #9.2.
Nancy Pham, RPM July 1, 2024 www.SaxNoise.com
\\192.168.1.50\Saxelby Acoustics\General\Sax Acoustic Files\Proposals\Environmental - RPM - City of St. Helena - Napa County - Adams Street Hotel & Residences.docx Attendance at additional meetings or performance of additional work which is outside of this proposal will be invoiced based upon hourly rates and expenses, as outlined in the attached fee schedule.
Timing:
We will commit to meeting deadlines as required to keep the project schedule. We request two weeks to provide a completed study after receipt of traffic volumes from the traffic engineer.
Saxelby Acoustics maintains automobile, general, workers compensation, and professional liability insurance policies as outlined on the attached fee schedule.
Thank you again for inviting our proposal, and please call or email me if you have any questions.
Sincerely,
Saxelby Acoustics LLC
Luke Saxelby, INCE Bd. Cert.
Principal Consultant
Board Certified, Institute of Noise Control Engineering
Agenda Item #9.2.
Nancy Pham, RPM July 1, 2024 www.SaxNoise.com
\\192.168.1.50\Saxelby Acoustics\General\Sax Acoustic Files\Proposals\Environmental - RPM - City of St. Helena - Napa County - Adams Street Hotel & Residences.docx Saxelby Acoustics 2024 Fee Schedule and Consulting Terms Item Rate
Principal Consultant
Regular Rate
Legal Rate (Inspections, depositions, court testimony, expert witness conference, etc.)
$250/hr.
$500/hr.
Noise & Vibration Engineer / Project Manager $200/hr.
Technical Staff $150/hr.
Administrative Staff $100/hr.
Mileage Rate IRS Rate ($0.67/mile)
Meals and Lodging $250/day
Sound Level Meter
Basic (daily)
Basic (weekly)
Advanced (daily)
Advanced (weekly)
Very Low Noise (daily)
Very Low Noise (weekly)
Sound Meter – Advanced Outdoor Setup
Very low noise, wind measurement, audio recording, solar panels, environmental protection shroud, etc.
$100/day
$400/week
$150/day
$600/week
$200/day
$800/week
$1,000/week
IIC Tapping Machine $500/day
$2,000/week
Sound System for Acoustic Testing $200/day
$800/week
Vibration Sensor with Calibrator $200/day
$800/week
Insurance Coverage
Saxelby Acoustics LLC maintains the following insurance limits:
Commercial General Liability – $2,000,000 per occurrence / $4,000,000 aggregate Auto Liability – $1,000,000
Umbrella Liability – $3,000,000 per occurrence / $3,000,000 aggregate Worker’s Compensation – Per Statute
Professional Liability - $1,000,000
Certificates of insurance to our clients can be issued for no additional fee.
Request for Retainers
For new clients, a retainer of up to 50% of the contract is required prior to beginning work on the project. Payment for the balance of the study will be required prior to issuance of signed/stamped report.
Invoicing and Terms of Payment
Saxelby Acoustics reserves the right to submit monthly invoices for services and expenses which have been incurred when the project duration is expected to exceed 30 days. Payment for professional services is due within 30 days of the invoice date, and past due thereafter. Past due invoices will incur interest at the rate of 2% per month on the balance due, unless otherwise agreed upon. We will accept bank transfer (ACH) and credit card payments for no additional fee. Cash payments are not accepted.
Agenda Item #9.2.
APPENDIX D: RANEY RESUMES
Agenda Item #9.2.
!
"
#
$
%&'()
*(+&,-.
/&'()0(1&,-.22340',5(06 7 *8
99:9;:2<2=
99>9<
?*
@?1,(
A00.8
/B1,((00.83(,)CDE..8'54F6
A,)
A.&
/(,)(.&3(,)CDE..8'54F6
G.'&
A,)
A8(,H
?.'D.
-
8
0F.
C&I'&-
I,E
E.
D.BD
E'
I,
.'-
E.
D'.
C
J-'0D
K&..
C&
E.
B&BD.
C
'
L&)
&.D&5
?DB8.
E.
9959
,.0
'
(008,)
0..,84
C)
E.'&H
'4',8H
IE'
E.
&.D,-.8D
I'8
'D
'8
.8,&.
4&B5
?.'D.
&.0F.
,.0
M52
C&0
)&
(8D.8
('.8-'&
'8-
BDB8.
E,D
F.
8
E.
J-'0D
K
'BB,(',8
B&.B'&.
.8F,&80.8'
-(0.8D5
?DB8.
E.
'BB&F'
8
E,D
,.05
%E,D
,D
'
&DE.-
-.(,D,8
I,E
D0.
,8C&0',8
-,D(DD.-
,8
(D.-
0..,84DH
8
'F','1.
E.
B1,(5
%E,D
,D
B1,(
B&B.&)
'8-
E.D.
D.BD
'BB.'&
1. ,8
E.
,8.&.D
C
'
D0'
4&BH
8
E.
(008,)
'D
'
IE.5
%E'8
)
C&
)&
D.&F,(.
'8-
(8D,-.&',85
%&'()
*(+&,-.H
K
N..8'
O.D,-.8
?E8.>
=9<P=9;PQ2<2
.0',>
RSTUVWUXSYZ[\\]^WTY_`UaW
Agenda Item #9.2.
Agenda Report to the City Council
Agenda Section: CONSENT ITEMS:
Department: Public Works
DATE: November 18, 2025
FROM: Stephanie Killingsworth, Public Works Financial Analyst SUBJECT: Consideration and Proposal Approval of a Resolution Authorizing the City Manager to Execute a Professional
Services Agreement with Acoustics Group Inc. for a
Vibration Investigation and Survey at the Wastewater
Treatment Plant Membrane Bioreactor Facility in an
amount not-to-exceed $13,500.
RECOMMENDED
ACTION:
Staff recommends approval of the attached Resolution.
PREVIOUS COUNCIL
ACTION:
None.
STATEMENT OF THE
PURPOSE:
To authorize the execution of a Professional Services
Agreement with Acoustics Group Inc. (AGI) to conduct a
vibration investigation and survey at the City's Wastewater Treatment Plant - Membrane Bioreactor Facility (MBF)
located at 1 Chaix Lane, St. Helena.
FINANCIAL IMPACT: The total financial impact is an amount not-to-exceed $13,500. Sufficient budget is currently available within the Public Works Administration Budget utilizing the
Wastewater Fund Professional Contracts.
BACKGROUND:
The City has received reports from nearby residents regarding perceptible vibration generated from operations at the Wastewater Treatment Plant Membrane Bioreactor Facility (MBF) located at 1 Chaix Lane. The facility houses various pumps, motors, and process equipment that may transmit vibration through the surrounding ground and structures.
To accurately quantify vibration levels and assess potential impacts on adjacent properties, City Staff obtained a proposal from Acoustics Group Inc. (AGI), a consulting firm specializing in acoustics, noise, and vibration analysis.
DISCUSSION:
Under the proposed scope of work, AGI will perform the following tasks:
1. Review of Standards and Equipment Data - Evaluate applicable City, County, and industry vibration standards and review equipment information provided by the City.
Agenda Item #9.3.
