HomeMy WebLinkAbout8.3 West Dublin Studies Consultant Agreements , 00 -30
AGENDA STATEMENT
CITY COUNCIL MEETING DATE: May 8, 1989
SUBJECT: West Dublin Studies Consultant Services
Agreements and Amendment to Study Area
REPORT PREPARED BY: Laurence L. Tong, Planning Director
EXHIBITS ATTACHED: Attachment 1: Draft Agreement for
consultant services with WPM Planning
Team, Inc. (Exhibit A distributed to
City Council under separate cover)
Attachment 2 : Draft Consultant
Services Agreement with Brenda A.
Gillarde
Attachment 3 : Requested amendment to
Study Area
RECOMMENDATION: 1) Authorize City Manager to sign
\ agreement with WPM Planning Team, Inc.
after project applicants have committed
funds needed to cover cost.
2) Authorize City Manager to sign
agreement with Brenda A. Gillarde.
3) Amend study area as requested.
FINANCIAL STATEMENT: Project applicants are responsible for
all processing costs associated with
this project, including but not limited
to: Planning consultant costs,
contract planner costs, standard City
consultant contract processing fees,
and Staff processing costs.
DESCRIPTION:
On December 12 , 1988, the City Council authorized the West
Dublin General Plan Amendment and Specific Plan Studies, defined
the study area boundaries, hire a Contract Planner, and directed
Staff to prepare a consultant contract and other associated
documents for City Council action. Staff has worked with the
project applicants, Eden Development Group and Schaefer Heights,
Incorporated, to identify a qualified planning consultant and to
prepare the appropriate proposal. The project applicants have
agreed to have Eden Development Group act as the Lead Project
Applicant.
Staff and the planning consultant firm of WPM Planning Team,
Inc. have prepared a draft proposal and agreement to prepare the
General Plan Amendment, Specific Plan and EIR for the West Dublin
project. A multi-disciplinary team of ten consultants under
WPM's direction has been proposed to work with the project
applicants and the community in a collaborative manner to prepare
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ITEM NO. COPIES TO: Applicants (2)
Consultants (2)
PA 88-144
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a consensus plan. The proposal has an anticipated work schedule
covering approximately 24 months with a not-to-exceed total cost
of $559, 032 . 00. Staff recommends that the City Council authorize
the City Manager to sign the agreement with WPM Planning Team,
Inc. (Attachment 1) after the project applicants have committed
the funds needed to cover the total cost.
To help process the studies, Staff has prepared a draft
agreement with a contract planner, Brenda A. Gillarde, to serve
as Project Manager to coordinate the processing of the West
Dublin studies. Staff recommends that the City Council authorize
the City Manager to sign the agreement with Brenda A. Gillarde
(Attachment 2) .
After the City Council defined the study area boundaries,
the project applicants requested an amendment to the study area
boundaries to reduce the study area by removing several parcels
located at the northern end of Eden Canyon Road and including the
I-580/Eden Canyon Road interchange and I-580/Schaefer Ranch Road
interchange areas (Attachment 3) . This amendment would reduce
the size of the study area from the current 4000+ acres to
approximately 3400+ acres. It would allow the study area to
better follow the property lines of parcels with land within
Dublin' s existing sphere of influence while maintaining the
critical access connection along approximately 2000 feet of Eden
Canyon Road from Hollis Canyon Road to I-580. It is anticipated
that improvements will be necessary at both the I-580/Eden Canyon
Road and I-580/Schaefer Ranch Road interchanges. Staff will have
a large scale map available at the City Council meeting to help
illustrate the requested amendment to the study area.
Staff recommends that the City Council amend the study area
as requested.
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Draft Contract 5/3/89
' AGREEMENT
FOR CONSULTANT SERVICES FOR PREPARATION
OF THE WEST DUBLIN
GENERAL PLAN AMENDMENT STUDY,
SPECIFIC PLAN STUDY
Z AND
ENVIRONMENTAL IMPACT REPORT
THIS AGREEMENT is made and entered into this ' 1989,
between the CITY OF DUBLIN, a Municipal corporation,hereinafter referred to as "The City"
and by WPM PLANNING TEAM, INC., hereinafter referred to as "The Consultant".
WI3EREAS,The City is seeking professional planning services to complete a General.
Plan Amendment Study (GPA) and a Specific Plan Study(SP)for the area delineated in the
Consultant's May 2, 1989 proposal,hereinafter referred to as Exhibit A, and an Environmental
Impact Report (EIR) for the West 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 E1R for the
West Dublui}project; and
WHEREAS,The City desires to retain The Consultant to perform the services required
by this Agreement; and
VaMREAS, The Consultant has discussed with City Staff the Scope of Work required
by this Agreement;
NOW,THEREFORE, it is hereby agreed by and between the parties as follows:
I. DE FINITIQNS. As used in this Agreement,the following definitions shall be
applidable:
A. i M. The City shall mean the City of Dublin, 6500 Dublin Boulevard,Suite D,
Dublin, California 94558.
B. Consultant. The Consultant shall mean the firm of WPM Planning Team, Inc.,
1200 "G" Street, Suite 1B, Modesto, CA 95354.
C. City Council. The City Council shall mean the City of Dublin City Council.
D. QMBaA=jZ Comtwgsion. The City Planning Commission shall mean the
City of Dublin Planning Commission.
L. Se�,v.l�e•. Setvic:es shall mean the ,;-!-vices io in performed hv_ 'T-he Consultant
pursuant to this Agreement. _
DRAFT AGREEMENT —
' WPM .PLANNING TEAM, INC.
(EXHIBIT A UNDER
SEPARATE COVER)
F. Satisfactory. Satisfactory shall mean acceptance by the City Council of the
City of Dublin.
11. QQpE qF WCQRK
A. The Consultant shall provide The City with the Scope of Work for the GPA,
SP and EIR as described in Exhibit A attached hereto, with work to commence by May 1,
1989.
B. The Consultant agrees to travel to The City for the following purposes: field
recorwaissance,meetings with the City staff, meetings with the Advisory Committee, if
requixed, and meetings with and hearings before the Planning Commission and City Council.
The Consultant shall participate in such meetings with Staff, citizen and development interests
and City Officials in accordance with the meeting schedule set forth in Attachment 3 of
Exhibit A. The Consultant shall be available to conduct any additional meetings that The
Consultant and The City Manager deem necessary and desirable. Such additional meetings
and or attendance by Consultant representatives not indicated on Attachment 3 shall be at
additional cost. Any additional.public meetings outside of those identified in Attachment 3
will require negotiation. Attendance at a 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 Exhibit A.
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:
Rudolph R. Platzek, Principal-In-Charge, Project Manager
Dennis Dahlin, Assistant Project Manager
Lynn Anderson, Environmental Planner
Janiene Yori-Piatzekc, Office Manager
D. The Consultant and Tate City agree that The Consultant will contract with
certain associating consultants to perform certain portions of the Scope of Work. The
Consultant shall administer said contracts and be responsible for the performance of the
associating consultants. The following associating consultants will be employed by The
Consultant:
1. Economics Research Associates will prepare an economic and fiscal
analysis for the project. This work shall be performed.under the direction of William W.Lee.
2. TJKM,Transportation Consultants will prepare the transportation study
for the project. This work shall be performed under the direction of Chris Kinsel.
3. Berlogar Geotechnical Consultants will prepare an assessment of
geologic and soils conditions within the project boundaries. This work shall be performed
under the direction of Paul Weidig.
4. McGill.Martin.Self, Civil Engineers will prepare a hydrology, utilities
and grading study in the project area. This work shall be performed under the direction of
Marta Self.
5. Dr. Stint McGirmis will prepare a sun'ev of biotic resources in tine
project area. 11iis work will be performed tutder the direction of Dr. McGinrds.
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G, Economic and Planning Systems will prepare public facilities and
services studies for the project area. This work will be performed under the direction of
Walter Kieser
7. 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. Holmaax.
8. Dr. Rick Pollack will prepare an EIR air quality assessment for the
project area. This work will be performed under the direction of Dr. Pollack.
9. Klaveness Associates will prepare an EIR noise analysis for the project
area. 'This work will be performed under the direction of Peter Klaveness.
10. John Cone,Economist will prepare an EIR study of socioeconomic
impacts of project area development.
E. The Consultant shall not hire any other sub-consultants unless prior written
authorization is received by The City.
III, PAyMkNq'FOR SERVIC J?ayment for services set forth in Exhibit A shall be
on a time and materials basis and shall not exceed a total amount of Five Hundred Fifty Nine
Tliousand Thirty Two Dollars ($559,032) as set forth hi The Consultant's May 2, 1989 Cost
Calculations set forth in Attachment 4 of Exhibit A. At the end of each calendar month during
die 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. WPM will prepare
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 B. The Consultant's hourly billing rates in effect as of the date of this Agreement
and as adjusted in January 1990, and as further adjusted in January 1991, will be applicable to
any extra services outside of the Scope of Work required in this contract. Extension of this
contract beyond twentti-four(24) months proposed schedule 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
and Preliminary Draft Speck Plan (Task 24 of Exhibit A), the full amount
retained Svil.l be released, upon City acceptance.
• The City will continue to retain ten percent (10%) of each payment for the
remaining work.
• After completion of the Draft General Plan Amendment Study and Draft
Specific Plan (Task 31 of Exhibit A), the full amount retained will be released.
upon City acceptmice.
• The City will continue to retain ten percent (l0ec) of each payment for the
remaining N`_'.^rte
• After certification of the Final EIR(Task 33 of Exhibit A), the full amount
retained will be released,upon City acceptance.
The City will continue to retain ten percent (10%) of each payment for the
retraining work.
•
After the adoption of the General Plan Amendment and Specific Plan (Task 40
of Exhibit A), the remainder of the retention will be released upon City
acceptance.
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, and/or arbitrate
any disputed items as specified elsewhere in this Agreement.
IV. AJa�IT1ONAL_Sf:;.2VICES. Should The City request in writing additional services
that increase the Scope of Work as described in Exhibit A, 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.
The need for additional services shall be reviewed periodically by The Consultant
during the conduct of the work described in Exhibit A, particularly at die completion of Task
3: Data Collection and prior to initiation of work on Task 12: Preliminary Draft General Plan
Amendment and Task 27: Administrative Draft EIR. 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 may be contracted for by The City by an amendment to this
Agreement.
V. LNDEPENDETiT QOkUMCTOR. 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. INTERF�S OF CONSUI✓TANI. 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.
VT I. FUBLICATI N REPRODUC ION AND USE OF IyIATTRIALS. 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 othenvise use, in whole or in part, any reports, data, or other materials prepared
under this Agreement. If The City discloses to any other party anv reports,data or other
material prepared.by The Consultant, The City must make reference to any filial report
prepared under this Agreement n
ement by The Consultant. If after the completion of the West.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
MR.
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VIII. -r1ND S CONFWEN�- 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.
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.
This Agreement may be amended iii writing by the parties hereto.
X. 'TIME FOE,M—HORMAI`IC • The Consultant shall complete all phases of the
services 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. Time is of the essence in the completion of the Rork provided by this
Agreement.
XI, TERMINATION OF AGREEMENT LE R 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 in not cured,The City may terminate the
Agreement. In such event, all fmished 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.
XII, TE 41NATJON O THE AGREE NT FOR CON IENCE OF C R
CO S1.11ANT. 'Fhe 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 invoice to The City, which The City shall pay
in frill 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.
X1u, 1? VENTION OF I'EIZFORIINLkNCE. 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 ^.f transport,-.'-1•far'lities, or hN.? anv other causes beyond the
control of the parties. So long as tiie inlpossi�llity �uutiiiues ii,� �uiir for perfoisr,ai►ee wider
the Agreement, is extended.
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XrV- Q,.SSiCrNMENT. 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.
��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.
XVI. WpRKER,S' CQMPENSATIQN 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 works".
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.
XVII. INDENJZ ATION 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.
The City hereby agrees to defend, 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.
XVIII. ARBITRATI 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.
XIV. LAL IF'ORNIA LAW. The interpretation and performance of this Agreement
shall be governed by the laws of the State of California.
.Nx. CAp_ S. The captions inserted herein are inserted only as a matter of
convenience and far reference and in no way define, limit or describe the scope of this
Agreement nor the intent of any of the provisions thereof.
h` I. NO' E. �vlxeri',':;-notice is roquir° ? to be given under the tenns 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
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received. Wben 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 addressed to:
Rudolph R.Platzek, Principal-Tn-Charge
WPM Planning'ream, Inc.
1200 "G" Street, Suite 19
Modesto, CA 95354
XXII. ENTIRE AUREEMENT. This Agreement and any documents or instrument
attached hereto or referred to herein integrate all terms and conditions mentioned herein or
incidental hereto and supersede all negotiations and:prior writing in respect to the subject
matter hereof.
In the event of zonflict between the terms, conditions or provisions of this
Agreement and of any incorporated document or instrument,the terms of conditions of this
Agreement shall prevail.
XXIH. EFFECTIVE DATA NOD M MUX 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
WPM PLANNCNG TEAM, INC.
By
Rudolph R. Platzek, President
Date
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PLANNING TEAM
CONSULTANTS IN PLANNING,
DESIGN & DEVELOPMENT
INCORPORATED
2 May 1989
Lawrence L. Tong
Planning Director
City of Dublin
6500 Dublin Boulevard, Suite D
Dublin, CA 94568
Re: West Dublin GPA, SP and EIR Study -Revised Proposal
Dear Larry:
The work scope of this May 2, 1989 proposal has been revised to benefit from City
staff's careful review of and comment on the 9 February, 1989 and 22 March, 1989
versions of the proposal. I believe the proposal is now ready to forward to the
City Council for their review.
A multidisciplinary team consisting of ten highly qualified firms and
consulting specialists will provide the broad spectrum of services anticipated
by the work scope to prepare the West Dublin General Plan Amendment, Specific
Plan and EIR. The particular firms have been selected for their experience with
hillside conditions and Dublin's specific needs.
The proposal stresses a collaborative planning process to draw together and
reconcile the variety of interests which will be involved in this project. The
goal is a consensus plan that will optimize the various interests.
Many thanks for this opportunity to present our proposal. We look forward to
serving as the City's consulting team in the planning of this exciting project.
Sincerely,
Rudolph R. Platzek, AICP
President
1200 "G" STREET, SUITE 113, MODESTO CA 95354 (209) 522-4465 FAX (209) 522-2382
PROPOSAL
to prepare a
GENERAL PLAN AMENDMENT/
SPECIFIC PLAN/EIR
for the
WEST DUBLIN STUDY AREA PROJECT
May 2, 1989
Prepared for the City of Dublin
Prepared by WPM Planning Team, Inc.
Table of Contents
Page
Chapter 1: PROPOSAL INTRODUCTION . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
Chapter 2: WPM EXPERIENCE AND EXPERTISE . . . . . . . . . . . . . . . . . . . . . . . . . . . 4
Chapter 3: STUDY APPROACH . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6
Stage I: Opportunities, Constraints and Guiding Policies . . . . . . . . . . . . . . . . . . . . . . 6
Stage II: Land Use Alternatives . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6
Stage III: Preliminary Plan . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8
Stage IV: Draft Plan . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8
Stage V: Final Plan . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8
Chapter 4: SCOPE OF WORK . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11
Stage I: Identify Constraints. Opportunities and Guiding Policies
Task 1: Project Initiation and Orientation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11
Task 2: Prepare Base Maps . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12
Task 3: Data Collection . . . . . . . . . . . . . . . . . . . . . . . : . . . . . . . . . . . . . . . . . . . 12
Task 4: Conduct Intensive Environmental Analyses . . . . . . . . . . . . . . . . . . . . . 13
Task 5: Stage I Meetings . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14
Task 6: Stage I Project Management and Consultation Process . . . . . . . . . . . . 15
Stage II: Develop Preferred Sketch Land Use Alternative
Task 7: Review Existing Policies and Formulate GPA/SP Guiding Policies . . . 16
Task 8: Prepare and Evaluate Sketch Plan Alternatives . . . . . . . . . . . . . . . . . . . 16
Task 9: Cost-Revenue/Fiscal Analysis . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 17
Task 10: Stage II Meetings . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18
Task 11: Stage II Project Management and Consultation Process . . . . . . . . . . . 19
Stage III: Prepare the Preliminary Draft GPA and SP
Task 12: Prepare the Preliminary Draft General Plan Amendment . . . . . . . . . . 19
Task 13: Prepare Preliminary Draft SP Introduction and Summary . . . . . . . . . 19
Task 14: Prepare Preliminary Draft SP Goals, Policies and Objectives . . . . . . 20
Task 15: Prepare Preliminary Draft SP Land Use Plan Element . . . . . . . . . . . . 20
Task 16: Prepare Preliminary Draft SP Circulation Plan Element . . . . . . . . . . . 20
Task 17: Prepare Preliminary Draft SP Community Services and Facilities
Element . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 21
Task 18: Prepare Preliminary Draft SP Open Space and Landscape Element . . 21 ,
Task 19: Prepare Preliminary Draft SP Environmental Management Element 22
Task 20: Prepare the Preliminary Draft Design Element . . . . . . . . . . . . . . . . . . 22
Task 21: Prepare the Preliminary Draft SP Development Standards . . . . . . . . . 22
Task 22: Formulate a Preliminary Financing Plan . . . . . . . . . . . . . . . . . . . . . . . 23
Task 23: Prepare Preliminary Draft GPA and SP Implementation and
Administration Program . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24
Task 24: Stage III Document Preparation and Printing . . . . . . . . . . . . . . . . . . . 24
Task 25: Stage III Meetings . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 25
Task 26: Stage III Project Management and Consultation Process . . . . . . . . . . 25
Table of Contents, Continued
Page
Stage IV: Prepare Draft SP and DRAFT EIR
Task 27: Prepare the Administrative Draft EIR . . . . . . . . . . . . . . . . . . . . . . . . . 26
Task 28: Prepare and Print Draft EIR . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28
Task 29: Prepare Draft GPA and SP . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28
Task 30: Print Draft GPA Document . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 29
Task 31: Print Draft SP Document . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 29
Task 32: Prepare and Print Final EIR . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 29
Task 33: Stage IV Meetings . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 30
Task 34: Stage IV Project Management and Consultant Process . . . . . . . . . . . . 30
Stage V: Review and Adopt the GPA and SP
Task 35: Stage V Meetings . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 30
Task 36: Prepare Response to Planning Commission Comments on Draft
GPAand SP . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 31
Task 37: Prepare Additional GPA and SP Refinements . . . . . . . . . . . . . . . . . . 31
Task 38: Print Final GPA Document . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 31
Task 39: Print Final SP Document . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 32
Task 40: Prepare and Print CEQA Findings and Overriding Considerations . . . 32
Task 41: Stage V Project Management and Consultation Process . . . . . . . . . . . 32
Attachment 1: Summary of Work Products . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 33
Attachment 2: Summary of Meetings . . . . . . . ... . . . . . . . . . . . . . . . . . . . . . . . . . . . 35
Attachment 3: Meetings to be Attended by Team Members During Study . . . . . . 36
Attachment 4: Cost Calculations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 37
Chapter 5: CONSULTANT TEAM QUALIFICATIONS . . . . . . . . . . . . . . . . . . . . . . . 39
Appendix A: Detailed Work Descriptions for Task 4
Task 4.1: Hydrology, Flooding and Water Quality . . . . . . . . . . . . . . . . . . . . . . . . . A-1
Task 4.2: Geology and Soils . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . A-1
Task 4.3: Biological Resources . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . A-3
Task 4.4: Public Facilities and Services . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . A-4
Task 4.5: Traffic and Circulation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . A-5
Task 4.6: Economic and Fiscal Analyses . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . A-6
Task 4.7: Cultural Resources . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . A-7
Task 4.8: Noise . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . A-7
Task 4.9: Visual Characteristics and Urban Design . . . . . . . . . . . . . . . . . . . . . . . . . A-8
Table of Contents, Continued
Page
Appendix B: Detailed Work Description for Task 8
Task 8.1: Hydrology, Flooding and Water Quality Considerations . . . . . . . . . . . . . B-1
Task 8.2: Geology and Soils Considerations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . B-1
Task 8.3: Biological Resources Considerations . . . . . . . . . . . . . . . . . . . . . . . . . . . B-2
Task 8.4: Public Facilities and Services Consideration . . . . . . . . . . . . . . . . . . . . . . B-2
Task 8.5: Traffic and Circulation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . B-2
Task 8.6: Economic and Fiscal Considerations . . . . . . . . . . . . . . . . . . . . . . . . . . . B-3
Task 8.7: Land Use and Planning Considerations . . . . . . . . . . . . . . . . . . . . . . . . . . B-3
Task 8.8: Conceptual Sewer,Water and Drainage Planning/Cost Estimates . . . . . B-3
Task 8.9: Grading . . . . . . . . . . . . . . . . . . : . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . B-4
Task 8.10: Visual and Amenity Considerations . . . . . . . . . . . . . . . . . . . . . . . . . . . . B-5
Chapter 1: PROPOSAL INTRODUCTION
This proposal presents WPM's approach, work scope, cost, schedule and organization for the
preparation of a General Plan Amendment (GPA), Specific Plan (SP), and Environmental
Impact Report (EIR) for the West Dublin Study Area. The proposal has benefitted from
review by and consultations with City of Dublin staff and applicant representatives.
PROPOSAL FORMAT
The proposal is organized into five chapters:
Chapter 1 describes the West Dublin Study Area and the project proposed for that area by the
two applicants. Figure 1 depicts the West Dublin Study Area and shows the properties
controlled by applicants.
Chapter 2 summarizes WPM's experience, expertise and references in the support of our
proposal to prepare the West Dublin plan.
Chapter 3 describes the planning process, schedule, and organizational plan which WPM
suggests for the successful conduct and outcome of the West Dublin Study.
