HomeMy WebLinkAbout4.04 Agreement East Dublin Studies Consultant .... r..,,r.:aa+iCtM.:x.3'.Y.i2W.✓a:F:rui:......._ r::.8....... ... ..... ... .. !a .. ......r...........�. ,.. ,. ,,.i..... . .. .,,.. ..
boa -�
CITY OF DUBLIN
AGENDA STATEMENT
CITY COUNCIL MEETING DATE: July 11, 1988
SUBJECT East Dublin Studies Consultant Services
Agreement between the City of Dublin and Wallace
Roberts & Todd
EXHIBITS ATTACHED Exhibit A: Draft Consultant Services Agreement
between the City of Dublin and Wallace Roberts &
Todd to complete the East Dublin General Plan
Amendment/Specific Plan Studies and
(V-7nvironmental Impact Report.
RECOMMENDATION Review the agreement and authorize the City
Manager to sign the agreement once all of the
$500,240 to complete the studies and EIR has
been committed by Sponsoring Property Owners
FINANCIAL STATEMENT None
DESCRIPTION
This is the second in a series of three agreements that must be entered into
prior to beginning work on the East Dublin planning studies and EIR.
Exhibit A is a copy of the Draft Agreement (and its exhibits) between the City
of Dublin and the consulting firm of Wallace Roberts & Todd (which was
selected to complete the work) . It addresses the full extent of assignments
and products to be completed by the consultant (Exhibits A and B) and provides
a schedule in which that work is to be completed (Exhibit Q . This agreement
is necessary to ensure that the goals and interests of the City are fully
carried out as well as specifically representing the responsibilities of the
consultant.
It should be made clear that although Staff is recommending that Council
authorize the City Manager to sign the agreement, the City Manager will not
actually sign until the entire $500,240 has been received from sponsoring
property owners. At this time approximately $160,976 is still outstanding.
Of that total, $48,177 is in question because two property owners are still
considering whether or not they should participate, each of which indicated
they would initially participate. The remaining $112,799 is the Alameda
County's share. The Board of Supervisors will consider this issue at their
July 12, 1988 meeting. The Board will determine whether or not this County
will participate. The County Staff is recommending that the Board of
Supervisors approve the item. If these property owners do not participate,
then these costs will have to be distributed among sponsoring property owners.
If the sponsoring property owners are not willing to take on this additional
burden,. it is possible that this item could be before the Council for further
consideration and direction. If the entire $500,240 is received by July 14,
1988, the Consultant and City Manager will sign the contract and work will
proceed as of July 18, 1988. . If the money is not received by July 14, 1988,
Staff will immediately approach sponsoring property owners for additional
contributions.
Staff recommends that the City Council review the draft Agreement between
Wallace Roberts & Todd and the City (Exhibit A) , and authorize the City
Manager to sign the agreement once all of the $500,240 to complete the studies
and EIR has been committed by sponsoring property owners.
The Consultants will be available to answer questions at the meeting.
------------------------------------------------------------------------------
a
ITEM NO. COPIES TO': PA 87-031
-1-
r
AGREEMENT
FOR CONSULTANT SERVICES FOR PREPARATION
OF THE EAST DUBLIN
i
GENERAL PLAN AMENDMENT STUDY,
SPECIFIC PLAN STUDY
AND
ENVIRONMENTAL IMPACT REPORT
THIS AGREEMENT is made and entered into this 1988,
between the CITY OF DUBLIN, a Municipal corporation, hereinafter referred to
as "The City" and by WALLACE ROBERTS & TODD, hereinafter referred to as "The
Consultant" .
WHEREAS, The City is seeking professional planning services to complete
a General Plan Amendment Study (GPA) for the area delineated in Exhibit D, a
Specific Plan Study (SP) for the area delineated in Exhibit E, and an
Environmental Impact Report (EIR) for the East Dublin General Plan Amendment
and Specific Plan projects; the desired end results are: an adoptable General
Plan Amendment, an adoptable Specific Plan, and a certifiable Final
Environmental Impact Report; and
WHEREAS, The Consultant possesses the necessary skills, qualifications
and licenses required by law to perform the services required to complete the
GPA, SP and EIR for the East Dublin project; and
WHEREAS, The City desires to retain The Consultant to perform the
services required by this Agreement; and
WHEREAS, the Consultant has discussed with City Staff the Scope of
Services required by this Agreement;
NOW, THEREFORE, it is hereby agreed by and between the parties as
follows:
I. DEFINITIONS. As used in this Agreement, the following definitions
shall be applicable:
A. City. The City shall mean the City' of Dublin, 6500 Dublin
Boulevard, Suite D, Dublin, California 94568.
B. Consultant. The Consultant shall mean the firm of Wallace
Roberts & Todd, 121 Second Street, 7th Floor; San Francsico, CA 94105.
C. City Council. The City Council shall mean the City of Dublin
City Council.
D. City Planning Commission. The City Planning Commission shall
mean the City of Dublin Planning Commission.
-1- - 11.q OF THE
` � :, '{ y AGENDA
ti.'r G
r
E. Services. Services shall mean the services to be performed by
The Consultant pursuant to this Agreement.
F. Satisfactory. Satisfactory shall mean satisfactory to the
City Manager of the City of Dublin and City Council of the City of Dublin.
II. SCOPE OF WORK
A. The Consultant shall provide The City with the Scope of Work
for the GPA, SP and EIR as described in Exhibits A and B attached hereto, with
work to commence by July 18, 1988.
B. The Consultant agrees to travel to The City for the following
purposes: field reconnaissance, meetings with The City staff, and meetings
with and hearings before the Planning Commission and City Council. The
Consultant shall conduct such meetings with Staff, citizen and development
interests and City Officials in accordance with the meeting schedule set forth
in Exhibit B. The Consultant shall be available to conduct any additional
meetings that The Consultant and The City Manager deem necessary and
desirable. Such additional meetings shall be at cost. Any additional public
meetings outside of those identified in Exhibit B will require negotiation.
Any continuance of a scheduled public hearing will be done as part of the
Scope of Work at no additional cost to The City. The Consultant, however,
shall not be obligated to make trips or attend meetings that would compromise
The Consultant's ability to carry out the Scope of Work described in Exhibits
A and B.
C. The Consultant warrants that the professional services to be
furnished by it under this Agreement shall be performed by, or under the
direction of the following:
Alison K. Massa, Director of Planning, Principal in Charge
Jay Claiborne, Project Manager
Elizabeth H. Tyler, Environmental Planner
D. The Consultant and The City agree that The Consultant will
contract with certain sub-consultants to perform certain portions of the Scope
of Work. The Consultant shall administer said contracts and be responsible
for the performance of the sub-consultants. The following sub-consultants
may be employed by The Consultant:
1. Economics Research Associates will prepare a fiscal
analysis for the project. This work shall be performed under the direction of
William W. Lee.
2. DKS Associates will prepare the transportation study for
the project. This work shall be performed under the direction of Ransford J.
McCourt.
-2-
3. Woodward/Clyde Consultants will prepare an assessment of
geologic and soils conditions within the project boundaries. This work shall
be performed under the direction of Heinz J. Berger.
4. Kennedy/Jenks/Chilton Engineers will prepare a
hydrology, utilities and sewer capacity study in the project area. This work
shall be performed under the direction of Stephen A. Tarantino.
5. BioSystems Analysis, Inc. will prepare a survey of
biotic resources in the project area. This work will be performed under the
direction of Rodney Jackson.
6. Holman & Associates will prepare a survey of
archaeological and historical resources in the project area. This work will
be performed under the direction of Miley P. Holman.
7. Hans Giroux will prepare an air quality assessment for
the project area. This work will be performed under the direction of Hans
Giroux.
8. Charles M. Salter Associates, Inc. will prepare a noise
analysis for the project area. This work will be performed under the
direction of Alan T. Rosen.
E. The Consultant shall not hire any other sub-consultants
unless prior written authorization is received by The City.
III. PAYMENT FOR SERVICES. Payment for services set forth in
Exhibit B shall be on a time and materials basis and shall not exceed a total
amount of Five Hundred Thousand Two Hundred Forty Dollars ($500,240.00) as set
forth in The Consultant's January 27, 1988, Revised Cost Estimate. At the end
of each calendar month during the term of this Agreement, The Consultant shall
submit an invoice detailing the hours of work recorded and the expenses
incurred in the performance of this Agreement. The City may require a
progress report to accompany each invoice. Payment for services rendered by .
The Consultant shall be in accordance with the Schedule of Standard Hourly
Rates attached hereto as Exhibit F. The Consultant's hourly billing rates in
effect as of the date of this Agreement and as adjusted in January 1989, will
be applicable to any extra services outside of the Scope of Work required in
this contract. Extension of this contract beyond twenty-four (24) months will
be subject to contract renegotiation. Retention schedule/amounts are as
follows:
The City shall retain ten percent (10%) of each payment.
After completion of the Preliminary Draft General Plan Amendment
Study, the full amount retained will be released, subject to The
City's approval.
- The City will continue to retain ten percent (10%) of each
payment for the remaining work.
-3-
s
After completion of the Draft General Plan Amendment Study and
Draft Specific Plan, the full amount retained will be released
subject to the City's approval. _
- The City will continue to retain ten percent (10%) of each
payment for the remaining work.
- After the adoption of the General Plan Amendment and Specific
Plan and the Certification of the Final EIR, the remainder of the
retention will be released, subject to the City's approval.
- The City shall forward the retained payment within twenty (20)
days of the completion of the consultant work and final acceptance
by The City.
Except for the 10% retention specified above, within twenty (20)
days of receipt of each invoice, The City shall forward payment to The
Consultant for all items on the invoice that are not in dispute and The City
and The Consultant will proceed to negotiate, arbitrate and litigate any
disputed items as specified elsewhere in this Agreement.
IV. ADDITIONAL SERVICES. Should The City request in writing
additional services that increase the Scope of Work as described in Exhibit A
and B, an additional fee shall be paid to The Consultant for any such
additional services based upon The Consultant's standard hourly rates and/or
at direct cost in the case of reimbursable expenses. Should The City
recognize the need for any additional specialized services, The Consultant may
be asked to advise The City regarding such services. Such services shall be
contracted for by The City or, in the case of authorized subcontracts to The
Consultant, at subcontractor's standard hourly rates.
V. INDEPENDENT CONTRACTOR. It is specifically understood and agreed
that in the making and performance of this Agreement, The Consultant is an
independent contractor, and is not and shall not be construed to be an
employee, agent, or servant of The City.
VI. INTEREST OF CONSULTANT. The Consultant covenants that it
presently has no interest and shall not acquire an interest, direct or
indirect, which would conflict in any manner or degree with the performance of
services required to be performed under this Agreement. The Consultant
further covenants that to the best of its knowledge, no person having any such
interest shall be employed in the performance of this Agreement.
VII. EXCLUSIVE SERVICES. The Consultant agrees to restrict its firm
and its subcontractors from any employment in any way pertaining to the
subject of this employment or to the proposed project for a period of two (2)
years after the effective date of this Agreement without first obtaining the
written consent of The City for such employment. The Consultant further
agrees to insert this condition into all contracts or work agreement with its
subcontractors.
-4-
r
VIII. PUBLICATION, REPRODUCTION AND USE OF MATERIALS. No material
produced in whole or in part under this Agreement shall be subject to
copyright in the United States or in any other country. The City shall have
unrestricted authority to publish, disclose, distribute and otherwise use, in
whole or in part, any reports, data, or other materials prepared under this
Agreement. If The City discloses to any other party any reports, data or
other material prepared by The Consultant, The City must make reference to any
final report prepared under this. Agreement by The Consultant. If after the
completion of the East Dublin GPA, SP and EIR, the City uses the materials
produced under this Agreement, The Consultant shall not be liable to The City
for losses, damages, or liability as a result of said studies and EIR.
IX. FINDINGS CONFIDENTIAL. Any reports, information or data given to
or prepared or assembled by The Consultant under this Agreement shall not be
made available to any individual or organization by The Consultant .without the
prior written approval of The City. The Consultant is entitled to retain
copies of all data, working papers, interim documents, memoranda and reports
produced under this Agreement for use in the normal conduct of its business,
except that no confidential information will be disclosed, provided, however,
that nothing contained herein shall prevent the disclosure of such information
if compelled by legal process, and in the event thereof, only after notice to
The City.
X. CHANGES. This Agreement between The City and The Consultant is
the only agreement relating to the work to be performed between the parties
and supersedes all negotiations, proposals, notices of award, agreements, and
understandings, written or oral, heretofore. If changes are requested by
either party, including any changes in the scope of services, any increase or
decrease in the amount of The Consultant's compensation, they must be agreed
to in writing and signed by both parties.
XI. TIME FOR PERFORMANCE. The Consultant shall complete all phases of
the serices required by this Agreement in accordance with the work schedule
set forth in Exhibit C. The City and The Consultant may agree in writing to
an extension of the time for performance.
XII. TERMINATION OF AGREEMENT FOR CAUSE. If The City considers The
Consultant to be in default of any of the terms of this Agreement, The City
shall give The Consultant written notice of such default specifying the manner
in which it considers The Consultant to be in default. The Consultant shall
then have fifteen (15) days in which to cure said default. If after fifteen
(15) days the default is not cured, The City may terminate the Agreement. In
such event, all finished or unfinished documents, data, studies, surveys,
drawings, maps, models, photographs and reports or other material prepared by
The Consultant in performance of this Agreement shall, at the option of The
City, become the property of The City, and The Consultant shall be entitled to
receive an amount which bears the same ratio to the total compensation under
this Agreement as the services actually performed bear to the total services
of The Consultant covered by this Agreement less payments of compensation
previously made.
-5-
XIII. TERMINATION OF THE AGREEMENT FOR CONVENIENCE OF CITY OR
CONSULTANT. The City may terminate this Agreement by giving written notice to
The Consultant of such termination, specifying the effective date thereof, at
least fifteen (15) days before the effective date of such termination. Within
five (5) working days after such termination, The Consultant shall submit a
final notice to The City, which The City shall pay in full within twenty (20)
days of receipt of invoice, excepting any items that are in dispute. The
Consultant may terminate this Agreement in identical fashion as described in
The City.
XIV. PREVENTION OF PERFORMANCE. The Consultant shall not be in default
under this Agreement if its performance is prevented or hindered by an act of
God, fire, riot, labor disturbances (including, without limitations,
lockouts) , accidents, wars, acts of any government (whether foreign or
domestic, federal, state, county or municipal) , partial or total interruption
of loss or shortage of transportation facilities, or by any other causes
beyond the control of the parties. So long as the impossibility continues the
time for performance under the Agreement is extended.
XV. ASSIGNMENT. The Consultant shall not assign the performance of
this Agreement, nor any part thereof, nor any monies due hereunder, without
the prior written consent to The City.
XVI. LIABILITY INSURANCE. The Consultant shall name The City as an
additional insured on its liability insurance for the period this Agreement is
in effect, limited to activities arising out of work done by The Consultant on
this project. The Consultant shall submit evidence of same at time of
execution of this Agreement.
XVII. WORKERS' COMPENSATION INSURANCE. Before execution of this
Agreement by The City, The Consultant shall file with The City the following
signed certification:
"I am aware of, will comply with, Section 3700 of the Labor Code,
requiring every employer to be insured against liability for
Workers' Compensation or to undertake self-insurance before
commencing any of the work" .
The Consultant shall also comply with Section 3800 of the Labor
Code by securing, paying for, and maintaining in full force and effect for the
duration of the Agreement, complete Workers' Compensation Insurance and shall
furnish a certificate of insurance to The City before execution of the
Agreement. The City, its officers, or employees, will not be responsible for
any claims in law or equity occasioned by failure of The Consultant to comply
with this paragraph.
All compensation insurance policies shall bear an endorsement or
shall have attached a rider whereby it is provided that, in the event of
expiration or proposed cancellation of such policies for any reason
whatsoever, The City shall be notified by Registered Mail not less than thirty
(30) days before expiration or cancellation is effective.