2. Site Visit and Field Review - Conduct a site walk to observe operations and coordinate with the neighboring property owner regarding vibration conditions.
3. Vibration Survey - Install up to seven vibration monitors at the Wastewater Treatment Plant Membrane Bioreactor Facility and the neighboring property (with approval), to collect 24-hour continuous and short-term vibration data.
4. Assessment and Report - Analyze and summarize measurement data, compare results to applicable standards, and provide a comprehensive technical report with findings and recommendations.
Optional tasks include evaluation of vibration control measures and follow-up consultation services.
The resulting study will provide independent, data-driven documentation to help the City determine whether mitigation measures are warranted.
ENVIRONMENTAL REVIEW: Not a CEQA Project.
GOAL:
Goal 2: Improve Infrastructure & Further Environmental Sustainability Goal 5: Enhance Quality of Life
DOCUMENTS ATTACHMENTS:
Resolution - Acoustic Vibration Evaluation
Acoustics Group PSA- AGI 11-5-2025
Agenda Item #9.3.
CITY OF ST. HELENA
RESOLUTION NO. 2025-__
RESOLUTION AUTHORIZING THE CITY MANAGER TO EXECUTE
A PROFESSIONAL SERVICES AGREEMENT WITH ACOUSTICS
GROUP INC. FOR A VIBRATION INVESTIGATION AND SURVEY
AT THE WASTEWATER TREATMENT PLANT MEMBRANE
BIOREACTOR FACILITY IN AN AMOUNT NOT-TO-EXCEED
$13,500.
RECITALS
A. The City operates the Wastewater Treatment Plant Membrane Bioreactor Facility located at 1 Chaix Lane, St. Helena; and
B. The City has received reports from nearby residents regarding perceptible vibration generated from the facility’s operations; and C. To accurately quantify vibration levels and assess potential impacts on adjacent properties, the City requested a proposal from Acoustics Group Inc (AGI), a consulting firm specializing in acoustics, noise, and vibration analysis; and D. AGI has submitted a proposal to perform a vibration investigation and survey at the facility, including site review, field data collection, and a technical assessment report; and
E. City staff recommends approval of a Professional Services Agreement with AGI in an amount not-to-exceed $13,500, with sufficient funding available within the Wastewater Enterprise Fund.
RESOLUTION
NOW, THEREFORE, the City Council of the City of St. Helena resolves as follows:
1. Authorizes the City Manager to execute a Professional Services Agreement with Acoustics Group Inc. to perform a vibration investigation and survey at the Wastewater Treatment Plant Membrane Bioreactor Facility, consistent with the scope and fee proposal in an amount not-to-exceed $13,500.
2. Funding is as follows:
Description Fund/Funding Expense Amount
Agenda Item #9.3.
Source GL Account
Public Works Admin
Operating Budget
Professional Contracts
571 – Wastewater
Enterprise 571-50-00-21-30 $13,500
Approved at a Regular Meeting of the St. Helena City Council on November 18, 2025, by the following vote:
Mayor Dohring:
Vice Mayor Deasy:
Council Member Barak:
Council Member Spadarotto:
Council Member Summers:
APPROVED: ATTEST:
________________________ ________________________
Paul Jamison Dohring, Mayor Andrew Bradley, City Clerk
Agenda Item #9.3.
Acoustics Group Inc / ACOUSTIC VIBRATION INVESTIGATION AND SURVEY AT THE WASTEWATER TREATMENT PLANT MEMBRANE BIOREACTOR FACILITY – 1 CHAIX LN, ST. HELENA, CA 94574 1 CITY OF ST. HELENA
PROFESSIONAL SERVICES AGREEMENT
ACOUSTIC VIBRATION INVESTIGATION AND SURVEY AT THE WASTEWATER TREATMENT PLANT MEMBRANE BIOREACTOR FACILITY – 1 CHAIX LN, ST. HELENA, CA 94574
This Agreement is made and entered into as of November 18, 2025 by and between the City of St. Helena, a public agency organized and operating under the laws of the State of California (“City”), and Acoustics Group Inc. with its principal place of business at 2102 Business Center Dr., Suite 130, Irvine, CA 92612 (hereinafter referred to as “Consultant”). City and Consultant are sometimes individually referred to as “Party” and collectively as “Parties” in this Agreement.
RECITALS
A. City is a public agency of the State of California and is in need of professional services for the following project:
Acoustic Vibration Investigation and Survey at the Wastewater Treatment Plant Membrane Bioreactor Facility – 1 Chaix Ln, St. Helena, CA 94574 (hereinafter referred to as “the Project”).
B. Consultant is duly licensed and has the necessary qualifications to provide such services.
C. The Parties desire by this Agreement to establish the terms for City to retain Consultant to provide the services described herein.
AGREEMENT
NOW, THEREFORE, IT IS AGREED AS FOLLOWS:
1. Services.
Consultant shall provide the City with the services described in the Scope of Services attached hereto as Exhibit “A.”
2. Compensation.
a. Subject to paragraph 2(b) below, the City shall pay for such services in accordance with the Schedule of Charges set forth in Exhibit “A.” b. In no event shall the total amount paid for services rendered by Consultant under this Agreement exceed the sum of $13,500.00 This amount is to cover all printing and related costs, and the City will not pay any additional fees for printing expenses. Periodic payments shall be made within 30 days of receipt of an invoice which includes a detailed description of the work performed. Payments to Consultant for work performed will be made on a monthly billing basis.
3. Additional Work.
Agenda Item #9.3.
Acoustics Group Inc / ACOUSTIC VIBRATION INVESTIGATION AND SURVEY AT THE WASTEWATER TREATMENT PLANT MEMBRANE BIOREACTOR FACILITY – 1 CHAIX LN, ST. HELENA, CA 94574 2 If changes in the work seem merited by Consultant or the City, and informal consultations with the other party indicate that a change is warranted, it shall be processed in the following manner: a letter outlining the changes shall be forwarded to the City by Consultant with a statement of estimated changes in fee or time schedule. An amendment to this Agreement shall be prepared by the City and executed by both Parties before performance of such services, or the City will not be required to pay for the changes in the scope of work. Such amendment shall not render ineffective or invalidate unaffected portions of this Agreement.
4. Maintenance of Records.
Books, documents, papers, accounting records, and other evidence pertaining to costs incurred shall be maintained by Consultant and made available at all reasonable times during the contract period and for four (4) years from the date of final payment under the contract for inspection by City.
5. Term.
The term of this Agreement shall be from November 18, 2025 to June 30, 2026 unless earlier terminated as provided herein. The Parties may, by mutual, written consent, extend the term of this Agreement if necessary to complete the Project. Consultant shall perform its services in a prompt and timely manner within the term of this Agreement and shall commence performance upon receipt of written notice from the City to proceed (“Notice to Proceed”). The Notice to Proceed shall set forth the date of commencement of work.