Chapter 4 presents 35 technical tasks organized into a step-by-step process leading to City
adoption of a GPA and a SP for the West Dublin Study Area. Also included in Chapter 4 is a
compilation of estimated costs to conduct the Study.
Chapter 5 concludes the proposal with a management plan which recommends the Consultant
team, identifies their roles and responsibilities and describes their unique capabilities to
perform the services.
THE PROPOSED PROJECT
The Eden Development Group and Schaefer Heights, Inc. have separately requested the City
of Dublin to conduct a GPA Study and a Specific Plan Study for the Western Extended
Planning Area, referred to in this proposal as the West Dublin Study Area.
The Eden Development Group request involves approximately 3000 acres under 11 separate
ownerships. The area is generally bounded by I-580 on the south, Eden Canyon Road on the
west, the Alameda/Contra Costa County boundary on the north, and the Dublin City boundary
and Schaefer Ranch Road on the east (see Figure 1).
The Eden application would extend the Dublin General Plan Primary Planning Area to include
the 11 properties and have a Specific Plan prepared in order to develop an exclusive Country
Club Community with high end homes, substantial amenities, such as an 18-hole
championship golf course, and some support retail/commercial areas.
The request contains property owner authorization from the following 10 property owners:
Davilla/Fields; Manuel Machado; Butch Schaefer; Robert Nielsen; Jeffrey Wiederman, John
Machado; Scott Machado; Dennis Gibbs; Domino Cattle Co.; and LeMoyne/Eastwood/-
Bartling. Authorization from Marie Cronin has not been submitted.
1
Figure 1 '
DUBLIN CITY LOM
WEST DUBLIN STUDY AREA
BLOOMINGTON WAY
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The Schaefer Heights request involves approximately 335 acres owned by Barbara Schaefer.
The area is generally bounded by I-580 on the south, Schaefer Ranch Road on the west, and
Donlan Canyon on the north and east. The site includes Donlon Point.
The Schaefer application would extend the Dublin General Plan Primary Planning Area to
include that property and have a Specific Plan prepared in order to develop an upscale single-
family Planned Development Community with support facilities.
The City has combined the two requests to form a single "West Dublin" General Plan
Amendment Study and Specific Plan Study which is the subject of this proposal.
3
Chapter 2: WPM EXPERIENCE AND EXPERTISE
ABOUT WPM
Continuously since 1960, WPM has provided urban and environmental planning services to
public agencies in California and the western United States. WPM's focus is the preparation of
general plans, specific plans and EIR's. In 1981 the firm changed from a partnership to a
corporation. Rudolph R. Platzek,AICP,has been the principal-in-charge of the firm since
1980. Mr. Platzek has managed 78 general plan, specific plan and EIR consulting assignments
for WPM since 1980.
In the preparation of a general plan, specific plan and an EIR, WPM organizes a
multidisciplinary team with specialized skills tailored to the needs of the client. The breadth
and depth of planning and environmental services offered are normally available from only the
largest firms, but with the close personal attention to client needs that is characteristic of a
smaller firm.
The preparation of a general plan, specific plan and EIR is personally supervised by Mr.
Platzek who draws on the work of WPM's highly qualified and experienced professional staff
and experienced consulting specialists. He is totally and intensively involved throughout the
life of the Study and dedicates his efforts to finding solutions to the client's specific problems
and interests.
Local governmental clients expect planning and environmental services which help them make
the decisions in the best interest of their citizens. In that regard, the General Plan Amendment,
Specific Plan and EIR prepared by WPM for the West Dublin Study Area will be creative and
tailored to achieve a successful outcome. It will be our firm commitment to provide plans
which will reflect sensitive understanding of local conditions, problems and opportunities and
which will stand the test of time and public scrutiny. A key feature of our proposal will be a
collaborative planning process to design a plan for the West Dublin Study Area that will
benefit all of the Dublin community.
WPM exclusively serves local governmental clients primarily located in Northern California.
The variety of experience and professional services provided by the firm include the following:
PLANS STUDIES
• general plans and elements • all aspects of site planning • industrial and commercial siting
studies
• specific plans • environmental assessments • population,housing and
economic analyses
• growth management ordinances • EIRs • traffic and circulation planning and
analysis
• industrial/business park plans • public facilities&services financing • zoning ordinance studies
plans&fee systems
• mixed use plans • fiscal impact analysis • computer-aided design
• public facility plans • marketing and economic feasibility studies • LAFCO studies
• redevelopment plans and studies • CBD planning,design and revitalization • graphics&mapping
studies
• historic district and CBD plans • cash flow analysis of development projects
4
WPM'S EXPERIENCE WITH SIMILAR PROJECTS
General Plans
Over the course of WPM's twenty-seven year history, the firm has prepared general plans for
twenty four cities and county's in California and the western U.S. ranging in population from
2,000 to 150,000.
Mr. Platzek has personally participated in or managed the preparation of nine of these general
plans. He is well-qualified to prepare the General Plan Amendment to the Dublin General
Plan.
Specific Plans and Their EIRs
WPM has prepared seven specific plans and EIRs on those specific plans in the last few years
in northern California for project areas up to 4000 acres in size. These are summarized in
Chapter 5. Three of these specific plans (Southeast Antioch Specific Plan, Loma Rica Ranch
Specific Plan and Toro Vista Specific Plan) involved hillside residential development planning
and sensitive environmental issues.
We suggest that you call Ray Vignola, Deputy City Manager, City of Antioch (415) 778-3491
for that City's experience with a WPM-prepared specific plan. Mr. Platzek recently led the
preparation of the major general plan amendment, specific plan and EIR for the hilly Southeast
Antioch area which will double the size of Antioch in the next few years. We point out this
experience because Antioch is now well along in assimilating this major new addition into the
community. The development of the Southeast Antioch area is proceeding with planned
quality projects.
EIRs
WPM has prepared several EIRs on large, upscale master-planned projects with reasonably
similar site and environmental issues to those which will be experienced in the West Dublin
Study. The nearest examples are the Oakhurst Country Club project in Clayton (1448 luxury
units and a championship golf course in hilly terrain) and the Laurel Creek Estates project in
Pleasanton (400 upper end units on Pleasanton Ridge just south of I-580). For the experience
of those cities regarding a major WPM-prepared EIR, please call Val Alexeeff, City Manager,
City of Clayton, (415) 672-3622 and Chandler Lee, Principal Planner, City of Pleasanton,
(415)484-8023.
5
Chapter 3: STUDY APPROACH
THE COLLABORATIVE PLANNING PROCESS
This chapter outlines the suggested approach for a planning process to develop and approve the
GPA, SP and EIR documents. This planning process is then expanded into a detailed work
scope in Chapter 4, which follows.
The key to a successful Study outcome will be a collaborative planning process to evolve a
consensus plan for the West Dublin Study Area. The central tenet will be that although
interests may differ between the various Study participants, e.g. the developers, regional
environmental representatives, adjacent land owners, Dublin citizens, etc., such interests are
not necessarily mutually exclusive and can be reconciled. The collaborative planning process
is designed to work toward the common goal of creating a consensus plan that optimizes the
interests of the various Study participants.
STUDY PROCESS, PARTICIPANTS AND SCHEDULE
To implement the goal of a consensus plan, the collaborative planning process to be utilized
for the West Dublin Study must be different in many ways from the typical development plan
review process in which the landowners/developers conceive their plan in splendid isolation
and then present it for approval by City decision-makers. Instead, the collaborative planning
process is structured to provide for early and ongoing interaction among the various Study
participants in ways that allow them to influence the evolution of the plan. The model to be
used organizes the planning process into five stages in which a consensus plan will evolve.
These stages are explained below. Each stage is designed to systematically advance the
understanding of issues and agreement by Study participants on the form and content of a
consensus plan --namely, the scope, density and intensity, conditions and mitigations of the
project. The schedule for the Study and key decision points are depicted on Figure 2. Study
participants and the organizational structure to enhance collaborative interaction are shown on
Figure 3.
Stage I: Opportunities and Constraints
In the first stage of the collaborative planning process, Study participants will carefully review
the environmental and physical constraints that are identified during Stage 1 studies by the
Consultant team. These include geology and soil conditions, biological resources, traffic, and
many other factors. Opportunities to mitigate such constraints will also be explored. Issues
and conflicts will be identified. Together,environmental constraints, opportunities and issue
sensitivity will form the basis for plan preparation during subsequent stages.
Stage II: Land Use Alternatives
The planning process for Stage R provides for intensive collaboration between the Consultant
team specialists, the Developer team specialists and City staff to articulate,evaluate and refine
sketch land use and circulation alternatives for the Study Area within the framework of the
6
Figure 2: SCHEDULE FOR A COLLABORATIVE PLANNING PROCESS
WEST DUBLIN GPA/SP/EIR STUDY AB CC City Cm nod
CityCm
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■ 11:ORIENTATION MEETINGS ■ tt2.'DETERMINE KEY ISSUES PC - Punning Commission
GPA- General Plan Ammndnwd
SP - Sp_&Plan
EIR- Envkomnedal Inpad Report
TECHNICAL 6 COMMUNITY INPUT MEEIII M
CONSULTANT TEAM PREPARES: 11:PUBLIC REVIEW OF ISSUES; ■ Todudoal Work S-W w d
ENVIRONMENTAL ANALYSES: Design T.—Cly StdWity Conudunt Team
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-PUB.FAC.A SERVICES
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-TRAFFIC&CIRCULATION ■
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- Planning Commi
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Stage I findings. Stage II concludes with Public Study Sessions to introduce sketch plan
alternatives to the public and to invite and encourage public input at this early stage in the
planning process.
Stage III: Preliminary Plan
In Stage III, the Consultant team will integrate the input received from Study participants in
Stage II into comprehensive but preliminary GPA and SP plan documents at the end of Stage
III.
Stage IV: Draft Plan
Early in Stage IV, the public will have another opportunity to review the evolving plan for the
West Dublin Study Area. Another Public Study Session will be held to explore remaining
issues. Following this round of input, the Consultant team will make further refinements and
turn the preliminary plan into the draft plan. At this point,the EIR will be prepared to assess
the consequences and implications of the draft plan. Stage IV will conclude with public
reviews of the draft EIR in front of the Planning Commission and City Council.
Stage V: Final Plan
Stage V will conclude the collaborative planning process by providing Study participants
several opportunities for interaction, feedback and synthesis. City review of the draft EIR will
provide opportunities for public comments that can be reflected in plan refinement. After
certification of the EIR, the draft plan will be subjected to intensive final review by the public,
possible further refinement and then formal adoption of the plan by the City Council at the
conclusion of Stage V.
In summary, the planning process recommended in this proposal will maximize collaboration
and consensus among the various Study participants.
Figure 3 provides a preliminary organization chart to indicate the various Study participants,
their roles and responsibilities and how their inputs could be reflected throughout the
collaborative planning process.
THE PLANNING TEAM
To prepare the plan,this proposal offers a strong, well-balanced Consultant team of
experienced planning, design and environmental specialists. Each member of the Consultant
team has been selected to cover an area of expertise needed to help evolve a consensus plan.
Key individuals or firms are listed below. Their relevance to the Study is described in Chapter
S.
• Land Use and Planning WPM, Urban and Environmental Planners
• Traffic and Circulation TJKM, Traffic Engineers
• Geology and Soils Berlogar Geotechnical Consultants,
• Grading, Utilities and Drainage McGill, Martin and Self, Civil Engineers
• Economics and Fiscal Economic Research Associates
8
Figure 3: ORGANIZATION FOR A COLLABORATIVE PLANNING PROCESS
WEST DUBLIN GPA/SP/EIR STUDY
CCIT COUNCIL
STUDY PARTICIPANTS
City Council Planning Commission
PLANNINf3 •Attends Study Sessions. •Attends Study Sessions.
Nc PRC 'Reviews A acts on EIR,General Plan Recommends b City Council on EIR,
j COMMSSION Amendment(GPA),Specific Plan(SP), GPA,SP,Prazoning,
PrezoN Prellmin Dev
a ng, ary ebpnent Plan, Preliminary Development Plan,
LL Final Map,Development Agreement Tentative Map,Final
Development Plan.Development Agreement,
Planning Team
•City staff -n
-Coordinates Input from City's Consultant
•Coordinate$Input from reviewing agencies. C
-Works with Advisory Committee
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-
Facilitates input from Individuals fi
a Directs Parks and Recreation Commission PRC
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'Consultant Team Parka 8 Trails. O
CITY STAFF DEVELOPER -Reflects Inert from Study Participants. •Attends Study Sessions. Z
A TTAT� Prepares GPA.
-Prepares SP. ND
� -Prepares EIR
-Parddpates In GPA,SP,EIR Reviews. O
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CONSULTANTS CONSULTANTS -Prepares Concept Master Plan.
D sttE SIGN �f� -Reviews Concept Master Plan! �
z TRAFFIC BIOLOGY revisions with Study Participants. D
CIVLANFRA. �SpLS -Prepares application,development n
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• Biologic Resources Dr. Sam McGinnis, Biologist
• Public Services and Facilities Economic and Planning Systems
• Cultural Resources Holman and Associates, Archaeologists
• Air Quality Dr. Rick Pollack, Air Quality Analyst
• Noise Klaveness and Associates, Acousticians
Rudolph R. Platzek, WPM Principal will serve as the Consultant Project Manager. He will
lead and direct the technical team, guide the collaborative planning process, participate in the
public meetings and maintain a close consultation process with City officials.
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EXHIBIT A
Chapter 4: SCOPE OF WORK
The WPM team (Consultant), will provide professional services to support a collaborative
planning process leading to a General Plan Amendment (GPA), Specific Plan (SP) and
Environmental Impact Report (EIR) for the West Dublin Study Area. The scope of work for
these services includes the tasks described below and illustrated in the schedule for a
collaborative planning process (see Figure 2). In this Exhibit, "Consultant team" refers to the
consultants and staff committed by WPM Planning Team Inc. for work under this contract.
"Developer team" refers to the representatives and consultants under direct control of the
applicants. "City team" refers to City staff plus the Consultant team.
Stage I: IDENTIFY CONSTRAINTS, OPPORTUNITIES AND GUIDING POLICIES
General Methodology for Stage I Tasks
This first stage involves several technical tasks which provide for documentation of physical
conditions throughout the West Dublin Study Area and an overall environmental assessment of
the entire project area.
An inventory of environmental and physical conditions will be prepared and studied for
developmental implications. Utilizing generalized development assumptions, an
environmental assessment will be conducted by Consultant team specialists to identify
potential constraints and opportunities which might affect site planning and design. Policies of
the current General Plan will be reviewed for consistency with the intent of the proposed
project and guiding policies will be formulated to give direction to plan preparation in
following stages. Stage I findings and guiding policies will be reviewed by the Planning
Commission and City Council in a Study Session at the end of Stage I to provide feedback on
issues and to confirm guiding policies.
Task 1: Project Initiation and Orientation
Methodology
1. Scol2ins. The work scope,budget, schedule, organizational chart and contract will be
prepared by the Consultant.
2. Task 1 Meetings. Attachment 2 to this scope of work included at the back of this chapter
lists the numbers and types of technical, advisory committee and public meetings to be
prepared for and participated in by the Consultant team during the West Dublin
GPA/SP/EIR study. A start-up meeting will be held between the Consultant, Project
Manager and City staff to confirm the type, number and content of official meetings.
Soon after project initiation,Technical Work Session #1 will be held between City staff,
Consultant team and the Developer team to coordinate the work scope, schedule and
organization for the project,to establish contacts and clarity lines of communication
among these Study participants, and to begin discussion of technical and planning issues.
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3. CEOA Documents. The Consultant will prepare the Initial Study and Draft Notice of
Preparation (one reproducible copy) for distribution by the City.
Product: Refined scope of work, schedule and organization chart. Establish contacts among
team members. Initial Study and Draft Notice of Preparation.
Schedule: Prior to and weeks 1 and 2.
Task 2: Prepare Base Maps
Methodology
1. The following base maps and air photos will be supplied to the Consultant by the
Developer:
a. One clean, sharp mylar topo map of the Study Area and immediate vicinity at 1" _
400' (with no title block and legend).
b. One mylar aerial photo of the Study Area and immediate vicinity at 1" =400' (with
no title block and legend).
c. One non-reproducible color aerial photo print of the Study Area and immediate
vicinity at 1" =400' (in one sheet or several sections).
2. The Consultant will obtain a reproducible sub-regional base map and other mapped
information from the Developer.
3. The Consultant will set up these base maps and air photos with title blocks and legends as
appropriate to the studies. Should the existing maps or air photos be inappropriate, the
Consultant will work with the City to obtain or prepare suitable alternative maps or air
photos as an additional service.
Product: Sub-regional and Study Area base maps, air photos and other maps for use in the
GPA, SP and EIR studies.
Schedule: Within month 1.
Task 3: Data Collection
Methodology
The Consultant team will gather and review all existing data, as made available by the
Developer team and 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. Based on this review, the
Consultant Project Manager, representing various Consultant team members, will identify any
missing information that may be pertinent to the project and will work with the City and/or
Developer team to determine the most efficient way to generate the missing data as an
additional service.
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Product: Library of available data. Evaluation of existing data as it applies to the GPA, SP
and EIR and an identification of gaps in the data.
Schedule: Within month 1.
Task 4: Conduct Intensive Environmental Analyses (See Appendix A for detailed team
member work descriptions for Task 4)
Intensive environmental analyses will be performed by individual Consultant team members in
this task to provide the Developer team, the City and other Study participants with information
on existing conditions and the inherent opportunities and constraints of the Study Area. This
data can be considered by the Developer team in their preparation of an initial sketch plan for
the Study Area. .
General Methodology
Opportunities and constraints analyses will be performed for the categories listed below
according to the following generalized methodology. Detailed methodology for individual
environmental analyses of Task 4 are spelled out in Appendix A of this proposal.
• Review previously prepared documents and maps.
• Conduct initial environmental analyses to identify significant opportunities and serious
constraints for both development and conservation of site resources.
• Prepare environmental analysis maps.
• Compile technical memoranda into Study Report#1.
Opportunities and Constraints Categories
Data will be gathered on the existing environmental setting and the constraints and
opportunities inherent in the site for the following subtasks (see Appendix A).
• Hydrology, Flooding and Water Quality
• Geology, Soils and Grading
• Biological Resources
• Public Facilities and Services
• Traffic and Circulation
• Economic and Fiscal
• Cultural Resources
• Noise
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• Visual Characteristics and Urban Design
• Land Use and Planning
• Population, Employment and Housing
• Combined Constraints and Opportunities
Product: A technical memorandum will be prepared for each of the foregoing topics by the
responsible Consultant team member for a total of 11 memoranda. Each memorandum will be
printed in one photo-ready document and 25 copies for distribution to Consultant team
members (8),Developer team members (7) and the City (11). These memoranda will be
synthesized into Study Report#1 which will be printed in 100 copies for distribution to select
Consultant team members (8), to Developer team members (7), and to the City (85).
Utilizing such base map, existing site conditions as of 1989 will be mapped to include the
following:
• soils and preliminary geotechnical conditions (from a working geology/soils map to be
provided by the Developer geotechnical team member)
• slopes
• significant vegetation and riparian habitats
• scenic resources and views
• easements and right-of-ways
• existing parcelization
• nearby sewer trunk and water lines
• electrical and phone lines
• adjacent existing land uses
• structures, fences, water courses and features, springs
These existing conditions maps will be developed in sketch form in format and media(trace,
vellum, sepia or mylar) as appropriate/suitable for standard black line reproduction. One set of
full size prints will be made available for City use, if requested, and 8 1/2" x 11" reduced
copies will be included in Study Report#1 for appropriate tasks.
Schedule: Technical memoranda will be made available when completed in the period
months 1-5. The task is expected to be completed by the end of month 5 based on timely
submission of necessary data by the City and Developer team.
Task 5: Stage I Meetings
Methodology
In addition to an orientation meeting provided for in Task 1,this task provides for the
attendance of select members of the Consultant team at the following meetings:
1. Technical Work Sessions. Select members of the Consultant team will attend Technical
Work Sessions#2 and#3 in Dublin during Stage I attended by members of pertinent public
agencies, interested property owners and individuals and City staff to determine key issues
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and interests and identify sensitive environmental factors which may influence the
preparation of the GSA, SP and EIR.
2. Public Study Session#1. As soon as Study Report#1 has been prepared, the City will
schedule Public Study Session #1 to review this document. The City will identify and
contact the participants. Attendance by Planning Commission and City Council members is
suggested. The goal of Public Study Session#1 will be to develop a consensus on the
importance of the issues raised in Study Report#1. This Public Study Session will identify
issue sensitivity for the City team and the Developer team.
Task 6: Stage I Project Management and Consultation Process
Methodology
This task anticipates the services of the Consultant Project Manager during Stage I to
coordinate Consultant team members, to maintain communication with City staff and
Developer team members, and to administer the contract.
Regular monthly progress reports will be prepared for the City to indicate the progress and the
status of the study. Five progress reports are anticipated during Stage I.
Stage II: DEVELOP PREFERRED SKETCH LAND USE ALTERNATIVE
General Methodology for Stage II Tasks
Work tasks of Stage H will result in:
• Review of the Developer team's initial or revised sketch plan for the Study Area based upon
the opportunities and constraint findings of Stage I and guiding policies of Stage H.
• Conceptual studies by the Consultant team of planning alternatives to the Developer team's
initial or revised plan, reflecting to the greatest extent.possible, the findings and conclusions
of Stage I.
• A technical and public meeting process to determine if a general consensus can be achieved
by the end of Stage 11 on a preferred land use alternative which reflects Stage I opportunities
and constraints (premitigation), prior to the preparation of the draft GSA and SP documents.