-6-
r
XVIII. INDEMNIFICATION CLAUSE. The Consultant hereby agrees to defend,
indemnify and save harmless The City, its officers and employees from and
against claims arising out of the negligent acts, errors or omissions of The
Consultant.
j
The City hereby agrees to defned, indemnify and save harmless The
Consultant, its officers, agents, and employees from and against any and all
claims arising out of the negligent acts, errors or omissions of The City.
XIV. ARBITRATION. Any controversy or claim arising out of or relating
to this Agreement or the breach thereof shall be settled by arbitration
procedures in accordance with the rules of the American Arbitration
Association and judgment upon any awards rendered by the Arbitrators shall be
entered in any court of competent jurisdiction.
XX. CALIFORNIA LAW. The interpretation and performance of this
Agreement shall be governed by the laws of the State of California.
XXI. CAPTIONS. The captions inserted herein are inserted only as a
matter of convenience and for reference and in no way define, limit or
describe the scope of this Agreement nor the intent of any of the provisions
thereof.
XXII. NOTICE. Wherever notice is required to be given under the terms
of this Agreement, it shall be in writing and shall be effective the day it is
mailed, properly addressed to the party to receive such notice. Notice
delivered other than by mail shall be effective when received. When notice is
to be given to The City, unless otherwise provided, such notice shall be
addressed to:
Richard Ambrose, City Manager
CITY OF DUBLIN
6500 Dublin Boulevard, Suite D
Dublin, CA 94568
Notice to The Consultant, unless otherwise provided, shall be
addrssed to:
Jay Claiborne, Project Manager
WALLACE ROBERTS & TODD
121 Second Street, 7th Floor
San Francisco, CA 94105
XXIII. ENTIRE AGREEMENT. This Agreement and any documents or instrument
attached hereto or referred to herein integrate all terms and conditions
mentioned herein or incidential hereto and supersede all negotiations and
prior writing in respect to the subject matter hereof.
In the event of conflict between the terms, conditions or
provisions of this Agreement and of any such document or instrument, the terms
of conditions of this Agreement shall prevail.
-7-
r
XXIV. EFFECTIVE DATE AND NUMBER OF COPIES. This Agreement is made in
three (3) duplicate originals and shall be effective from and after the date
it is signed by the representatives of The City.
IN WITNESS WHEREOF, the parties hereto have caused this Agreement
to be executed the day and year first above written.
THE CITY OF DUBLIN
(a Municipal corporation)
By
Richard C. Ambrose, City Manager
Date
WALLACE ROBERTS & TODD
By
Title
Date
-8-
i
SCOPE OF WORK
GENERAL PLAN AMENDMENT STUDY
The General Plan Amendment Study should address the following issues as
they apply to the entire General Plan Amendment Study area:
Community Development/Land Use
1. Identify the highest and best land uses for the General Plan Study Area.
2. Establish community development goals, policies and objectives.
3. Establish land use goals, policies and objectives, including a thorough
analysis of the location and extent of land uses listed to be studied by
the City Council and recommendations for development.
4. Establish a well balanced mix of housing, industrial and commercial land
uses.
5. Establish jobs/housing balance goals, policies and objectives.
6. Establish residential densities goals, policies and objectives and
identify locations for these uses.
7. Establish office and industrial goals, policies and objectives and
identify locations for these uses, inclusive of consideration of mixed
use projects.
8. Establish commercial goals, policies and objectives, and identify
locations for neighborhood commercial, general commercial, retail
commercial, a major commercial center, arterial commercial and mixed use
commercial land uses.
9. Establish public facilities goals, policies and objectives and identify
standards and general locations for schools for K-12th grades,
neighborhood and district parks, regional parks, open space areas, sewer
treatment facilities, police and fire protection facilities, freshwater
supply service facilities, energy service facilities, and other needed
public facilities.
Circulation/Transportation
1. Establish circulation/transportion goals, policies and objectives.
2. Establish circulation/transportation system design alternatives and
recommendations, including identifying the location, sizes, and widths
of streets and highways.
OF A(,RE�'M OJT
3. Provide alternatives and recommendations for various types of street
improvements, including residential neighborhood streets, major
thoroughfares, industrial arterials, commercial arterials and open space
arterials.
4. Establish goals, policies and objectives which facilitate the use of an
efficient circulation system.
5. Create goals, policies and objectives, and identify the locations for
local and regional transit on major routes and provide connections to
existing transit system.
6. Create goals, policies and objectives that facilitate non-motorized
modes of travel, including walking and bicycling.
7. Establish goals, policies and objectives which lead to the design of
aesthetically pleasing transportation routes and facilities that blend
in with their surroundings, and which tie the new community together
with the established Dublin area.
Residential Neighborhoods
1. Establish overall residential neighborhood goals, policies and
objectives.
2. Establish a balanced housing mix which includes high density multiple
unit projects.
3. Establish goals, policies and objectives for various housing density
mixes, for both home ownership and rental housing.
4. Create goals, policies and objectives for non-discrimination.
5. Create goals, policies and objectives that consider affordable housing,
low and moderate income housing and housing for the elderly.
Environmental Management
1. Establish environmental management goals, policies and objectives.
2. Create goals, policies and objectives for the conservation of
environmental resources, including preservation and protection of those
resources.
3. Create goals, policies and objectives for open space preservation,
access and utilization.
4. Establish goals, policies and objectives for the mitigation and control
of negative environmental impacts, including, but not limited to,
protection against fires, earthquakes, floods and landsliding.
5. Create goals, policies and objectives for the control and limitation of
noise sources, and noise paths including establishing noise guidelines.
-2-
Fiscal Analysis
1. Conduct an analysis of the fiscal impacts the various development
alternatives will have on the City.
i
2. Conduct a fiscal analysis of the dollars it will take to construct
infrastructure improvements, public facility improvements, and public
services requiring public funding. Provide alternatives and a final
recommendation for a Capital Improvement Implementation Program to fund
and implement public facilities and infrastructure services necessary to
make development in the General Plan Amendment Study Area fully self-
supporting.
The General Plan Amendment Study should provide alternatives and make
final recommendations which ultimately create an adoptable General Plan
Amendment that coincides with the existing General Plan In addition,
maps, charts and other graphics are important supplements which .should
be included.
Internal Consistency
State Law requires that the General Plan consist of integrated,
internally consistent and compatible policy statements for the City. All
diagrams, text and maps must also be consistent. With the proposed amendment,
the existing General Plan must be reviewed and amended where necessary to
reflect the changes brought on by the new amendment. The new amendment cannot
act as a separate document. It must be designed and organized to be a part of
the Dublin General Plan.
SCOPE OF WORK
SPECIFIC PLAN STUDY
The Specific Plan Study should address the following issues as they
apply to the Specific Plan Study Area:
Land Use/Urban Design
1. Identify the highest and best land uses for the Specific Plan Study
Area.
2. Provide for orderly, high quality staged growth that is beneficial to
the City and region. Establish procedures for staging growth with
infrastrucutre, public facility improvements and public services in an
appropriate sequence in order to avoid overburdening existing public
facilities and infrastructure.
3. Identify overall goals and objectives of the Specific Plan.
4. Identify the extent and location of the various land uses allowed within
the Specific Plan Study Area, including alternatives which consider the
land uses listed to be studied by the City Council. Provide clear,
concise final recommendations.
5. Set forth clear and distinguishable general urban and community design
standards for all areas and land uses.
-3-
6. Clearly indicate and distinguish between principally permitted land
uses, conditionally permitted land uses, accessory land uses and
provisional land uses.
7. Provide minimum criteria for densities, lot sizes, building heights and
floor area ratios.
8. Provide opportunities for the creation of large sites and large single
buildings for office, industrial and commercial development. Consider
opportunities for multi-story high quality architectural "statement
buildings".
9. Provide energy conserving design guideline recommendations.
Circulation/Transportation
1. Provide alternatives and final recommendations for an all-encompassing
circulation/transportation system within the Specific Plan study Area
which includes provisions for: the integration of a well-defined system
of streets for residential, commercial, office, industrial and open
space uses; major thoroughfares; freeway access; the design and location
of streets, all of which ensures adequacy of the supporting
transportation network. Consider: pedestrian and bicycle ways; concept
landscaping within travel routes; and public transportation expansion
(including, but not limited to, A.C. Transit and B.A.R.T.) .
Environmental Management
1. Provide for the conservation and preservation of open space and
environmental resources to the greatest extent possible by providing
alternatives and recommendations for regional park facilities, sports
park facilities, community park facilities, neighborhood park
facilities, mini park facilities, large unimproved open space areas, and
park-like environments for industrial and commercial facilities.
2. Provide for designs that take into consideration protection against
landslides, earthquakes, fires, floods and other disasters.
3. Determine and provide for additional public facilities, such as police
and fire fighting services, depending upon need. Make recommendations
that ensure full service support systems that adequately serve new
development in the Specific Plan Study Area.
4. Conduct an analysis of expansion needs for sewer treatment facilities,
water supply, services and energy facility services in order to
adequately serve the entire Specific Plan Study Area. Make
recommendations that ensure a self-supporting infrastructure system that
fully supports development based on recommended land use.
5. Identify amenities that protect against hazardous waste spills and
provide recommendations for storage and disposal of hazardous materials.
-4-
6. Provide noise conservation alternatives.
The Specific Plan should provide alternatives, options, and
implementation actions for study and make final recommendations that will
result in an adoptable Specific Plan for the entire area. Maps, charts and
other graphics should be used extensively.
SCOPE OF WORK
ENVIRONMENTAL IMPACT REPORT
The EIR should be a comprehensive document fully analyzing all
environmental impacts associated with each of the land use alternatives and
the final recommendations set forth in the General Plan and Specific Plan
Studies. It should give the City a clear and concise analysis of impacts, and
it must set forth specific mitigation measures that will curtail those impacts
(if possible) . It should judiciously rank and prioritize all impacts. In
addition, the EIR shall analyze the following Staff identified impacts.
1. Hydraulic Balance - Analyze the impact of development (in both the
General Plan and Specific Plan Study Areas) on the hydraulic balance of
the area.
2. Ground Water/Depth of Water Tables - Analyze the impact of development
on ground water supplies in both the Specific Plan and General Plan
Study areas. Identify development constraints (if any) associated with
ground water tables. Identify potential for ground water contamination.
3. Air Pollution - Analyze the impacts on air quality within the Tri-Valley
area if the Specific Plan and General Plan Study areas were fully
developed.
4. Soils - Analyze the impact development would have on the following
geological areas for both the Specific Plan and General Plan Study
areas: slope failure, deformation of soil materials, potential for
foundation problems, ground subsidence, earthquake activity,
liquification, erosion, permeability of soils, unique geological
features and mineral resources.
5. Plant and Animal Species - Analyze the impact development would have on
plant and animal habitats within both the Specific Plan and General Plan
Study areas. Include an analysis and identification of endangered plant
and animal species in the areas, and the chances of survival while
growth and development occurs in both study areas.
6. Educational Facilities - Analyze the need for new school facilities
within both the Specific Plan and General Plan Study areas based upon
full development of the areas. Project new student populations.
Analyze the need and critique alternatives for new school sites and
recreational facilities. Analyze and identify travel distances to and
from the proposed school and recretaional sites, in addition to the
safety hazards associated with those routes.
-5-
r
7. Commercial Facilities - Analyze the need for new commercial facilities
within both the Specific Plan and General Plan Study areas. Identify
the various types of commercial land uses that will be necessary to
accommodate growth in the areas and the environmental impacts this will
have.
8. Liquid Waste Disposal - Determine the ability of the existing liquid
waste disposal system to handle the flows produced by new development in
both study areas. Determine the extent to which the existing liquid
waste disposal system would have to be expanded/improved in order to
accommodate anticipated flows.
9. Solid Waste Disposal - Analyze the ability of the solid waste disposal
system to adequately serve new development in both study areas. Discuss
the need (if necessary) for expansion so that adequate service is
provided.
10. Water Supply - Assess the ability of the existing water supplier to
adequately provide fresh water supplies to new development within both
study areas. Determine the extent to which the existing water supply
facilities would have to be expanded/improved in order to provide
adequate water supplies in the study areas.
11. Storm Water Drainage - Assess the ability of the existing storm drainage
system to handle new storm water run-off resulting from development
within both study areas. Determine the extent to which the existing
system would have to be expanded/improved in order to accommodate
additional amounts of storm water created by development in the study
areas.
12. Police and Fire Protection - Assess the impacts of providing adequate
police and fire protection services for new development within both
study areas, to the greatest extent feasible.
13. Transportation Facilities - A detailed traffic analysis shall be
completed. It shall analyze all traffic and transportation impacts
associated with development in both study areas. It shall address these
impacts both locally and regionally. It shall also anlayze public
transit and the need for expansion in order to adequately provide public
transit services to the areas.
14. Noise Levels - A noise study shall be completed. It shall analyze noise
impacts on both study areas as well as potential noises that could be
generated by development here. Noise contour maps shall be provided.
Noise standards shall be established and noise mitigation measures shall
be set forth.
15. Archaeological Sites and Structures - An archaeological study shall be
completed in order to assess whether or not there are historic or
archaeologic resources within both study areas.
16. Energy Requirements - Analyze the energy suppliers' ability to provide
energy services to new development within both study areas. Determine
the extent to which the existing system would have to be
expanded/improved in order to provide energy services to the areas.
-6-
w
17. Capital Improvements - Analyze the impacts of providing adequate public
facility, infrastructure, and public service improvements, to the
greatest extent feasible.
Maps, charts and graphics should be used extensively in completing the
EIR. The EIR shall be completed in compliance with all requirements of the
California Environmental Quality Act Guidelines.
INFORMATIONAL RESOURCES
The following resources should be fully reviewed by the consultants and
the information contained therein should be utilized to the greatest extent
possible in order to eliminate performing work overlap and to reduce overall
project costs.
1. City of Dublin General Plan, 2-85.
2. Dublin Ranch Draft Specific Plan, 1-87.
3. Dublin Ranch North Draft Specific Plan, 5-87.
4. Fallon Business Park Specific Plan, 9-87.
5. Traffic Study for the Draft Dublin Ranch Specific Plan, 3-87.
6. Supplement to the Traffic Study for the Dublin Ranch Specific Plan,
1-88.
7. Long Range Wastewater Management Plan for the Livermore Amador Valley,
EIR. Completed by Environmental Impact Planning, Inc. for the Tri-
Valley Wastewater Authority, 8-87.
8. City of Dublin 5-Year Capital Improvement Program, 6-87.
9. Agreement between City of Dublin and Alameda County regarding Camp
Parks, Tassajara Park, and Santa Rita properties, completed in 7-86,
including:
- The Cost Allocation Formula
- The Hughes-Heiss Study
- The Gruen & Gruen Study
10. Traffic Study for the Hacienda Business Park by TJKM.
11. Traffic Study for the El Charro Interchange by TJKM.
12. Tri-Valley Wastewater Authority Study, by CH2M Hill, 1985.
-7-
13. Tri-Valley Regional Traffic Study.
14. Dublin Boulevard Plan Line Study, by Alameda County.
15. California Nature Conservancy's Report on Endangered Species in
California, completed for the East Bay Regional Park District, 1987.
16. Initial plans and input form all participating property owners.
17. John Heindel's current study regarding I-580 interchanges and the Dublin
Boulevard extension.
All data and information relating to the above will be available for the
Consultants to utilize in their project efforts. This by no means limits the
Consultants from seeking other informational resources that might assist in
the completion of the work.
-8-
WORK PROGRAM
The WRT team will provide professional services for a General Plan Amendment
Study (GPA), Specific Phan Study (SP) and Environmetntal Impact Report (EIR) for
the City of Dublin. The work program for these services includes the tasks
described below and illustrated in the work flow schedule diagram (Exhibit Q.