6. Delays in Performance.
a. Neither City nor Consultant shall be considered in default of this Agreement for delays in performance caused by circumstances beyond the reasonable control of the nonperforming party. For purposes of this Agreement, such circumstances include but are not limited to, abnormal weather conditions; floods; earthquakes; fire; epidemics; pandemics; war; riots and other civil disturbances; strikes, lockouts, work slowdowns, and other labor disturbances; sabotage or judicial restraint.
b. Should such circumstances occur, the non-performing party shall, within a reasonable time of being prevented from performing, give written notice to the other party describing the circumstances preventing continued performance and the efforts being made to resume performance of this Agreement.
7. Compliance with Law.
a. Consultant shall comply with all applicable laws, ordinances, codes and regulations of the federal, state and local government, including Cal/OSHA requirements. b. If required, Consultant shall assist the City, as requested, in obtaining and maintaining all permits required of Consultant by federal, state and local regulatory agencies. c. If applicable, Consultant is responsible for all costs of clean up and/ or removal of hazardous and toxic substances spilled as a result of his or her services or operations performed under this Agreement.
Agenda Item #9.3.
Acoustics Group Inc / ACOUSTIC VIBRATION INVESTIGATION AND SURVEY AT THE WASTEWATER TREATMENT PLANT MEMBRANE BIOREACTOR FACILITY – 1 CHAIX LN, ST. HELENA, CA 94574 3 8. Standard of Care; Performance of Employees
a. Consultant’s services will be performed in accordance with generally accepted professional practices and principles and in a manner consistent with the level of care and skill ordinarily exercised by members of the profession currently practicing under similar conditions. b. Consultant’s employees and subcontractors shall have sufficient skill and experience to perform the Services assigned to them. Consultant represents that it, its employees and subcontractors have all licenses, permits, qualifications and approvals of whatever nature that are legally required to perform the Services, including a City Business License, and that such licenses and approvals shall be maintained throughout the term of this Contract. As provided for in the indemnification provisions of this Contract, Consultant shall perform, at its own cost and expense and without reimbursement from the City, any services necessary to correct errors or omissions which are caused by the Consultant’s failure to comply with the standard of care provided for herein. Any employee of the Consultant or its sub-consultants who is determined by the City to be uncooperative, incompetent, a threat to the adequate or timely completion of the Project, a threat to the safety of persons or property, or any employee who fails or refuses to perform the Services in a manner acceptable to the City, shall be promptly removed from the Project by the Consultant and shall not be re-employed to perform any of the Services or to work on the Project.
9. Assignment and Subcontracting
Consultant shall not assign, sublet, or transfer this Agreement or any rights under or interest in this Agreement without the written consent of the City, which may be withheld for any reason. Any attempt to so assign or so transfer without such consent shall be void and without legal effect and shall constitute grounds for termination. Subcontracts, if any, shall contain a provision making them subject to all provisions stipulated in this Agreement. Nothing contained herein shall prevent Consultant from employing independent associates and subcontractors as Consultant may deem appropriate to assist in the performance of services hereunder.
10. Independent Contractor
Consultant is retained as an independent contractor and is not an employee of City. No employee or agent of Consultant shall become an employee of City. The work to be performed shall be in accordance with the work described in this Agreement, subject to such directions and amendments from City as herein provided.
11. Insurance. Consultant shall not commence work for the City until it has provided evidence satisfactory to the City it has secured all insurance required under this section. In addition, Consultant shall not allow any subcontractor to commence work on any subcontract until it has secured all insurance required under this section. a. Commercial General Liability
(i) The Consultant shall take out and maintain, during the performance of all work under this Agreement, in amounts not less than specified herein, Commercial General Liability Insurance, in a form and with insurance companies acceptable to the City. (ii) Coverage for Commercial General Liability insurance shall be at least as broad as the following:
Agenda Item #9.3.
Acoustics Group Inc / ACOUSTIC VIBRATION INVESTIGATION AND SURVEY AT THE WASTEWATER TREATMENT PLANT MEMBRANE BIOREACTOR FACILITY – 1 CHAIX LN, ST. HELENA, CA 94574 4 (1) Insurance Services Office Commercial General Liability coverage (Occurrence Form CG 00 01) or exact equivalent. (iii) Commercial General Liability Insurance must include coverage for the following:
(1) Bodily Injury and Property Damage
(2) Personal Injury/Advertising Injury
(3) Premises/Operations Liability
(4) Products/Completed Operations Liability
(5) Aggregate Limits that Apply per Project
(6) Explosion, Collapse and Underground (UCX) exclusion deleted
(7) Contractual Liability with respect to this Agreement (8) Property Damage
(9) Independent Contractors Coverage
(iv) The policy shall contain no endorsements or provisions limiting coverage for (1) contractual liability; (2) cross liability exclusion for claims or suits by one insured against another; (3) products/completed operations liability; or (4) contain any other exclusion contrary to the Agreement.
(v) The policy shall give City, its officials, officers, employees, agents and City designated volunteers additional insured status using ISO endorsement forms CG 20 10 10 01 and 20 37 10 01, or endorsements providing the exact same coverage. (vi) The general liability program may utilize either deductibles or provide coverage excess of a self-insured retention, subject to written approval by the City, and provided that such deductibles shall not apply to the City as an additional insured. b. Automobile Liability
(i) At all times during the performance of the work under this Agreement, the Consultant shall maintain Automobile Liability Insurance for bodily injury and property damage including coverage for owned, non-owned and hired vehicles, in a form and with insurance companies acceptable to the City.
(ii) Coverage for automobile liability insurance shall be at least as broad as Insurance Services Office Form Number CA 00 01 covering automobile liability (Coverage Symbol 1, any auto).
(iii) The policy shall give City, its officials, officers, employees, agents and City designated volunteers additional insured status. (iv) Subject to written approval by the City, the automobile liability program may utilize deductibles, provided that such deductibles shall not apply to the City as an additional insured, but not a self-insured retention.
c. Workers’ Compensation/Employer’s Liability
Agenda Item #9.3.
Acoustics Group Inc / ACOUSTIC VIBRATION INVESTIGATION AND SURVEY AT THE WASTEWATER TREATMENT PLANT MEMBRANE BIOREACTOR FACILITY – 1 CHAIX LN, ST. HELENA, CA 94574 5 (i) Consultant certifies that he/she is aware of the provisions of Section 3700 of the California Labor Code which requires every employer to be insured against liability for workers’ compensation or to undertake self-insurance in accordance with the provisions of that code, and he/she will comply with such provisions before commencing work under this Agreement.
(ii) To the extent Consultant has employees at any time during the term of this Agreement, at all times during the performance of the work under this Agreement, the Consultant shall maintain full compensation insurance for all persons employed directly by him/her to carry out the work contemplated under this Agreement, all in accordance with the “Workers’ Compensation and Insurance Act,” Division IV of the Labor Code of the State of California and any acts amendatory thereof, and Employer’s Liability Coverage in amounts indicated herein. Consultant shall require all subconsultants to obtain and maintain, for the period required by this Agreement, workers’ compensation coverage of the same type and limits as specified in this section.
d. Professional Liability (Errors and Omissions)
At all times during the performance of the work under this Agreement the Consultant shall maintain professional liability or Errors and Omissions insurance appropriate to its profession, in a form and with insurance companies acceptable to the City and in an amount indicated herein.