The findings of various Consultant team specialists will form the framework for the review of
the Developer team's initial or revised sketch plan. A technical work session of the City staff,
Consultant team and Developer team participants will be held. Opportunities and constraints
will be explained and mitigations identified. Recommended plan alternatives developed by the
Consultant team will be studied by the group. Comments received as a result of the Notice of
Preparation will be brought forth as well. Implications for the Developer team's initial or
revised plan will be explored by work session participants. Consensus recommendations will
be formulated for purposes of Developer team revision and refinement of their initial or
revised plan.
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Task 7: Review Existing Policies and Formulate GPA/SP Guiding Policies
Methodology
The West Dublin GPA and SP must demonstrate consistency with the policies (existing or as
amended) of the City's General Plan. On the other hand, the policies of the General Plan must
be relevant to provide direction to the preparation of the GPA and SP. This task will first
review the guiding and implementing policies of each General Plan element for their
implications for the GSA and SP. The Consultant team will then prepare Study Report#2
which will contain a comprehensive set of policies applicable to the preparation of the GSA
and SP. Guiding policies organized by the following elements can be anticipated:
• Land Use
• Circulation and Scenic Highway
• Parks and Open Space
• Public Facilities and Services
• Housing
• Conservation
• Seismic Safety and Safety
• Environmental Resources Management
Product: Study Report#2 in 50 copies for distribution to Consultant team members (8), to
Developer team members (7), and to the City (35).
Schedule: By month 5.
Task 8: Prepare and Evaluate Sketch Plan Alternatives (See Appendix B for detailed team
member work descriptions for Task 8)
General Methodology
1. The Developer team will provide the Consultant team with 10 black line prints of the
Developer team's initial and revised sketch plans for the Study Area and other supportive
information, as appropriate. The Developer team also shall provide 3 copies of a
preliminary grading plan which identifies conform lines, respective cut and fill areas and
depth lines of cut and fill at 10' contour intervals. One copy shall include color-coded
information on cut and fill depth. This plan and supportive information will be distributed
to the Consultant team.
2. After Consultant team review of the Developer team's initial and revised sketch plans, and if
appropriate, the Consultant team will develop one to three sketch alternative land use and
circulation plans for the West Dublin Study Area, based on the findings and consensus
policy direction of Stage I, in sufficient detail to assess alternative project characteristics.
Alternatives may focus only on portions of the Study Area. Full size black line prints will
be available for presentation purposes. Reduced maps will be included in Study Report#3,
to be prepared by the Consultant at the end of Task 8.
3. Prepare narrative and where appropriate, a summary of quantified evaluations of the initial
or revised sketch plan and its alternative(s) for purposes of comparison.
Appendix B contains detailed work descriptions for each Task 8 evaluation. Task 8.8 of
Appendix B contains a scope of work the Developer should follow for his preparation of
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conceptual sewer, water and drainage plans for the project site once a preferred land use
alternative has been selected.
Evaluations will be limited to the following categories:
• Traffic and Circulation Considerations
• Public Facilities and Services Considerations
• Biologic Resources Considerations
• Land Use and Planning Considerations
• Hydrology,Flooding and Water Quality Considerations
• Geology, Soils and Grading Considerations
• Visual and Amenity Considerations
• Economic and Fiscal Considerations (from Task 9)
Product: Study Report#3 containing reduced sketch plan land use and circulation alternatives
and narrative and quantified evaluations will be printed in 100 copies for distribution to
Consultant team members (8), Developer team members (7) and the City (85).
Task 9: Cost-Revenue/Fiscal Analysis
Methodology
The sketch plan alternatives developed in Task 8 will be analyzed for fiscal impacts. Using
service and facility provisions and budgetary information developed in Task 4, the fiscal
impact model will be run to determine the fiscal impact of each sketch development plan
alternative on the City and other public agencies by 5 and 10 year increments for a total 25
year forecast from the present. The Developer indicates that the proposed golf course will be a
private facility. In that regard, the cost-revenue analysis will not deal with it in any extensive
way.
Capital costs, as estimated by the Developer civil engineer, public agencies and/or other
members of the Consultant team will be integrated into the overall estimates of costs, including
the ongoing maintenance and operating costs of new capital facilities required.
Multi-year estimates of costs for affected agencies will be produced.
The budget analysis will also guide development of revenue projections. Existing revenues
that will be increased by the proposed project will be estimated using techniques that simulate
the actual workings of each revenue source or "average revenue" techniques, depending upon
which is appropriate for the given revenue item.
Property tax projections will accurately reflect the assessed value added to the tax base by the
proposed project, and the incremental portion that each agency can expect on an annual basis.
Sales tax projections will reflect the estimated retail sales activity of residents and an estimate
of the location of these sales (both on the project site and in the surrounding market area).
other revenues will similarly be modeled in a manner which reflects the contribution of the
proposed project.
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Multi-year estimates of all the public revenues generated by the proposed project will be
produced.
The conclusions drawn from the fiscal analysis will help the Developer team, the City and the
Consultant team to identify the preferred alternative plan.
Product: Memorandum of fiscal analysis; 1 photo-ready copy, 25 copies
Task 10: Stage II Meetings
This tas k provides for up to 2 Technical Study Sessions and up to 2 Public Study Sessions.
The goal of these meetings will be to search for a general consensus on a preferred land use
alternative that will become the basis for the preparation of the GSA and SP.
1. Technical Work Sessions. Select members of the Consultant team will attend Technical
Work Sessions#4 and#5 in Dublin in Stage II with Developer team members and City staff
to review the findings and guiding policies from Stage I, to explain development and
conservation concept alternatives and their evaluations and to comment on the Developer
team's initial sketch plan, and expected subsequent revisions to their sketch plan. The goal
of these Technical Study Sessions will be to encourage the Developer team to voluntarily
accept and incorporate into a revised plan the recommendations and mitigations offered by
the Consultant team.
2. Public Study Sessions. The City at this stage shall have the option to widely notice these
Public Study Sessions as open to the general public or to selectively invite representatives of
various interest groups. Two Public Study Sessions will be attended in Stage II by select
members of the Consultant team at which Study participants will review and provide
feedback on the Developer team's second or third revised sketch plan. The Developer team
will present their plan at these meetings. A member of the Consultant team would be
available at these meetings to answer questions. The City shall be responsible for
invitations to attendees, preparation of the agenda and recording the results of the meetings.
a. Public Study Session#2. The Developer team's second or third revised sketch plan will
be introduced to the public at this Public Study Session by Developer team
representatives. A candid discussion is expected on the degree of consistency achieved
in their preliminary sketch plan with technical,policy direction and community input
offered in earlier tasks. The Consultant will rely on the City to identify and contact the
Study Session participants and to record the results of the meeting.
b. Public Study Session#3. Following Study Session #2 the Developer team will have an
opportunity to revise their preliminary concept plan for purposes of another presentation
at Public Study Session#3. It is recommended that the Developer team prepare a three-
dimensional model of the proposed project for purposes of these Stage II meetings. The
goal of Public Study Session #3 is to measure the degree of consensus which prevails
among Study participants for the overall, premitigated but preliminary development
concept being offered by the Developer team. If a general consensus is apparent at the
conclusion of Study Session #3, such sketch development plan will serve as general
direction for the preparation of the draft GSA and SP documents by the Consultant team.
If any subsequent Public Study Sessions are required to maximize support for a preferred
land use alternative, they will be prepared for and attended by the Consultant as an
additional service.
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Product: Selection of preferred land use alternative for purposes of preceding with
preliminary studies for the GPA and SP.
Task 11: Stage II Project Management and Consultation Process
Methodology
Task 11 provides for the services of the Consultant Project Manager during Stage H to
coordinate Consultant team members, to interact with City staff and Developer team members,
to prepare regular progress reports and to generally administer the contract.
Stage III: PREPARE THE PRELIMINARY DRAFT (TPA AND SP
With a premitigated but preliminary land use alternative for the Study Area tentatively agreed
to by Study participants at the end of Stage H, the Consultant team will proceed with the
preparation of the preliminary draft General Plan Amendment and Specific Plan documents
which will involve completion of the following Stage III tasks.
Task 12: Prepare the Preliminary Draft General Plan Amendment
The Consultant team will prepare a preliminary draft General Plan Amendment document
which includes full updates, if appropriate, for the land use, circulation and noise elements and
limited updates of the environmental resources and seismic safety elements of the General Plan
as required by state law to reflect the addition of the West Dublin project GPA and the East
Dublin project GPA to the City's primary planning area. The extent of General Plan update
required to reflect the addition of the GPA for the East Dublin Study Area will need to be
verified prior to initiation of work on Task 12.
Product: Study Report#4 representing the preliminary draft GPA document containing
narrative text and reduced graphics. Report graphics will be in an 11" x 14", black and white,
reproducible format. In addition, one set of presentation-size, reproducible exhibits will be
prepared for City use. A subsequent task(Task 24) provides for producing and printing the
finished preliminary draft GPA document.
Task 13: Prepare Preliminary Draft SP Introduction and Summary
This task will prepare the opening chapter of the preliminary draft Specific Plan document. It
will explain the purpose and intent of the Specific Plan, summarize the planning process,
present an analyses of natural and physical site features and emphasize how the opportunities
and constraints examined in the preparation of the preliminary draft GSA and SP will need to
be considered in future detailed development planning for the West Dublin Study Area.
Product: Memorandum containing preliminary draft SP introduction and summary section, 1
photo-ready copy, 25 copies. Preparation for printing and printing is provided for in Task 24.
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Task 14: Prepare Preliminary Draft SP Goals, Policies and Objectives
Methodology
Detailed and specific goals,policies and objectives for the West Dublin Study Area will be
prepared, based on guiding policies formulated in Stage I and the umbrella of goals, policies
and objective developed for the GPA.
Product: Memorandum containing preliminary draft SP goals,policies and objectives, 1
photo-ready, 25 copies. Preparation for printing and printing is provided for in Task 24.
Task 15: Prepare Preliminary Draft SP Land Use Plan Element
Methodology
The preparation of the preliminary draft SP land use element will utilize the preferred land use
alternative arrived at through the collaborative planning process in Stage H. If any realistic
options with respect to differing development and open space footprints, density, freeway
interchange design, internal roadway alignments and widths and other planning related
variables are still remaining following an examination of such sketch plan, they will be
studied. Following these studies of remaining planning issues, a draft Development and
Conservation Plan Map will then be prepared by the Consultant team at full size. Narrative
text will be prepared which describes the concept for the Study Area, various land use
components and the internal circulation system developed in Task 16 below. Land use
standards for density and lot coverage will be recommended.
Product: Memorandum which contains recommended preliminary draft SP Land Use Plan
element. Report graphics for the element will be reduced to 8 1/2" x 11" or 11" x 14", black
and white, reproducible format, 1 photo-ready copy,.25 copies. In addition two full size
reproducible preliminary Development and Conservation Plan Maps will be prepared; one for
the City and the other for the Developer team. Preparation for printing and printing is
provided for in Task 24.
Task 16: Prepare Preliminary Draft SP Circulation Plan Element
Methodology
Circulation studies prepared for the Study Area in Tasks 4, 8 and 12 will be refined. The most
appropriate internal circulation system for the Study Area will be determined.- The required
off-site roadway additions and improvements needed as a result of Study Area development
will be set forth. The requirements for the main internal streets including right-of-way width,
setbacks, lighting, signing, landscaping, and intersection treatment will be illustrated and
described.
Product: Memorandum which contains recommended Circulation Plan element, 1 photo-
ready copy, 25 copies. Road network map at buildout with sections for all to an 8 1/2" x 11"
or 11" x 14" black and white, reproducible format. Preparation for printing and printing is
provided for in Task 24.
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Task 17: Prepare Preliminary Draft SP Community Services and Facilities Element
Based upon the existing conditions assessment compiled in Stage I, and preferred land use
alternative selected in Stage H, infrastructure concept plans for sewer, water and drainage will
be prepared by the Developer. These will be reviewed and verified by MMS of the Consultant
team prior to incorporation into the Community Services and Facilities Element by the
Consultant team.
Methodology
1. The Developer will prepare a concept design for water, wastewater and drainage systems to
accommodate the preliminary draft Land Use Plan. The Developer's concept utility plans
will include concept-level on-site collection and distribution trunk line systems showing
locations, capacities, sizes, and slopes and will determine the location and size of drainage
detention basins. These plans will be reviewed and approved by the Consultant team
member MMS for inclusion as the concept utilities plans in the Preliminary Draft SP report.
2. In close consultation with affected public agencies, Consultant team member EPS will
recommend other community facilities and services required to serve the SP Study Area at
full development for fire protection, police protection, parks and recreation, schools, and
general administration.
3. Policies will be recommended by EPS for the provision of police and fire protection, sewer,
water, storm drainage, gas and electricity, schools, parks, and solid waste collection.
4. The Developer-prepared cost estimates will be reviewed for acceptability by Consultant
team member MMS.
Product: Memorandum containing needs and recommendations for on-site and off-site
community services and facilities to serve the SP Study Area, 1 photo-ready copy, 25 copies.
Preparation for printing and printing is provided for in Task 24.
Task 18: Prepare Preliminary Draft SP Open Space and Landscape Element
Methodology
This element will integrate needs for open space and natural resources protection, recreation,
amenities and good visual quality, as follows:
1. Prepare an Open Space Plan diagram correlated with the preliminary draft Land Use Plan.
Features to be included will be a conceptual golf course layout, other possible recreational
areas and facilities (trails and pathways), drainage elements, landscaped buffers, riparian
corridors and other natural and restored open space features that can be incorporated into the
preliminary draft Open Space Plan diagram.
2. The main internal collector street(s) will be treated as a major landscape design element
within the project: Setback and landscaping requirements will be described with the
emphasis on establishing high quality corridor(s) serving the site.
3. The need for a high quality setting will be emphasized. A schematic master Landscape
Features Plan will be prepared for the Study Area which will illustrate and recommend a
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landscape vocabulary for boulevard trees, street trees, landscaped buffers and screens,
erosion control, etc.
Product: Memorandum containing recommended but concept-level open space and landscape
systems, 1 photo-ready copy, 25 copies. Open Space Plan and Landscape Features Plan
diagrams will be included. A full size,black line print will be made available to City staff and
to Developer team in addition to reductions which will be included in an 8 1/2" x 11" or 11" x
14" format within the preliminary draft Open Space and Landscape Plan element. Preparation
for printing and printing is provided for in Task 24.
Task 19: Prepare Preliminary Draft SP Environmental Management Element
Methodology
Drawing from the environmental analyses prepared in Stage I, the Consultant team will
prepare overall environmental management policies and strategies to conserve and even
enhance the significant environmental resources of the Study Area. Performance standards
will be developed to minimize the visual and natural resources impacts of grading. Explicit
requirements will be set forth to reduce the impacts of on-site development on biological
resources (heritage trees,rare and endangered species habitat and other valuable vegetation
such as riparian woodlands and corridors). Measures will be developed for the protection of
development from landslides and other geologic, flood, wildfire, erosion, noise and other
possible hazards. Also addressed will be the protection of scenic views and ridgelines and
cultural resources, if appropriate.
Product: Memorandum contain policy statements, strategies and standards constituting the
preliminary draft SP Environmental Management Element, 1 photo-ready copy, 25 copies.
Preparation for printing and printing is provided for in Task 24.
Task 20: Prepare the Preliminary Draft Design Element
Approach: Design policies and criteria will be prepared to aid the City for purposes of design
review during subsequent development approvals. Overall design requirements will be
recommended in the form of policy statements. More specific criteria for site planning and the
design of landscape, off-street parking, fencing and screening,exterior lighting, street trees,
architecture, signing and Study Area entries will be recommended in the form of narrative text
and sketch drawings. The Developer team will provide input and coordination for this task.
Product: Memorandum containing 8 1/2" x 11" graphics and narrative design review criteria,
1 photo-ready copy, 25 copies. Preparation for printing and printing is provided for in Task
24.
Task 21: Prepare the Preliminary Draft SP Development Standards
Methodology
Performance standards and guidelines will be prepared to assist subsequent developers in the
preparation of their development plans and to aid the City in the review of such plans. Such
standards and guidelines will include, but not be limited to:
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• Parcel size,FARs, building coverages, heights, and setbacks
• Grading and erosion control requirements
• Placement of utilities
• Light and glare
• Storage and display
• Energy conservation
• Street and transit requirements
• Disaster planning
• Noise
Product: Memorandum containing recommended development standards, 1 photo-ready
copy, 25 copies. Preparation for printing and printing provided for in Task 24.
Task 22: Formulate a Preliminary Financing Plan
The Consultant's fiscal team member will rerun his cost-revenue/fiscal impact model,
originally prepared to test sketch plan alternatives,using the refined land use data and
infrastructure needs and costs identified in Tasks 15 and 17.
The financing techniques proposed by the City and the other public agencies (and any other
techniques resulting from Consultant efforts) will be structured into a series of strategies.
These financing strategies will be evaluated using the fiscal consultant's capital improvement
financing model. The model permits the testing of different mixes of financing techniques
(e.g. development fees, assessment districts,taxes, etc.) for any set of capital improvements,
and produces estimates of financial burden upon various burden groups (e.g. developer, new
homeowners, existing residents of Dublin, etc.).
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 and other relevant public agencies. The financing plan will include:
• Recommended changes to each affected agency's overall revenue generating activity and
levels of service, given the results of the fiscal analysis.
• Recommended project specific actions that assure the development pays its "fair share" of
both incremental ongoing costs and site specific improvements required. These specific
actions will be suitable for inclusion in a development agreement or other appropriate
mechanism.
Product: Memorandum providing a preliminary identification of the cost and revenue flows
potentially generated by the preliminary draft Land Use Plan, one photo-ready copy, 25 copies.
Recommendations for program adjustment phasing and/or alternative financing approaches, if
required to achieve acceptable fiscal results. Preparation for printing and printing is provided
for in Task 24.
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Task 23: Prepare Preliminary Draft GPA and SP Implementation and Administration
Program
Methodology
According to State planning law, a speck plan shall include a program of implementation
including regulations, conditions, program and additional measures as necessary to carry out
the plans. An implementation program will be prepared by the work of this task to explain the
following measures required to implement the GPA and SP.
• General Plan Amendment
• Prezoning of the Study Area
• Annexation of the Study Area to the City
• Development Agreement
• Processing of Master Parcel Map(s)
• Adoption of a Public Improvements Plan
• Adoption of a Financing Program
• Administration of the Specific Plan
• Administration of a Maintenance and Operation Program
• Planning Implementation
Product: Memorandum containing the implementation program for the GPA and SP, 1 photo-
ready copy, 25 copies. Preparation for printing and printing provided for in Task 24.
Task 24: Stage III Document Preparation and Printing
This task gets the Stage III document ready for printing and provides for printing of the various
memoranda and the preliminary draft GPA and SP documents. Documents to be prepared'for
printing and the number of reports to be printed in Task 24 are as follows:
Type of Document Number to be Printed
• SP Memoranda: 250
- Introduction and Summary 25
-Goals, Policies and Objectives 25
-Land Use Plan Element 25
-Circulation Plan Element 25
- Community Services and Facilities Element 25
-Environmental Management Element 25
-Design Element 25
-Development Standards 25
-Financing Plan 25
- Implementation Program 25
• Study Report#4: Preliminary Draft GPA 50
• Study Report#5: Preliminary Draft SP 100
Work involved in document preparation in Task 24 includes:
• Editing and integrating memoranda into the preliminary draft GPA and SP formats
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• Preparing all report graphics for printing
• Word processing of the documents
• Printing, binding and delivery of the documents
The number of copies of the various Task 24 documents to be printed are indicated above.
Memoranda will be distributed as follows:
• 8 to Consultant team members
• 7 to Developer team members
• 11 to City staff
Preliminary draft GPA documents will be distributed as follows:
• 8 to Consultant team members
• 7 to Developer Team members
• 35 to City for distribution as appropriate
Preliminary draft SP documents will be distributed as follows:
• 8 to Consultant team members
• 7 to Developer team members
• 85 to City for distribution as appropriate.
Product: Printed memoranda and preliminary draft SP documents.
Task 25: Stage III Meetings
Methodology
As significant memoranda(i.e. GPA, land use, circulation and public facilities) become
available. Technical Work Sessions#5 and#6 will be held with City staff and select members
of the Consultant team to review memoranda findings. The goal of the Technical Work
Sessions will be to maximize feedback from City staff and Developer team members on the
technical contents of the significant memoranda prior to incorporation into the preliminary
draft SP document.
Product: Technical feedback to Consultant team on significant Stage III memoranda.
Task 26: Stage III Project Management and Consultation Process
Methodology
Task 26 provides for the services of the Consultant Project Manager during Stage III to
coordinate Consultant team members, to interact with City staff and Developer team members,
to prepare five monthly progress reports and to generally administer the contract.
25
Stage IV: PREPARE DRAFT SP AND DRAFT EIR
Stage IV will start with a Public Study Session to review the preliminary draft GPA and SP
documents. Following the Study Session, the Consultant will conclude the preparation of the
Administrative Draft EIR on the GSA and SP and will refine the preliminary draft SP into the
draft SP document. When these documents are ready, the formal EIR public review process
will begin leading to City certification of the EIR at the end of Stage IV.
Task 27: Prepare the Administrative Draft EIR
Methodology
While the preliminary draft GPA and SP are being reviewed by the City, work can also begin
on the administrative draft EIR. The EIR will be prepared by the same specialists of the City
Consultant team which will prepare the draft GPA and SP documents to ensure consistency
and efficiencies of analysis. The EIR will incorporate the Environmental Setting developed in
Task 3 directly as the setting section. The Consultant team's technical studies, and
Environmental Setting will be used as a data base in preparing the administrative draft EIR.
The preliminary draft GPA and the SP will be the proposed project to be subjected to EIR
analyses in this task.
The EIR will be prepared 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. 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 GP and the SP
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 Study Area, taking into account the mitigating aspects of the policies identified in the
planning documents.
The EIR will address the following areas of environmental concern. Note: If additional
environmental issues are raised during the Notice of Preparation or from the foregoing studies
that are not covered in the following listing,they will be performed as an additional service.