Task I -- PROJECT INITIATION, STAFF/TEAM MEETING(S) # I
Anaroach: This first task in the preparation of the GPA, SP and EIR will be
completed during the first weeks of the project. A series of start-up
meetings, two to three at the most, will be needed to finalize the scope and
schedule for the project and to establish contacts and lines of communication
with City personnel.
The type and maximum number of official project meetings as well as anticipated
participants also will be addressed during the start-up meetings and decisions
will be made on the extent and nature of consultant involvement with sponsoring
property owners. The number and dates of all meetings, including public
informational sessions and hearings for the GPA, SP and EIR, are defined in
Attachment 1 to this Work Program.
Content outlines for each public meeting will be prepared and reviewed with
staff and team members. The format for the final GPA and SP Study presentation
materials and documents will be confirmed with City Staff. WRT will also
prepare the Initial Study and the Draft Notice of Preparation.
Product: Revised scope of work and schedule. Establish staff and public
contacts. Initial Study and Draft Notice of Preparation. Report contents and
presentation formats.
Schedule: Prior to and including Week 1.
STAFF/TEAM MEETINGS will coordinate and integrate the various project work
tasks and are a way of identifying the needs, concerns, ideas and knowledge of
the City staff quickly and efficiently. These meetings are intended to
formalize the ongoing process of a close working relationship with individual
City staff, and in particular with the City's Project Manager for the project,
and will bring together, as appropriate, those individuals most directly
involved with the immediate concerns of particular phases of the project as it
evolves.
A maximum number of five (5) STAFF/TEAM MEETINGS are anticipated, including the
initial start-up series described above which will be considered to constitute
one of the total. The remaining meetings are scheduled at critical points in
the development of particular plan elements and follow public meetings to
provide the opportunity for coordinated evaluation of comments.
The second STAFF/TEAL I meeting will follow the description of the data inventory
and the.intensive environmental analysis phase of work. This will provide the
opportunity to elicit comments for the initial refinement of GPA Goals,
Policies and Objectives as well as to prepare for the preliminary GPA Study
Elements, including the Land Use Program, Development Recommendations and
Design Concepts.
The third staff/team meeting follows public review of the,Preliminary Draft GPA
Study to help initiate refinement of the GPA Study Elements as well as the
preliminary development of the SP work tasks, including Goals, Policies and
Objectives, Land Use Alternatives, Master Development Plan, Opportunities, and
Design Criteria.
Approximately mid-way through this phase of preparing the Preliminary SP Draft
Study, the fourth meeting will be scheduled to help refine the preparation of
SP alternatives.
The fifth meeting is set to follow public review of the Preliminary Draft SP
Study, initiating preparation of the Draft GPA and SP.
Task 2 -- DATA COLLECTION
Approach: The team will gather and review all existing data, as made
available by City staff, for the study area, the City and the region in the
form of base maps, aerial photographs, traffic studies, environmental impact
reports, environmental data, engineering information, planning reports and
projections. Exhibit A, under Informational Resources, provides a checklist of
baseline data as identified by the City. Based on this review, the WRT team
will identify any missing information that may be pertinent to the project and
will work with the City to determine the most efficient way to generate the
missing data as an additional service.
Product: Library of available data. Evaluation of existing data as it applies
.to the GPA, SP and Program EIR and an identification of gaps in the data.
Schedule: Week 1 through Week 2 (2 weeks).
Task 3 -- BASE MAPS
Approach: The WRT team will use the base maps available from the City and
County to prepare the GPA, SP and EIR. These base maps will be updated with
title blocks and legends as appropriate to the studies. Should the existing
base maps be inappropriate, the team will work with the City to obtain or
prepare suitable alternative maps as an additional service.
Product: Regional GPA area and SP area base maps, including more general
maps as appropriate, for use in the EIR where necessary. The scale and sheet
size will be determined after evaluating existing base maps and with City Staff
approval. Base maps will be developed on mylar for durability and clarity of
printing.
Schedule: Week 1 through Week 4 (4 weeks).
Task 4 -- INTENSIVE PRELIMINARY ANALYSIS
Approach: Concurrent with the survey and analysis of existing data, and
utilizing prior professional experience and expertise, the project team will
undertake an initial, intensive study and analysis of the GPA Area. This first
effort will place strong emphasis on the regional context and will attempt to
2
identify opportunities and constraints,_particularly as they pertain to major
issues including those identified by the City: Community Development/Land
Use/Design, Circulation/Transportation, Residential Neighborhoods and
Environmental Management.
Sub-Tasks incl6de:
4.1 Existing Plan Goals, Policies and Objectives
4.2 Preliminary Fiscal Analysis
4.3 Preliminary Transportation Analysis
4.4 Preliminary Environmental Analysis, Natural & Man Made
4.5 Staff/Team Meeting # 2
Product: Sketch environmental analysis maps and memorandum reports for each
sub-task. The Environmental Analysis Maps will be developed in sketch form
utilizing standardized, project base maps and will be in a format and media
(trace, vellum, sepia or mylar, as appropriate) suitable for standard black
line reproduction. One set of full size prints will be available for City use,
if appropriate, and reduced copies (8 1/2" X 11") will be included to
supplement the memorandum report for appropriate tasks.
Project Memoranda are the most basic work product form and are to be understood
as documented communications, in standardized format, between WRT and Team
Members and City Staff. Collectively, these memoranda will constitute an
ongoing narrative text of the progress and status of the project. The total
number of memoranda is not limited. They will be issued as necessary and
distributed to the appropriate parties; one copy of each Project Memorandum
will always be sent to the City's Project Manager.
Schedule: Week 1 through Week 4 (4 weeks).
Task 5 -- PUBLIC FORUM # 1
Approach: The consultant team will meet at scheduled times with members of
pertinent public agencies and with interested individuals to determine key
issues and identify sensitive environmental factors influencing the site. The
consultant will also attend 4-6 of the City's scheduled bi-monthly meetings
with sponsoring property owners.
The GPA and SP FORUMS are a method of quickly identifying the special interests
of the community in a highly focused manner so as to involve and inform the
planning study efficiently in the identification of public issues and
concerns. The GP and SP FORUMS will bring together representatives of the
various citizen organizations and community interest groups, covering such
concerns as recreation, preservation and economic development, requiring input
into the General Plan Amendment and Specific Plan processes. The consultant
will rely on the City to identify and contact the participants.
The goal of each forum will be to develop a consensus regarding the relative
importance of various immediate issues and concerns as well as the validity
with respect to the GPA and East Dublin Ranch area of long-term policies
expressed in the General Plan. The forums will be designed to address those
controversial issues likely to be the focus of draft plan review so as to guide
the consultants and the City in determining which recommendations have wide
support and to provide technical solutions where possible.
3
Five FORUMS are anticipated. They are scheduled to occur at key points
through the phase of work resulting in the draft GPA, SP and EIR Studies. (The
consultant team would be prepared to conduct additional forums as an extra
service if requested by the City.)
i
The first forum, Task 5, will serve as an opportunity to introduce the project
schedule to the public and to survey anticipated goals. The second Forum (Task
15) will be expanded to include a series of confidential interviews with
individual sponsoring property owners (not to exceed 18) to allow candid
discussion of expectations and plans for specific holdings. Any subsequent
requests for individual owner-consultant meetings will be arranged as extra
services funded by the owners themselves via the City.
Product: Memorandum Reports
Schedule: Forum # 1, Week 2 or Week 3, as appropriate.
Task 6 -- GPA GOALS, POLICIES & OBJECTIVES
Approach: Based on the impressions developed as a result of the first
month's work, Tasks 1-5, the consultant team will prepare a comprehensive,
preliminary set of Goals, Policies and Objectives specific to issues applicable
to the GPA Study Area, including those identified in the RFP:
Community Development --
o General
o Land Use
o Urban Design
o Jobs/Housing Balance
o Office/Industrial & Mixed Use
o Commercial
o Public Facilities
Circulation/Transportation --
o General
o Vehicle Generated Pollution
o Local & Regional Transit
o Non-Motorized Travel Modes
o Transportation Route & Facility Design
Residential Neighborhoods --
o General
o Unit Mix, Ownership & Rental
o Non-Discrimination
o Affordability
o Special Needs, Elderly, Disabled
o Neighborhood Design
Environmental 10anagement --
o General
o Conservation & Preservation
o Open Space
o Natural & 10an-made Disasters
o Noise & Air Quality
4
Both the GPA and SP are seen as policy-driven studies. The description of
Goals, Policies and Objectives will be structured to provide direction for an
implementation oriented plan. Guidelines and Performance Criteria for various
plan elements will be derived from the more general direction provided by this
task.
Product: Project Study Memoranda and one (1) Study Paper on 4 subject
headings outlined above.
Study Papers, the second type of product identified in the work program, are
more formal report documents than are memoranda and constitute preliminary
drafts of the developing GPA, SP and EIR Report Documents for advance review.
All Study Papers will be presented in 8 1/2" X 11," copy-ready format. One
master copy plus one staff copy will be provided for City use. The Study
Papers may contain reduced maps and tables in addition to written narrative
text and will be detailed according to that section of the GPA, SP or EIR which
they represent.
Schedule: Week 5 and continues through end of the Preliminary Draft Phase of
the GPA Study, Week 8 (4 weeks).
Task 7 -- Fiscal Analysis
Approach: Economics Research Associates (ERA) will provide market judgments
(summary market analysis) based on its experience and current work in the
Tri-Valley Area and in sufficient detail to serve as a guide to preliminary
planning. This abbreviated, summary market analysis will provide a basis for
the cost revenue/fiscal analysis to follow in Task 26. ERA will also provide,
as a part of the fiscal analysis, broad locational and maximum/minimum acreage
criteria for certain use types together with recommendations for mixed use
projects and districts.
Product: Study Report providing summary survey of market judgments and
indicating fiscal impacts of the GPA and SP on the City by 5 and 10 year
increments for a total 25 year forcast from the present.
Schedule: Week 5 through Week 8 (4 weeks).
Task 8 -- Transportation Study
Approach: The transportation.consultant, DKS Associates, will utilize their
extensive experience with East Bay traffic models to develop the transportation
study. An area-wide traffic forecast model will be developed using DKS
Associates TRACS (Traffic Analysis Computer Software). The transportation
study will be guided, in part, by transportation Goals, Policies and Objectives
and by environmental constraints.
The modelling effort will result in an analysis of existing and projected
traffic volumes at selected screenlines without the project. DKS will describe
traffic volumes, traffic operations, and safety concerns for the major roadways
and intersections in the planning area vicinity. Facilities to be assessed
include I-50, Tassajara Road, Fallon Road, Croak Road, Doolan Road, Collier
Canyon Road and Dublin Boulevard Extension. I-580 interchanges serving the
5
r
planning area will also be assessed. Based upon this analysis, DKS will
formulate recommendations regarding planning area access points, network
improvements, and planning area circulation and safety. The potential for
transit use and provision for non-auto travel will also be addressed.
i
Following preparation of the preliminary planning studies and concepts in Task
11, the conceptual land uses will be tested to determine the origins and
destinations of on and offsite trips at buildout. This will permit DKS to
identify the needed freeway and arterial capacity to serve the development.
This will also permit WRT to work with the team in adjusting the holding
capacity and defining the locations of the needed facilities. Numbers of
arterial streets will be determined based on level of service and urban design
policies as well as projected trips.
Product: Two (2) transportation study papers as follows, including mapped
and tabulated documentation and description: (1) existing traffic conditions
and issues for East Dublin Ranch GPA and SP, adding additional traffic volume
and roadway inventory data in the form of six machine counts of roadway volumes
and eight peak hour counts at key intersections to supplement existing counts;
(2) summary transportation goals, objectives and policies which guide both East
Dublin Ranch GPA and SP. Maps will be of existing road networks in
diagrammatic format with supplemental tables and textual analysis of traffic
volumes. Where appropriate for illustrative purposes, sectional detail will be
provided for each street type. Both study papers will be included in the
Preliminary Draft GPA and, continuing through the first review period, will
serve for the initiation of the traffic element of the GPA Study.
Schedule: Week 5 through Week 16 (12 weeks).
Task 9 -- ENVIRONi\IENTAL SETTING
Approach: Following completion of the Intensive Preliminary Analysis, the
WRT planning team will commence preparation of an Environmental Setting
description for the planning area. The purpose will be to further refine the
opportunities and constraints of the planning area in order to provide guidance
for preparation of the GPA and SP and to ensure that the two planning documents
fully account for environmental considerations. The Environmental Setting will
be an internal working document for use by the planning team.
The Environmental Setting will be incorporated as the setting section of the
EIR and will include a description and planning recommendations for the
following topics:
A. Geolo,Y and Soils. Due to the overall topography of the project site,
major geologic concerns include slope stability, presence of
landslides, geotechnical constraints to development, and erosion
potential. Geologic and soils-conditions on the site will be assessed
by geologists with Woodward/Clyde Consultants. A reconnaissance of
the property will be conducted, together with aerial photo
interpretation and a literature review, to describe the geologic and
soils conditions of the area. Maps showing these characteristics will
be prepared and recommendations for the GPA and SP will be formulated.
6
B. Hydrology and Drainage. There are several drainages on the site and
proper accommodation of runoff will be an important determinant in the
planning process. Hydrologists with Kennedy/Jenks/Chilton Engineers
will survey drainageways in the area and will describe channel
stability, flow characteristics, and the effectiveness of any existing
drainage improvements. Drainage basins on and contributing to the site
will be delineated and downstream drainage problems including those in
Niles Canyon will be identified. Overall parameters for drainage
improvements to accommodate development in the area will be identified.
C. Biologic Resources. A survey of biotic resources will be important to
the planning process in defining areas of sensitivity and need for
management. BioSystems Analysis, Inc. will begin with a literature
search and field survey of the planning area. Then, using field notes,
topographic maps, and aerial photos, a vegetation/habitat map will be
prepared. Each of the vegetation types will be described along with
its biotic significance and special management techniques desirable for
development. Those areas that can be developed with the least impact
on biotic resources will be identified. A records search for rare and
endangered plant and animal species will be included. If any species
of concern may be present, BSAI will map their potential habitat and
recommend measures to verify their presence or absence.
Specific vegetation management recommendations could include need for
fire breaks, vegetation removal and revegetation techniques. and
preservation techniques for areas to remain as landscaped or natural
open space. These recommendations can be used as guidelines in the
planning process.
This section of the Environmental Setting will also include the
findings of a records search for rare and endangered species. If any
species of concern may be present on the site, their potential habitat
will be mapped and, if necessary, measures recommended to verify their
presence or absence.
D. Land Use. This section of the Environmental Setting will describe and
map existing land uses in the planning area as well as surrounding land
uses. The section will also include an identification of ownership
patterns and will record a search for easements traversing the study
areas. The history of the site will be described and any existing or
potential land use compatibility problems will be identified.
E. Visual Quality. The planning area is characterized by a high level of
visual quality consistent with the rolling hillside landscape. WRT's
design specialists will perform a visual reconnaissance of the planning
area and its vicinity to describe the visual setting and character of
the area. Sensitive viewpoints and scenic features, including
ridgelines, will be identified and a visual sensitivity map of the area
will be prepared. Based on this analysis, recommendations will be
formulated to reduce potential visibility impacts from sensitive
viewpoints and to minimize the overall visual effects of development.
In particular, guidelines will be formulated for the preservation of
ridgelines.
7
F. Cultural Resources. Due to the size of the planning area, its
undeveloped state, and the archaeological sensitivity of its regional
location, a survey of archaeological amd historical resources will be
necessary. Performance of a survey at an early stage in the planning
process is important to avoid development of culturally sensitive
areas. This component of the Environmental Setting will be undertaken
by Holman & Associates, consulting Archaeologists.
The Cultural Resources analysis will include the findings of a records
search conducted through the Sonoma State University Cultural Resources !