This insurance shall be endorsed to include contractual liability applicable to this Agreement and shall be written on a policy form specifically designed to protect against acts, errors or omissions of the Consultant. “Covered Professional Services” as designated in the policy must specifically include work performed under this Agreement. The policy must “pay on behalf of” the insured and must include a provision establishing the insurer's duty to defend. e. Minimum Policy Limits Required
(i) The following insurance limits are required for the Agreement:
Combined Single Limit
Commercial General Liability $1,000,000 per occurrence/ $2,000,000 aggregate for bodily injury, personal injury, and property
damage
Automobile Liability $1,000,000 combined single limit
Employer’s Liability $1,000,000 per accident or disease Professional Liability $1,000,000 per claim and aggregate (errors and omissions)
(ii) Defense costs shall be payable in addition to the limits. (iii) Requirements of specific coverage or limits contained in this section are not intended as a limitation on coverage, limits, or other requirement, or a waiver of any coverage normally provided by any insurance. Any available coverage shall be provided to the parties required to be named as Additional Insured pursuant to this Agreement.
Agenda Item #9.3.
Acoustics Group Inc / ACOUSTIC VIBRATION INVESTIGATION AND SURVEY AT THE WASTEWATER TREATMENT PLANT MEMBRANE BIOREACTOR FACILITY – 1 CHAIX LN, ST. HELENA, CA 94574 6 f. Evidence Required
Prior to execution of the Agreement, the Consultant shall file with the City evidence of insurance from an insurer or insurers certifying to the coverage of all insurance required herein. Such evidence shall include original copies of the ISO CG 00 01 (or insurer’s equivalent) signed by the insurer’s representative and Certificate of Insurance (Acord Form 25-S or equivalent), together with required endorsements. All evidence of insurance shall be signed by a properly authorized officer, agent, or qualified representative of the insurer and shall certify the names of the insured, any additional insureds, where appropriate, the type and amount of the insurance, the location and operations to which the insurance applies, and the expiration date of such insurance.
g. Policy Provisions Required
(i) Consultant shall provide the City at least thirty (30) days prior written notice of cancellation of any policy required by this Agreement, except that the Consultant shall provide at least ten (10) days prior written notice of cancellation of any such policy due to non-payment of premium. If any of the required coverage is cancelled or expires during the term of this Agreement, the Consultant shall deliver renewal certificate(s) including the General Liability Additional Insured Endorsement to the City at least ten (10) days prior to the effective date of cancellation or expiration.
(ii) The Commercial General Liability Policy and Automobile Policy shall each contain a provision stating that Consultant’s policy is primary insurance and that any insurance, self-insurance or other coverage maintained by the City or any named insureds shall not be called upon to contribute to any loss.
(iii) The retroactive date (if any) of each policy is to be no later than the effective date of this Agreement. Consultant shall maintain such coverage continuously for a period of at least three years after the completion of the work under this Agreement. Consultant shall purchase a one (1) year extended reporting period A) if the retroactive date is advanced past the effective date of this Agreement; B) if the policy is cancelled or not renewed; or C) if the policy is replaced by another claims-made policy with a retroactive date subsequent to the effective date of this Agreement.
(iv) All required insurance coverages, except for the professional liability coverage, shall contain or be endorsed to provide a waiver of subrogation in favor of the City, its officials, officers, employees, agents, and volunteers or shall specifically allow Consultant or others providing insurance evidence in compliance with these specifications to waive their right of recovery prior to a loss. Consultant hereby waives its own right of recovery against City, and shall require similar written express waivers and insurance clauses from each of its subconsultants.
(v) The limits set forth herein shall apply separately to each insured against whom claims are made or suits are brought, except with respect to the limits of liability.
Further the limits set forth herein shall not be construed to relieve the Consultant from liability in excess of such coverage, nor shall it limit the Consultant’s indemnification obligations to the City and shall not preclude the City from taking such other actions available to the City under other provisions of the Agreement or law.
h. Qualifying Insurers
Agenda Item #9.3.
Acoustics Group Inc / ACOUSTIC VIBRATION INVESTIGATION AND SURVEY AT THE WASTEWATER TREATMENT PLANT MEMBRANE BIOREACTOR FACILITY – 1 CHAIX LN, ST. HELENA, CA 94574 7 (i) All policies required shall be issued by acceptable insurance companies, as determined by the City, which satisfy the following minimum requirements:
(1) Each such policy shall be from a company or companies with a current A.M. Best's rating of no less than A:VII and admitted to transact in the business of insurance in the State of California, or otherwise allowed to place insurance through surplus line brokers under applicable provisions of the California Insurance Code or any federal law.
i. Additional Insurance Provisions
(i) The foregoing requirements as to the types and limits of insurance coverage to be maintained by Consultant, and any approval of said insurance by the City, is not intended to and shall not in any manner limit or qualify the liabilities and obligations otherwise assumed by the Consultant pursuant to this Agreement, including but not limited to, the provisions concerning indemnification.
(ii) If at any time during the life of the Agreement, any policy of insurance required under this Agreement does not comply with these specifications or is canceled and not replaced, City has the right but not the duty to obtain the insurance it deems necessary and any premium paid by City will be promptly reimbursed by Consultant or City will withhold amounts sufficient to pay premium from Consultant payments. In the alternative, City may cancel this Agreement.
(iii) The City may require the Consultant to provide complete copies of all insurance policies in effect for the duration of the Project. (iv) Neither the City nor any of its officials, officers, employees, agents or volunteers shall be personally responsible for any liability arising under or by virtue of this Agreement.
j. Subconsultant Insurance Requirements. Consultant shall not allow any subcontractors or subconsultants to commence work on any subcontract until they have provided evidence satisfactory to the City that they have secured all insurance required under this section.
Policies of commercial general liability insurance provided by such subcontractors or subconsultants shall be endorsed to name the City as an additional insured using ISO form CG 20 38 04 13 or an endorsement providing the exact same coverage. If requested by Consultant, City may approve different scopes or minimum limits of insurance for particular subcontractors or subconsultants.
12. Indemnification.
a. To the fullest extent permitted by law, Consultant shall defend (with counsel of City’s choosing), indemnify and hold the City, its officials, officers, employees, volunteers, and agents free and harmless from any and all claims, demands, causes of action, costs, expenses, liability, loss, damage or injury of any kind, in law or equity, to property or persons, including wrongful death, in any manner arising out of, pertaining to, or incident to any acts, errors or omissions, or willful misconduct of Consultant, its officials, officers, employees, subcontractors, consultants or agents in connection with the performance of the Consultant’s services, the Project or this Agreement, including without limitation the payment of all damages, expert witness fees and attorney’s fees and other related costs and expenses. Consultant's obligation to indemnify Agenda Item #9.3.
Acoustics Group Inc / ACOUSTIC VIBRATION INVESTIGATION AND SURVEY AT THE WASTEWATER TREATMENT PLANT MEMBRANE BIOREACTOR FACILITY – 1 CHAIX LN, ST. HELENA, CA 94574 8 shall not be restricted to insurance proceeds, if any, received by Consultant, the City, its officials, officers, employees, agents, or volunteers.
b. If Consultant’s obligation to defend, indemnify, and/or hold harmless arises out of Consultant’s performance of “design professional” services (as that term is defined under Civil Code section 2782.8), then, and only to the extent required by Civil Code section 2782.8, which is fully incorporated herein, Consultant’s indemnification obligation shall be limited to claims that arise out of, pertain to, or relate to the negligence, recklessness, or willful misconduct of the Consultant, and, upon Consultant obtaining a final adjudication by a court of competent jurisdiction, Consultant’s liability for such claim, including the cost to defend, shall not exceed the Consultant’s proportionate percentage of fault.