A. Communitywide Socioeconomic Impacts. The Consultant team's economist, John Cone,
will prepare a comprehensive analysis of how the proposed development will affect
Dublin's socioeconomic conditions and characteristics. The analysis will first document
existing community socioeconomic conditions,then indicate how these existing conditions
will be changed by the development of the project. Among the factors to be assessed are
the project's potential effects on demographics, housing supply and jobs/housing balance in
Dublin and the sub-region.
B. Land Use and Planning. The proposed GP and SP will involve City adoptions of land use
policies and standards and may involve General Plan land use designations for the Study
Area. The Consultant will examine the potential for inconsistency of these land use
designations, policies and standards with those of the Alameda County General Plan and
26
any proposed or pending updates that are applicable to the Study Area. Such consistency
evaluation will also include regional plans. Land use compatibility impacts with
neighboring existing and planned land uses will be analyzed. Mitigation measures will be
recommended to minimize land use and planning concerns.
C. Traffic and Circulation. TJKM will assess potential traffic and circulation impacts using
the traffic data and model developed in Task 4.
D. Geology. Soils and Grading. Geologists with Berlogar Geotechnical Consultants and civil
engineers with McGill,Martin and Self will prepare an assessment of geological, soils and
grading impacts for each pertinent subarea of the site due to development in the subarea
taking into consideration premitigations already reflected in the preliminary draft SP
achieved as a result of the consultative process in Stage II. Areas of concern to be
addressed include impact of grading, slope failure, soil characteristics, foundation
requirements, seismicity, corrosivity and erosion. Mitigation measures will be
recommended to ensure safe development and to minimize the impacts of geologic and
soils conditions.
E. Hydrology. Flooding and Water Quality. Water resource engineers with McGill, Martin
and Self will assess the potential for development to increase runoff and flooding in the
area. Based upon utility studies developed for the plans, on-site and off-site flooding and
drainage improvements will be set forth to minimize impacts of increased_runoff.
Groundwater and surface runoff water quality concerns will also be addressed.
F. Biologic Resources. Dr. Sam McGinnis 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.
G. Visual Quality and Urban Design. The Consultant will assess the potential for
development in the area to obstruct or degrade views and affect visual quality through use
of photographs and illustration of areas of potential development. Urban design impacts
will be analyzed. Mitigation measures and design guidelines to minimize effects will be
identified.
H. Cultural Resources. Archaeologists Holman and Associates will assess the potential for
development in the area to affect cultural resources and will recommend appropriate
mitigation measures.
I. 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 Dr. Rick
Pollack.
J. Noise. Using appropriate models and noise monitoring data, noise analysts Klaveness and
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.
K. Public Services and Utilities. Economic and Planning Systems will contact representatives
of all potentially affected service and utility providers and will utilize the Developer team
utility analysis to determine potential effects. Mitigation measures will be identified
including necessary improvements and equitable financing mechanisms.
27
L. Fiscal Impacts. Economic Research Associates will utilize the cost and revenue projections
developed in Task 9 to identify potential fiscal impacts. Feasible mitigation measures will
be recommended, if needed, that eliminate or greatly reduce potential impacts.
M. Other Environmental Issues. Energy consumption characteristics of the project will be
described and energy conservation measures will be identified. The potential for new light
and glare will also be evaluated.
N. Project Alternatives. As required by CEQA, the EIR's presentation of project alternatives
will focus on those capable of substantially reducing or eliminating significant adverse
effects of the proposed project. Three project alternatives will be evaluated for their ability
to become environmentally superior alternatives. These include the no-project alternative,
a site redesign alternative and off-site alternatives. Comparative evaluation of impacts of
off-site alternatives in included.
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 uses and long-term productivity, irreversible
environmental changes and mitigation monitoring as required by AB 3180.
The Environmental Setting(Task 4), impact analyses, and mitigation measures discussed
above will be synthesized into an Administrative Draft EIR for City and proponent review.
The EIR will include graphics and illustrations to facilitate understanding of all environmental
concerns. The graphics will be of report size and will be reproducible unless authorized
otherwise by the City.
Product: Administrative Draft EIR printed in one photo-ready and 25 copies for distribution
to Consultant team (8), Developer team (7) and City (11).
Schedule: Months 16-17 (10 weeks following completion of Draft General Plan Amendment
and Preliminary Draft Specific Plan documents).
Task 28: Prepare and Print Draft EIR
After the City staff and Developer team have reviewed the administrative Draft EIR, WPM
will incorporate revisions and prepare the Draft EIR. One hundred copies of the Draft EIR
will be delivered to the City for public distribution. At the City's request, the Consultant will
also prepare a Notice of Completion for transmittal to the State Clearinghouse.
Product: One photo-ready document and 100 copies of Draft EIR for distribution to the
Consultant team (8),Developer team (7) and the City (86).
Schedule: 3 weeks following receipt of City staff and Developer team comments on
administrative Draft EIR.
Task 29: Prepare Draft GPA and SP
Methodology
Based upon feedback received in Stage II and findings of Stage III, the SP will be brought into
sharper focus,revised as necessary and refined into the draft GPA and SP documents. This
28
task provides 32 hours of principal time,48 hours of computer graphic specialist time and 24
hours of word processing time for such refinement. In the event more Consultant time or
associating consultant work is required, it will be provided as an additional service.
Product: Text and graphic revisions to the current Dublin General Plan necessary to amend
the General Plan to include the West Dublin Study Area in the City's Primary Planning Area.
Text and graphic revisions to the preliminary draft SP document as necessary.
Task 30: Print Draft GPA Document
Methodology
The City will need to make a determination before this task can be firmed up as to whether the
entire General Plan shall be reprinted to reflect the amendments made necessary by the
addition of definitive land use designations and traffic ways of the West Dublin Study Area.
Product: To be determined. This preliminary proposal assumes that the entire draft GP
document will be reprinted in one photo-ready document and 50 reports.
Task 31: Print Draft SP Document
Methodology
Print 100 copies of the draft SP document. The Consultant shall retain 10 copies for
distribution to the Consultant team and shall deliver 85 copies to the City.
Product: One photo-ready document and 85 draft SP documents delivered to the City.
Task 32: Prepare and Print Final EIR
When all written and oral comments have been received by the Consultant, 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 listing 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. The Consultant will make revisions and transmit 100 copies of
the response to comments document (Final EIR) to the City for public distribution. At the
City's request, the Consultant will also file a Notice of Determination for the project upon EIR
certification.
Product: 25 copies of the administrative Final EIR Addendum for distribution to the
Consultant team (8),Developer team (7) and the City (10). One photo-ready document and
100 copies of the Final EIR Addendum for distribution to the Consultant team (8), Developer
team (7) and the City (86).
Schedule: Delivery, of Final EIR four weeks after the Consultant receives the minutes of the
Planning Commission public hearing on the Draft EIR.
29
Task 33: Stage IV Meetings
Methodology
1. Public Study Session#4. The City will call Public Study Session#4 to review the
Preliminary Draft GPA and SP documents. The City will identify and contact the
participants,prepare the agenda and record the minutes. Attendance by Planning
Commission and City Council members is suggested. The goal of Public Study Session #4
will be to present the recommended concepts and policies of the preliminary draft GSA and
SP to the public, to determine if there are remaining issues which require further study and
to provide feedback to help the Consultant team to refine the preliminary draft SP into the
draft SP. The public will be informed that the plans are preliminary at this stage and
subject to further refinement. Attendance will be by the Consultant Project Manager and
Project Planner. Other specialists of the Consultant team will be available on an on-call
basis as an additional service.
2. Public Hearings and Meetings on the EIR. The Consultant Project Manager will prepare
for and attend up to six public hearings and meetings relevant to the adequacy of the Draft
and Final EIRs. At these hearings and meetings, the Consultant Project Manager will
describe the environmental process, present findings, and answer questions. Other
specialists of the Consultant team will be available at these hearings and meetings on an on-
call basis as an additional service.
Product: Community input on the preliminary draft GPA and SP.Preparation for and
attendance of the Consultant Project Manager at the EIR hearings and meetings.
Task 34: Stage IV Project Management and Consultant Process
Methodology
Task 34 provides for the services of the Consultant Project Manager during Stage IV to
coordinate Consultant team members, to interact with City staff and Consultant team members,
to prepare five monthly progress reports and to generally administer the contract.
Stage V: REVIEW AND ADOPT THE GPA AND SP
Stage V work will result in review, refinement and adoption of the GPA and SP.
Task 35: Stage V Meetings
Methodology
1. Technical Work Sessions. Two City staff/Consultant Project Manager meetings (Technical
Work Sessions#8 and#9) can be anticipated in Stage V to discuss and resolve the
remaining issues.
2. Public Hearings and Meetings on the GPA and SP. Up to six public hearings and meetings
of the Dublin Planning Commission and City Council will be attended by the Consultant
Project Manager during Stage V to review the draft GPA and SP documents. Attendance at
30
additional meetings or attendance by other specialists of the Consultant team will be an
additional service.
Product: Coordination in the refinement of the GPA and SP documents.
Task 36: Prepare Response to Planning Commission Comments on Draft GPA and SP
Methodology
Following the Planning Commission public hearing on the draft GPA and SP documents, the
minutes of such hearing will be carefully reviewed to identify pertinent comments on the GPA
and/or SP which warrant further study. Additional studies will be performed, if necessary,
within the time allowance provided. Time required beyond the allowance will be provided as
an additional service. Study Report#6 will be prepared containing the GPA and SP comments
and recommended refinements to the GPA, or SP, or both.
Product: One photo-ready document and 100 copies of Study Report#6 for distribution to the
Consultant team (8),Developer team(7) and the City (86).
The Consultant estimates 32 hours of principal time and 16 hours of word processing time for
response to comments on the draft GPA and SP documents. No budget allowance is provided
for associating consultant responses in this task. In the event more refinements than estimated
herein, it will be provided as an additional service.
Task 37: Prepare Additional GPA and SP Refinements
Methodology
Following the first City Council public hearing on the draft GPA and SP documents, if
additional refinements are required in either the GPA or SP, they will be performed. This task
provides 8 hours of principal time, 16 hours of computer graphics specialist time, and 4 hours
of word processing time for such refinement. In the event more Consultant time or associating
consultant work is required, it will be provided as an additional service.
Product: Convected text and graphics of the draft final GPA, or SP, or both.
Task 38: Print Final GPA Document
Methodology
The City will need to make a determination on whether the entire General Plan document, as
revised by necessary amendments, shall be reprinted,before this work task can be firmed up.
Product: To be determined. This preliminary proposal assumes that the entire Final GP
document will be reprinted in one photo-ready document and 100 reports.
31
Task 39: Print Final SP Document
Methodology
Print 175 copies of the final SP document. The Consultant shall retain 10 copies for
distribution to the Consultant team and shall deliver 165 copies to the City. Quality one-color
run printing will be utilized.
Product: Final SP documents delivered to City.
Task 40: Prepare and Print CEQA Findings and Overriding Considerations
i
Methodology
This task will prepare and review with the City a draft resolution containing CEQA Findings
of Fact and Statement of Overriding Considerations on the project EIR. The following Task
40 work is anticipated.
• Review of PC and CC Minutes
• Meet with Dublin officials
• Prepare preliminary Findings
• Review preliminary Findings with Dublin officials
• Refine Findings
• Presentation of Findings at a City meeting
Product: Draft Study Report 6 prepared and printed in one photo-ready document and 25
copies after the Final EIR is certified but prior to City adoption of the Final GPA and SP
documents.
Task 41: Stage V Project Management and Consultation Process
Task 41 provides for the services of the Consultant Project Manager during Stage V to
coordinate Consultant team members, to interact with City staff and Developer team members
to prepare three monthly progress reports and to generally administer the contract.
32
Attachment 1:
SUMMARY OF WORK PRODUCTS
INITIAL STUDY: 1 Photo-ready Document
NOTICE OF PREPARATION: 1 Photo-ready Document
STUDY REPORTS: 1 Photo-ready Document, 100 copies each. Study Reports are interim
documents which assemble the Study data base or serve as a working draft of the development
GPA, SP and EIR documents. All Study Reports are in 81/2" x 11" format, printed in black
and white. The total number of identified Study Reports is 6.
STUDY MEMORANDA: 1 Photo-ready Document, 25 copies each. Each study
Memorandum will document technical information as a specific topic. they will be prepared in
standardized 81/2" x 11" format and printed in black and white. The total number of identified
Study Memoranda is 23.
ADEIR: Administrative Draft Environmental Impact Report, 1 Photo-ready Document, 25
copies.
DRAFT EIR: 1 Photo-ready Document, 100 copies
DRAFT GPA: To be determined
DRAFT SP: 1 Photo-ready Document, 100 copies
FINAL EIR: 1 Photo-ready Document, 100 copies
FINAL GPA: To be determined
FINAL SP: 1 Photo-ready Document, 175 copies
NOTICE OF COMPLETION: 1 Photo-ready Document
MAPS
• Base Maps: Mylar media, Study Area and sub-regional; sheet size to be determined;
• Air Photo: 1 Mylar reproducible and 1 color print of Study Area.
• Environmental Setting Maps: The following individual maps can be anticipated; sheet size
to be determined.
- Topography
- Slope Analysis
- Geology/Soils
- Vegetation/Habitat
- Cultural Resources
- View Sheds
- Hydrology
- Existing Land Uses
- Property Ownerships
- Major Utilities/Easements
- Noise Impact.Areas
- Safety Impact Areas
- Opportunities and Constraints
33
• Planning Maps: The following planning maps can be anticipated; sheet size to be
determined.
- Study Area Sketch Plan Alternatives (up to 3)
- Study Area Circulation Plan Alternatives (up to 3)
- Study Area Sewer Water and Drainage Concept Plans (1 each)
- Study Area Open Space Concept Plan (1)
- Study Area Illustrative Development Sketch (1)
- Study Area Landscape Concept Plan (1)
- Study Area Traffic studies (as needed)
- General Plan Map for Land Use and Circulation
- General Plan Map for 1989 and 2010 Estimated Average Daily Traffic
- General Plan Map for 2010 Projected Noise Exposure Contours
The above General Plan Maps will be updated to account for the addition of the West Dublin
Study Area only.
Document and Graphics Preparation
All Study documents will be printed in 8 1/2" x 11" format. Study Reports, Plans and E1R
documents will be spiral bound. Given the size and shape of the Study Area, bound-in fold out
diagrams for the graphic plans may be necessary. Reduction of the full size plans onto a 11" x
14" or 11" x 17" fold-out page would result in good readability and could be easily reproduced
in subsequent reproduction by a standard copy machine.
Specific Plan graphics (including the Land Use and Circulation Plans) would be prepared on
WPM's Everex 386/20 Computer, using Autocad/Landcad cartographic programs. Graphics at
8 1/2" x 11" would be printed on WPM's Quadram Quad-Laser printer. The full size graphic
Land use and Circulation Plans would be printed with a Houston Instruments "D" size plotter.
Early in the planning process, WPM's Autocad/Landcad drawing files are portable between
DOS and Unix Systems.
During the planning process, WPM has the capabilities of transferring information and files to
the City Developer team members and Consultant team members via our FAX machine and
modem.
The General Plan document will be "desk-top published" using the Ventura program. At the
completion of the project, a clean, unbound original copy of each of the documents listed
previously will be forwarded to the City (along with the quantity of bound copies provided for
by the contract) for purposes of later reproduction by the City. High quality appearance and
readability of the published documents (similar to the pages in this proposal) will be achieved
by WPM's state-of-the-art Quad-Laser printer.
34
Attachment 2:
SUMMARY OF MEETINGS
The following meetings will be scheduled throughout the planning process:
Technical Work Sessions: 9 Total
#1 -Project Initiation and Orientation; Fine-Tune the Technical Approach
#2 and#3 -Determine Key Issues and Interests
#4 - Review of Developers Initial Plan (Plan 1) and Consultant team's Alternatives
#5 -Review of Developers Revised Plan (Plan 2)
#6 -Review of Preliminary SP Elements
#7 -Review of Preliminary Draft SP
#8 and#9 -Refine Draft SP
Public Study Sessions: 4 Total
#1 -Review of Findings of Study Report#1 and Confirm Guiding Policies of Study Report#2
#2 - Review and Feedback on Developer Sketch Plan
#3 - Review and Feedback on Developer Sketch Plan
#4 - Review Preliminary Draft GPA and SP Documents
Public Meetings and Hearings: 12 Total
Planning Commission Meetings/Hearings: 6 Total
• Adequacy of the Draft and Final EIRs: Up to 3
• Review of the Draft and Final GPA and SP Documents: Up to 3
City Council Meetings/Hearings: 6 Total
• Adequacy of the Draft and Final EIRs: Up to 3
• Review of the Draft and Final GPA and SP Documents: Up to 3
35
WPM PLANNING TEAM,INC. PROJECT:WEST DUBLIN GPA/SP/EIR STUDY
1200 G STREET,SUITE 1-B,MODESTO,CA.95354 DATE: May 1, 1989
Attachment 3: MEETINGS TO BE ATTENDED BY TEAM MEMBERS DURING STUDY
MEETING WORK TASKS MEETING WPM HOURS SUBS HOURS
SUBJECT PLAT- DAHLIN WATER GEOL- GRAD- BIOL- PUBLIC ECON/ TRAF-
ZEK RES. OGY [NO/UTIL OGY SER. FISCAL FIC
CIRC.
MMS DER- MMS McGINNI EPS ERA TJKM
LOGAR S
Stage I:Constraints Oppor.&Oulding Pollcles
1:Project Intlation/Orientation
1.2b Technical Work Session#1 natune ap 16 8 6 6 6 6 6 6
roach
6:Other Stage I Meetings 6
6.1 Technical Work Sessions#2 pleviewtechnical 12 6 8 8 8 8 8
Issues
6.2 Technical Work Session 43 Revlewtechnk:al 8
Issues
6.3 Study Session#1 Review 12 10
analyses/policies
Stage 11:Develop Preferred Altemative
10:Stage II Meetings $
10.1 Technical Work Session 04 Comment on 16 16 8 8 8 6 8 8 8
Developer Plan 1
10.2 Technical Work Session#5 Comment on 12 12 6 6 6
Developer Plan 2
10.3 Study Session#2 Review 16 12 8 8 8
Developer Plan 3
10.4 Study Session 03 Review 12 10
Developer Plan 4
Stage III:Develop Prelim.GPA/SP
25:Stage III Meetings
25.1 Technical Work Session#6 Review SP 12 10 6 8 8
techncial Issues
25.2 Technical Work Session#7 Review SP t 12 10 6 8
nical Issues
Stage IV:Develop Draft SP/EIR
33:Stage IV Meetings
33.1 Study Session#1 Review rellm. 20 12 8
Draft GPA/SP
33.2 EIR seting#1 Oral Comments 24 14 8 8 8 6 8 8 8
on Draft EIR
33.3 EIR Meeting#2 Oral Comments 8 8
on Draft EIR
33.4 EIR Meeting#3 A equacy of 8 8
Draft Final EIR
33.5 EIR eeting#4 A equacyof 16 8
Draft Find EIR
33.6 EIR Meeting#5 Certify Rnal EIR 16 8
33.7 EIR Meeting#6 t CE AA 12
Finds s/OC
Stage V:Review&Adopt GPA/SP
35:Stage V Meetings
35.1 Technical Work Session#8 Resolve remain. 10
Ing SP issues
35.2 Technical Work Session 93 Resolve remain. 8
Ing SP Issues
35.3 GPA/SP Meeting#1 PC-Review 16
GPA/SP
35.4 GPA/SP Meeting#2 PC-Review 8
GPA/SP
35.5 GPA/SP Meeting 03 PC-Recommen- $ i
dation to CC
35.6 GPA/SP Meeting#4 CC-Review 12
GPA/SP
35.7 GPA/SP eeting#5 CC-Review $
GPA/SP
35.8 GPA/SP Meeting#6 CC-Adopt 8
GPA/SP
Subtotal 310 1 152 1 36 1 36 1 56 1 48 1 24 38 1 46
36
Cost Calculations
WPM PLANNING TEAM,INC. Project:WEST DUBLIN GPA/SP/EIR/STUDY
1200"G" STREET,SUITE 1-B,MODESTO,CA 95354 Date:May 1,1989
Attachment 4: COST CALCULATIONS FOR WEST DUBLIN GPA/SP/EIR/STUDY
Work Tasks WPM ASSOCIATING CONSULTANTS
m
10 � 0
H m E
v_p� � � v
Q O 'U 15
m p o Ii E r z C7 E
E
0 3 Inn id `c a w a, v
p� Y
O 47 to Q E m C Y.Y.