Clearinghouse and a literature search. Holman & Associates will also
conduct an archaeological reconnaissance of the site for any visible
evidence of cultural resources. If any evidence is located, it will be
mapped. The extent of the field reconnaissance will depend upon
whether any recorded sites are in the planning area and how much of the
area is likely to have been inhabited. Any measures necessary to
protect cultural resources, if uncovered during construction in the
area, will be identified.
G. Traffic and Circulation. Traffic, access and circulation will be a
major consideration in the development of the General Amendment and
Specific Plan. This component of the Environmental Setting will be
based upon the research and modeling findings of the Transportation
Study (described under Task 8, above) conducted by DKS Associates.
H. Climate and Air Quality. This component of the Environmental Setting
will be provided by Hans Giroux who will describe the climatic
characteristics of the planning area, including temperature,
precipitation, and solar aspect. Recommendations to take advantage of
the area's climatic features in the planning documents will be
identified. In addition, ambient air quality data from the closest
monitoring station to the area will be presented together with a
discussion of any major pollutant generators and sensitive receptors
nearby.
I. Noise. This component of the Environmental Setting will be provided by
Charles M. Salter, Associates, Inc., who will assess the current noise
environment of the planning area. Major sources of noise, such as
I-580, will be identified, as will sensitive receptors. Using this
information, recommendations will be formulated to account for noise
protection in the planning effort. The use of noise models and, if
necessary, noise monitoring data will be included in the EIR.
J. Public Services and Utilities. Development in the planning area will
require public services such as schools, fire and police protection,
solid waste collection, and parks and recreation facilities.
Development will also require the extension of water, sewer, storm
drainage, and gas and electric utilities. In order to determine the
potential for providing these services and utilities, WRT will contact
agency representatives for information regarding service levels,
planned improvements, and current deficiencies. Based on this
information, necessary service and utility improvements to serve the
planning area will be described generally. Particular attention will
be paid to the year 2020 population assumptions of the Long-range
Wastewater Management Plan and EIR prepared by the Tri-Valley
8
Wastewater Authority for the Livermore-A mador Valley. This analysis
will be used by the planning team engineers at Kennedy/Jenks/Chilton
for their planning of infrastructure improvements and cost estimates.
As part of this component of the Environmental Setting, WRT will !
prepare a general assessment of need for parks, recreation and public
services, including police and fire service. In connection with the
latter, it is noted that the City may wish to engage specialist
consultants to develop more detailed standards.
K. Population Employment and Housing. For this component of the
Environmental Setting, WRT will assemble and analyze existing data
regarding planning area and vicinity population, housing and employment
data. Data sources will include Census information and ABAG's
Proiections-87.
Based on this information, a profile of the area's current and
projected demographics can be developed to assist in determining how
development of the planning area will coincide with current growth
trends.
L. Energy Conservation. This component of the Environmental Setting will
address the potential energy-conserving features of the planning area,
such as shading, aspect, and slope. Based on an analysis of these
features, recommendations will be formulated to ensure that the
planning documents account for maximum energy efficient design
guidelines.
During preparation of the Environmental Setting, WRT will develop a set of
constraint and opportunity factors and will prepare constraint and opportunity
matrices and overlay maps. These will support plan preparation and will be
incorporated in the General Plan Amendment and Specific Plan documents to
describe the foundations of the plans and aid in subsequent interpretation.
Product: Environmental Setting Study Paper, including appendices containing
technical analysis circulated as internal working documents for use in GPA and
SP Studies and Environmental Setting section of the EIR; Constraint and
opportunity factor matrices and maps. Maps will be provided for each section
of the Environmental setting and will utilize project base map format. Full
size black line prints will be available for presentation purposes. Reduced
maps will be included with the Environmental Setting Study (one section or
chapter per topic, maximum).
Schedule: Week 5 through Week 16 (12 weeks).
Task 10 -- LAND USE PROGRAM
Apnroacb: WRT will develop a recommended land use program to be accommodated
within the GPA/SP areas using the following sources:
o Examination of the land use, economic development, housing, lifestyle,
cultural and environmental goals of the General Plan;
o Preferences expressed during the first Public Forum;
9
o The intentions and aspirations of area landowners;
o Findings of the fiscal analysis (Task 7).
The program will provide a description and a quantification of generally
feasible, appropriate and exact land use types and ranges of densities for
incorporation in the GPA and SP areas.
Product: Study Paper containing a land use program and goals, objectives and
policies to be used in preparing land use alternatives, including exact land
use types and ranges of densities.
Schedule: Week 5 through Week 8 (4 weeks).
Task 11 -- DEVELOPMENT SITE RECOMMENDATIONS
Aoaroach: Utilizing the Land Use Program developed in Task 10 locational
criteria and site suitability recommendations for future development will be
provided in the form of mapped and narrative description.
The criteria will be based on the following considerations:
o The review and refinement of General Plan environmental goals,
objectives and policies for the study area from Task 6;
o The preliminary environmental data base and understanding of natural
constraints and opportunities developed in Tasks 4 and 9;
o Findings of the preliminary environmental analyses which will determine
the relative development suitability of sub-areas within the GPA and SP
areas and may affect holding capacity;
o Preliminary findings of the transportation study which may dictate
limitations on total holding capacity or the desirability of a mix of
uses to limit off-site trips;
o Findings of the review of regional infrastructure plans.
Product: Study Paper to include descriptions of development suitability
criteria and locational criteria by land use type; Suitability and constraint
mapping; and Concept land use maps not to include less than three basic
alternatives. Maps will be developed as preliminary documents in a black and
white format. Full size, black line prints will be made available for staff
use in addition to reductions which will be included in an 8 1/2" X 11" format
study paper.
Schedule: Week 5 through Week 8 (4 weeks).
10
Task 12 -- CIRCULATION CONCEPTS
Approach: Preliminary circulation concepts will be established by DKS
Associates in coordination with WRT. Conceptual street alignments (3 maximum)
will be shown at full build-out together with recommended Toad sections. For
GPA use, these recommendations will address major arterials and freeways and
freeway interchanges. For SP use, recommendations will add collectors as well
as interim/permanent country roads serving natural and recreational open space
and roads serving very low density residential areas. Circulation concept
graphics will describe, through sectional and plan detail, urban street types
by land use (residential, neighborhood, industrial, commercial, etc.),
arterials and highways, and interchange design.
This study will utilize the findings of Tasks 4 and 6 as well as the DKS
studies of existing traffic and circulation conditions in Task 8.
Product: Two preliminary Study Papers on Circulation standards and Concept
Alternatives (3 maximum). One paper will document inputs to the preliminary
draft circulation element of the GPA and one paper will document inputs to the
preliminary draft circulation element of the SP. Each study paper will
contain, in addition to narrative description, road network concept maps and
representative street sections. Maps and sections will be available, in
addition to the report format, as full size print graphics for presentation
purposes.
Schedule: Week 5 through Week 8 (4 weeks).
Task 13 -- DESIGN CONCEPTS
Approach: Based upon Design Objectives developed in Task 6, Concept Design
Guidelines and Performance Criteria will be developed as appropriate with the
greater emphasis given to SP concerns. GPA concerns will be covered in a more
general manner through policy recommendations and general community and urban
design concepts. Sub-tasks for both the GPA and SP studies would include but
not necessarily be limited to the following:
13.1 Streets
13.2 Transportation Routes & Facilities
13.3 Neighborhood Development
13.4 Landscape
Product: Two (2) study papers containing preliminary GPA and SP design
concepts. The GPA design concepts will concern broader issues of community and
urban form whereas the SP design concepts will address general, project level
concerns such as massing, streetscape and architectural character, as well-as
performance criteria for setbacks, heights, FARs and surface area ratios.
Again, in both the GPA and the SP studies, the consultant team will strive to
provide a high level of design specificity while recognizing that, given the
large number of property owners and the twenty to twenty-five year forecast for
both plan studies, the master plan level of detail is neither feasible or
desirable. For both the GPA and SP studies, design concepts will be
illustrated by plan, section and sketch drawings as necessary and appropriate.
11
This graphic material will be developed in a black and white, sketchbook format
for inclusion in interim and draft report documents.
Schedule: Week S through Week 8 (4 weeks).
Task 14 -- ENVIRONMENTAL MANAGEMENT CONCEPTS
Approach: As part of the conceptual planning process, WRT will utilize the
information developed in the Environmental Setting along with the other
relevant technical reports, such as the Transportation Study, to take into
consideration a series of environmental management concepts.
For the General Plan Amendment, the WRT team will establish a series of
overall environmental management goals, policies and objectives applicable at
build-out. These policy statements will account for the protection of unique
environmental resources found during site work such as heritage trees, rare and
endangered species habitat, archaeological sites, and valuable vegetation types
such as riparian woodland. The policies will also allow for the protection of
development from natural hazards such as landslides, flooding, erosion, and
wildfire as well as other constraints such as noise levels and traffic safety.
The policy statements will also address preservation of views, ridgelinge and
areas of open space in the planning area. Drawing from the technical analyses
developed for the Environmental Setting, WRT will also indentify a series of
recommendations to minimize the overall environmental impacts of development
and to protect development in the planning area from environmental constraints.
The Environmental Management concepts for the Specific Plan Study will provide
more specific guidance on the minimization of impacts due to development at
build-out. As with the development of concepts for the General Plan Amendment,
WRT will draw from the analyses contained in the Environmental Setting as well
as from other technical reports.
Concepts and recommendations will be developed for each of the areas of
environmental concern defined under Task 9 above. Protection measures will be
developed for any geologic, flood and other hazards. Policies and strategies
for preservation of unique resources such as riparian areas, significant
vegetation and habitat types, scenic views and ridgelines, and cultural
resources will also be developed. Particular attention will be paid to
provision of open space, recreational, and aesthetic amenities in the Specific
Plan area. The Environmental Management policies will consider the provision
of public services and utilities to the Specific Plan area and will set forth
parameters for police and fire protection, sewer, water, and storm drainage
service, gas and electricity, schools, parks, and solid waste collection. As
appropriate, policy statements will also be developed for traffic and
circulation, air quality, noise, energy conservation, and regulation of
hazardous materials for any industrial use alternatives.
Product: Study Paper containing policy statements and environmental
management concepts to be used directly in the preparation of the General Plan
Amendment and Specific Plan and included in the final GPA and SP Study
Documents. Performance standards will be provided for both the GPA and SP
studies using the environmental setting information and the goals and
objectives developed in previous tasks. These standards will be used to
evaluate those environmental factors to be protected as described by the EIR.
12
Schedule: Week 5 through Week 8 (4 weeks).
Task 1 -- PUBLIC FORUM # 2
r
Product: Memorandum report on overall ideas gained through invididual
interviews with sponsoring property owners, maintaining confidintiality, and
through general public input to and review of preliminary findings and
concepts. Response to comments will be incorporated in the Preliminary Draft
General Plan Amendment Goals, Objectives and Policies, the interim products of
Tasks 7, 8 and 9, and the final products of Tasks 10 through 14.
Schedule: Forum 2, Week 6; Report, Week 8.
Task 16 -- PLANNING COMMISSION HEARING # 1
Purpose: Review of Preliminary General Plan Amendment Goals, Objectives and
Policies. It is assumed that in all public hearings that the planning program
review will be the main agenda item.
Schedule: Week 12 or Week 13.
Task 17 -.- CITY COUNCIL HEARING # 1
Purpose: Review of Preliminary General Plan Amendment Goals, Objectives and
Policies.
Schedule: Week 16 or Week 17.
Task 18 -- STAFF/TEAM MEETING # 3
Purpose: See Task 1.
Product: Memorandum Report.
Schedule: Following Task 17, approximately Week 16.
Task 19 -- PUBLIC FORUM # 3
Purpose: Obtain input to Specific Plan preparation.
Product: Report 'Memorandum.
Schedule: Following Task 18, approximately Week 16 or Week 17.
Task 20 -- GPA STUDY ELEMENTS & ALTERNATIVES
Approach: Based on Planning Commission and City Council review of the
proposed General Plan Amendment goals, objectives and policies, WRT will begin
preparation of the draft General Plan Amendment, which will involve completion
of the following sub-tasks:
13
Task 20a -- PRELIMINARY ALTERNATIVE LAND USE/CIRCULATION CONCCEPTS
A maximum of three (3) land use and circulation preliminary concepts will be
prepared by the consultant team, representing differing land use mixes by
district,overall housing mix and density, various configurations of open
spaces, alternative freeway, freeway interchange and roadway sizes and
locations as well as other planning related variables.
Task 20b -- ANALYSIS AND SELECTION OF A PREFERRED ALTERNATIVE
Each of the preliminary alternative concepts will be analyzed and tested with
regard to the following parameters:
o estimated cost/revenue impacts on the City (performed by ERA, who will
construct a micro-computer based cost/revenue model to assess general
project development and operating costs as well as revenue);
o estimated traffic generation and impacts on the surrounding
roadway/transit network (DKS);
o utility infrastructure impacts;
o environmental opportunities and constraints; and
o City and landowner goals and policies.
Task 20c -- GENERAL PLAN AMENDMENT DOCUMENTATION
A draft General Plan Amendment document, using both text and graphic format,
will be prepared by WRT, which will include all mandatory elements of the
General Plan as required by State law as well as a description of the proposed
project.
Product: Task 20 products will include three sets of materials, one set per
sub-task, described as follows: (1) Mapped, free hand preliminary alternative
land use and circulation concepts utilizing trace, vellum or sepia base map
overlays (full size, black line prints or reduced, black and white format
copies as appropriate will be made available for review; hand colored prints
will be used for presentation purposes); (2) Memorandum documentation of
alternative concept review, analysis and selection; and (3) Draft General Plan
document with narrative text and reduced graphics. Report graphics will be in
an 8 1/2" X 11," black and white, reproducable format. In addition, one set of
presentation-size, reproducable exhibits will be prepared for City use. The
preferred land use plan map will be hand colored, if desired.
Schedule: Week 17 through Week 32 (16 weeks).
Task 21 -- PRELIMINARY SP GOALS, POLICIES R OBJECTIVES
Approach: Under the umbrella of Goals, Policies and Objectives developed for
the GPA, more detailed and specific Goals, Policies and Objectives will be
developed for the SP Area.
Product: Preliminary SP Goals, Policies and Objectives Study Paper
14
Schedule: Week 17 through Week 24 (8 weeks).
Task 22 -- PRELIMINARY SP LAND USE ALTERNATIVES
Approach: Following the approach used in Task 10, preliminary SP Land Use
Alternatives (maximum of 3) will be developed which consider more specific
development types identified during the review of the Preliminary Draft GPA.
The alternatives will consider any realistic options remaining following
examination of GPA alternatives with respect to land use, circulation and
access, utilities, open space, phasing, and environmental protection.
The alternatives will consider proposed land use plans by developers of
property in the Study Area as they are available and be formulated to identify
specific issues, problems or scenarios that will determine the evaluation
criteria for selecting the preferred alternative plan.
Revisions will be made to the GPA Land Use Program and Development Location
Recommendations as the result of the evaluation of the SP Alternatives.
Product: Recommended Preliminary SP Land Use Plan
Schedule: Week 17 through Week 24 (8 weeks).
Task 23 --PRELIMINARY SP MASTER PLANNED DEVELOPMENT RECOMMENDATIONS
Approach: Within the SP Study Area, it is anticipated that opportunities
exist for larger-scale, mixed-use and single use master planned developments.
In conjunction with the Preliminary SP Study in Task 22, these opportunities
will be identified and detailed recommendations will be provided which are
consistent with the policies and objectives of both the GPA and the SP
Studies. These recommendations will be programmatic, locational and functional
in nature.
Product: Study Paper describing master planned.development recommendations
to include land use concepts and development standards and intensities as
described by height, FAR, setbacks, landscape coverage and other related
criteria such as parking treatment.
Schedule: Week 17 through Week 24 (8 weeks).