13. California Labor Code Requirements.
a. Consultant is aware of the requirements of California Labor Code Sections 1720 et seq. and 1770 et seq., which require the payment of prevailing wage rates and the performance of other requirements on certain “public works” and “maintenance” projects (“Prevailing Wage Laws”). If the services are being performed as part of an applicable “public works” or “maintenance” project, as defined by the Prevailing Wage Laws, and if the total compensation is $1,000 or more, Consultant agrees to fully comply with such Prevailing Wage Laws. Consultant shall defend, indemnify and hold the City, its officials, officers, employees and agents free and harmless from any claims, liabilities, costs, penalties or interest arising out of any failure or alleged failure to comply with the Prevailing Wage Laws. It shall be mandatory upon the Consultant and all subconsultants to comply with all California Labor Code provisions, which include but are not limited to prevailing wages (Labor Code Sections 1771, 1774 and 1775), employment of apprentices (Labor Code Section 1777.5), certified payroll records (Labor Code Sections 1771.4 and 1776), hours of labor (Labor Code Sections 1813 and 1815) and debarment of contractors and subcontractors (Labor Code Section 1777.1). The requirement to submit certified payroll records directly to the Labor Commissioner under Labor Code section 1771.4 shall not apply to work performed on a public works project that is exempt pursuant to the small project exemption specified in Labor Code Section 1771.4. b. If the services are being performed as part of an applicable “public works” or “maintenance” project, then pursuant to Labor Code Sections 1725.5 and 1771.1, the Consultant and all subconsultants performing such services must be registered with the Department of Industrial Relations. Consultant shall maintain registration for the duration of the Project and require the same of any subconsultants, as applicable. Notwithstanding the foregoing, the contractor registration requirements mandated by Labor Code Sections 1725.5 and 1771.1 shall not apply to work performed on a public works project that is exempt pursuant to the small project exemption specified in Labor Code Sections 1725.5 and 1771.1. c. This Agreement may also be subject to compliance monitoring and enforcement by the Department of Industrial Relations. It shall be Consultant’s sole responsibility to comply with all applicable registration and labor compliance requirements. Any stop orders issued by the Department of Industrial Relations against Consultant or any subcontractor that affect Consultant’s performance of services, including any delay, shall be Consultant’s sole responsibility. Any delay arising out of or resulting from such stop orders shall be considered Consultant caused delay and shall not be compensable by the City. Consultant shall defend, indemnify and hold the City, its officials, officers, employees and agents free and harmless from any claim or liability arising out of stop orders issued by the Department of Industrial Relations against Consultant or any subcontractor.
Agenda Item #9.3.
Acoustics Group Inc / ACOUSTIC VIBRATION INVESTIGATION AND SURVEY AT THE WASTEWATER TREATMENT PLANT MEMBRANE BIOREACTOR FACILITY – 1 CHAIX LN, ST. HELENA, CA 94574 9 14. Safety.
Consultant shall execute and maintain its work so as to avoid injury or damage to any person or property. In carrying out its Services, the Consultant shall at all times be in compliance with all applicable local, state and federal laws, rules and regulations, and shall exercise all necessary precautions for the safety of employees appropriate to the nature of the work and the conditions under which the work is to be performed. Safety precautions as applicable shall include, but shall not be limited to: (A) adequate life protection and life-saving equipment and procedures; (B) instructions in accident prevention for all employees and subcontractors, such as safe walkways, scaffolds, fall protection ladders, bridges, gang planks, confined space procedures, trenching and shoring, equipment and other safety devices, equipment and wearing apparel as are necessary or lawfully required to prevent accidents or injuries; and (C) adequate facilities for the proper inspection and maintenance of all safety measures.
15. Verification of Employment Eligibility.
By executing this Agreement, Consultant verifies that it fully complies with all requirements and restrictions of state and federal law respecting the employment of undocumented aliens, including, but not limited to, the Immigration Reform and Control Act of 1986, as may be amended from time to time, and shall require all subconsultants and sub-subconsultants to comply with the same.
16. INTENTIONALLY DELETED
17. Laws and Venue.
This Agreement shall be interpreted in accordance with the laws of the State of California.
If any action is brought to interpret or enforce any term of this Agreement, the action shall be brought in a the Superior Court of California for the County of Napa.
18. Termination or Abandonment
a. City has the right to terminate or abandon any portion or all of the work under this Agreement by giving ten (10) calendar days written notice to Consultant. In such event, City shall be immediately given title and possession to all original field notes, drawings and specifications, written reports and other documents produced or developed for that portion of the work completed and/or being abandoned. City shall pay Consultant the reasonable value of services rendered for any portion of the work completed prior to termination. If said termination occurs prior to completion of any task for the Project for which a payment request has not been received, the charge for services performed during such task shall be the reasonable value of such services, based on an amount mutually agreed to by City and Consultant of the portion of such task completed but not paid prior to said termination. City shall not be liable for any costs other than the charges or portions thereof which are specified herein. Consultant shall not be entitled to payment for unperformed services, and shall not be entitled to damages or compensation for termination of work.
b. Consultant may terminate its obligation to provide further services under this Agreement upon thirty (30) calendar days’ written notice to City only in the event of substantial failure by City to perform in accordance with the terms of this Agreement through no fault of Consultant.
Agenda Item #9.3.
Acoustics Group Inc / ACOUSTIC VIBRATION INVESTIGATION AND SURVEY AT THE WASTEWATER TREATMENT PLANT MEMBRANE BIOREACTOR FACILITY – 1 CHAIX LN, ST. HELENA, CA 94574 10 19. Ownership of Documents and Confidential Information. a. All deliverables and other documents generated by Consultant in the performance of the Services, including all work papers, work-in-progress, designs, drawings, documents, data, computations, specifications, studies and reports prepared by Consultant as a part of the Services or authorized Additional Services (“Consultant Work Product”) shall belong to and be subject to the sole ownership and use of City. b. Except as otherwise provided in “Termination or Abandonment,” above, all original field notes, written reports, drawings and specifications and other documents, produced or developed for the Project shall, upon payment in full for the services described in this Agreement, be furnished to and become the property of the City. c. During the course of the performance of this Agreement, Consultant may receive written or verbal information from City, its representatives or agents, not in the public domain. Such information may include City’s know how, trade secrets, and other proprietary and confidential information and Consultant agrees to treat such information as confidential information belonging to City. Consultant agrees that neither it, nor its officers, employees, representatives, agents, successors, or assigns, will disclose such information to any third party or use the same in any manner without the prior written consent of City. Moreover, Consultant agrees to safeguard such proprietary and confidential information from unauthorized disclosure and/or use using the same degree of care it uses to protect its own proprietary and confidential information, but not less than a reasonable standard of care. In the event that disclosure of such information is sought pursuant to any law or regulation, Consultant shall promptly notify City of such fact to allow City to assert whatever exclusions or exemptions may be available to it under applicable law or regulation.