t°- F°- ~ m 2 2 w w 2° Y 0- U l�-
Stage I:Opportunities dr Con- $134,133 $60,423 $73,710 $13,162 $18,000 $9,760 $3,900 $10,720 $5,600 $8,620 $o $0 $6,746
stralnts
1.Project Iritlatlon/Orientatbn $26,413 $23,193 $3,220 $570 $1,000 $210 $0 $720 $0 $0 1 $o $0 $720
2.Base Maps $3,090 $3,090 $0 $0 $o $0 $0 $0 $0 $0 $o $0 $0
3.Data Collection $23,628 $4,160 $19.468 $4,206 $4,000 $0 $2,500 $2,500 $100 $3,500 $0 $0 $2,662
4.Environmental Analyses $65,356 $17,480 $47,876 $7,626 10,000 $8,270 $1,400 $7,500 $5,700 $5,120 $0 $0 $2,260
5.Stage I Meetings $6,066 $2,920 $3,146 $760 $1,000 $280 $o $0 $o $0 $0 $0 $1.106
6.Stage I Project Management $9,580 $9,580 $0 $0 $0 $0 $o $0 $0 $0 $0 $0 $0
Stage II:Sketch Altemadves $107,322 $42,950 $84,372 $12,699 $19,000 $420 $2,100 $21,000 $0 $0 1 $0 $1,200 $8,086
7.Oulding Policies $2,105 $2,105 $0 $0 $0 $0 $0 $0 $0 $0 $o $0 $o
8.Sketch Altematives $59,423 $22,675 $36,748 111,806 15,000 $0 $1,420 1 $500 $0 $0 $0 $1,200 $6,822
9.Cost-Revenue/Recal Analysis $16,000 $0 $18,000 $0 $0 SO SO 18,000 $0 $0 $o $o SO
10.Stage 11 Meell ge $18,544 $6,920 $11,624 $760 $4,000 $420 $680 $4,500 $0 $0 $0 $0 $1,264
11.Stage II Project Management $11,250 $11,250 $0 0 $0 $0 $0 $0 $0 0 $0 $0 $0
Stage III:Prellminary aPA/SP $167,770 $103,010 $64,706 $19,092 $72,000 $700 $6,800 $4,500 $0 $7,690 $900 1 $300 $41844
12.Preliminary t3PA $30,874 $10,790 $20,084 $7,568 ,000 $0 $1,920 $0 $0 $7,040 $o $0 $556
13.Preliminary SP Introduction $5,790 $5,490 $300 $0 $0 $0 $0 $0 $0 $0 $0 $300 $0
14.Prellrrinary SP Goals/Policies $1.480 $1,480 $0 $0 $0 $0 $0 $0 $o $o $o $o $o
15.Preliminary SP Land Use Ele- $12,180 $12.190 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0
ment
16.Preliminary SP Circulation $6,902 $4,260 $2,642 $0 $0 $0 $0 $0 1 $0 $0 $0 $0 $2.642
Element
17.Preliminary SP Ser- $15,850 $5,930 $9,920 $0 $8,000 $0 $1,920 $0 $0 $0 $0 $0 $0
vices/Facilities
18.Preliminary SP Open $18,940 $18,940 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $o
Space/Landscape Element
19 Preliminary SP Environmental $8,072 $2,310 $5,762 $3.622 $0 $700 $0 $0 $0 $640 $800 $0 $o
Management Element
20.Preliminary SP Design Ele- $3.820 $3,820 . $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0
ment
21.Preliminary Development $21,536 $7,200 $14,336 $6,322 $7,000 $0 $0 $0 $0 $0 $0 $0 $1,014
Standards
22.Preliminary SP Rnancial Plan $6.260 $480 $5,780 $0 $0 $0 $1,280 $4,500 $0 $0 $0 $0 $o
23.Preliminary OPA/SP Imple- $3,280 $3,280 $0 $0 $o $0 $0 $0 $0 $0 $0 $0 $0
ment 8 Admiristratbn
24.Stage III Report Prepare- $12,620 $12.620 $0 $0 $0 $0 $0 $0 $0 $0 $o $0 $0
ibNPdn*,g
25 Stage III Meetings $8.762 $2,880 $5.882 $570 $4,000 $0 $680 $0 $0 $0 $0 $0 $632
26.Stage III Project Management $11,400 $11.400 $0 $0 $0 $0 $0 $0 $o $0 $0 $0 $0
Stage IV:Draft SP and EIR $119,179 $71,417 $47,792 $8,603 $9,000 $1.965 $3,660 $4,500 $400 $3,520 $2,900 $9,400 $6,092
27.11ntroduclon/Project Descrip- $2,040 $2•040 $0 $o $0 $0 $0 $0 $0 $0 $0 $0 $0
tion
272Sumnnry $1,240 $1240 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0
27.3 Commurriy Impacts $2,920 $420 $2,500 $0 $0 $0 $0 $0 $0 $0 $0 $2,500 $0
27.4 Land Use/Planning $2,640 2,640 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0
37
WPM PLANNING TEAM,INC. Project:WEST DUBLIN GPA/SP/EIR/STUDY
1200"G" STREET,SUITE 1-B,MODESTO,CA 95354 Date:May 1,1989
(Con't)Attachment 4: COST CALCULATIONS FOR WEST DUBLIN GPA/SP/EIR/STUDY
Work Tasks WPM ASSOCIATING CONSULTANTS
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Stage I:Opportunitles&Con- $134,133 $80,423 $73,710 $13,162 $18,000 $8,760 $3,900 $10,720 $5,800 $8,620 $0 $0 $8,748
stralnts
27.7 Solis and Grading $3,480 $980 $2.500 $0 $2,500 so $0 $0 $0 $0 $0 $0 so
27.8 Hydrology,Drainage and $2,940 $440 $2,500 $0 $2,500 $0 $0 $0 $0 $0 $0 so $0
Water Quality
27.9 Biologic Resources $2,175 $1,120 $1,055 s0 $0 $1,055 $0 $0 $0 $0 $0 s0 $0
27.10 Cultural Resources $230 $230 $o s0 $0 $0 $0 $0 s0 s0 $0 s0 $0
27.11 Traffic and Circulation $3,780 1,240 $2,520 $0 $0 $O $0 $O $O $O $O $0 $2,520
27.12 Public Facilities and Ser- $2,100 $140 $1,960 $0 $0 $0 $1,960 $0 $0 $0 $0 $0 $0
Aces
27.13 Noise $3,640 6440 $3.200 $0 $0 $0 s0 $0 $0 $3,200 $0 $0 s0
27.14 Air Quality $2,730 $230 $2,500 $0 $0 $0 $0 $0 $0 $0 $2,500 $0 S0
27.150penSpace $3,400 $3,400 $0 s0 so $0 $0 $0 $0 $0 $0 $0 s0
27.16 Agriculture $280 $280 $0 so $0 $0 $0 $0 $0 so $o so so
27.17 Other Issues $240 $240 $0 $0 $0 so $0 $0 $0 $0 so so $0
27.18Eoonomic/Flscal $2,920 $140 $2,780 $0 $0 $0 $0 $2,780 so $0 $0 $0 $0
27.10 Impact OverAew $1,520 $1,520 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0
27.20 Alternatives $13,500 $7,000 $6,500 $0 so $0 so $0 $0 $0 $0 $8,500 s0
27.21 ADEIR Preparatbn/Prinlhg $2,910 $2,910 $0 $0 $0 $0 $0 $0 $0 $0 $0 s0 $0
Subtotal ADEIR 1164,383 $32,860 $31,723 $3,708 $5,000 $1,055 $1,060 $2,760 $0 $3,200 $2500 $9,000 $2620
28.Draft EIR Preparation $3.145 $3,145 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0
29.Draft OPA&SP Preparation $10,359 $5,120 $5,239 $1,619 $2.000 $0 $0 $0 $0 $0 $0 $0 $1,620
30.Draft OPA 8 SP $290 $290 $0 0 $0 $0 $0 $0 $0 $0 $0 $0 $0
31.Draft SP Printing $1,310 $1,310 $0 $0 $0 $0 $0 $0 $0 $0 s0 $0 $0
32.Response toCommonlaand 18,050 $11,252 $6,798 $518 $1,000 $400 $1.040 $1,000 $400 $320 $400 $400 $1,320
Print FOR°
33.Stage N Meetings' $15,162 $11,160 $4,002 $760 $1.000 $210 $680 $720 $0 $0 $0 $0 $632
34.Stage IV Project Management $6.280 $6,280 $0 $0 $0 s0 $0 50 50 so $0 $0 $0
Subtotal Draft 0 P and SP $64,598 $38,557 $16,039 $2,897 $4,000 $810 $1,720 $1,720 $400 $320 $400 $400 $3,572
Stage V:Adopt OPA/SP $30.822 $23,723 $8,897 $1,619 $2,000 $0 $1,040 $1,000 $0 to $0 $0 $1,238
35.Stage V Meetings' $5,460 $5,460 $0 $0 $0 $o $0 so $0 $0 $0 $0 $0
36.OPA and SP Response to $10,787 $3,890 $6,897 $1,619 $2,000 $0 $1.040 $1,000 $0 s0 $0 $0 $1,238
Comments
37.OPA end SP Refinements $1,400 $1,400 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0
38.OPA Printing $770 $770 $0 $0 $0 s0 $0 s0 $0 s0 $0 $0 $0
39.SP Printing 2,675 $2,675 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0
40 CEQA Rndings and Ovenld- $4,700 $4,700 $0 $0 $0 E0 $0 $0 $0 $0 $0 $0 $0
Ing Considerations
41.Stage V Project Management $4,830 $4.830 $0 $0 s0 $0 $0 $0 $0 $0 $0 $0 $0
Total $669,032 $301,685 $267,447 $62,030 $66,000 $11,546 $16,52D $41,720 $6,200 $19,82D $3,700 $10,900 1127,006
1.Subject to cost adjustment with consultant attendance at additional meetings.
2.Cost for completion of response to DEIR comments subject to cost adjustment.If additlonal consultant lours are required.
38
Chapter 5: CONSULTANT TEAM QUALIFICATIONS
Chapter 5 concludes the proposal with the management plan and pertinent qualification and
experience of Consultant team members.
ROLES AND RESPONSIBILITIES OF THE CONSULTANT TEAM
WPM has learned how to prepare and administer specific plans and EIR's for complex projects
which result in successful outcomes. This ability to produce results comes from practical,
hands-on experience with similar projects, giving us a unique understanding of the information
product needs of the client. For the needs of the West Dublin study, we recommend a tested
group of experts with capabilities tailored to the specific needs of this project. The key roles
and technical assignments for these highly qualified firms and individuals are briefly described
on the next page:
39
WPM PLANNING TEAM,INC. Project:WEST DUBLIN GPA/SP/EIR/STUDY
1200 G STREET,SUITE 1-B,MODESTO,CA.95354 Date:May 1,1989
West Dublin GPA, SP & EIR
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40
WPM Planning Team,
Urban and Environmental Planners
WPM'S BACKGROUND
HISTORY
Continuously since 1960, WPM has provided urban and environmental planning services
to public agencies in California and the western United States. In 1981 the firm
changed from a partnership to a corporation. Rudolph R. Platzek, AICP, heads the
firm.
APPROACH
WPM has refined a multidisciplinary approach to planning and environmental projects.
This team approach effectively combines a wide range of specialized skills, normally
available from only the largest firms, with the close personal attention to client
needs that is characteristic of small businesses.
The team concept centers around WPM's core staff of professional planners, designers
and environmental analysts. These professionals have experience in both performance
and management of projects ranging from individual short-term developments to
complex study programs spanning several years.
Planning and environmental studies are directed by Mr. Platzek who is supported by
WPM's highly qualified and experienced professional staff of associates and ex-
perienced consulting specialists. He is totally involved throughout the life of the
project and dedicates his efforts to solving the client's specific problems.
PHILOSOPHY
Clients expect achievement. We accept this challenge on every project by requiring
of ourselves the highest quality of product and by maintaining high level client
service throughout the life of the project.
WPM SERVICES
WPM's experience and professional services include the following:
PLANS STUDIES
• general plans • environmental • industrial and commerical
assessments siting assessments
• specific plans • EIRs • employment, housing &.
economic forecasts
• industrial/business • infrastructure • traffic and circulation park
park plans financing engineering
• mixed use plans • fiscal impact • zoning ordinance studies
analysis
• public facility • marketing and econ- • computer-aided design
plans omic feasibility
studies
• redevelopment plans • commercial revit- • LAFCO studies
and studies alization studies
• historic district • cash flow analysis • graphic and mapping services
and CBD plans of development projects
projects
WPM'S CLIENT REFERENCES
GENERAL PLANS AND THEIR FIR'S
• William Roberts, Planning Director, Grass Valley, (916) 273-1462.
• Robert Selders, Planning Director, Brentwood, (415) 634-3505.
SPECIFIC PLANS AND THEIR FIR'S
• William Roberts, Planning Director, Grass Valley, (916) 273-1462.
• John Yost, Planning Director, Napa, (707) 257-9530.
• Raymond Vignola, Deputy City Manager, Antioch, (415) 778-3491.
• Val Alexeeff, City Administrator, Clayton (415) 672-3622.
FIR'S
• J. Ben Hulse, Community Development Director, West Sacramento, (916) 372-7579.
• John Yost, Planning Director, Napa (707) 252-7711.
• Tom Bland, Planning Director, Suisun City (707) 429-2900.
• Gregory Warner, Planning Director, Vacaville (707) 446-6745.
• Phil Sanguinetti, Planning Director, Manteca (209) 239-8427.
• Victor Holanda, Planning Director, Stanislaus County (209) 571-6330.
• Chandler Lee, Principal Planner, Pleasanton (415) 847-8023.
• Bob Selders, Planning Director, Brentwood (415) 634-3505.
• Val Alexeeff, City Administrator, Clayton (415) 672-3622.
• Ray Vignola, Deputy City Manager, Antioch (415) 778-3491.
WPM'S RECENT PROJECTS'
CLIENTS PROJECTS
City of Antioch • Citation Homes EIR
Uren/Linscheid PD EIR
• Hillcrest Specific Plan/MEIR
• Southeast Antioch Specific Plan/MEIR
• Redevelopment Project 3 EIR
City of Brentwood • General Plan Update
• General Plan EIR
• Infrastructure Financing Study
• Windmeadows EIR
• Countryside EIR
• DHS EIR
• Seeno-Garrow Cardinale EIR
• Annexation A-86-1 EIR
• Annexation A-86-2 EIR
City of Cla,Lon • Oakhurst Country Club EIR
City of Cupertino • Villas EIR
City of Dixon • Bertolero EIR
City of Fremont • Bodily EIR
City of Grass Valley • General Plan Update
• General Plan EIR
• Downtown Design Manual
• Whispering Pines Specific Plan/MEIR
• Littonpark Specific Plan/MEIR
• Loma Rica Specific Plan/EIR
• Commercial Center EIR
City of Los Banos • Ranchwood Estates EIR
City of Manteca • General Plan Update
• Growth Management Ordinance
• Timber Cove EIR .
o Chadwick Square EIR
• Vintage Estates EIR
• Raymus-Airport Way Annexation EIR
• Calvary Baptist Church EIR
• Atherton/Kirk-Bianchi Annexation EIR
• Rossi Airport Way Annexation EIR
' 1980 to 1988.
WPM'S RECENT PROJECTS, Continued
CLIENTS PROJECTS
City of Martinez • Muir Elderly Housing EIR
City of Mill Valley • Project "H" EIR
City of Moraga • EIR on General Plan
City of Napa • Airport North Specific Plan/MEIR
• Basalt Specific Plan/EIR
• Kaiser Environmental Assessment
• Napa Manor Elderly Housing EIR
• Valley Club Townhomes EIR
• Holiday Inn Expansion EIR
• Napa Valley Resort Hotel EIR
• Napa National Bank EIR
• Lucky Store Expansion EIR
• Gasser Property EIR
City of Novato • Dean Land Division EIR
City of Pittsburg • Stoneman Industrial Park EIR
City of Pleasanton • Laurel Creek EIR
• Yee PUD EIR
City of Ripon • Harvest Estates EIR
City of Salt Lake • Capitol Hill Master Plan
City of Saratoga • Butler Subdivision EIR
City of San Leandro • San Leandro Redevelopment EIR
City of San Rafael • Quail Ridge Visual Analysis
City of Sonoma • Laurel Wood EIR
City of Suisun • Bidstrup Annexation EIR
• Fairview Ranch EIR
• Heritage Park Design Guidelines
• Seeno Environmental Assessment
WPM'S RECENT PROJECTS, Continued
CLIENTS PROJECTS
City of Tracy • Medical Facilities Project EIR
City of Union City • Old Alvarado Neighborhood Revitalization
and Development Plan
City of Vacaville • Northeast Vacaville EIR
County of Monterey • Toro Vista Specific Plan EIR
• Odello Specific Plan
County of Nevada • EIR on the Martis Valley General Plan Amend-
ment
County of Stanislaus 9 LAFCO/Sphere of Influence Plans for
61 Agencies
• Maple Associations GPA 86-13 & R86-16
County of Yolo • Rose Orchard Industrial District EIR
• Sammis Business Center EIR
• East Yolo Incorporation EIR
• East Yolo Redevelopment Plan EIR
• Newport Specific Plan EIR
Fallon Naval Air Station • Aircraft Noise Study
Monterey Peninsula Airport • Airport Noise Control and Land Use Compati-
bility Plan
Presidio of San Francisco • Master Plan Revisions
San Francisco International • Joint Land Use Plan/Airport Noise Control
Airport/San Mateo County and Land Use Compatibility Plan
Environs Area
RUDOLPH R. PLATZEK, AICP, Urban Planner, Principal-In-Charge, WPM
Mr. Platzek has thirty years of increasingly responsible and varied experience in
urban, regional and environmental planning, coordination and administration at the
local and areawide levels.
His capabilities, skills and experience include the preparation of and leadership for
complex urban and environmental planning projects for city, county and regional
agencies, environmental assessments and impact studies, and site development plans
for private developers/landowners. He is especially noted for his abilities to
achieve conflict resolution among government officials, citizen group leaders and
private development interests. As an example, Mr. Platzek served as Planning
Manager for the San Francisco International Airport/San Mateo County Joint Land Use
Study which involved policy formulation and coordination among eleven cities, two
counties and several regional and federal agencies.
As the senior principal in WPM he has organized, directed and prepared ten general
plans to guide the development of new communities, the growth and change of entire
cities and counties, and the revitalization of older neighborhoods and business
districts throughout California. For both public and private clients he has directed
and prepared eight specific plans and their EIRs for large residential, commercial,
business and industrial developments. He has served as project manager and prepared
land use and planning impact analyses for more than fifty EIR's
He has lectured in urban, regional and environmental planning at the University of
California, Berkeley, Golden Gate University, San Francisco, several other State and
private universities throughout California and Texas A & M College.
Other assignments have included the direction of a multi-state study for the Bureau
of Outdoor Recreation and participation in the planning for five new towns in the
Middle East.
Education
M.R.P., Planning, University of Michigan, Ann Arbor, 1968. Emphasis on socioeconomic
and environmental analyses in land use and urban planning.
B.S.A., Landscape Architecture, University of California, Berkeley, 1957. Emphasis
on site development planning.
Work Experience
1976 - Present WPM Planning Team (formerly Principal
Williams, Platzek and Mocine
1968 - 1975 Association of Bay Area Governments Director of
Planning/Principal
Planner
1966 - 1967 U.S.Bureau of Outdoor Recreation Study Director
1961 - 1966 Williams and Mocine Senior Planner
1959 - 1960 Pacific Planning and Research Associate Planner
1957 - 1958 Doxiadis Associates - New Town Planner
RUDOLPH R. PLATZEK, Continued
Professional Credentials and Societies
• Licensed Landscape Architect #1024, State of California
• Charter Member, American Institute of Certified Planners
• Member, American Planning Association
Publications, Presentations and Honors
• Author, "Public/Private Partnerships in the Preparation of Specific Plans", paper
presented to the 1982 Planning Commissioners Institute, League of California
Cities.
• Author, "Planning Management: New Role for Planners", paper presented to 1979
American Society for Public Administration, National Conference, Baltimore
Maryland.
• Co-author, "Airport-Environs Plan Making: Managing the Planning Process, paper
presented to 1979 American Society of Civil Engineers National Conference, New
Orleans, Louisiana.
• Author "Management of Complex Planning Studies", paper presented to 1973 Alp
National Conference, Boston, Massachusetts.
• Author, "Managing Growth and Regrowth", paper presented to 1973 National Con-
ference of the Urban Land Institute, San Francisco, CA..
• Other papers and presentations to university and college classes, and conferences
of League of California Cities, American Institute of Planners, Mayors Conferen-
ces, Bay Area Council, League of Women Voters, etc.
• Sacramento Valley Section Merit Award, "Design Manual, Downtown Historic Area",
Grass Valley, CA, APA to WPM, 1982.
• Regional Planning Accomplishments, Bay Area Council to ABAG, 1974
• Regional Planning Award for Regional Ocean Coastline Plan, AIP to ABAG, 1974
• Regional Plan Award for Regional Plan 1970-1990, NARC to ABAG, 1971
DENNIS J. DAHLIN, Senior Planner/Designer, WPM
Urban and Environmental Planner/Designer
Mr. Dahlin is an urban planner and designer with seventeen years of urban, physical
and environmental planning experience in California. His areas of expertise include
physical planning, development site design, and environmental analysis. He has
worked extensively with other disciplines involved in the planning and development
process. He is well-versed in California planning and environmental law. As
environmental coordinator for San Luis Obispo County, he was responsible for prepara-
tion of open space and conservation elements of the general plan, environmental
impact reports, and design review of proposed projects. Representative projects with
WPM have included preparation of a specific plan for a 450 acre mixed use commercial-
industrial-residential project, environmental analysis of a proposed commercial
center and large business park, site planning for an industrial park; and various
large residential and commercial developments.
Professional Credentials and Societies
• Licensed landscape architect, State of California.
• Member, American Society of Landscape Architects.
Education
• M.L.A., Landscape Architecture, University of California, Berkeley, 1975.
• B.A., Architecture, Iowa State University, 1970.
• Cooperative Study Program in Urban Design and New Town Planning, Royal Academy,
Copenhagen, Denmark, 1967-68.
Awards and Honors
• Matthew Kearney Traveling Fellowship in Landscape Architecture (research in
England) Harvard University, 1975.
• Beatrix Farrand Fellowship, University of California, Berkeley, 1974.
Professional Experience
• Senior Planner/Designer, WPM, 1983 to present.
• Principal, Dahlin Associates, 1977 to 1987. Master planning, environmental
analysis, and detailed design of numerous projects in Northern California.
• Associate, Interactive Resources, 1975-76. Project manager for Contra Costa
County Energy Conservation Plan.
• Associate Planner, San Luis Obispo County, 1971-73. Project planner for open
space and conservation elements of general plan; EIR preparation; design review of
proposed projects.