Task 24 -- COMMUNITY SERVICES & FACILITIES
Approach: Infrastructure needs will be identified and recommendations made
to allow self-supporting development as defined in Tasks 2? and 23.
Product: Study paper on community infrastructure needs and recommendations
Schedule: Week 17 through Week 27 (10 weeks).
15
Task 2 -- DESIGN CRITERIA
Approach: Utilizing the work products in Tasks 21-24 & 27, Design Criteria
i will be established for guidelines and performance standards for but not
necessarily limited to the following sub-tasks:
Design Criteria Sub-Tasks
o 25.1 Streetscape, Street Sections
o 25.2 Landscape
o 25.3 Urban Design, Site Planning
o 25.4 Parcel Size, FARs, Building Coverages, Heights, Setbacks
o 25.5 Architecture, Land Use Categories
o 25.6 Energy Conservation
o 25.7 Disaster Planning
o 25.8 Noise
o 25.9 Hazardous Materials
Product: Study Paper containing design criteria for each identified sub-task
in anticipation of Design Guidelines and Performance Standards.
Schedule: Week 17 through Week 24 (8 weeks).
Task 26 -- COST REVENUE/FISCAL ANALYSIS
Approach: Beginning mid-way through preparation of the Specific Plan, ERA
will rerun its cost/revenue model, originally prepared for the GPA analysis,
with refined land use data and infrastructure needs and costs identified in
Tasks 24 and 27. Using service and facility provision and budgetary
information gathered in Task 9, the analysis will identify how public
facilities and services will be provided, what they will cost, who will bear
the cost, and how and when service cost and revenue flows will impact the City,
the County and relevant special districts.
The analysis will also estimate the number and price categories of homes and
the magnitude and type of job generation expected within both the GPA and SP
areas in order to identify all sources of revenues related to the project.
Product: Study paper providing a preliminary identification of the cost and
revenue flows potentially generated by the preferred SP land use alternative.
Recommendations for program adjustment, phasing and or alternative financing
approaches if required to achieve acceptable fiscal results.
Schedule: Week 17 through Week 24 (8 weeks).
Task 27 -- PRELIAiINARY SP CIRCULATION ALTERNATIVES
Approach: Utilizing the work of Tasks 8, 12 and 22, including specifically
the circulation needs identified in the transportation study, the concepts
developed for GPA circulation Study Element, and the Goals, Policies and
Objectives for the SP Study Area, the transportation consultant (DKS) will
develop SP Area Circulation Alternatives and make a final recommendation for a
comprehensive circulation/transportation element.
16
Up to four runs of the traffic model will be performed to evaluate the effect
of traffic generated by the alternative levels of development in the Specific
Plan Area Alternatives on existing and proposed roadways and intersections.
Model runs will also incorporate assumptions regarding cumulative regional
development and background (through) traffic growth.
Product: Circulation alternatives (3 minimum) study maps (trace or vellum)
and selection of recommended alternative for Preliminary Draft SP Study.
Report graphics will include a road network map at build-out with revised
sections for all road types included in the SP analysis (Task 12).
Schedule: Week 17 through Week 24 (8 weeks).
Task 28 -- ADMINISTRATIVE DRAFT EIR
Approach:
During preparation of the General Plan Amendment and Specific Plan documents,
work can begin on the Administrative Draft EIR. The EIR will be prepared by
the same team of experts preparing the plan documents to ensure consistency and
efficiencies of analysis. The EIR will incorporate the Environmental Setting
developed in Task 9 directly as the setting section. WRTs Preliminary
Analyses, technical studies, and Environmental Setting will be used as a data
base in preparing the EIR.
The EIR will be conducted in full consultation with all responsible and
affected agencies and individuals to ensure that their concerns are addressed
in the scope of the EIR. This consultation will occur through the Notice of
Preparation process and scoping meetings. As described in the overall approach
above, the EIR will be prepared in the form of a full Program-level assessment,
prepared pursuant to Section 15168 of the CEQA Guidelines. The EIR will assess
the policies, programs, and land use regulation changes contained within the
planning documents as well as the effect of development that could occur under
the plans. The Program EIR will serve as a comprehensive "umbrella" document,
covering a full range of potential impacts, and at the same time will be
specific enough to serve as a Master Environmental Assessment for future
development in the area. Because the EIR will be assessing both the General
Plan Amendment and the Specific Plan documents, the level of detail will range
from the general to the specific. The EIR will emphasize specific mitigation
measures to minimize potential impacts due to development in the area, taking
into account the mitigating aspects of the policies identified in the planning
documents.
As with the Environmental Setting (Task 9), the EIR will address the following
areas of environmental concern:
A. Geology and Soils. Geologists with Woodward/Clyde Consultants will
prepare an assessment of geological impacts due to development in the area
taking into consideration plan policies. Areas of concern to be addressed
include extent of grading, slope failure, soil characteristics, foundation
requirements, seismicity, and erosion. Mitigation measures will be
recommended to ensure safe development and to minimize the impacts of
geologic and soils conditions.
17
B. Hydrology and Drainage. Hydrologists with Kennedy/Jenks will assess the
potential for development to increase runoff and flooding in the area.
Based upon utility studies developed for the plans, drainage improvements
will be set forth to minimize impacts of increased runoff. Groundwater
concerns will also be addressed.
C. Biologic Resources. Biologists with BioSystems Analysis, Inc. will
assess the potential for development under the plans to affect biologic
resources, including any rare or endangered species. Plan policies will be
taken into consideration and any additional mitigation measures will be
identified.
D. Land Use. WRT will examine the potential for land use compatibility
impacts to occur due to development under the plans. The potential
environmental effects of land use policies will also be addressed.
Mitigation measures will be recommended to minimize land use concerns.
E. Visual Quality. WRT will assess the potential for development in the
area to obstruct views and affect visual quality through use of photographs
and illustration of areas of potential development. Mitigation measures
and design guidelines to minimize effects will be identified.
F. Cultural Resources. Archaeologist Miley Holman will assess the
potential for development in the area to affect cultural resources and will
recommend appropriate mitigation measures.
G. Traffic and Circulation. DKS Associates will assess potential impacts
on traffic and circulation using the traffic study and model developed in
Task 8.
H. Climate and Air Quality. Potential impacts on regional and local air
quality due to development in the area will be assessed by
meteorologist/air quality specialist Hans Giroux.
I. Noise. Using appropriate models and noise monitoring data, Charles M.
Salter Associates will assess the potential for increased noise in the area
and the effects of noise on residents of the area. Noise mitigation
measures will be identified.
J. Public Services and Utilities. WRT will contact representatives of all
potentially affected service and utility providers and will utilize the
Kennedy/Jenks utility analysis to determine potential effects. Mitigation
measures will be identified including necessary improvements and equitable
financing mechanisms.
K. Population Employment and Housing. WRT will assess the project's
potential effects on the demographics, housing supply, and jobs/housing
balance concerns of Dublin and the region.
L. Energy Conservation. Energy consumption characteristics of the project
will be described and energy conservation measures will be identified.
In addition to the above topics, all environmental matters required by CEQA
will be addressed in the EIR, including findings of significance, cumulative
impacts, the potential for growth inducement, relationship between short-term
is
uses and long-term productivity, and irreversible environmental changes. In
addition to the "no project" alternative required by CEQA, WRT will analyze
three alternatives to the plans.
The Environmental Setting (Task 9), impact analyses, and mitigation measures
discussed above will be synthesized into an Administrative Draft EIR for City
and property owner review. The EIR will include graphics and illustrations to
facilitate understanding of all environmental concerns. The graphics will be
legible and will be placed on consistent format sheets. All graphics will be
of report size and will be reproducible unless authorized otherwise by the
City.
Product: 100 copies of Administrative Draft EIR for City and property owner
review.
Schedule: Week 25 through Week 34 (10 weeks following completion of Draft
General Plan Amendment and Preliminary Draft Specific Plan documents).
Task 28.1 -- PREPARATION OF DRAFT EIR
After the City and the property owners have reviewed the Administrative Draft
EIR, WRT will incorporate revisions and prepare the Draft EIR. Three hundred
copies will be delivered to the City for public distribution. At the City's
request, WRT will also prepare a Notice of Completion for transmittal to the
State Clearinghouse.
Product-. 300 copies of Draft EIR.
Schedule: 3 weeks following receipt of City and property owner comments on the
Administrative Draft EIR, Week 37 through Week 39 (3 weeks).
Task 28.2 -- ATTEND HEARINGS ON THE EIR
WRT will attend up to eight public hearings relevant to the adequacy of the
Draft and Final EIRs. At these hearings, WRT will describe the environmental
process, present findings, answer questions, and assist staff in whatever way
possible.
Product. Attendance at hearings.
Schedule: Tasks 37 and 38, or as scheduled by the City.
Task 28.3 -- PREPARE FINAL EIR
When all written and oral comments have been received by 1YRT, the Final EIR
will be prepared. The Final EIR will consist of a separate response to
comments document containing a list of commenters on the Draft EIR, copies or
transcriptions of all written and oral comments, and responses to CEQA-relevant
comments. All comments will be numbered and a guide lisitng the commenter,
page of the comment, and page of the response will be provided for ease of
cross-reference. When completed, up to 10 copies will be submitted to the City
for internal review. WRT will make revisions and transmit 300 copies of the
response to comments document (Final EIR) to the City for public distribution.
At the City's request, WRT will also file a Notice of Determination for the
project upon EIR certification.
19
Product: 300 copies of Final EIR (Response to Comments Addendum)
chedul • 5 weeks following receipt of all comments, Weeks 47 through Week 51.
Task 2 -- STAFF/TEAM MEETING # 4
Pur ose: See Task 1.
Product: Memorandum report.
Schedule: Week 20.
Task 30 -- PUBLIC FORUM # 4
Purpose: Receive further input to GPA and SP studies.
Product: Memorandum report.
Schedule: Week 20.
Task 31 -- PLANNING COMMISSION HEARING # 2
Purpose: Review Preliminary Draft Specific Plan.
Schedule: Week 28 or 29.
Task 32 -- CITY COUNCIL HEARING 2
Purpose: Review Preliminary Draft Specific Plan.
Schedule: Week 32 or 33.
Task 33 -- STAFF/TEAi•I NIEETING # 5
Purpose: See Task.1.
Product: Memorandum Report.
Schedule: Week 32.
Task 34 -- PUBLIC FORUi\1 # 5
Purpose: Review of Draft GPA and SP in Preparation.
Product: Memorandum Report.
Schedule: Week 34.
20
Task 35 -- PREPARATION OF DRAFT GPA STUDY
Product: Draft GPA Study Document
Schedule: Week 33 through Week 39 (7 weeks). !
Task 36 -- PREPARATION OF DRAFT SPECIFIC PLAN
Schedule: Week 33 through Week 39 (7 weeks.
Task 37 -- PLANNING COMMISSION HEARING # 3
Purpose: Review of Draft GPA, Draft SP and DEIR
Schedule: Week 44 or 45.
Task 38 -- CITY COUNCIL HEARING # 3
Purpose: Review of Draft GPA, Draft SP and DEIR
Schedule: Week 49 or 50.
Task 39 -- FINAL GPA REPORT DOCUMENT PREPARATION
Schedule: Week 47 through Week 50 (4 weeks).
Task 40 -- FINAL SP REPORT DOCUMENT PREPARATION
Schedule: Week 47 through Week 50 (4 weeks).
Task 41 -- PLANNING COMMISSION HEARING # 4
Purpose: GPA and SP Approval and EIR Approval.
Schedule: Week 56 or 57.
Task 42 -- CITY COUNCIL HEARING # 4
Purpose: GPA and SP Adoption and EIR Certification.
Schedule: Week 61 or 62.
21
ATTACHMENT 1 -- SUMMARY OF MEETINGS
WRT/STAFF MEETINGS: Undesignated number
Scheduled as necessary and whenever possible to coincide with field visits
and other meetings for efficiency; upon occasion, meetings will be scheduled in
WRT's offices when it is appropriate and convenient.
STAFF/TEAM MEETINGS: 5 Total
#1, Start Up Series, Prior to Week 1; #2, GPA Goals, Policies and Objectives
and Preliminary Draft Plan Outline, Week 4; #3, Refinement of GPA Study
Elements and Outline of Preliminary Draft Specific Plan Study, Week 16; #4,
Refinement of SP Alternatives, Week 20; #5, Initiation of Draft GPA and SP,
Week 32.
PUBLIC FORUMS: 5 Total
#1, Introduction of Team and Project, Week 2 or Week 3; #2, Confidential
Interviews with Individual Sponsoring Property Owners, Week 6; #3, Specific
Plan Concepts, Week 16; #4, GPA and SP Concepts, Week 20; #5, Review of GPA
and SP in preparation, Week 34.
CITY/SPONSORING PROPERTY OWNERS MEETINGS: 4-6 of Total
As appropriate within the City's bi-monthly schedule over the term of the
project.
PLANNING COMMISSION HEARINGS: 4 Total
#1, Preliminary Draft GPA Review, Week 12 or 13 (October 1988); #2,
Preliminary Draft SP Review, Week 28 or 29 (January 1989; #3, Draft GPA, Draft
SP and Draft EIR Review, Week 44 or 45 (May 1989); #4, GPA and SP Approval, EIR
Approval, Week 56 or 57 (August 1989).
CITY COUNCIL HEARINGS: 4 Total
#1, Preliminary Draft GPA Review, Week 16 or 17 (November 1988); #2,
Preliminary Draft SP Review, Week 32 or 33 (February 1989); r3, Draft GPA, SP
and EIR Review, Week 43 or 49 (June 1989), #4, GPA and SP Adoption, EIR
Certification, Week 61 or 62 (September 1989).
22
ATTACHMENT 2 -- SUMMARY OF WORK PRODUCTS
ADEIR: Administrative Draft Environmental Impact Report, I Photoready
document, 100 Copies..,
DRAFT EIR: 1 Photoready Document, 300 Copies
DRAFT GPA: 1 Photoready Doucment, 300 Copies
DRAFT SP: 1 Photoready Document, 300 Copies
FINAL EIR: 1 Photoready Document, Response to Comments, 10 Copies; 1
Photoready Document, Revised Response to Comments, 300 Copies
FINAL GPA: 1 Photoready Document, 300 Copies
FINAL SP: 1 Photoready Document, 300 Copies
INITIAL STUDY: 1 Photoready Document, City Format
LIBRARY OF DATA: Annotated Bibliography of Base Data, 1 City Copy
MAPS
o Base Maps: Mylar media, regional and project wide scale, sheet size to
be determined following review of map data base;
o Environmental Setting Maps: Sepia or Vellum media, Base Map scale and
format, 11 Total Minimum (Topography, Hydrology, Geology/Soils,
Vegetation/Habitat, Cultural Resources, Existing Uses, Existing
Circulation, Major Utilities/Easements, Property Ownerships,
Noise/Safety, Opportunity/Constraints;
o Land Use and other Plan Element Maps: Sepia, Vellum or Trace Media,
Base Map scale and format, 6 Total Minimum (3 Alternative General Plan
Land Use and Circulation Concept Plans and 3 Alternative Specific Plan
Land Use and Circulation Concept Plans);
o Traffic Maps: Diagramatic, 8 1/2" X I1," photocopy reproducable, unless
otherwise specified by consultant;
NOTICE OF PREPARATION: 1 Photoready Document, City Format
PROJECT MEMORANDA: The most basic work product form. Documented
communications, in standardized, 8 1/2" X 11" format, between WRT and Team
Members and City Staff. Collectively these memoranda will constitute an
ongoing narrative text of the progress and status of the project. The total
number are not limited. The City Project Manager will receive I copy of each
Project Memorandum.
STUDY PAPER: Formal interim report documents which serve as preliminary
drafts of the developing GPA, SP and EIR documents. All Study Papers are
presented in 8 1/2" X I1," black and white, copy ready format. One master copy
plus one staff copy will be provided for City use. The total number of
identified Study Papers is 17.