20. Organization
Consultant shall assign Robert Woo as Project Manager. The Project Manager shall not be removed from the Project or reassigned without the prior written consent of the City.
21. Limitation of Agreement.
This Agreement is limited to and includes only the work included in the Project described above.
22. Notice
Any notice or instrument required to be given or delivered by this Agreement may be given or delivered by depositing the same in any United States Post Office, certified mail, return receipt requested, postage prepaid, addressed to:
CITY:
City of St. Helena
1088 College Avenue, St. Helena, CA 94574
Attn: Joseph Leach, Public Works Director
CONSULTANT:
Acoustics Group, Inc.
2102 Business Center Dr., Suite 130
Irvine, CA 92612
and shall be effective upon receipt thereof.
Agenda Item #9.3.
Acoustics Group Inc / ACOUSTIC VIBRATION INVESTIGATION AND SURVEY AT THE WASTEWATER TREATMENT PLANT MEMBRANE BIOREACTOR FACILITY – 1 CHAIX LN, ST. HELENA, CA 94574 11 23. Third Party Rights
Nothing in this Agreement shall be construed to give any rights or benefits to anyone other than the City and the Consultant.
24. Equal Opportunity Employment.
Consultant represents that it is an equal opportunity employer and that it shall not discriminate against any employee or applicant for employment because of race, religion, color, national origin, ancestry, sex, age or other interests protected by the State or Federal Constitutions. Such non-discrimination shall include, but not be limited to, all activities related to initial employment, upgrading, demotion, transfer, recruitment or recruitment advertising, layoff or termination.
25. Entire Agreement
This Agreement, with its exhibits, represents the entire understanding of City and Consultant as to those matters contained herein, and supersedes and cancels any prior or contemporaneous oral or written understanding, promises or representations with respect to those matters covered hereunder. Each Party acknowledges that no representations, inducements, promises or agreements have been made by any person which are not incorporated herein, and that any other agreements shall be void. This Agreement may not be modified or altered except in writing signed by both Parties hereto. This is an integrated Agreement.
26. Severability
The unenforceability, invalidity or illegality of any provision(s) of this Agreement shall not render the remaining provisions unenforceable, invalid or illegal.
27. Successors and Assigns
This Agreement shall be binding upon and shall inure to the benefit of the successors in interest, executors, administrators and assigns of each Party to this Agreement. However, Consultant shall not assign or transfer by operation of law or otherwise any or all of its rights, burdens, duties or obligations without the prior written consent of City. Any attempted assignment without such consent shall be invalid and void.
28. Non-Waiver
None of the provisions of this Agreement shall be considered waived by either Party, unless such waiver is specifically specified in writing.
29. Time of Essence
Time is of the essence for each and every provision of this Agreement.
30. City’s Right to Employ Other Consultants
City reserves its right to employ other consultants, including engineers, in connection with this Project or other projects.
Agenda Item #9.3.
Acoustics Group Inc / ACOUSTIC VIBRATION INVESTIGATION AND SURVEY AT THE WASTEWATER TREATMENT PLANT MEMBRANE BIOREACTOR FACILITY – 1 CHAIX LN, ST. HELENA, CA 94574 12 31. Prohibited Interests
Consultant maintains and warrants that it has not employed nor retained any company or person, other than a bona fide employee working solely for Consultant, to solicit or secure this Agreement. Further, Consultant warrants that it has not paid nor has it agreed to pay any company or person, other than a bona fide employee working solely for Consultant, any fee, commission, percentage, brokerage fee, gift or other consideration contingent upon or resulting from the award or making of this Agreement. For breach or violation of this warranty, City shall have the right to rescind this Agreement without liability. For the term of this Agreement, no director, official, officer or employee of City, during the term of his or her service with City, shall have any direct interest in this Agreement, or obtain any present or anticipated material benefit arising therefrom.
[SIGNATURES ON FOLLOWING PAGE]
Agenda Item #9.3.
Acoustics Group Inc / ACOUSTIC VIBRATION INVESTIGATION AND SURVEY AT THE WASTEWATER TREATMENT PLANT MEMBRANE BIOREACTOR FACILITY – 1 CHAIX LN, ST. HELENA, CA 94574 13 SIGNATURE PAGE FOR PROFESSIONAL SERVICES AGREEMENT
BETWEEN CITY OF ST. HELENA
AND ACOUSTICS GROUP, INC.
IN WITNESS WHEREOF, the Parties have executed this Agreement as of the date first written above.
CITY OF ST. HELENA Acoustics Group, Inc.
By: By:
Anil Comelo Its:
City Manager
Printed Name: Robert Woo
ATTEST:
By:
Ethan Walsh, City Attorney
PRINCIPAL CONSULTANT
Agenda Item #9.3.
Acoustics Group Inc / ACOUSTIC VIBRATION INVESTIGATION AND SURVEY AT THE WASTEWATER TREATMENT PLANT MEMBRANE BIOREACTOR FACILITY – 1 CHAIX LN, ST. HELENA, CA 94574 14 EXHIBIT A
Scope of Services
Agenda Item #9.3.
October 10, 2025 ACOUSTICS GROUP, INC.
1 877.595.9988 - Voice
For City of St. Helena Use Only 877.595.9989 - Fax
Not for Public Release AcousticsGroupInc.com
ACOUSTICS GROUP, INC.
Consultants in Acoustics, Noise & Vibration
October 10, 2025
Carlos Uribe
City of St. Helena
1088 College Ave.
St Helena CA, 94574
Subject: Proposal to conduct a Vibration Investigation and Survey for the Membrane Bioreactor Facility located at 1 Chaix Ln, St Helena CA, 94574 Dear Mr. Uribe:
Acoustics Group, Inc., (AGI) is pleased to submit our proposal to conduct a vibration investigation and survey for City of St. Helena (Client) in St. Helena, CA. AGI’s proposed vibration investigation and survey will measure existing vibration levels from the Membrane Bioreactor Facility (MBF) operations located at 1 Chaix Ln in St Helena CA and assess the impact of the vibration on the affected neighbor at 83 Chaix Ln. Our proposal for conducting the vibration survey follows:
AGI proposes to perform the following:
Task 1 – Review Vibration Standards and Equipment Information • AGI will review the City, County and Industry Vibration Standards and Guidelines that are applicable to the project.
• AGI will review equipment motor and pump plans, cut sheets and information regarding mechanical equipment at MBF. The City will furnish all drawings and information.
Task 2 – Site Visit
• AGI will conduct a site visit to walk the project site and observe equipment layout and operations.
Agenda Item #9.3.
Proposal for a Vibration Study for City of St. Helena
Membrane Bioreactor Facility in St. Helena, CA
October 10, 2025 ACOUSTICS GROUP, INC.
2 877.595.9988 - Voice
For City of St. Helena Use Only 877.595.9989 - Fax
Not for Public Release AcousticsGroupInc.com
• AGI will attempt to speak with the neighbor at 83 Chaix Ln to gain an understanding of the vibration issue and the times that vibration is perceptible. • Information from the job walk will be used to determine vibration monitoring locations for the survey.