LYNN R. ANDERSON, ASLA, Environmental Analyst
Environmental Design Specialist
Mr. Anderson combines computer science education with extensive site planning and design
experience. His services range from environmental impact analyses to presentation graphics and
reproduction techniques.
Professional Credentials and Societies
• Licensed landscape architect, #2850, State of California.
• Member, American Society of Landscape Architects, #32650-0.
• Member, American Planning Association.
Education
• Undergraduate coursework in Computer Science, California State University Stanislaus,
Turlock, 1986-1987.
• Undergraduate coursework in Architecture and Landscape Architecture, California Polytech-
nical State University, San Luis Obispo, 1970-1975.
• A.A., Modesto Jr. College, Modesto, 1970.
Professional Experience
• Assistant Planner, WPM Planning Team, March 21, 1988 to present.
• Associate Draftsman, Santina & Thompson, 1987-1988.
• Traffic Engineering and Graphics Technician, City of Modesto, 1986-87.
• Computer Graphics Technician, various architectural and civil engineering Firms in
Modesto, 1981-1986.
• Civil Engineering Draftsman, Mid Valley Engineering, Modesto 1979-1981.
• Planning Technician, City of Modesto, 1977-1979.
Qualifications of
Associating Team Members
McGill . Martin . Self,
Civil Engineers
MCGILL • MARTIN • SELF
Civil Engineering
Land Planning Surveying
One Northwood Drive, Suite 5 Orinda, California 94563 Telephone (415) 254-8850
Michael R.McGill,P.E. Steven A.Johnson,P.E.
C33874 C38296
Karen S.Martin,R.C.E. Felicia Crummeft Dean
C34752 Anne H.Wooster
Marta O.Self,A.I.C.P.
Joseph A.Sbranti
McGill-Martin-Self is a partnership that was organized in 1983 .
In addition to the three partners , the firm is staffed with
other professionals :
- five engineers
- two environmentalists , and
- office support staff .
Civil Engineering , Surveying and Land Planning services are
provided to :
- Developers
- City and County Agencies
- Insurance Companies , and
- Attorneys.
Specific areas of expertise include :
• infrastructure planning
o facility design :
- water systems
- sewerage systems
- drainage systems
- roads/curbs/gutters/sidewalks
• grading design
• hydraulics/hydrology
• property and topographic surveys
• land development planning
Representative projects/clients include :
o Contra Costa County o Diablo Soil Engineers
(expert witness) o Allstate
o Contra Costa County Flood o State Farm
Control (expert witness) o Sbranti Builders
o California Automobile Assn. o Dobrich Enterprises
o Gordon, Defraga , Watrous o Antioch Airport
and Pezzaglia o Firemans Fund
o George Hills Company o D. L. Glaze
o Master Construction o Kleinfelder & Associates
o The Myers Group o City of Clayton
o City of San Rafael o Travelers
o Thiessen, Gagen & McCoy o Marketing Advisors
o Boornazian, Jensen & Garthe
Over the last three years nearly 500 projects from large scale
(500 acre) land development projects to small investigation
reports have been undertaken. The above experience , combined
with previous project experience the principals gained with
other companies , makes McGill-Martin-Self a well qualified
firm.
Berlogar Geotechnical Consultants
BERLOGAR GEOTECHNICAL CONSULTANTS
Berlogar Geotechnical Consultants (BGC), located in Pleasanton, California,
specializes in consulting services for soil engineering,engineering geology and
construction monitoring. The firm offers a full range of geotechnical consulting
services, including:
• Geology and Engineering Geology
• Earthquake and Fault Analysis
• Soil and Foundation Engineering
• Geologic Hazards Evaluation
• Groundwater Geology
• Hazardous Waste Site Evaluation
• Landslide and Slope Stability Analysis
• Rock Mechanics Engineering
• Environmental Geology
• Marine Geology and Beach Processes
• Economic Geology and Mineral Resources
• Construction Monitoring
• Laboratory Testing
BGC has extensive experience and knowledge in large hillside residential
developments.
Clients
Berlogar Geotechnical Consultants has provided a broad spectrum of services on
over 1300 commercial, industrial and residential property developments throughout
Northern California. Our clients consist of U.S. agencies, cities and counties,
public utilities, and various public and private developers. A partial client list
includes:
Government Agencies
Alameda County Flood Control & City of San Mateo
Water Conservation District City of San Pablo
Alameda County Public Works City of South San Francisco
City of Brentwood City of Vacaville
City of Brisbane Contra Costa County
City of Concord County of Alameda-Zone 7
City of Dublin Office of State Architect, California
City of Fairfield Port of Redwood City
City of Foster City San Ramon Fire District
City of Fremont Santa Clara County
City of Hercules Santa Clara Housing Authority
City of Menlo Park Santa Clara Valley Water District
City of Modesto U.S. Forest Service
City of Palo Alto U.S. Navy
BERLOGAR GEOTECHNICAL CONSULTANTS, Continued
City of Pittsburg University of California, Lawrence
City of Pleasanton Livermore Laboratories
City of Manteca
Developers
Ahmanson Development Co. L.B. Nelson Corporation
Blach Construction Co. Lincoln Properties
Bren Company Ponderosa Homes
Broadmoor Homes Presley of Northern California
Calprop Prudential Insurance Company
Carl Holvick Company Pulte Home Corporation
Centex Homes Renco Properties
Crocker Land Company Shapell Industries of Northern
Duffel Financial Corporation California, Inc.
Gregory Group Standard Pacific Northern California
Half Moon Bay Properties Sunstream Homes
Homestead Development Company The Lusk Company
Homestead Land Development Union Pacific Railroad Company
Company Vintage Properties
In-Towne Homes Warmington Homes
Kaiser Development Company William Lyon Company
Kaiser Sand and Gravel WSI Builders
King & Lyons YCS Investments
School Districts
Evergreen School District Mountain View Elementary
Gilroy School District Pajaro Valley School District
Millbrae School District
Contractors
AFB Engineers, Contractors Gradeway Construction
Branaugh Excavating Mission Pipeline
Dillingham Construction Oliver de Silva
Fee Construction Co. Utility Design
Gallagher and Burke, Inc.
Lending Institutions
Amador Valley Savings and Loan Pan American Savings & Loan
California Savings and Loan State Savings & Loan
Continental Savings and Loan Wells Fargo Bank
First National Bank Western Financial Savings
Utility Companies
East Bay Municipal Utility District Pacific Gas and Electric Company
Nevada Irrigation District Pacific Telephone and Telegraph
Pacific Bell
BERLOGAR GEOTECHNICAL CONSULTANTS, Continued
Others
Allstate Insurance Levi Strauss
BIORAD Laboratories Marriott Inns of America
Dumbarton Quarry Associates National Car Rental
Econo Lodges Pepsi-Cola Bottling
Guardian Health Corporation Rockwell International
Heublein San Jose Steel
Hilton Hotels Shell Oil Company
Holiday Inns U.S. Steel Corporation
Kaiser Hospitals
Professional Interaction
In the performance of our geotechnical engineering and engineering geology
services, Berlogar Geotechnical Consultants has had the privilege of working with
or for other engineering firms and architects on a wide range of soils engineering
and geological projects. A partial list of engineering and architectural firms
includes:
Aqua Resources, Inc. Griffin & Associates
Associated Design Professionals GFDS Engineers
Associated Professions G. Michael Goldsworthy
Bernard B. Gordon, Consulting Engineer Hammett & Edison, Inc.
Beyaz & Patel, Inc. Higgins & Root
Bissell & Kam, Inc. James R. Stedman & Associates
Brelje & Race/Carlile/Daugherty/Carlenzoli J. Albert Paquette & Associates
Brewster Consulting Engineers J. Jack Bras & Associates
Cabac, Randall, Jasper, Griffiths, MacKay & Somps
Associates Melvin Lee Associates
Carroll/Resources Engineering Parsons Rourke Walker
Management Plummer & Babbit Civil Engineer
Creegan & D'Angelo Inc.
CRS Sirrine PRC Engineering
Daniel, Mann, Johnson & Mendenhall Sandis & Associates
Fisher Friedman Stone & Webster Engineering Company
Friedman & Associates Tetrad Engineering, Inc.
Greiner Engineering Tillson, Bliss, Zigterman
Daniel, Mann, Johnson & Mendenhall
Dr. Sam McGinnis,
Biologist
SAMUEL M. MCGINNIS, PH.D., Chief Biologist
Education
University of Wisconsin, Madison, B.S., Wildlife and Fisheries Management, 1958
University of California, Berkeley, Ph.D., Vertebrate Zoology, 1965
Experience
Professor of Biology, California State University, Hayward, 1963-present
As a professor at California State University, Hayward, Dr. McGinnis has developed an
extensive program in fisheries biology. During the past 18 years he has conducted
field studies with his upper division and graduate students of all major freshwater
habitats in California. Data collection for these studies include food supply,
eating habits, fish species, and stream profile, e.g., flow rate, stream chemistry,
temperature and vegetative cover. The yearly studies depict population changes in
various fish species and in the available food resources. Three local aquatic
habitats have received special emphasis and have been surveyed annually for the past
16 years. These include Lake Chabot in Alameda County, the Sacramento-San Joaquin
Delta in Contra Costa County, and Laganitas Creek, a steelhead spawning stream, in
Marin County.
Dr. McGinnis has compiled his ichthyological research data into one publication, The
Freshwater Fishes of California, a 354 page book recently published by the University
of California Press, Berkeley. It is the first complete field guide to California
freshwater fishes.
Present - Senior Biologist, Cole/Mills Associates, Lafayette, CA
1979-1984 - Senior Biologist, Ecumene Associates, Inc., Lafayette, CA
Dr. McGinnis participated in numerous environmental research projects while as-
sociated with Ecumene. His research studies vary from terrestrial to marine habi-
tats, and include site surveys assessing existing biological communities and impacts
resulting from development; mapping of wildlife corridors, and coordination with
state and federal agencies to develop mitigations to reduce project-related impacts
on affected biological communities.
The following is a list of major projects in which Dr. McGinnis has participated:
• Master Environmental Impact Report, Hayward Hill Area.
• Environmental Assessment, Bridge Landing Planned Unit Development Foster City
Ca 1980.
• Environmental Impact Report Prezoning Annexation and Development KTW Proper-
ties, Benicia, CA, 1980.
SAMUEL M. MCGINNIS, Continued
• Environmental Impact Report, Area 7, Benicia Industrial Report, Benicia, Ca, 1980.
• Environmental Impact Report, Sanders Ranch, Morag_a, CA, 1981.
• Environmental Impact Report, Hickmott Cannery Project, Antioch, Ca, 1981.
• Environmental Assessment, Redwood City Property of Lincoln Property Company,
Redwood City, CA, 1981.
• Environmental Impact Report, Mandalay Bay Phase IV Development, Oxnard, CA, 1982.
• Environmental Impact Assessment, Coyote Tract, Leslie Salt Company, Newark, CA,
1982.
• Marsh Restoration Design, Cove East, Tahoe Keys, Lake Tahoe, CA, 1982.
• Initial Ecological Survey, Baumberg, Tract, for Shoreline Associates, Hayward, CA,
1982.
Related Experience
Dr. McGinnis' special fisheries research interests have focused on the effects of
human-caused changes on fish populations in the streams and rivers of central coastal
California. In 1979 he received a grant from the Sport Fishing Institute, Washing-
ton, D.C. to study the effects of the recently introduced foreign fish species on
young striped bass in the Sacramento-San Joaquin Delta. The study extended over a
two year period and was completed in the spring of 1982. His findings were presented
in seminar form to the sport Fishing Institute and will be submitted for publication
to the State of California Department of Fish and Game.
As a result of his Sport Fishing Institute grant, Dr. McGinnis has a well equipped 19
foot research vessel at his disposal. he also has use of the facilities of the
aquatic research program at California State University, Hayward. In addition, he
holds all necessary permits for collecting freshwater and marine fishes in Califor-
nia.
Dr. McGinnis conducted the initial field study of mammals, reptiles, amphibians, and
fish of Caswell State Park, a park devoted to preserving one of the last remaining
parcels of natural river bottom and flood plain in the Central Valley of California.
In addition, he is the ichthyological advisor for the Great Valley Museum, Modesto
Junior College, Modesto, CA.
Dr. McGinnis owns a small farm in southern San Joaquin County, conveniently located
between Delta research sites and the California Department of Fish and Game offices
in Sacramento. Six of his former graduate students hold a variety of positions with
the Sacramento agency creating an effective liaison with the California Department of
Fish and Game.
Courses taught at California State University, Hayward: Wildlife Ecology, Herpetol-
ogy, Ichthyology, Biology of Marine Mammals, Natural History of the Vertebrates,
General Zoology.
Economic & Planning Systems
Public Facilities/Services Analysts
ABOUT ECONOMIC AND PLANNING SYSTEMS
Economic and Planning Systems is a land economics consulting firm experienced in the full
spectrum of services related to land use planning,real estate feasibility analysis,fiscal impact
analysis, public finance, and government organization. The firm was founded in 1983 and
currently employs a diverse group of professional staff members including specialists in land
use planning,real estate,public finance,survey research,and computer applications.
During the past five years EPS has served over 100 public and private-sector clients in Cali-
fornia and other western states. Clients have included cities,counties,special districts,prop-
erty owners,developers,asset managers,and land-use attorneys.
Specific areas of consulting expertise and experience include:
• Real Estate Market and Financial Feasibility Analysis
• Fiscal and Economic Impact Analysis
• Public Finance
• Land Use Planning
• Government Organization
• Financial Negotiations
• Revitalization and Redevelopment
• Survey Research
The firm excels in its ability to synthesize its areas of expertise into concise analyses that dis-
close risks and impacts, support decision-making, and provide solutions to problems associ-
ated with land use planning and development. The firm's expertise in advanced computer
data bases and modeling supports its ability to analyze complex problems and clearly
identify alternative solutions.
The professional staff of Economic and Planning Systems possess a broad range of experi-
ence in all aspects of land economics,public finance and planning. Each of the firm's princi-
pals has over ten years of professional experience providing consulting services to public
and private-sector clients. The firm is organized to allow strategic application of each mem-
ber's specific areas of expertise to meet clients' needs in a timely and cost-effective manner.
AREAS OF EXPERTISE
The creative combination of skills drawn.from its areas of expertise allows Economic and
Planning Systems to effectively support decision-making and problem-solving for both pub-
lic and private sector clients. The capabilities of Economic and Planning Systems in each of
these areas of expertise is described briefly below.
Real Estate Market and Financial
Feasibility Analysis
Economic and Planning Systems utilizes real estate market and financial feasibility analysis
in a wide variety of applications, including development project programming, project
feasibility analysis, formulation of strategies for property disposition, downtown revitaliza-
tion and redevelopment, specific and general land use planning, and economic analysis of
impact fees and other public finance options.
The firm's market analysis efforts range from simple evaluation of existing market informa-
tion to detailed market forecasts that utilize consumer surveys and other primary research.
Its proprietary computer cash flow models are capable of estimating financial returns and
project feasibility under a broad range of project,financing,and disposition alternatives.
Fiscal and Economic Impact Analysis
Economic and Planning Systems' fiscal impact studies forecast local government costs and
revenues that result from development projects-or local government actions. Its economic
impact studies forecast broader socio-economic variables such as employment,income,retail
sales,property values,regional dollar-flow,and industry sales.
The firm's fiscal and economic impact studies are designed to quantify and disclose potential
impacts and identify practical mitigation measures that address these potential impacts. Fis-
cal and economic impact studies are typically completed within the context of land use plan
evaluations,financing studies,financial negotiations,and environmental impact reports.
Public Finance
Economic and Planning Systems provides a range of services related to the financing of
infrastructure and capital improvements associated with land development. These services
include: forecasting demand to assist in project design,sizing and timing; forecasting poten-
tial revenues; allocating capital costs among participating properties; analyzing the distribu-
tion of financial burden; assessing the impacts of capital financing alternatives on project
feasibility and public agency budgets; participating in public finance negotiations and draft-
ing of development agreements; formulating fee ordinances; and preparing financing plans
that make creative use of applicable finance mechanisms.
Government Organization
Economic and Planning Systems combines its expertise in fiscal analysis,public finance,and
land use planning with a thorough knowledge of local government operations to evaluate
the feasibility and impacts associated with changes in government organization, such as
annexations,municipal incorporations,and special district formation.
Economic and Planning Systems typically prepares detailed budgets for the jurisdiction in
question to test alternative organizational options and growth projections. The firm's princi-
pals actively participate in the inter-governmental negotiations to assist in the creation of
new jurisdictions.
Land Use Planning
Economic and Planning Systems combines a thorough working knowledge of land use plan-
ning and regulation practices with its economic analysis expertise in its contribution to Gen-
eral and Specific Plan programs. The firm's roles in land use planning programs typically
include economic and demographic forecasts; market inputs to plan formulation; develop-
ment of land use information systems for analyzing project alternatives; land use policy
development; fiscal and financial evaluation of plan alternatives; development and evalua-
tion of open space and agricultural preservation strategies; and formulation of implementa-
tion programs.
The firm stresses rigorous quantitative analysis and the development of policies and pro-
grams that assure economically and fiscally sound land use plans.
Financial Negotiations
Balancing the public fiscal and environmental benefits of a real estate project with its private
financial feasibility often requires negotiations between agencies providing public services
and the proponents of the real estate project. Economic and Planning Systems provides
strategic planning and technical support for such negotiations, utilizing its expertise in
development economics, fiscal analysis, and capital improvement financing to facilitate
agreements such as CEQA mitigation measures,development agreements, tax-sharing agree-
ments and financing plans.
The firm's reputation for objective analysis and its understanding and working experience
with public and private-sector clients allows the firm to be successful in representing either
the public or private side during such negotiations.
Urban Revitalization and Redevelopment
The revitalization of declining downtown areas requires the strategic combination of market-
ing,business development,and the amelioration of physical and market constraints to create
a vital mvc of business, civic, and pedestrian activity. Utilizing market research, real estate
feasibility analysis and organizational evaluation techniques, Economic and Planning Sys-
tems takes a lead role in working with urban designers, transportation planners,and other
professionals to assist local agencies in formulating effective revitalization strategies.
The firm also serves as a financial consultant to redevelopment agencies, assisting in the
creation of new agencies, formulation of redevelopment plans and financing programs, and
negotiation of tax increment sharing agreements.
Survey Research
EPS conducts survey research as a component of market studies and other applications,
including public finance studies, land use policy analysis and litigation support. Survey
efforts range from simple structured interviews designed to provide cost-effective, system-
atic collection of information to formal random sample surveys designed to support expert
witness testimony and to withstand rigorous legal scrutiny.
ECONOMIC AND PLANNING SYSTEMS
REPRESENTATIVE CLIENTS
CITIES
San Luis Obispo Novato Antioch
Redwood City Dixon Martinez
Danville Sacramento Willits
Hercules San Bruno Richmond
Fremont Belmont Pleasanton
Walnut Creek San Francisco Clayton
San Rafael San Mateo Albany
COUNTIES
San Mateo Sonoma Alameda
Marin Yolo Toulumne
San Luis Obispo Contra Costa Santa Cruz
San Joaquin Mendocino
CONSULTANTS
Larry Seeman &Associates Duncan&Jones
Nichols-Berman JHK&Associates
DKS&Associates Santina &Thompson
Psomas& Associates Tony Hurt &Associates
Forcher-Gutherie Associates Sedway Cooke Associates
Environmental Science Associates Shute Milhaly Weinberger
PRIVATE SECTOR
Pacific Construction Company Pacific Telesis
Jack London Square International Fireman's Fund
Security Owners Corporation Hawkins/Mark-Tel
Crow Canyon Gardens,Inc. Lewis Homes
County Corridor Line Association Ponderosa Homes
Leonard Jay Enterprises CAZ Development,Inc.
AGENCIES AND DISTRICTS
California Coastal Conservancy Golden Gate Bridge District
Port of Oakland Mendocino Transit Authority
Novato Fire Distric Incline Village G.I.D.
Sacramento Area COG Mt.Diablo Unified Sch.Dist.
Orville Elementary School District Rocklin Unified School Dist.
ECONOMIC AND PLANNING SYSTEMS
STAFF RESUMES
ECONOMIC AND PLANNING SYSTEMS
Walter F. Kieser
Principal
Walter Kieser is a land use planner and urban economist with broad experience applying
economic and financial analysis techniques to land use plans, capital improvement pro-
grams, local government reorganization proposals,and real estate projects.
Mr. Kieser has recently focused his professional efforts upon using traditional planning
and economic analysis tools to assist decision-making. Mr. Kieser has become expert in
communicating complex planning and economic concepts in a manner that effectively sup-
ports financial negotiations,development of plans,and preparation of financing programs.
Mr. Kieser has extensive experience with fiscal and financing evaluation of projects and
plans. His expertise with real estate economics, public economics, local government and
land use planning combine to provide a balanced and pragmatic approach to formulating
solutions for urban development problems. Mr. Kieser has assisted in the preparation of
over 100 fiscal impact and financing studies. Present clients include the City of San Fran-
cisco, the Town of Danville, Contra Costa County and San Joaquin County.
Prior to founding Economic and Planning Systems, Mr. Kieser was a Managing Associate
with Angus McDonald and Associates (1977-1983). Mr. Kieser was project manager for
numerous projects while with McDonald and Associates, including those involving fiscal
analysis, land use forecasting and policy analysis, agricultural economics, and public
finance. Mr. Kieser began his professional career with the Sonoma County Planning
Department where he was an Associate Planner with the Advanced Planning Division
(1971-1976). He was a member of the General Plan team,responsible for the environmental
constraints analysis, land use allocations, and development of agricultural and mineral
resources policies that became part of the County's General Plan. Mr. Kieser served in the
United States Army Military Intelligence (1967-1970), where he was an Intelligence Coor-
dinator with assignments ranging from data analysis, personal security investigation, and
counterintelligence.