23
WORK SCHEDULE
General Plan Amendment / Specific Plan Study
City of Dublin \ r
•JUL tf •AUG •6E► •OCT •NOV •DEC •JAN BB FEB MAR •APR •MAY •JUN JUL .AUG •sap OCT tt
... .... .r.of.. «,....f.a aA a8 ...A O o.f... . a..{....... t.. I8 ..,., so ,. tf fa
as f t0 tf
WEEK D a 1 12 14 16 iB fo 12 ft. 28 f t .30
N"EN81Y8 ANALT818 PRELIMINARY STUDIEB+«..ec:.:...w :M..Alli.Y Perl•1 v..x..w...,.r...„ PA[LIYINARY REPORTS .. --'�'%":+�...s R•vl•Y P•rlea r'a':'.. ,`DRAFT REPORTS
<.x..;:a x�:...:�..: R•vi.Y J«Ie! ^..:.'w. /INAL REPORTS ...;:+r' <.•" R•N.Y I•N•a
Rf►ORTB• A.COMCE PTA 0•.•1.PI•.A.•.M•.1 O•.«Y h-A.•.l..M 0•...Y PI•.A.......t
............................................................ R•erl P....Is"— .............................................................:37 A.D .Pr•D•I•I•en ::::::::::-...........................-.......................-.....................
.......................................................... MA aloe EI•m•Mf{NlYrullr.• ... 78 D
P P TASKS ..............................................................
1 START. t1EETM0ISI .............................................................. :::::::::::................................................. ..............................................................
........................................: ::::::::::::::: ............................................................. ........................-.....................................
...................................................................... t H•n vi-21 0NL Po
•f a ODI•cll A.t Pr.D ........._
M4 CM•elbn 1 -..:: - � ...; 11 t•M lit•AnYn•Dr•• :•:�:
11 tee•Y•O• .......... ..... ..
ll M••1«Aen MrNM.Ir•n1 t¢o«turltl•• '���
:: ..'. ]t ce..emlr s.raea a ntunl..
al a
'.onpNlr•f 7 OPA ::.� ;. �_; ..: ...' a D••IVr crude
1.7 Y•re•1 [ Fi ss AMMW ........... ..... .: ....
....... ... .... .... ... 7 Cott R•r•nu•RYCN AMIYW .:.
................................................................. ........ ..................
.. ................
_....
4.7 v ar•aulo . . ..........
. . ::::.............
....
..................... ............ .................
{.•ErrMenwn•1 8 EnvktvvrYnlN S•III„D ............................................................. ............................................................. ..............................................................
............................................................
11 vlo m nl 811.1
o.
D • iiiiiiiiiiii5iiiiiiiiitii iiiEiiiEi Eiiiiiiiiiiiiiiii'r E(i:ii:' .
toCkWalon conDtw.::::::::.................. .............................................................. ............................................................. ......::::::�:::;: :-" :............. ....
D•tl
................
17 Dn Cone•«e
]]
/ �►A t► D[IR:::::::::::::��:::::::�:�:::: r
::::d•1 0 ( 1 ti sp, it:;
:::::::::::::::::::::::::::::::::::::::::::::::::::::::::'::::
..............................................................
...........................................................
........................................................... 111 f7 .......................................................
a.t .. .... ... ................ ......... ..IbMO t ! ..ADOPT WR■tAl
8 TEAM ■ �h•R.L«Y e.•il o r�'::::[::::::::::EE:::::�::::' ■ ■ �Ir•n.I•«r own t►Eiiii;Eiik:::ii[f.:.:ii:Ei�:E:; .... .. ..._............_................ ._. : ... ..................._.....................
STAFF .......... ........ T
.. .. ..._..... ........ ...
...............:':::. .. ....._......-.........................................PLAN AYt YOYIM
MEETINGS .. .._............ ..........:_.......... .__ ........................:::::::::::::::::::-::::: ................................ ......................... _... :..:.......... ...
.....::............ ..................... iM - ►LARIIIMO:::::::::':'::'::CITT:::::.::::::::::::::::::
IIAMNIIq CITI.::::::::::::::::::::;: PLANM 0.................CITY.....::::'::::::::::::: ......... ................. FLANMAD':'::�:�' :::::�:::CITY:":::::.:::'::'.:::::::::.:::�:::::.:::t►lCI/IC/LAY
CDNYIt810M ':;COVMCII COYY18710N COIIRCIL COYY11181011 COUMCtl ........ COYMft10=""" "COYMCIL C T llR/
CITY REVIEW ow«N no A.•.l..w - - :......: tD•eme n ...:: D..•IY n..Ab•••.�1 a•.Ine no ID[IR) 6...IH.r1_o..«•I h«I
PUBLIC FORUMS is ao ..:.......-..... 034
:::::::::::.:::::::::::: ............................... _........................::::::::.::::::::::
•]
ii '.iiEi i:iii.iSiE:;:.
....:::::::::
. ...........................
PUBLIC HEARINGS a .....................................QAT,u-.1.........
111........:::::::::::::Q 1T ....................:......Q.......................Q ...................................
is Aonw.nro ilo .:: i roue.
ETA TASKS ■1•nm st.h :........:::.:.:': :.. ... .. ...
- a.l ouR hwr•lq. ae.]run h•
:....... ..... ....... ...... ... ..
l., r r ,t t`li �'sttOL
of AGP.EEm.&A;r
7: i' \V _ h. •.ir$.l(: _1 r I ..1 I�:, '\II(' I: ++�t_,/..,1).d. :il'//•^'./,��11'Lr'•:•`; -•:7��('�`_/`;•:r •I��'1-i/'• 't, :.i'//'� (r�^'• ��� _..._ _r-- f � ...
..rJ.�.r
-- n 1 �1( :Jt' I � rl.,, - ,� `� i. ,,'.� ((`(_: `�:';;.�)f .,: ra,, •' lr•i�'r'1,12. ,� "I J Ltl� ��, . � •�'-
1`Z.-- �) (�-� {' •r�:" \ � 'I( rn �1 \1 1,, � ,•`.,.((1 11. r•• S I/',::��i;'-,:/ )'�1 1 �.'%1.,/�,� -1 - 1'. '� �-•, _ 1. ,
iJ � �• .�\ �.;=.=� •1�,�•�b� � .�•�S �� Ci--- •. \��\- ����:!(�. �� f•,,�f;.,' ,),�/./ 1/ .1 •1• `_I, tl:•`..:��1;• - 1,. .,�� ..p' . . �• ��. -t:,� I
���.7^� I� t--!\J-Cc" .r,. �, J c -����--�-1 �:�\,�,� � .\•�. �J1',l••`ir//�lfif.�.`,:"..�,G. '.r _ 1 ,' _.- 1 _ '�.1 - /� :�`'r•- _- ., .l.r y
� •.YA +'�.!.ja' `•^r^ 1. l,,i '+ \: ����1`l.// .11 11�.A .4, r \ .\::-`a.` .� ( ) il -,.:;i-•1•',��r-- ��1-- I - y,,. , It - •�' - -r.�T
.\,_ �`sa,•�1 A� 1. ,\.,� ',\ �'r- 1 'f •evvrr. .rr:','' � ("` fi, ( ,f,.J•• '. ( v'(' :,( >r''1'-- '\ .line• l I •�� 1. � ..n t. _i/ /!/ �--
�J' - I� '(.�.• .l. "' •/,•',- `qq a' '„_� \/;'' c ... r) �' / '.j' I )� _ �'S ;t 1�1' /' y t '�c ,� S <.�'t' I -�^ ... .
. `,t -.t' `•j-;., _�• ,(..'� - ;1'I' � 1 )1'•` ;l u...i^./•���j-,.`..�• i t•.I �L�' '�-• J •, v / / _ 4, \ •'r"-. / - 1�� _ � 1-
`�• \_ ` .��' .(•. '1• 1 1' rl�''I•,.J �t �•f\Jlil t ( t.�, 1) .I jr
�•'• �\S :ii ly, :{• .tr.`r. I:�.;.' ';,c`I i ' r/r r:� i �� �• •( / I __1
- `'y. :•. r _<,� •��: '' •:.`1 :\'•.�•._- ,. . f ..•� Il•••� }a1:,�:... 1 •1:(('�j��' .�/ ltt,:ti z�-'; .� t�. '�.:'-z.,} t.!1 "�. •? '. :'•t
< - -��.�. , ��: -� 1. 'I'' :�- 1{"�. i� •.�',. I; , t .�,- ,...
\ `{. i �, t1 •(�/•`..\��,;1 J \. ',: ./._.: `r \ r rv'r il' ,V' ` _}. �, :J .J jy 1. ,/-.'/ �• J'_.'.d
•tl•-..r �� �t' ! '•\'�. v' 'r.` .i�:� 1 - 1 '•i:..• �• :,.,.�: C.•. .iJ: 1: j. t '�
�. \ 0 1 11 ,\''\ \\. `v'!' L)� (•l�.� � n r `, I:r', .;7:�.::yo." �;l� .•'�'i.. ,r r� r t. - - t -.r•r-• x r � �f:-
;i 1 r 1'••, �.• Jl . „a
\• •1• f :� n ---+ \ _r ':l �•. 'I LIN (lAt CII " :IL'.� �\ \� _J / ./r• /''�' 'S�'•i 1' i� -
�: ` � •\ ��''i' •J:..t. ♦ (( {t•�)r.�.-I %�t,l; .t. - 1 1 �' :I \"'r',1 '.1' ''�, .f' Cra/: f �• 1.
\ `L _ .�.. •a: .\it]i f. .(.('�.�T 1. �. -_ \^,'s - I�, "t r..�.a' ` , ) (. /C Y 1' •1�
i r,,.:=� rrf..• .i:, �.. ''� 1'1I.. 'Ti. // "Z.• 1: / •'i..:,� 'I• •(.`/.
` ;1. 'e<-�~- ''/ a ,♦ .'li •r.f { I/ 1, ;�., a �. :,r.. /:.•r'' %'�' .r`.:r .0 - - :.J( IJJ .'�:)'•:�••�•.S, -� V•, i- 7
! ''(• ` , .�• .•�•'` - 1 `1• t./ - _11 - •'s ct' m�� 1•>evr. _ y°:', r. 'b 4:' '! 1 _
••f'.\.•'-� -t �n� /. 1'.'`'V�/� �� :(�'/.0 �//L�J _l'•. - :,., .r ;�'I,sr,`�� ((O\/Ar .}'d.:•.i��,:- _ 1•, :1`c•: (_.,'' _ , ,. 1• _l:. S; •.�l ;�:; '/ /�> .-,��i 1 aft 1- ,�'•�
>_i_ ��a-p \� �_S•t:1•.1 <' \ `,, .r � � �11 \y. /S/ .-t �:"1:•� i ' .•�� :':1. /�•/' - ,1)� 'r%� 1.r,: �4 .'�'.^Ij�1 -.�i:.J, r. l •t i I
,C� '\• - .. •f.�+ .1 ,.\• ,_.. .inr, t..,,r:M �� I,. .:.J, `� �• •r, 1° :q.. \: 1.I.. tJ. I (/r� 0 .,\ •1 _ I .4 •7..; \)ti
( -i. _ •Y -:.i.c i. P•. , 'i.�,. ,�: J •?' '.-�, lo- ,/1 ,'��i_..' ;i. ,.:: 1• 1' ,,_ i.
I 4L
`•.
� 1 Z�i ( ","Y IrI. •''t. `" l_,, (( ''�".-., •�• r\,:�'" (,�...�:' etr�.d.I. `t� i'.• (j�
��• "� 1` :t \ �;:/� )%)1 / p .............
` - ,. - �(. •.• '\' .1,5 ,=�� '.i� 11• 1 '17 i, .f, .-t' � �;:.c+:'•• ` \, / I . t (.
t\ t l( ,. .`►' / � ;•,"L, •y. �•.'' ,\;: . �:'�,:,i: ''+ u�•+,•i '�'If'iy: V - �!.. -.i �.v/.i) ' ;1�'.' � ,1.`t
,�, ♦ .� ( ..tai:'.. ..> .\p•;:d:`' i!� l �••..:.,..) •'- ,�, / "1
10 OR � \'.( / r' \ � � %r � 't' 1' � r)' ,11 :t ,'i�,ti t.;(•i' ( ) ,�, dr„ f J/:••l rr' r�r
h, :ate - •�I ! '\ 'ec - ' 1 i J //ail•, ) r. �'vt
, \ L`� a• r,l...,JAltl'Z:ni'r.i:" •'✓i ''i ,la_4'•l' rr /�, `l_.. ,1'f•, ':Iy:.J. �f f,r 1:-•__� , 1 :(..- ?.•C\ ::d+.'{-'
�' ,t: �.\ .'' _; `•\ \.rfl .�.�,. a.. .11+ ,',Ir,.l;�.:`'''`'� J. :%�••%,o ;•v: •)" ..f• - r:' ..1 '-!-
1:�;1. ,e\. _ �' .J rtatrs,,I,l uI l.r,:, ,fl_;f;;�!± .//Ci;"`:'i, .,r•.• L.J.'. r'._. ,,�,.- �r� t' i ' -,1: ,ra' s':- :_,. -,r.,r�.�
f :\. \-, �� ♦ -�, .(; A"•'( I)a,°�.:i i 0 1•l' . J ): \ i, i,{ ..,:• gUU1.Ir1,1nN011 ( ':1 ,f,tr:./, d rif.1 I�1,3'�,a ' .,. �. \ ••Y�J / r.- -
:`/ \ t _'t � .; i' •\ ,� �\ \'f/ l d eJ 'c? (i[�`•�U., _ :>_.,). r '/r."tom .t{:• --_L_,_;__:' r/'-='+ -/�`_-- Y,y.. -- 1 --
$5:1 :n, J .u / J ! 1 i. ..t a t�, t..-� 1. I'i?j',,�_..J�• { +lr„ �.V>: � :51:'�� .a-, �'�:�i�'r...^=7`-:)
< �r= `•i i. `.:' _ -_- A� 1, �� L...Jo ,. ;C... .p 111.,.a--, •%`.. ,./ . ✓r - -- �I':r'.• ,''F. !• / .�-
,ice-` 2 ,•.; "�'�. -- �'I/ S `(.• .f.. .ar:_:l � .,, 11I),:� _ ,4;,�r�_- - i• - =;� ,�=• / -(. �� _1 ,
•t `� .\ ._� `'1•' �(� lh �\ fI C.^,A �\." -f• /I�' 1.:: +i% ..�. ` `, WJ - I�`�./_ '♦ ��.d �/."/�� � / ��'
1.. i• '_L',F .\•'•! �/: eo..-anT � l ii:. � .1.. /". ,/.�71 .�.� -.'� `- ! .1.;"„- ✓. �/=� :`�
�,•.�._:+��� j,, d ,..i.;' I 1;.•r`aPJ Il -S"�•` t �.. o .; �a (._-_ j•,,"�.p':.r `. 1 , ,� 1;r.,.a�1�: � •5�'� �_
�? ._.r .-�-'.'..-•-.•r..\•�t :(�:; �1.:, GI / ,,�., tl `` •;'' 'I`.:;�: •(�.1 ,,. .^, 1� .r••T '�'" n. _ '1
-•-!rl 1'�, '� •`. X1.1 '/� .- I 1 �` .J %l. ( .�:%. .rpite.1, I N. •C 7. }•�i. /r'C :%� .��frHUe- .I ,�r, ��.Z•�/r�(r .1.':. ,�, .� \.'./yC =�(f.�J lr:..