Task 3 – Vibration Survey
• AGI will conduct long term 24-hours of continuous vibration monitoring at up to 7 locations to quantify and document the vibration generated at MBF and potentially experienced at the neighboring residential property.
• Up to 6 vibration monitors will be installed at MBF at or near the main motors/pumps and at the southern boundary.
• One (1) vibration monitor will be installed at the residential building façade setback at 83 Chaix Ln provided access is granted.
• AGI will also conduct Short-term Vibration Measurements (5- to 60-minute) to quantify Vibration directly at the mechanical sources.
• AGI will attend portions of the survey to document MBF activity during the survey. • AGI will retrieve the instrumentation at the conclusion of the survey, download and process the measurement data into spreadsheet format.
Task 4 – Vibration Impact Assessment and Summary Report • AGI will summarize the measurement data into a tabular and graphical format for presentation in the vibration report.
• The measurement data will be assessed with the applicable standards and guidelines for impact assessment.
• A report will be prepared which summarizes the measurement data, assessment and findings.
Optional Task 5 – Evaluate Vibration Control Measures
• AGI will evaluate vibration control measures for equipment or processes that generate significant vibration.
Optional Task 6 – Follow Up Services
• Meetings, Teleconferences, Responses to Comments
• Follow-Up Services
Deliverables
To be determined.
Agenda Item #9.3.
Proposal for a Vibration Study for City of St. Helena
Membrane Bioreactor Facility in St. Helena, CA
October 10, 2025 ACOUSTICS GROUP, INC.
3 877.595.9988 - Voice
For City of St. Helena Use Only 877.595.9989 - Fax
Not for Public Release AcousticsGroupInc.com
Fees and Costs
AGI will perform the above scope per the following distribution:
Tasks 1 - 4: will be performed on a time-and-materials (T&M) basis per the attached rate schedule for an estimated fee of $12,500 to $13,500.
NOTE: In all cases, any additional services requested beyond the scoped efforts herein, such as standby/wait time, cancelled tests, additional tests, and/or multiple trips to the job site due to a non-successive testing schedule or significant delays will incur additional T&M costs. AGI will perform these additional services only after receiving written authorization from Client.
Payment Terms: A deposit of One Thousand Dollars ($1,000) is required to begin work. Payment is due upon completion and prior to release of our report.
Routine communications will be conducted by telephone, e-mail, and/or land mail.
The terms of this proposed scope of work are valid for 45 calendar days from the date of issuance. Other general stipulations and assumptions are attached.
Contacts and Authorizations
Mr. Robert Woo, as company principal, will supervise the AGI effort, with potential technical and office assistance from AGI-network technicians. The analyses and reporting will be performed by these engineers to ensure continuity, compatibility, and consistency with previous noise control engineering preparation efforts performed for similar endeavors.
Deviations from this technical scope or the budgetary allotment will be coordinated through Carlos Uribe or his designee(s).
The AGI contact is:
Name: Robert Woo
Title: Principal Consultant
Offeror’s Name: Acoustics Group, Inc.
Local Address: 915 L St
Sacramento, CA 95814
Corporate Address: 2102 Business Center Dr., Suite 130
Irvine, CA 92612
Telephone Numbers: Phone 916-273-9588, Fax 877-595-9989 Agenda Item #9.3.
Proposal for a Vibration Study for City of St. Helena
Membrane Bioreactor Facility in St. Helena, CA
October 10, 2025 ACOUSTICS GROUP, INC.
4 877.595.9988 - Voice
For City of St. Helena Use Only 877.595.9989 - Fax
Not for Public Release AcousticsGroupInc.com
E-mail address: [email protected]
Additional Stipulations and Assumptions
1. If site visits, teleconferences or meetings are requested or if teleconference durations exceed the noted allotments, the additional time will be billed on a timeand-materials (T&M) basis, per the attached rate schedule.
2. Delays due to conditions, forces, or circumstances beyond AGI's control (such as but not limited to CLIENT scheduling/accessibility delays or cancellations, inclement weather, competing noise sources, etc.) may incur additional costs beyond the indicated fee. These additional costs will be billed per the attached rate schedule on a time-and-materials (T&M) basis.
3. Interaction with Client representatives and/or local authorities is assumed to be led by or coordinated by CLIENT project personnel.
4. Interaction with other CLIENT offices, the Client, and the job site will be performed via telephone, video conference, e-mail, and/or land mail. No trips to other CLIENT offices, other sub-contractors’ office(s), the Client's office(s), or the job site are included, except as specifically denoted above.
5. Pertinent engineering information, plot plans, equipment details, and/or site drawings will be furnished, as needed, by CLIENT staff. It is assumed that this material will be available at or shortly after the time of ATP.
6. Consultant shall have no other duties or responsibilities except those set forth above/ below except as agreed to in writing.
7. This Agreement and the design may not be transferred or assigned by either Party without written consent.
8. Notwithstanding any other provision, Consultant shall retain all rights of ownership and use of its skills, knowledge and experience that have a general applicability, including such skills, knowledge or experience gained by Consultant in connection with performing services for the Project. Such knowledge and experience includes, but is not limited to standard arrangements and configurations, individual standard features, details, and design elements, specifications, general notes, and design templates.
9. If legal action is necessary to enforce the provisions of this agreement, the parties agree that the prevailing party in said legal action shall be entitled to recover attorney’s fees from the opposing party in any amount determined by the Court to be reasonable.
Agenda Item #9.3.
Proposal for a Vibration Study for City of St. Helena
Membrane Bioreactor Facility in St. Helena, CA
October 10, 2025 ACOUSTICS GROUP, INC.
5 877.595.9988 - Voice
For City of St. Helena Use Only 877.595.9989 - Fax
Not for Public Release AcousticsGroupInc.com
Please contact Mr. Robert Woo at 877-595-9988 if you have any questions regarding this proposal. If this proposal meets your approval, please sign in the space provided below and return a copy to us with the required deposit to:
Acoustics Group, Inc.
2102 Business Center Dr., Suite 130
Irvine, CA 92612
We look forward to working with you and your staff on this project.
Sincerely,
ACOUSTICS GROUP, INC.
Robert Woo
Principal Consultant
AGREED TO AND AUTHORIZED BY:
______________________________ _____________
(Signature) (Date)
_________________________ _____________ _____________
Name Title Company
Agenda Item #9.3.
Proposal for a Vibration Study for City of St. Helena
Membrane Bioreactor Facility in St. Helena, CA
October 10, 2025 ACOUSTICS GROUP, INC.
6 877.595.9988 - Voice
For City of St. Helena Use Only 877.595.9989 - Fax
Not for Public Release AcousticsGroupInc.com
ACOUSTICS GROUP, INC.