Mr. Kieser received a Bachelor of Arts degree in Environmental Studies and Biology from
Sonoma State University in 1974 and has completed graduate courses in economics and
political science at Sonoma State and the University of California.
ECONOMIC AND PLANNING SYSTEMS
Cara L. Bailey
Associate
Ms. Bailey joined Economic and Planning Systems in December 1987. She has broad
research experience in economic development and land use planning. She has recently
focused her professional skills on real estate market analysis and fiscal impact analysis.
Since joining Economic and Planning Systems in 1987, Ms. Bailey has participated in
several fiscal impact analyses. She has been responsible for the research of market data
upon which the key assumptions of the fiscal impact analysis are based. She has compiled
and analyzed data to discern the degree of economic and fiscal impact of proposed devel-
opment projects. Her most recent fiscal analysis was of the proposed development of the
Dyer Street Triangle in Union City,California. The analysis consisted of four development
alternatives which included retail,office and hotel uses.
Prior to joining Economic and Planning Systems in 1987, Ms. Bailey was an economic
analyst with Wade Associates, a Sacramento-based consulting firm (1987). She provided
technical and research assistance, such as employment and population forecasting, school
enrollment projections and fiscal analysis,for land use plans and school facility plans. Dur-
ing her undergraduate years Ms. Bailey completed several internships with economic
development organizations. The first internship was with the Sacramento Commerce and
Trade Organization (SACTO) which is a non-profit industrial recruiter for the Sacramento
metropolitan area (1986). Succeeding her work at SACTO, she assisted the City of
Sacramento's Economic Development Coordinator with the implementation of the City's
Economic Development Office (1986). During her final internship, which was with the
Sacramento Housing and Redevelopment Agency (1987), she studied and reported to the
Agency's director the feasibility of the Agency undertaking the development of a small
business incubator. Ms. Bailey also acted as an assistant to the Agency's Economic Devel-
opment Manager.
Ms. Bailey received a Bachelor of Arts degree in International Relations specializing in
world trade and development from the University of California at Davis (1987). She is a
member of the California Association for Local Economic Development(CALED).
ECONOMIC AND PLANNING SYSTEMS
Chuck Teller
Associate
Chuck Teller is a land economist with experience analyzing the economic and financial
implications of development options and land use policies. Mr. Teller's research expertise
includes issues concerning the fiscal and economic impacts of development, the rela-
tionship between job growth and affordable housing, financial attributes of real estate
development options and residential and commercial market forecasts.
Mr. Teller's fiscal impact analysis experience includes the construction of two time-phased
fiscal models and several "buildout" impact analyses. Both on the county and municipal
level,he has expertise in forecasting revenues and expenditures induced by future develop-
ment. His fiscal studies have been used to evaluate proposed General Plan Amendments,
annexation requests and Specific Plan land use options.
Prior to joining Economic and Planning Systems, Mr. Teller was a research economist with
Gruen Gruen + Associates, a San Francisco-based land economics consulting firm. During
his tenure, he played a major role in fiscal, market and legal case studies throughout the
San Francisco Bay Area, Central Valley Counties of Sacramento and San Joaquin, and Los
Angeles and Riverside Counties.
Mr. Teller graduated with high honors from the University of California at Berkeley,where
he earned a bachelor of science in Conservation Resource Studies. His concentrations in
this interdisciplinary major were economics and regional planning.
Economic Research Associates
ECONOMICS RESEARCH ASSOCIATES
Founded in 1958, Economics Research Associates (ERA) has become one
of the largest land economics and real estate consulting firms in the United
States. The firm, with seven offices nationally and a total staff of
approximately 100 employees, has performed over 8,400 consulting
assignments. ERA's client mix is about ten percent international clients
and ninety percent domestic, and the domestic volume is half for government
agencies and half for private interests.
SERVICES TO THE REAL ESTATE INDUSTRY
ERA real estate development services include market studies,
financial analysis, project management, marketing strategies, structuring of
leasing programs, solicitation of joint venture partners, site location
analysis, and packaging of complex projects. While ERA's services are
extremely important to the smaller development firms which do not have
similar expertise in-house, the major firms will use ERA to provide a second
opinion on particularly complex or innovative projects. The Route Company
employed ERA in just this manner for both Faneuil Hall and Columbia New Town
.projects.
Since its inception, the firm has provided economic and financial
planning input for many innovative and successful development projects,
among them the Reunion project in Dallas; Market Street East in
Philadelphia; Boston's Faneuil Hall; Northstar at Lake Tahoe; Sea Pines
Plantation in Hilton Head, South Carolina; Kaanapali Resort on Maui, Hawaii;
the Irvine Ranch in Southern California; PL&E Redevelopment in Pittsburgh
McCormick Ranch in Arizona; the Post Oak Galleria in Houston; the Broadway
Plaza, ABC Entertainment Center and the ARCO Towers in Los Angeles; and
Westlake Village and Rancho California communities in Southern California.
All of these projects have been constructed and serve as models for
successful implementation.
Knowledge of the Development Community
ERA most likely has more familiarity with the regional, national, and
international land development community than any other firm of its type.
ERA has worked directly for or has evaluated the proposed projects of the
following major development organizations: Chevron Land and Development,
Crocker Land Company, Gerald D. Hines Interest, The Irvine Company, Hyatt
Corporation, KAcor Realty, Marriott Corporation, Sutter Hill Weyerhaeser
Properties, Southern Pacific Land, The Ernest Hahn Company, Olympia York,
Campeau, Wilson Gates, Daon, Cadillac Fairview, and the Route Company.
Development Financing
ERA understands land development financing from both the private and
public perspectives. One of the most often cited reasons for securing an
ERA study is project feasibility documentation for financial institutions.
ERA's analysis of the San Francisco Apparel Mart was instrumental in
securing a $30 million loan package for that project. For the City of
Eugene, Oregon, ERA's detailed analysis of the performing arts center
contributed heavily to that community's passage of an $18.6 million general
obligation bond for construction.
Dedication to Objectivity
ERA's operating philosophy is to provide high level and objective
consulting services in the area of land use and land development economics.
ERA does not provide brokerage services, leasing services, nor does it
assume equity positions in development projects because such activities
could compromise consulting objectivity.
SERVICES TO GOVERNMENT
Over the past 20 years, ERA has evolved into an organization which
provides high level economic consulting services to all levels of
government. Clients include community organizations, municipal agencies,
city governments, county governments, special districts, regional councils ,
transportation agencies, state governments, federal agencies and foreign
governments. Our work for these agencies include transferring the skills
developed in private sector real estate consulting to the public sector.
Community Revitalization and Urban Development Planning
A large portion of ERA's public sector consulting assignments are
community revitalization or central area redevelopment studies. ERA has had
a sustained working relationship with the San Jose Redevelopment Agency and
has been extensively involved in the success of that city's on-going
revitalization. In addition to assisting major cities such as Los Angeles,
San Francisco, New York or Philadelphia, ERA is frequently called upon to
assist much smaller communities such as Park City, Utah; Moscow, Idaho;
Jackson, Wyoming and Puyallup, Washington.
Adaptive Reuse of Historic Structures
ERA has evolved into a leading firm in the economic analysis of
adaptive reuse of historic structures and areas. The firm recently co-
authored a book titled Adaptive Use: Development Economics Process and
Profiles with the Urban Land Institute. Successful adaptive reuse naturally
extends the economic life of historic buildings. ERA has performed adaptive
use and historic preservation work in Boston (Faneuil Hall Area) , St. Louis
(Old Post Office Building) , Chicago (Historic Pullman Area) , and Lowell,
Massachusetts (Lowell National Cultural Park) .
Economic/Fiscal Impact Studies
The pressure for increasing efficiency in government is contributing
to a growing demand for economic and fiscal impact evaluation of public
policies, programs and projects. The State of California retained ERA to
examine the economic impact of not producing the B-1 Bomber. ERA has
computerized fiscal models to examine the impacts of plan alternatives or
specific development projects. In Southern California, ERA recently
examined the fiscal implications of creating two new counties. Recent
economic impact studies include the impact of gaming for Atlantic City and
State of Nevada.
Transportation/Joint Development
ERA offers a wide range of services to transportation agencies, often
in consort with transportation planners and engineers. Economic impact of
all port operations for the Port of Portland was recently examined by ERA.
Analysis of transportation system financing alternatives for resort
communities such as Aspen, Colorado, and Mammoth, California are other
examples of ERA capability. Transit station or transportation terminal-
related land development, often via joint use agreements between public and
private entities, is another area of ERA concentration.
The firm's experience in joint development planning and project
implementation is both current and substantial. ERA recently. completed a
Joint development market analysis and implementation program for the 26
light rail stations along the Banfield Line in Portland, Oregon. As part of
that study, ERA examined the joint development techniques, organizational
strategies and case studies of seven regional rapid transit systems. ERA
has also performed the mass transit system joint development economic
analysis for the Houston region, for the Massachusetts Bay Transit Authority
in Boston and for Los Angeles' Metro Rail.
Public Facilities
ERA is thoroughly experienced in the analysis of public facilities,
including conference centers, convention centers, museums, performing arts
centers, sports complexes and multi-use facilities. Type of analyses
include facilities needs assessment, attendance forecasting, financial
evaluation, funding plans, management and operations evaluation, public
presentations and architect selection. These public facilities are
excellent catalysts for generating urban vitality and are often analyzed in
conjunction with multi-use developments or area revitalization plans.
Recent ERA studies include expansion and relocation analysis of the Seattle
Art Museum, feasibility evaluation of expansion of the San Jose Convention
I
Center, management plan for the New Orleans Superdome and market operations
analysis for the Lexington Kentucky Convention Center. In Eugene, Oregon,
the detailed ERA analysis facilitated passage of an $18.6 million general
obligation bond commitment for construction of a community/cultural center.
Implementation
The firm has exceptional experience in soliciting, selecting and
negotiating with major development organizations on behalf of public bodies.
ERA assisted the San Francisco Redevelopment Agency with planning, developer
selection, and project refinement on the Yerba Buena Project. The firm also
assisted the Mayor's Office of San Francisco with the negotiation of a new
lease for Pier 39 which housed a new specialty retail complex. ERA has
negotiated several land disposition agreements on behalf of the Concord
Redevelopment Agency.
ERA's market planning work contributed heavily to San Jose
Redevelopment Agency's receipt of 13 major mixed-use development proposals
after the previous plan had generated no developer interest for five years.
ERA also provided the background material for developer solicitation,
assisted in selecting the development team, and negotiated with the selected
developer to refine various plan elements.
ERA has provided similar services to Bridgewater, New Jersey and
Capital Heights, Maryland. In Bridgewater, ERA negotiated with the Ernest
Hahn Company and improved the Township's revenue position by several million
dollars.
I
TJKM, Transportation Consultants
QUALIFICATIONS AND EXPERIENCE OF TJKM
A. Background Information
TJKM, a California corporation, provides professional transportation engineering
services to cities, counties, governmental agencies, and the private sector. Since our
principals and associates have served as key personnel in local government, we tend
to be very practical in our approach to transportation assignments and not take the
theoretical viewpoint that many consultants must be forced to assume.
Our principals and associates, for example, bring to each assignment an average of
over 20 years of professional transportation experience, essentially all of which is
in direct involvement with local government. With this strong background in city
and county governments, we feel we have the sensitivity to the concerns of
citizens, boards, councils, commissions, staff members and the general community
which is necessary to produce a practical and implemental approach to the problem
at hand. Our strong governmental background enables us to glean the best points
and strengths in programs of various local jurisdictions and incorporate this
information in each of our professional engagements. We feel very strongly that
this governmental clientele, along with the experience and creativity of our staff,
enables us to more realistically approach each of our projects. The test of this, of
course, is the success we have had on our completed projects and we would invite
you to contact any of our former clients to verify our qualifications.
TJKA-I has been in existence since 1974 and in that time has completed over
1,900 -projects in more than 190 California cities and counties. Our firm has
offices located in Pleasanton, Sacramento, Fresno and Concord. We currently have
20 professional level transportation engineers and planners on our staff, along with
20 support staff members. Also, our part-time personnel usually number from five
to ten persons each month.
In addition to relying upon our well qualified personnel, we also make extensive
use of modern equipment and methods. Our 35 in-house micro-computers are used
in a variety of engineering uses, including regional and local transportation
modeling, traffic signal timing, intersection capacity calculations, and other traffic
engineering and planning applications.
Transportation Modeling
Our experience in computer program development and applications is strong. We
have developed customized transportation software for specific applications,
implemented programs on different types of equipment, and provided user
training. Our computer modeling experience includes program modification and
application to determine future traffic volumes under different scenarios for land
use and roadway network configurations. We have modeled the greater San
Francisco Bay Area. Other projects include modeling for the Cities of Fremont,
Newark, Sacramento, Stockton, and Milpitas and the Counties of E1 Dorado and
Placer.
In the Tri-Valley area of Alameda and Contra Costa Counties, we have conducted
a comprehensive transportation study covering the Cities of San Ramon, Danville,
Dublin, Pleasanton, Livermore and surrounding unincorporated areas. We
developed traffic projections for future years and for build-out conditions
considering all approved, proposed or contemplated projects. We also considered
ABAG projections of growth throughout the area. The study area encompasses two
MTC Superdistricts and includes detailed analysis of the remaining 33 Bay Area
Superdistricts and their impact on the study area. The current updated report and
an earlier report are being used directly or indirectly by all public agencies in the
area, as well as by Caltrans, MTC, BART and ABAG. Our study and report has
successfully withstood detailed scrutiny by Caltrans and by opponents of growth in
the Tri-Valley area. It has also been reviewed extensively for its legal adequacy in
providing comprehensive and accurate projections of future traffic conditions.
B. General Experience
The following is a description of representative types of projects performed by our
personnel.
Circulation Studies
We have prepared general plan circulation elements, major street master plans, or
citywide transportation analyses for the Cities of San Mateo, Dublin, Fremont,
Newark, Morgan Hill, Watsonville, Pittsburg, Selma, South San Francisco, Stockton,
Lynwood, Roseville, Rocklin, Petaluma, Pleasanton and other cities. The Pleasanton
Plan won the American Planning Association's Distinguished Leadership Award for
1987. The Circulation Element, prepared by TJKM, included traffic volume
projections for intersections, arterials, and freeway segments; specific
improvements to maintain acceptable operations at build-out of the General Plan; a
.- schedule of roadway improvements; a transit plan; a bicycle plan, and a
comprehensive set of effective programs to carry out the desired goals and policies
of the City.
We have conducted numerous areawide transportation analyses involving review of
short-term traffic problems resulting from -" comprehensive long-range land use
and traffic study. Projects of this type in the Cities of Fremont, Newark,
Pittsburg, Roseville, Rocklin, Ukiah and Milpitas have been completed. Each of
these projects involves major citywide traffic and land use analyses. The Fremont
study included an analysis of the impact of not constructing certain planned but
unbuilt sections of the freeway system in the Fremont area.
In the Milpitas project, we developed a computerized traffic model which serves as
an on-line basis for the City to review and test land use developmental proposals
from the standpoint of traffic impacts. In Pittsburg, five and ten-year incremental
traffic projections were developed as a part of a larger project.
We also have extensive experience with projects involving access needs to major
highways. The Fremont study concentrated on freeways and their impacts. A
recent study for the City of Newark analyzed the need for specific modifications
at two interchanges with consideration of traffic generation by a major regional
development adjacent to the highway.
Traffic Impact Studies
We have conducted numerous traffic impact studies as part of an Environmental
Impact Report (EIR) or as a separate analysis. These studies have included the full
range of types of developments including residential, retail, office, industrial, and
recreational.
The size of the developments vary from a few homes to over 3,000 homes, from
one store or restaurant to regional shopping centers, from a small office building
to large business parks as well as most of downtown San Francisco, and from one
industrial building to large industrial parks. All modes of transportation have
been considered, including automobiles, trucks, transit, pedestrians and bicyclists.
These studies have been performed throughout most of Northern and Central
California.
TJKM has completed traffic analyses as part of large EIR's for the comprehensive
Downtown Plan and for the Yerba Buena Convention Center in San Francisco.
The Downtown Plan is expected to be the document to provide guidelines for
future allowable development levels in San Francisco. All aspects of transportation
were involved, including automobiles, trucks, buses, trains, pedestrians and taxis.
Other traffic analysis work in downtown San Francisco for which TJKM has been
responsible includes preparation of. transportation analyses for inclusion in EIR's
for the Federal Reserve Bank, the 101 California Street Building, Crocker National
Bank Headquarters Building, Pacific Lumber Company Building, the DAON
Building, and the I01 Montgomery Street Building. TJKhi has also prepared a
transportation analysis of the proposed Davis Street Open Theater for Embarcadero
Center. In four of the EIR projects, we developed a methodology for determining
cumulative transportation and parking impacts. Twenty-one high rise buildings
that were not completed prior to the base year were included in the cumulative
impact analyses.
In the Sacramento area, TJKM has been involved in several large projects in which
we completed traffic analyses. Three projects are in the urban unincorporated
area of Sacramento County: 3,300 dwelling units and commercial and industrial
uses in cast Sacramento; 3,000 dwelling units with commercial uses in south
Sacramento; a proposed 825-acre residential development in Sacramento and Placer
Counties. For the City of Folsom, TJKM prepared a traffic analysis covering most
of the city. The specific project in Folsom that resulted in the study was a
development of over 2,000 homes along with commercial and industrial uses. We
have completed a transportation analysis as part of land use, housing, air quality
and transportation study in south placer County.
A traffic impact study was prepared by TJKh1 for three major developments in
Monterey. These developments included over 3,300 acres of residential, retail,
office and industrial uses expected to generate over 78,000 trips per day.
Appendices
Appendix A
Detailed Work Descriptions for Task 4
Task 4.1: Hydrology, Flooding and Water Quality - MMS
This task will estimate peak runoff rates under existing conditions in the drainage features of
the site and vicinity and calculate potential generalized impacts to the local drainage system
due to assumed impermeable land coverage from project construction. Existing conditions
will be documented. Opportunities and constraints will be identified, drawing upon findings of
generalized impacts to the local drainage system. Such opportunities and constraints should be
designed to be useful to the Developer's team in the preparation of an initial or revised
preliminary site development plan. The potential for erosion and changes in water quality will
be assessed.
Methodology
1. Perform a field inspection of the site and adjacent area.
2. Review available reports by the City, County, and the Federal Emergency Management
Agency, and other reports on adjacent areas.
3. Perform a hydrologic analysis of the watershed in which the site is located. Analysis will be
performed for existing land use conditions and for assumed land coverage provided by the
Developer. Changes in drainage patterns also will be evaluated.
4. Water quality: Identify existing and proposed water quality problems due to current land
uses and future development, including sedimentation, grazing, and landscape runoff.
5. Flood hazards: Provide generalized evaluation of existing flood hazard mapping for
suitability in light of new hydrologic information and proposed alteration of floodplain
areas. Note areas where more detailed study would be needed.
Product: Technical Memo suitable for incorporation as a chapter in Study Report #1.
Contains narrative and maps as necessary.
Task 4.2: Geology and Soils - Berlogar
GEOLOGY
Preliminary soils and geologic studies are being prepared for the site by Hallenback-McKay
and Associates under contract with the applicants. It is proposed to review these studies and to
draw upon these as necessary. Further field work may prove unnecessary unless there is a
reason to believe that recent earthquake activity requires extra study or the various reports
suggest that certain focused issues need further evaluation. The intent of this work is to ensure
that development is not impacted by newer geologic activity, previously identified fault areas
or bedrock slide areas.
Methodology
1. Establish existing conditions as follows:
a.Review available previously prepared geotechnical reports.
b.Site reconnaissance for a detailed review of geologic conditions.
A-1
c.Compile pertinent geotechnical information onto a working map.
d.Describe existing geotechnical conditions in narrative and graphic form.
SOIL
Like geology, general soil studies are being performed by the applicant's geotechnical
consultant. Again, it is proposed to review these studies and to draw upon them as necessary
to:
• Identify new landslides
• Document changes in old landslides
It is possible that detailed field investigations, further generalized field studies and detailed
subsurface studies of particular slides can be delayed until the time of development. Of
course, this is a function of:
• What is revealed in existing reports
• What the reconnaissance reveals
• The saliency of issues (both in terms of 1) repair costs/repair options to the developer, and
2) the need for the public to know "specifics" regarding repairs in advance of project
approval).
The study of soil isn't only to prevent damages to the new project or surrounding properties
from landslides, but also to "stabilize" the soil to ensure that it is suitable for development.
Much of soil in this area is subject to volume changes (shrink/swell) due to changes in water
content. Drainage must be addressed. Soil must be properly prepared to protect new
infrastructure items (roads, utility lines,etc.) and to minimize or prevent any movement
(cracking) of buildings (houses and other commercial structures).
Methodology
1. Establish existing conditions as follows:
a.Review available previously prepared soils reports.
b.Compile this previous work onto a working map.
c.Identify new slides and changes in old slides from topographic mapping (which is
assumed to be made available to the EIR consultant by the developer).
d.Describe existing soils and landslide conditions in narrative and graphic form.
e.Provide general critique of potential off-site landslide hazards which may affect proposed
site development.
A-2
Product: Technical Memo suitable for incorporation as a chapter in Study Report#1.
Contains narrative and maps as necessary.
Task 4.3: Biological Resources - Dr. Sam McGinnis
1. Wildlife
Dr. Sam McGinnis will conduct the wildlife and endangered animal species survey of the
site. His work will compliment that of Ms. Leslie Zander, Harding Lawson Associates who
is conducting the plant survey of the area under contract with the applicants. He will
produce a complete list of wildlife species which utilize the site and for each group indicate
those plant communities and habitat features which are critical for their continued
persistence in the area. He will also assess the effect which intensive cattle grazing has had
on the area with respect to various wildlife groups.