�f .�j' d` a.:. •� � Cln�..-' ('r'"-- •, .1. .►ti ♦.� . .1! ;l l:.r 1(I�_ �l .1.(Jj �f''�-_ ~Tt...i. .r✓ (
.i\'-.• �•11 v-t --i- - :� .I,�f...�l - � 1 !/l 1. ' l`'�.'.:.. r '4' .1 •.,.•.1'' 'i�•. �i `) f ./, :~7 1
iti..A• �: \�. .Ij IoI i � 'i' ~Ire`.\ ,r �I,',.. .�,. _�';': '`�J ,1; (a, l ,, / /r• f- i'� <�..,�:;i i�.. �1. �r� 1
t _•�•t !l ` � (,. I ,,.,.r I 1 ♦.�,1.• rl/ `;t•, a111 .T I''_ .,^ )34,r ''✓,OJ:I .•, i. � _i a, .= �'�� - ':Jj�r at •�''l it -
/1: aj`��'Y'-•-• .\• �'1 j. _ -{ �! r.y.rl.; ('t 1 �. 1 t,1 .,� \-,:`,; ,.l }j ,'�1�r.. 'lr7!. 1: •.F'J 1 •j '(.:(!�:; -'� i:� I:, •r.i . l � -�/'
� i-�' � 'I. - ��.tvs.�� f '1•,..- .II` � ��':1''„�; �:' .�Ji '/`irt:�/�� •r�'•�l/r.a:"I' �r,�: ,... .1,•:"I �•� `1' q_r>j>)
.:'r. �'i "\^ .` :�• :i .till F- _ - 't- II I`\'�,.'::• 'I ,�::. ,!\. `f / -
}�rl \ 1`-t hip-'�1 - yj 1�:' ._ ,f. :i 1 J '%��� � t; a�';'�IC•
��w•.1�.1 1•ii1�. � -+--a nrt -F' �: � t' •�:• /;'.f .,( , -�1„ --,, -- .•'b1..1;:;. 2 --_I J - ::
,v�\ t �: a '+ _y
� v.t I 1 - ^uili` L'' ,d•�'''e '•l� ( ./ ")' t=/•�. 1i :r.' �� - �t �:
`` 7•---_S .rte' .J c�. � •1.1� 1". �' �"/� •R' /. .(•� / �,> •'\. -=•T:` �.'
, f t �i r` •'1 :l .+..r.u. •t.i�.i:a. `\ t � ./ .7• �+�- �.1:. - :a' :i'.\i- •� r//�_1 J;::�•• 1•
(., �� l•�l'1 \' �.:I f• .J. _.I1 _ . ✓.r nidL ,l '/f. 1.A•An ,• lo. �i IIA I .1,., ! •�_c •t i' I• •1-
\` y .4 ,I .♦ 1 - - '� :�, .:I,�... I 'i �_ I �/ .I:C ✓I 5'! '~---1'l.
.na)_lin,'iial v� Iinl Inrl ♦ aa.et.• .r. �. �. �, f'.1 jl t \ ' 1 .,S l :�'_ i.. -
•:" F �. •t t 1. r_ � .Ir ?° C �1 .•(:�� I\/1 1' L: �-_� i .a \:�__ r r 1 ,'��i•�:.• -
t:.\l "l• �\t- �.:'t� [`�' Ln�r� m. I,nU ,I 1 f .I :c1�.f v f.. .IJ.i�L• ../ l .�\ \'. 'l `�(��+ :�] J..�� �-:::,,' _ �a 1.� -:(r:!F/ %i=•' �J �� ,<j , -J:'
\ 1 � 1 rte` - � - , r l•,-r 1. . ,l�f :rc �:�', // ,.•,.. '�" •(:.•�.'.. ••C:':. J 'i
1:1111,' •� .� t i t. ,n i Ir .I. 1 i l7 - m %\. - f., _ .
_ •� _ _} t!�/ r/. err I Ir.' - r �: _ `� .I ..�r t �•� - , �..-�-_, /•((,..� lo' �';i V�-`l�J� �(\: 't• �\.• .�. ..-/ ...
i �•i--:♦1'-� ( ( 1 a ff�' '►1?• (~ �`�,- '.-: '�': :.�Sl.• � I,C^._� (1, •"� �;.,�: .�Jwi' _f.%�- - r-�
, •J�1_: --_ ��„ - �.)�,. lLlLllllLl .Crl-.I `I f- -�' -- - - - - - ->^ - _ -
- -�\�- - -- =-(- - jtr,; :rv-\ r: i:v:� - ;�:.:-. - - - •r- _ 7fi is �.'�rU; ),: 1• -:✓;
�• t'/`� t. t ( :1 o-�. 1 rt:.' aer__: •1...�.:• a 1 •J� .�,: .i.� �I. +'r.r ..� ,�i _ � ''\ �
\ '\� ! =• �j•;t;r.,t, -d. i i)-r r./'J• n-
e�a.C�: •, )1 V i<.•�- •/ I r ,' .�. j�1/a >-tiYr: 1.• Y fl 1' _ ':1�•.\ _ ,t ;J.(. ' 5`. ��"_' ''' \�
•,' �f,••>����" 1 ..{ �. '.-'.."*_��. •�`± i S' �j :1'. I III
-_/'l i t - �C/JJ. ((' - t_• 1i''.t - jl�ti 'f•.. J._ ai a�:'J;.:.�\/
, i �;:J............. •(�..�,�:1` IJublln fllwil, ?x�l m+�lon (l rn,on,l -1�'r� � N ''�'� ✓..rl: ,I- --\ \\ -�/, •'1�
\ \ Rl�� a:'' .q.::.. \�..:.......:...::. )� 'ci•t• .L::: ..�.
it ''r.= � `_ •, r ., .. ....... ... .�- '-1•`�'�"-• , � �•n \
`•\ t :�';. � � �� '\ ': i.•♦ - f•il�run:ctlil •�1' I _ _ � '\ ,{ \ \i ---.....
+ t �, \a ;rl�.,�•.,e:':y , , •(j..h.r (I. •N• 'I'Y �' \+� _ 7,.:.``...�/.` _ .> ,___ nt
`r �` •r�%.: .:�`` ' '\'rl��1 C' ,(�' _ ,e ♦' Et .n •i11.4.UAtI ,G I •5. 'r-�`:
..�\ • •��, 1 l�• '�i - ♦, ) .i�:.� +i, t )'�:.� I�t1 �ti_• -r' '( ..: °1'" :R.,• •r, ... /. a
: 1:: �, 1: j'• i` r'%,` ^"\`•CI'• a t .. l;:^i1: ..,
�� �1„r,•. tt;- - - -�.:.n-a,.c _ ..._r•r.--..».__-i...`__I �". �I Inl m,tl ntn G�O. / _ '•r• - :): �1,': \
� � .....� ti,...,�.�LJ � >t s. .i.: .,.J.^1 k' 'i�11 .•i')i. ;45 :l .tt ...9:i.. t:r :n.r '..t er.�;�� - -rT"1 •yr f` rr, •..:.'T=..-^'1;rv"1. .�a:�.:,.-t•�'sa' --y
•,v.r.a•.. ...
r _l.�' '_ '4 0•Al
:e .f r
•f
•1 .I•
,��� \.- -�1.1. �•• t1 1�:.'1� .�• x ._... �•:f v`�e:?�;_. ..'L._•\!�=,..._......',,_'1 ter,x. ./.•.a.'��•..-:..K'•...1.. .`I'.... .. ... �( .�! J r'
I i 0 10:10'
KA
ST IjW(
.1., i -�,�v v 'J .� •J C \' `'rl) , „•;• 1 •'r\'1 `i�r.: ')�rr,i a•!./ %':iii a` •z i.✓i•..J,.i,r'-� �1-::�d'; `�`'.l':'%'�ii. 1:' :�._�=.� .;,-:.• _ •�-_�•-'1.
t;. real,\'mod\ '! 1 1� }�:Y1• �J lJ �' ,� `Q 1. 1`.� \\I ,1 1' r. .mr «�ll `1�'! I •f f) 1 1�/ rt.t��\ `;\J•.! �%l /'\It`l f '1`J` t .,I ,\.; .rr .+i/
��, ��j�~ J`�J'�� �( t. �.:.�`\ '♦� Ir.• �al �i"'\�\�\t'•'t�,l`. , ,�f�/.��l j�;)1�.� 't •'!�. /I.-111/.;�11�17•"_j\ 1 '/ 7..1/:� ' rl
, .1'..•_..• ��,?4.
l`JC�' \a ��"�e�i�l7•.i ��'%� '1�� ���\��'l_/ 11"?Ill�•tt A..r'+.\'�!\`�` ':=i�\ '�`•'.I .l�l•• !f rlf.l,.l:�':�;,.�.t•, =t:-:�-+.T:•-•- - ----:t-.,.)I---- 'r�` , r ! �,^ t • rr
. `:•: R��t.�. fit'\ , -Zl:� \;r..�. 1� / '(' •......�_:�aR,' �e.,f' )' �i.� (".;f•.s.,% � �'(''�') ,( >�•r_ •.Y, °� '�f i 1 -'.� 1+^/ •�R � 1 •(, /-�1 / ', ti��r�
.•`\.tea �.�':�.. '1 ly�'y•4! :�' 'r• /' .� is�•Ir'',f.++ �'«�.. :j .t;.•... ,.��� �•).:' � / �•i/I.1 J -.!',.�� Q/)s �' \ .C%p J /� ,Suie.•r �S_'�r'� I �� .
�' .t :�\ 1 \t\- :�, 1•'•• r]; "r 1 ,, _!. ;� •!�:!'. ,,,Y,f'r..},:• •w �• 1 t..'•"' {{.�y� �_ ../ / '')' '\J �'\ �' '�' rl •/ I. 1" -a•� _
•r Q��\' 1 •.p'_i:, `ter, _ ♦..t:•.,'j Ij,e'1 1 �r,/ ,' :.r`/ / r:�,'. ,1' •' 1.rt• ) •f��, •1 1. C �J a ) �.
\•1 :.�,�.� o �♦ ,l c•. ,.�\�,Iy '•� /,1``. y .i - - '�� '.:�(�. .l } '{�.•r`i.'+.. 1::.: ���9 �• �% I• /��1 �'", {•'� �� ''� �•. r� -� C'. r -i ry .
i- L:. '�'�-,�,.: -1y 1. `• }. a��:' V _i' :sr•r:.�,.'� 1 :• �� (,;t. T t ) .�t,c4 ,. ✓,..,• •; .,5 4'' '' ' - \. ' `IS--•. 1_
_- _ :.•.,�:a'1 t.: • '_ •
I.:
a• . ( '1 �{•'•f ;,��.1;,,,��.i'?('�l'.n�:'' .( .tltr. � � •�. 1,�t :Z /• `l
'\•a'="1 ..., I •,� s..' :f. ,,11 ;•. .�'lr.,ttt ,,,,�J• •���,':.• �•(i �:/ �• .t• .�. '�• � r +r :r< .='�
T» .\ 1. _ •:}.�i l •• •r � •r�• . '/ c' ) :V. ,!. �� n►"' .1 :n 'f_i � ,.A'`� f. .•i., t •, ♦�'�/
'r•� '•t .c' !'tom, • r \..:\' ./ ,i•-K� t✓• :�•.�/�Sl`� :r:. �(. 1 i -�• .•✓��'�•, 2� y_ J' •/ ••'t
ttr ••s ,: ;, �. - _ r,Z • ':ti. 1� J '•\, I\/% '1.,•' I` ter• '( d';' '�, �` ,,/. �
'`"'�.`' . la :��i; .!\ 1 ►+. ,? "♦ 'Lt•r a 1' •.a• h• .`,; � •u/ •.j; � •'v
\�%����•:`'�;,-:�' i�.;:t _!: !�� •,f,:��•�- ��• 1\\, nn J It �'l: ,=.�� `�' � '' • .I:1r<. .\�r�:7 ";; 1, , �;:r.(: tl• �^t,/.,'i�.., 'ti.;!^ �/\ 1%( ., �. ':':f!r.
� iy. \-�1 1 •� .1 �., •?.i !r\'y.•1 'tl ••d .1 •1 % (•a .� 1' '1,:1 ',I .Ia. ♦� (. S ice• �l w. ': '�L'p• r.�,,.,\ 1 i
� ••� •�;F• ll 1�•.!•. l� >�• • � w� r' .�: •./''• � e,. r�:�. .� �� � r'n/•i vtC'r O a•'.-- ;Cr,�(` :.efut' •[• '1.
�t :.t� (��_��.� .� �:'.1 .a'S!•.4 � •:1 I�% `. .rj Its ;`�.• •\. •%i:� 1 }. ;�'' /'�1`,�a•'� `�_ f l:.(;• �•.��. •. =1! i � '<. n• '1 .�;.,,
.l \ ! .�. �./• • ! \. 1 , :/ '� �' •pt:;~v:•+f;�.,M�Ja' •.�%�:��j"•a;!!�tt':r• 'f�/�'.,.. 1 .,�v',�:! '►s.):�� .f� '1.e�/ t't_• :�:i- !;l
`�.�;Aa� \ `.r'�/ J C /'J,L T: l`/.�•^'� l'I 1 �; S ,' ,,` ♦ �1.��r �.i''l,l St✓ ,t: h o • 1 ;, f• ` �'�'r / r!:, li *.
, 1 ,K•: .a•. '• ` 1 a '•` l.. .��r-•• r !,.{ Inti;Ci.e'o�i .ly 'r:l• L •�� 1' I: :1 /` •.`r. >;�/ J % ... ,G�'/1
,r�-r f'�';•� lit .�V ri.t" 1 �L�:\ •f;�•�`LI�L /,,. ; :.; :r• \I,y(h ./.. I") ;(t?;.v •'C';�. `�- ^•o (' , �.
` (=.�•r' 1 1 !') \ + ` 1\r :nitl ci:-' .. _ (. 1.' r t.7 ,,;ter
_� �> D 1 :>,. � )1 ',\�� \. `jarr 6S�r' ♦.t, \}.1"//ff1 ��� 't •lt 1.11 .a .i�. !r•-- a�'1 f,• r •J. �( .,` 'Cf'.'. •F �` � ll��
•�. 1 '' e .r-� r )i:�r ../�•' ',� ! t` I LIN I!A 011 �...:.. _ .\.:.. ) •e_{L r.:''1.2 !• :II!.: \ `r\:� �`•�: .�' ..;�,• fir•. .1 G9 t d'�,t• ,c U.
�� 't,�1 ��' ♦( •ar..I, •11• ! FI � •� �, 1.ii��wli;/'i !' "• '.L .- '•:�. /• v, 1. J e' .7-.: 1 •!' ••T � '
�\` a .lira r,,at � � .� 1 1 ,O f r 'm, /''�`•:� r,r• 1, J
�` �6 \. '� ;. 1. ;�, .1. ,, I•/% '•:t"t= ,A (4 �. .0 •.�_...... �..,. 1, rr: 't ��•�C•' 1/: 1i
� I � •' 6 I' �•� •�•'1 � 1. - .. ,.l :,
\. � �L ��,. 1 4 '� .1:r, �t•.\ -r''i �. 1• (:1: '! '� �. �G r' �ll �i��,�1; •`!«•n � t::� 'l.' � :Itrc4.�tlr;h �.�?i' 1 l•••.V �r 'q�lt`: •, y i %j /t.�•�
„t.`.��.R�Rj• 'r. •./. �• ,I f�. / . _� -r�.. t, I /•• a►a i r_ � �^1 -,tom ,•: r G .: 1,..,... r �. .`YL' t r?