Rate Schedule – 2025
Staff Classification
Hourly
Billing
Rate
Principal $ 250.00
Associate Principal $ 215.00
Senior Acoustical Engineer/Scientist $ 175.00
Acoustical Engineer/Scientist III $ 150.00
Acoustical Engineer/Scientist II $ 125.00
Acoustical Engineer/Scientist I $ 115.00
Engineering Intern $ 90.00
Graphics Staff II $ 90.00
Graphics Staff I $ 80.00
Word Processing Staff II $ 75.00
Word Processing Staff I $ 65.00
Production Assistant $ 60.00
Notes on Labor Rates:
1. Legal proceedings, including mediation, depositions, testimony, and associated preparatory meetings will be billed at twice the rates shown above.
2. Project-related travel time will be billed at the basic hourly rate.
Expenses
Expense
Type
Billing
Rate
Contract photocopying & plotting At cost + 10%
Postage / shipment / overnight delivery / courier At cost + 10% Travel / lodging / meals / field incidentals At cost + 10% Mileage (for reimbursable car usage) Current Fed. Rate
Telephone / fax At cost + 10%
Other direct costs (ODC’s) At cost + 10%
Agenda Item #9.3.
Agenda Report to the City Council
Agenda Section: CONSENT ITEMS:
Department: Public Works
DATE: November 18, 2025
FROM: Rebecca White, Administrative Assistant
SUBJECT: Consideration of a Resolution to set a Public Hearing for 6:00p.m. Tuesday, January 13, 2026, to consider
objections to the proposed annexation of the property
known as 1380 El Bonita Avenue, St. Helena, CA (APN
009-432-001), into the St. Helena Municipal Sewer District No. 1 MSD Annexation No. 153.
RECOMMENDED
ACTION:
Staff request City Council to adopt a resolution to consider the applicant's request and order a public hearing to be scheduled for January 13, 2026.
PREVIOUS COUNCIL
ACTION:
None.
STATEMENT OF THE
PURPOSE:
Consideration of a resolution to set a public hearing to consider objections to the proposed annexation into the St.
Helena Municipal Sewer District No. 1.
FINANCIAL IMPACT: None.
BACKGROUND:
Any property that wishes to connect and utilize the sanitary sewer system in the City of St. Helena must be annexed into the Municipal Sewer District No. 1. All applications for annexations shall be approved by the City Council pursuant to the requirements of the St. Helena Municipal Code (SHMC § 13.20.040) and state law. State law details the requirements for special district annexations in Health and Safety Code Section 4600.
City Council approval of the annexation is the formal administrative process to change the property’s tax rate area code from septic to sanitary sewer.
The process for a property to be annexed requires that a resolution be adopted ordering a public hearing by an affirmative vote of at least two-thirds of all the members of the City Council (HSC § 4643). The resolution is required to contain the following information and finding:
(a) Describe the boundaries of the territory proposed to be annexed. (b) Designate the proposed annexation by an appropriate number. (c) Declare that the area to be annexed to the district will be benefited by such annexation.
(d) Name the time and place for the hearing of objections by any person interested in the proposed annexation, to the inclusion in the district of any land described in the resolution.
Agenda Item #9.4.
Once adopted, the resolution, together with the names of the members of the City Council voting for and against it, must be published for two successive weeks in a newspaper of general circulation and published in the City. The first publication shall not be more than 60 days nor less than 30 days prior to the date fixed for the hearing.
Additionally, copies of the resolution shall also be posted in three public places within the area to be annexed not earlier than the 60th day or later than the 30th day prior to the hearing. Similarly, a copy of the resolution shall also be mailed, postage prepaid, to each person to whom land in the area to be annexed is assessed as such owner is shown on the last equalized county assessment roll, at the address as shown upon the roll, and to each person who has any interest in any land within the area to be annexed whose name and address and a designation of the land in which they are interested is on file in the office of the City Clerk.
At the time established for the public hearing, the City Council will hear and consider any objections to the annexation and exclude any territory which in the Council’s opinion will not be benefited by the annexation. After making changes to the boundaries of the area to be annexed, if any, the City Council may then adopt a resolution approving the annexation of the Property into the District, which will also require at least four affirmative votes. Upon a determination by the Council that the Property will be benefited by the annexation, certified copies of the resolution will then be recorded and filed in the manner and with the same force and effect as provided in Section 4613.
Upon recordation of the resolution, the Property annexed becomes a part of the District and is subject to all the liabilities and entitled to all the benefits of the District. If the City Council approves the resolution following the public hearing on January 13, 2026, City staff will then process the annexation with Napa County and the State Board of Equalization to change the tax rate area code for the property. Staff will work with the applicant to collect outstanding fees, and obtain required encroachment and building permits.
DISCUSSION:
The City of St. Helena Public Works has received annexation application from the following:
Vail Miller, Jr. for 1380 El Bonita Avenue, St. Helena, CA (APN 009-432-001), into the St. Helena Municipal Sewer District No. 1 MSD Annexation No. 153.
The application fees have been collected. The location map for the property is attached.
Staff request City Council to consider the applicant's annexation request and order a public hearing to be scheduled for January 13, 2026.
ENVIRONMENTAL REVIEW:
Annexations to the District provide access to the City's sanitary sewer and wastewater treatment facilities. The City is agreeable to the abandonment of onsite wastewater treatment systems (septic systems).
Agenda Item #9.4.
GOAL:
Goal 3: Pursue Water Security & Sustainable Management of Water Resources Goal 5: Enhance Quality of Life
DOCUMENTS ATTACHMENTS:
Reso - 1380 El Bonita MSD Annexation
Exhibit A
Agenda Item #9.4.
CITY OF ST. HELENA
RESOLUTION NO. 2025-__
RESOLUTION AUTHORIZING TO SET A PUBLIC HEARING FOR
6:00P.M. ON TUESDAY, JANUARY 13, 2026, TO CONSIDER
OBJECTIONS TO THE PROPOSED ANNEXATION OF THE
PROPERTY KNOWN AS 1380 EL BONITA AVENUE, ST. HELENA,
CA (APN 009-432-001), INTO THE ST. HELENA MUNICIPAL
SEWER DISTRICT NO. 1, MSD ANNEXATION NO. 153
RECITALS
A. The owner of 1380 El Bonita Avenue, St. Helena, CA (APN 009-432-001), has requested annexation into the St. Helena Municipal Sewer District No. 1, MSD Annexation No. 153; and
B. The legal boundary for the property to be annexed is provided in Exhibit A.
RESOLUTION
NOW, THEREFORE, the City Council of the City of St. Helena resolves as follows:
1. The City Council declares that the areas to be annexed to the district will be benefited by such annexation.
2. A hearing to consider any objection to the proposed annexation of the property into the City of St. Helena Municipal Sewer District No. 1 is hereby set for Tuesday, January 13, 2026, commencing at 6:00p.m. or soon thereafter as the matter can be heard, at the Vintage Hall Board Room, 465 Main Street, St. Helena, CA.
3. The City Clerk shall cause a certified copy of this resolution, together with the names of the members of the City Council voting for and against it, to be published once a week for two consecutive weeks in a newspaper of general circulation in accordance with Health and Safety Code Section 4610.
4. The City Clerk shall cause a certified copy of this resolution to be mailed to each person to whom land in the area to be annexed is assessed as such owner as shown on the last county assessment roll in accordance with Health and Safety Code Section 4610.
Agenda Item #9.4.