•:a�/ t f •rJ .��yr• i �.�. :��! I !!!.''�' �•. ::,•._ •'
lf:\ �•'-.1h �' /..�al`.;VJ /, :l(�•f l j � .r J''• 1+' '•' 'ar��•ti� J(��( t r'' .; :I s.; •i• .J.': `•7 r r. 1..� }�,;/:')!� Lx.• •,. 1 II ::li•r' fl
_ _ �,a., _ `'t��,�+ti.l lt. �'.. .!•;r:yy !.-l1 j ./ \ � '::�'J'�. "r ,; ! ;i ra ::� •.�,,(1 •;11 %� U ',.•:
\� 7! :\.. �t �:: .t••. ._• .ar+?• tl's•••�M I: •.� •. �t�); ;�.•, - .A;,�•/ 11 { r)(•Y«.. P
�-� �l 1 '�� •••• 'ar. .0..14• :, '/:i! •::] �t t ,•1•,�.i, !"'.. 1 nnr.n.• 'i�,�{. t ,f,t-.!'. ':, \.\ ( /'" �:; �!.
a �R .t� '•j;�• •�Y�� 4 •!\�.d`;, r1 f� / ,.:�)• -'�i °" '� l-"t-!- c:i Il`� 'z�-'!'•�•�! °�• i3 f _ \j• •r 'y'1 -,-� ',1 L•y 1.�'
l\��S1ti•.wtl�• '•,Y •w.:` i i,•���_ l ,.S •.t ')�1 I t• •��'' �' /`�;i �5�: '(�c....,. �'�'. 4!'� fl►.�U.• ^.�,' _ a.r�F' .( �•�._
'•2r -�• t`�`-•N `, r .. •. ••i .a \ �/p.r•.r }''• i1•� '' _ / •.tY• '/. t .ti Y� ! I f
r�!J `\\ .1 • v�� ` t. ,y' /,t �1' ..f e..• .�� �s�.-.r-/r..�.'n / yJ..e.•u•.�•wa .l.•.r• hn •�I,j\iwJl. _ :+`1i ( .J. 1` c• _ Il�. -U .� 1:,j1�'�:
�` ]t', :�: _ _mot r,.a �1(.'�1 1 \'• t\� (i. rr ,a: / l• t �1�t�:/;.�•:�. j 'PJ,. 'll: r �I '• 1 t� f, �; I ��'>� �.:�
r r •• `.M�p- ",. , .I.`i �`� •O ., (.'J,:1::� '1; '�, /•Y 1ro!^ -;'ll �=l�7♦to�4�:�.'r��rt ✓ it'3(i Vii• ••y- 1 _ - � fl, �'!: � ,>-••
\\�w;l;� ►. '„ YaL� �" 1+ •1.�♦ `. �' :f.� ••• .. ` ♦ ■. � \ /. 1 � /�:! lJ: I' .ij� ..I' ,, ,3;.`�; .� ! '1•�,.
Y' 1 �..( ♦f, ',�. t.+1 Lia.eu..(e•a.1•.•�, •:r? =(_r.�.,.t, , }. aq.,1'(.t; :''•i".'•IlF"• ' rf•♦t 1v• �� '/^r• 't � '•/i�;; .a,.,! .,� � I,��
1 � 1�, `Qt►,• f ` J,I_ '0..• •*r a� •la�•••.e.�.. (.,,. .��!' ,Nr � % �Y.1` ../,�• .! i 1 :V ./,/' '3' ''t r `` 3'r� `'"�' 1'+• �hl 1 �' 'w'1+/.I, .t .1' �: �,'�
♦ ••\ t :1 /r r/� I a. •�! / r.... .1 ,.�,.` •1 } f!>t�` ;�'\�. `' , },..�1• yi�;f3 .•/ �' ( i'•�
' \ \ (j;11ADAh1: �'�.!• �, I 1 r\ •1 11. .j!,.�Sv1�,. .d,d�f� :r ,^�!i ;.) l_. - r/ /f'. r" ,.fr,. i;+•' •f
'. ..� .� � .J' , .� C�)O T,(•c�.l.lnnt•Z:lri•rk' "� �'i ':n<I��r .I •.arr. I f•�� =�..U•.•ih��� ..T,, J' a`' _ fj !=. l�,y ✓ '..:' =' +• �. ,.`�-r
�• '��•;1, (' 1 i�, ! '�• •.+ '�. � � `�•' 1 "• 'r!ca uN\ 1 tr y� 1 r � ,\1!, �f:y ;, r.. rlo. .,ua •>'j �.'' ',� > �l �.'- O} y� • . .�- :K
\ '•• •,.• + �•: \} ` 1 t' .l.'1 L ( _..t(:��•'1.'•. � ' 'i' .1°r /. 1 /;� �`: ?�' �,� } •1 �J' ]-t3-••i -11•%rti;
r� ` (`. -- ( j \ ) J.. �: `tt r 1 UUgIIN IlA f .\ 1 1.� J H: �.� f, A Y i. i.. . `:c, /
j. } �. ♦ 1�� �y',aat,. . } r -,t �, 41' -r i. mot, ;i, c. T
• fir t l..`\. Il 1 I.]�
[ •1. , �i Or1.1d, t;, 1 ,I'�^1./l_\•'•i,, ,f� ..:; .:,;,: ., \. fl {'•�, - J ;I: .,4 -�� i �Sj:. [_^ •'- •' -`�' =?'' '1
`�r •`\'i11sFa ,� .11' ':r,"'i , •-.'.�♦ � � • (�rj.•e7•a'1 � � ;':,�,�•_�i•,:I'� !. �• .I' � ! •'• ! f,. l 1 ,� Iri' •4`:::' :.V'� I �-.�-• k. /t�[� (�, .�E f'„�` 7;• i 1 i`.
��f' •t t:r `\ l� ....6 i,�: .� � .1• r L.., .,.t �` ^d` I � .1:. �1Sn�• '� �.:i�' ^t , :�'. .'�(:�.a! 'l.!
'r �,1 1...,. 1•�-� '/. �; C' � •G\,_ /1»`�' (\�',I�' f',('.11a. J,- j ./ ,'� .l� �i,. C:.�
a-�. ..t aw � '!� hl !: \ �.1 ./. a.1•il''1�.,'� .� '•.t... 1••./)►:r lue .,:.. 1 ;.V ,\��t:- �.� r�: /. ', /'• ar - 1!�rJ7`. +1�' �.r. ' '•i. -• �. �J !
� .) �- L: -F �_' •.1i::.-..,• /• ) `` ( I__ r ,�i� 1. 1. r` � I;�•,V.•. } .✓' �� lv''r .J5 - 'Zi '<� '. (• �•q -�, {`d J' I(1� !:f
�...r�• \ ` S1 `- 1: .`• .!• $ r2,:. /^-4•t) _l� ►c,. .1wr�s., •. i 1Y: .
� ► , •�C• �>a r,��.,t lc'� -.a.�a�? -•�•�•"'i, 7. ..♦,'\.r.....,.. ,'J' �....��.� •,. :►. :��•/, j'It�: �-`•.I^.�}i '•�.�S�r.. "J.�.. �f•�'' �;�• ;jr;,,:7`. j :1r!`., ../,••<
nil •I It 1•- '�,.r• \ -i• r♦.�.I,{..` )- I.,J. � � ,r J. 't 1(/�S/�� - ';1.� n ay, t3:''\ ;✓J. .1 '`ice• .y
: .1� �• /.,.1 (J .,.'•� 1. \ I 1 i Y. /J 7' r-J, r n ! (' �. V l
•.! _i�. ` l e' f r♦ l 1 •'..n••.n �f ! `'•,! .0 t•.� .:�'t.�l(•11 ••f {��_,\\ t '• �j4�• ,.r•• �'�' l yt .�- {�.�.
\•�• ..�`.•. �\•-lti\� -•T •�I�1 C :b.... �.l'i •Irri .anprp� `�1 /t,T_' '�•t�. �• , �.•.W yi - C�`• ? '/'�'! r' yr ' ' 'l:!i✓,!'`��+��( ' _�;�'4i t�� J"�` i', 1 1�' ',C./,r .
w1 ,•: r I - ... +tir: � �!�.;. f. ; r l`,../,: •1!�.. � 1,`n. I' '�_ ��?:(�� `;-'S Y:.;1'"`i F a a=� '*'•^L-: `tJo.�;4 I � ,-j`:.
� C�,t.('1,+ 1���` 1 •m ii i.:-l�(EFL+ �i �1'� ,1•�� _ .._ �. ��• .(_ � �•�• \���•, /.;;.� �.\� I��•...t�l �� /�rr`'��� (••.•' •• '•� %1'%}•.' a. •\.,:c r.:`t \.�•♦.'�� a� '
� lr -l.. __ �� .,• •1 1._�:� ' ems'.
~•ti l r•= /T•'t •i I \`� r-;�. L= 'o II) 1J t..- 1; •.•.: ;`.. �:'y'..l .• l! I\ ��•/
t :• ('I 4 .ti / 1,.1 Er I 'illln"i ..� :1,T. l '1'`, I. •',�~ •`•� .� -�:i• .(5 c :i.,.t:/•� .11 ',
,1�">,..� �•I\.• : ttT�1 t:a -. •°Iml•Ip:f ...r •.ti.rig (� � 1!•,'1�1_r.\ 1• 1Jy�:.• •i. �7.�•. J = � ,J/:t.A �, J :e �, W-- -
.1••�ti.,.! t•' .1\. __11 f..'ll ll I 'I' .1• •Y .1a ...+......�.� •rr:�;. •: ll I•\ :r.•,� /,: .� y'/ t� ..%% i•• ..1`/� `:•V � q' ►• - ^"^ .!`�
♦1! , - r ';!( 'r it '1 ea. ►ura .1• wCa:t• ,�/n r,\f.. / /q,'tI: h�!:°• • a ^.,- ;.1. •!. '•S . 111. ..♦t(`'':•,,•.) / 1.�.�
,6. L1 CC �r � .�`• 1 'r.� L.�' .l`!•• S If�I• � ..♦1 V' �. /J-.._. 'J�l'�'4. \:. �. l'n e• •. �`'•,.::L e/•:.a >t � .Q '.� .
I� \• 4� t�l I .t11(•i tl` •-.!' (t`. r.r/r ,•„ • " �.r I'P t. / 1 } -,. _ <; t' n�. - •
, \ •}�•, !a Va•1 1 .1 0.1 I w+ '1!111 INI .urea' eu 1t' ' • '.� ( ', 1 .v , i ! .:v _ �v \:• C r :1
'� 1 S:I1�.•i I ,1 rr ,t •�I l:. `��(, .. w L: t:�.�'.1 %r: •�•\; _ / / ..•s, `� i„✓. �.
1'�` �l{�\t• rV `� 1 .r'rr. ue inll� (-t.l a`•� Yk�»I�`ytl: //!. r,(�\�'• \• ,(/ .n 'l �! !_ ��! �•'�" '.��:1' :i'r=,�V� '� r-� 1+)t•��.., 1
1 -\`. f� ✓ r.ttr �, ��>; ; (,�. ��� - In pIlr :>�':�,ii. .L��, un nt._I_ ' ��7� ! 11:r 1\l('' 'o: 1//1.•_ �:' , rr. ,� 'tl'-� •(,_.� ��, 'r,'
��.\_� '.r\•1: •.l.�r �U;�;yty IF__ I�:'•...r• h l M'i r.,�.t,":V' (: •.�t t..iFlc^ i r �. � 11 ��5�.:-. .0 •:S. rr' - r! `'• -- -
^•-•r `�'1T.♦• •%��_ 1 .�� 1,. <1�:. __ ��.:_.(`�_..!•:`�-. je.- _';Irr' � ev.�w ,.,i.. .!!"' '\. 1. i. i! 1: I• '� ~ %3 -- -
'� ..� .l•1! �� _.� !•rw ),nt 1{ t�.y`` ' :IZ 'Jl ff-• iir'•,' �.'• •♦. •/�ra7r, 1 .i'!�)1lr! .f �S •.!�`Y. •c,;,. �j
�\ ! \`.•�••�•� ire ` - i ! a,.r- .l. 1r, �*j1� fi . "� ana.•\i�.: Vr^ ., ;.i -1' 11/'J1./.�1.t 'I!/_ _ - •n-
t �.�� t i.:r. .,, ! •.�tv C. •, .:1 !a _�• ,•---•+ ' j > ,..nrr:11`t 1 ..f X11 1 •'. .,r- .e :% •..� ;rL/
:�• i.`` E: 1. R ---�"t'^ '.,+�• q 1'•�1 �' l' ��
\�.\ ,`. r .: 1 :►_.__ a.:........... I�.. t r li .f '`;: •., : I�i % '4'P ?�(�; /r \�
!.• \ ,r (. •{._ .4 .,�...1' ❑uAlln Olvb �rinn l ,..•• .-�'•:fl W: JV ,. ,••/' _y r1•
\ \ .Ri '•�.�, r=r �•e•••j•••• ;Yw.�.. .�,...<• a. �r O: lP�opop,V) ., •%n�' -.S� ,/
L•1.+ . �� . :.�I�Illl:atll)t.I)I` •I '+.[.; .: �. . � ^'r(nt ��.
( •� \ _.l:i'.. \.�\'�; �a �luu.4 wn;,l. •'r.;w.' ' ••rr,:, '"" I K J�:. - •.: J�/,.y.!_ \\ ��_ .
.� •'i t\! •�.:1_ .+�-•..1 t'. •r.1,':�a,•e. .�.•.r��\', �luh. il,; t•� ?�N. '1./�•,,,.-i •a:......... Y� .P� •• r. r.. ` :•' /�S
1•� ♦t. \• it t 1•. I `_ 111H.r Y, ttt i0.+1..711"LI:'I;��f•1 ..II '' !!•/ ,.•�. �•�. ,e .y.•(•5:., y.�` - /
�� :�, ^,•= - _ , "•1 •j• 1 ,::.u.a>_c .♦ D•�� w._....�.r-�.t....... _ .•1 ,�'. + 1.
116 RIO li 0.' .y.. .,••r:�a.•!-"'G:;17 \ /_ \ - - \ '
;: f�'T•.b.•-:� �.,•1 1'...a•.•' a:a. •� ♦,:.J•n-.. :r !,Ir. .t' il;. `� t •.Yf;' ••ri_�'r'.••...��; I% -t
�• r �..��. .� :.�.'•.....•�,. .,.,.,., t � i,,: 'lrlll• y./.,. ':�' �� fI� .r:-,�: ��°"! .I i :f� s�t'r-:
1 1 - t 'r.}�•.r •'•rnrubraat' 1 ••% t• ..a.(��i ../ :r.<. �,:1' ) '+7' 1 +�r
'i• - 0 `�.. ,-L n• � +/t � t' ..r.l.r.r•.•�c.•:.r•}Y .1°' 1:{•..:, l_r.. r .���
- � ♦• �.:v t 1 I nou r^.rr. 1.r. •1: '-y. rf��11.P� _ �+t•._. ._.
,\ , •. '1� rlCi +ti•♦)',�` •�':!'� �:�� ,'�,!-e:i,1' l.♦'�:r, !-rw•S -,`.• -.:.O...n..�,.. •umr. .t.. r��tl ._•I:.. /PASr'••1_._/ r {.vi..i.."
• ,-l• \..Q:'l.-1. ��•rf\ I`V1� ....t '? _... 'da sGtli::::. ` -'i.•1•::.-++•+yaw'.{:•�`'w> .UC: �/.•.\ iw•w_:•:tl ...1. . . .,. . 1 � _
EAST' DU BL 114
5 Mu Pit. PLM
0, 1000'
WALLACE ROBERTS & TODD
FEE SCHEDULE
1988 Hourly Rates
Partner-in-Charge Varies by Partner
Managing Director 90.00
Director of Design 72.00
Director of Planning 84.00
Senior Landscape Architect 60.00 - 80.00
Landscape Architect 45.00 - 60.00
Junior Landscape Architect 30.00 - 45.00
Senior Planner 60.00 - 80.00
Planner 45.00 - 60.00
Junior Planner 30.00 - 45.00
Senior Designer 60.00 - 80.00
Designer 45.00 - 60.00
Junior Designer 30.00 - 45.00
Administrator 44.00
Secretary 27.00 - 30.00
*Rates will increase January 1, 1989. Rates typically go up an average of
5-10%.
�
O� A