A major focus of Dr. McGinnis's work will be the determination of the status of the
Alameda whip-snake (Masticophis lateralis euryxanthus) on the project site. This is a State-
listed threatened species whose range includes the project area. A recent Alameda whip-
snake task force meeting at California State University, Hayward, revealed a number of
sightings of this animal throughout the East Bay hills from Garin to Wildcat Canyon
Regional Park. During the past decade Dr. McGinnis has located populations-in the Walpert
and Palomaras Ridge areas east of Interstate 580. Because State law prohibits any
development on or immediately adjacent to threatened and endangered species habitat,
documentation of any such sites on the project area will be'made during the spring - early
summer activity period of this snake.
Trapping procedures will follow those prescribed by DFG for surveys of endangered and
threatened snake species. This will necessitate the construction of new traps which conform
to the design recently adopted for studies of endangered and threatened reptiles.
Approximately 25 traplines consisting of 24 to 35 foot long drift fences with a funnel snake
trap positioned at each end will be installed in those riparian and oak woodland/coastal
scrub areas which conform most closely to the'preferred habitat for this snake. All traplines
must be checked at no longer than three day intervals during which time visual surveys of
the suspected habitat sites will also be made. All snake species captured will be identified,
sexed, measured, and individually marked by clipping the edge of a specific ventral scale
before being released. This procedure is necessary for all snake species since information
on the numbers of competitive species in the habitat can support and substantiate a negative
finding on the Alameda whip-snake.
The threatened snake study must begin by March 1, 1989, and continue through June 15,
1989, if it is to be acceptable to the DFG. This time requirement is necessary because this
species is known to have a very truncated activity season which is essentially this
recommended time span. Dr. McGinnis will also need a lead time of at least 10 days for
trap construction.
Dr. McGinnis is a character member of the DFG Alameda whip-snake task force and holds
the necessary permits to conduct capture/release studies of this species.
2. Vegetation
Harding Lawson Associates will prepare the vegetative cover map which must clearly
include riparian areas, threatened and endangered species and their habitat, and grassland
A-3
I
habitats. They should also prepare a tree cover map and analysis which identifies all
heritage trees and their basal trunk diameter in the areas proposed for development and in
the immediate vicinity. Special attention should be given to specimens of coast live oak,
California laurel and buckeye.
Dr. Sam McGinnis will review these vegetative and tree cover maps and analysis to
determine if they are acceptable for purposes of the environmental setting and subsequent
planning. If additional field work is required to verify these maps and analysis, it will be
performed as an additional service.
Product: Technical Memo suitable for incorporation as a chapter in Study Report#1.
Contains narrative and maps as necessary.
Tasks 3.0 and 4.4: Public Facilities and Services - Economics & Planning Systems
Methodology
Task 3: Data Collection
Review existing data and plans for the functions outlined below. One of the purposes would
be to identify any information inadequacies respecting a West Dublin Specific Plan, and then
to attempt to fill these gaps.
1. Parks and Open Space. Include General Plan policies, DSRSD plans and policies, including
the 1978 park and recreation studies, and those of adjoining agencies, i.e., Pleasanton, San
Ramon and the East Bay Regional Park District, which has plans for Pleasanton Ridge to
the south. Policies toward golf course maintenance and operation would be included.
2. Schools,Public Lands and Utilities. In addition to General Plan policies,those of the two
school districts, PG&E, and the County Solid Waste Management Plans, as well as DSRSD
policies, would be included.
3. Public Safety. West Dublin presents similar problems for police and fire protection and
emergency medical services. They include access, response times, and means of mitigating
potential hazards and impacts. City police policies and plans, and these of the DSRSD
concerning fire and emergency medical, would be included.
4. Seismic and Other Geologic Safety. This will summarize identified existing hazards and
development regulations, as well as the County's Earthquake Response Directive and other
emergency preparedness policies and operations plans of the County, the City, and the
DSRSD.
5. LAFCO. Parts of West Dublin are in neither the City nor its sphere of influence, which will
therefore involve LAFCO. The latter's plans and policies, which are extensive, will be
reviewed.
Task 4.4: Prepare Analyses
A Technical Memo would be prepared derived from information collected in Task 3. It would
set forth both existing conditions (as in an EIR), and the opportunities and constraints that
could influence the preparation of development plans. Among the most relevant appear to be
A-4
those of emergency access and response times, fire hazards and their mitigation, and the
relation of the ownership and management of open space lands to adjoining development.
Product: Technical Memo suitable for incorporation as a chapter in Study Report #1.
Contains narrative and maps as necessary.
Tasks 3.0 and 4.5: Traffic and Circulation - TJKM
These tasks will establish existing conditions in the project site vicinity for traffic and
circulation and will develop a traffic model to be used for later evaluation of the initial site
plan and the EIR.
Methodology
1. Data Collection. TJKM will conduct three a.m. peak hour intersection counts and three
p.m. peak hour intersection counts. The proposed budget also provides for daily volume
counts at four locations. Study intersections will include:
Most Recent
Intersection Count Obtain New Counts
Eden Canyon Rd. at I-580 Ramps 11/86 Yes (two a.m./two p.m.)
San Ramon Rd. at Silvergate Dr. 10/88 No
Dublin Blvd. at Silvergate Dr. 10/86 Yes (a.m. and p.m.)
Rolling Hills Dr. at Silvergate Dr. None Use daily traffic count
San Ramon Rd. at Dublin Blvd. 11/88 No
Schaefer Ranch Rd. at Dublin Canyon Rd. None Use daily traffic count
Foothill Rd. at Dublin Canyon Rd. 11/88 No
Daily volume counts will be taken at:
Dublin Canyon Road east of Schaefer Ranch Road (two volume counts)
Eden Canyon Road north and south of the I-580 ramps (two volume counts)
Daily volume counts are available for Dublin Blvd. west of San Ramon Road and Silvergate
brive north and south of Rolling Hills Drive.
2. Prepare Analyses. TJKM will attend a technical work session to discuss overall design
criteria for the West Dublin area circulation system. During the preparation of previous
traffic studies examining circulation issues in West Dublin, TJKM has developed a detailed
computer traffic model, which is based on the IMPAX program, will be modified and
expanded as necessary for the study. TJKM will provide input on the circulation constraints
and opportunities relative to the West Dublin Study Area. TJKM will prepare a technical
memo that documents the existing peak hour and daily traffic conditions in the study area,
as well as the existing circulation system. TJKM will attend a second technical work
session to discuss circulation constraints and opportunities.
3. Confer with other Consultant Team members, City of Dublin staff and Developer team
members to discuss overall design criteria for the West Dublin area circulation system.
A-5
4. Collect daily and afternoon peak hour intersection counts within a traffic and circulation
study area. The TJKM budget anticipates no more than 10 new traffic counts. Information
on existing geometrics of and currently planned improvements to the study area
intersections will also be collected.
5. Develop trip distribution and traffic assignments for project traffic using the IMPAX traffic
forecast model developed by TJKM for previous West Dublin Study Area Circulation
Studies.
4. Develop a detailed area traffic impact model using TJKM's IMPAX computer software.
The IMPAX model will be used to evaluate the effect of traffic generated by the project on
existing and planned streets and intersections.
Product: Technical Memo suitable for incorporation as a chapter in Study Report#1.
Contains narrative and maps as necessary.
Task 4.6: Economic and Fiscal Analyses - Economic Research Associates
The economic and fiscal analyses of the project will focus upon creating realistic estimates of
economic and fiscal impacts, while also providing feasible mitigation measures for the
potential impacts identified. This effort will utilized an integrated approach where the detailed
project description, market analysis, and incremental estimates of public costs and revenues
will be combined with an overall evaluation of the budgetary conditions and fiscal policies of
Dublin, the Fire Protection District, and other agencies providing public services to the West
Dublin Study Area. The work scope does not include a comprehensive evaluation of School
District financing issues as school financing is complex and beyond the needs of the Specific
Plan study.
Products of this task will include:
1. Market Analysis. Market research, if developed by the project proponent, will be obtained
and reviewed. This information will help to support the creation of the project alternatives,
if necessary. In addition to the information provided by the project applicant, necessary
data will be generated regarding unit prices, absorption rates, and other market data
required. Of particular concern will be any proposed commercial uses. The feasibility of
the proposed commercial uses will be evaluated, along with the impact of the proposed uses
upon the existing and proposed nearby commercial development.
2. Bud etA alysis. The "environmental setting" for a fiscal impact analysis includes the
current budgets of the City of Dublin and the other public agencies providing public
services to the project site. The setting also includes other indicators of fiscal condition, and
each agency's fiscal policies regarding growth and development. In this task, interviews
will be conducted and the budgets of each affected public agency will be collected and
coded into Economic Research Associates Fiscal Impact Model. The resulting budget
models will assist subsequent cost and revenue projections.
Capacity of public facilities, including water service, sewer service, and drainage will be
documented in cooperation with other members of the Consultant and Developer teams.
The budget analysis conducted will focus attention upon those agencies that will be affected
by the proposed project. Interviews will be conducted with these agencies to determine
A-6
their existing service standards and their estimates of costs for providing services to the
proposed project. This effort will result in realistic "incremental cost" estimates.
3. Project Alternatives. The economic and fiscal consultant will meet with members of the
Developer team to help develop project alternatives that represent a range of land use types
and intensities of residential and commercial use on the project site.
Product: Technical Memo suitable for incorporation as a chapter in Study Report#l.
Contains narrative and maps as necessary.
Task 4.7: Cultural Resources - Holman and Associates
The archaeological sensitivity of this West Dublin area is unknown. To date, no
archaeological surveys of the project site have been conducted. Therefore, an archival review
and site investigation will be necessary to confirm or deny the presence of significant cultural
resources.
Methodology
1. Conduct an archival search of records maintained at the California Archaeological
Inventory, Sonoma State University.
2. Perform a site visit and field reconnaissance to determine the presence or likelihood of
cultural resources.
3. Prepare finduigs, recommendations for evaluative testing of resources and/or mitigation of
impacts.
Product: Technical Memo suitable for incorporation as a chapter in Study Report #1.
Contains narrative and maps as necessary.
Task 4.8: Noise - Klaveness Associates
The proposed project will alter the site from undeveloped range land to one of suburban
development potential and create noise impacts on existing residential neighborhoods.
This task forms the basis for all subsequent noise impact analysis and mitigation concerning
the development area itself. Detailed noise monitoring of the freeway frontage and other parts
of the site potentially influenced by noise will be performed. The resulting data will be used to
calibrate the Federal Highway Administration Highway Noise Prediction Model, which will
form the foundation for the subsequent analyses.
If possible within the time constraints of the project execution, comparative sample noise
measurements will be performed for both cool conditions where wind and temperature
gradients will be less pronounced, and for summer conditions where such gradients may affect
areas with some shielding from highway noise.
The field measured data will be of importance in determining the effect of grading within the
study area, because of changing degrees of shielding of highway noise, and in defining the
opportunities and constraints from an acoustical viewpoint.
A-7
1. Establish Existing Conditions. Klaveness Associates will use existing base data from the
current General Plan and relevant EIR's. Noise readings will be taken at the following
locations to determine existing levels: Locations along I-580 frontage and farther north;
noise from distant sources will also be estimated for more remote parts of the site.
2. Predict Future Noise Levels. Using the noise prediction model developed by HUD and
FHWA, future noise levels will be predicted based on traffic data developed by TJKM.
Roadway links will be analyzed in the model. Existing noise readings taken along I-580
will be used in predicting future noise impacts. Results of the noise monitoring along I-580
will be included in the report and mitigations will be recommended to attenuate this noise
source.
Present and future noise levels will be compared with local, State and Federal standards for
noise control.
A noise contour map depicting present and future conditions will be constructed. This map
will be useful for determining if certain homes on the site may be affected by loud noise as a
result of traffic.
Product: Technical Memo suitable for incorporation as a chapter in Study Report#1.
Contains narrative and maps as necessary.
Task 4.9: Visual Characteristics and Urban Design
Potential for the site's visual transformation to an aesthetically pleasing view from various
viewpoints of the community will be the focus of this task.
Methodology
1. Establish the existiniz setting.
2. Identify and characterize the major visual and urban design elements of the proposed
project.
Product: Technical Memo suitable for incorporation as a chapter in Study Report#1.
Contains narrative and maps as necessary.
I
A-8
Appendix B
Detailed Work Description for Task 8
Task 8.1 Hydrology, Flooding and Water Quality Considerations - MMS
1. Evaluate the Developer's initial or revised site plan for potential hydrologic, flooding and
water quality impacts resulting from development as proposed in that plan.
2. Stream channel treatment/retention or detention basins: Evaluate Developer-prepared
proposed conceptual system of detention/retention/sedimentation basins for ability to control
water quality and runoff. Note conflicts between fish/wildlife needs (in collaboration with
team biologist) and flood control needs. Identify methods (such as secondary artificial
channels in recreation areas)to minimize this conflict. Identify alternative stream channel
options, and focus on methods to protect existing natural channels to the maximum possible
extent.
3. Subsurface drainage system: Evaluate proposed conceptual drainage system in terms of
general methods and potential problems.
4. Compare the hydrologic flooding and water quality advantages and disadvantages of the
Developer's initial or revised plan with an alternative plan prepared by the Consultant team.
Product: Technical Memo suitable for incorporation as a chapter in Study Report #3.
Contains narrative and maps as necessary.
Task8.2: Geology and Soils Considerations - Berlogar Geotechnical Consultants
1. Evaluate the Developer's site plan (initial or revised site plan) for potential adverse geologic
impacts resulting from development as proposed in that plan. This will include both
impacts to the development from geologic hazards and vice versa for both bedrock slides
and faults. Focus will be made in protecting the new development from geologic hazards as
well as stabilizing potentially damaging geologic hazards.
2. Compare the Developer's site plan (either the initial or revised site plan) with the alternative
plan prepared by the consultant team for potential adverse soils impacts resulting from the
proposed development. This will include the review of landslides that may impact the
development or surrounding property. In addition, factors will be addressed relative to
stabilizing the soil so that it is suitable for development. Quantities and impacts of grading
for landslide mitigation will be differentiated from general grading requirements, based on
information furnished by the applicant.
3. Prepare summary evaluations noting the advantages and disadvantages of the Developer's
plan versus the alternative plan in terms of:
• Repair of slides, where necessary.
• Avoidance of exacerbating existing danger
• Avoidance of creating new dangers.
• Stabilizing the soil.
• Reduction of potential hazards from unstable off-site geological and soil conditions,
particularly to the northeast.
B-1
Product: Technical Memo suitable for incorporation as a chapter in Study Report#3.
Contains narrative and maps as necessary.
Task 8.3: Biological Resources Considerations - Dr. Sam McGinnis
1. Evaluate the initial site plan for potential adverse impacts to the threatened Alameda whip-
snake and other wildlife species resulting from the proposed development. This will include
the review of all wildlife habitats that may impact the development or surrounding property.
In addition,numerous factors such as pollution of natural habitats by street and lawn runoff
and the effect of dogs,noise, odors and night lighting on wildlife habitats will be discussed.
2. The vegetative cover mau will be reviewed in relation to site an to determine the various
habitat areas to be eliminated or altered by the proposed development. This would include
riparian corridors, oak trees and grassland habitats. A preliminary biotic constraints map
will be prepared so that an alterative site plan can be prepared by the applicant. Mitigations
will be recommended wherever necessary.
Product: Technical Memo suitable for incorporation as a chapter in Study Report#3.
Contains narrative and maps as necessary.
Task 8.4: Public Facilities and Services Consideration - Economic & Planning Systems
Review the initial site plan with police, fire, school and park officials and obtain their
comments regarding the adequacy of proposed on-site public facilities.
Product: Technical Memo suitable for incorporation as a chapter in Study Report#3.
Contains narrative and maps as necessary.
Task 8.5: Traffic and Circulation - TJKM.
TJKM will review one initial and one revised site plan and comment on traffic and circulation
implications. A generalized traffic impact analysis of these two plans will also be prepared,
and any major circulation impacts will be identified. TJKM will then proceed with a more
detailed analysis of the developer's initial plan (both land use and circulation). TJKM will also
conduct the same detailed level of analysis for up to four additional land use/network
alternatives. For example, one alternative may consist of a lower density of development in
conjunction with fewer off-site roadway improvements. This would constitute one land
use/network alternative. For each of these analyses, (the developer's initial plan plus four
alternatives) recommendations will be made with regard to on-site and off-site circulation
improvements. Order-of-magnitude cost estimates for major off-site roadway improvements
will be prepared. It is anticipated that off-site improvements will include a new Interstate 580
at Schaefer Ranch Road. A summary evaluation of the traffic and circulation implications of
each land use/network alternative will be prepared. These analyses will be presented as a
technical memo. TJKM will attend a technical work session and a study session as part of
Task 8.
Product: Technical Memo suitable for incorporation as a chapter in Study Report#3.
Contains narrative and maps as necessary.
B-2
Task 8.6: Economic and Fiscal Considerations - Economic Research Association
See Task 9 Work Scope: Task 9 will provide economic and fiscal comparisons of the
Developer's plan and the Consultant team's alternative plan.
Task 8.7: Land Use and Planning Considerations - WPM
The initial or revised site plan and any alternative plans will be reviewed for consistency with
the guiding policies confirmed by the City in Stage I and for compatibility with neighboring
land uses, both existing and planned.
For purposes of Study Report#3, the initial or revised site plan and other possible alternative
concepts for the future use of the properties will be described, and compared in graphic and
narrative form. Summary characteristics of each alterative will be presented. Potential
planning issues will be discussed and options will be identified.
Product: Technical Memo suitable for incorporation as a chapter in Study Report#3.
Contains narrative and maps as necessary.
Task 8.8: Conceptual Sewer, Water and Drainage Planning/Cost Estimates - MMS
The Developer will prepare conceptual water, sewer and drainage plans for the project as
follows:
Water
• supply/treatment
• distribution
• storage
Sanitary Sewer
• sewerage (on-site collection and treatment system plan) to be obtained from Developer
• treatment capacity
Storm drainage (on site only; creeks, downstream restrictions and detention ponds will be
addressed
In addition, preliminary cost estimates of public infrastructure will be prepared by the
Developer to be of sufficient accuracy to allow ERA to develop the overall parameters for a
financing plan for these facilities.
The conceptual utility plans and cost estimates prepared by the Developer will be evaluated for
reasonableness by MMS. If revisions are required in the Developer's initial concept utility
plans as a result of MMS comment, they will be performed by the Developer. MMS will
comment with regard to revised cost estimates of the revised concept utility plans.
Product: Technical Memo suitable for incorporation as a chapter in Study Report#3.
Contains narrative and maps as necessary.
B-3
Task 8.9: Grading; - MMS/Berlogar
A preliminary grading plan will be provided by the Developer in conjunction with their initial
or revised plan. Based on this preliminary grading plan, the impacts of grading will be studied.
Cross-sections will be prepared by the Developer as part of this study to identify the terrain
before development and after proposed development. In addition, cross-sections will be
prepared by the Developer through the surrounding perimeter properties and the site both
before and after development so that grading and visual impacts can be identified.
Methodology
1. Review the Preliminary Grading Plan (provided by Developer) for:
a.Road grades
b.Pad elevations
c.Effective pad area
d.Limits of cut and fill
e.Depth of cut and fill
f. Slide implications
g.Drainage implications
2. Landslides/bedrock slides will be studied for general impacts which could be caused by:
a.Toe cuts
b.Upslope loading
c.Changes in drainage
d.Other consequences relative to grading
Slides which could be impacted by grading/development will be identified. Note: Detailed
mitigations for the repair of slides within developed areas and on the property in general
will be covered later in the EIR's soils mitigation section. Impacts in these areas will be
summarized in narrative fashion with less impacting alternatives described.
3. Advise the WPM site planner on the development planning implications of these impacts
and less importing alternatives so that he can prepare a land use and circulation plan
alternative for portions or all of the site.
4. Cross-sections (comparing before and after conditions) of the site will be prepared for both
plans (Developer for his plan and MMS for alternative plan). This will be useful in helping
Study participants to understand the proposed grading changes.
5. Prepare a summM comparison of the grading advantages and disadvantages of the
Developer's site plan (either the initial or revised site plan) as opposed to the Consultant
team's alternative plan. This will be focused again on impacts to the project by soil
conditions and impacts on the soil (slides, drainage, etc.) by the two plans.
i
B-4
Product: Technical Memo suitable for incorporation as a chapter in Study Report#3.
Contains narrative and maps as necessary.
Task 5.10: Visual and Amenity Considerations
The initial or revised site plan and the alternative plan will be assessed for its visual impacts
from sensitive off-site viewpoints and for its responsiveness to the Guiding Policies relevant to
visual and amenity considerations. The major visual implications of these plans will be
discussed.
Product: Technical Memo suitable for incorporation as a chapter in Study Report #3.
Contains narrative and maps as necessary.
B-5
WPM PLANNING TEAM,INC. Project: WEST DUBLIN GPA/SP/EIR STUDY
1200"G" STREET,SUITE 1B,MODESTO,CA 95354 bate:May 3,1989
Exhibit B: FEE SCHEDULE - 1989
WPM Staff Rate/Hour
Principal Planner 70.00
Senior Planner/Designer 60.00
Associate Planner/Designer 45.00
Computer person/Designer 45.00
Drafts person/Designer 45.00
Word Processor 30.00
Clerical 75.00
OT/G*d
97:70 68: CO ,INIJ
WPM.PLANNING TEAM,INC. project: WEST DUBLIN GPA/SP/EIR STUDY
1200"G" STREET,SUITE 1D,MODESTO,CA.95354 Date: May 3,1989
Exhibit C: SCHEDULE FOR GENERAL PLAN AMENDMENT,SPECIFIC PLAN AND EIR*
Months to Estimated
Steps in the Ming Process orn le Completi9n
Execution of Contract May, 1989
Stage 1: Opportunities/Constraints Months 1-5 October, 1989
Stage II: Preferred Land Use Alternative Months 6-9 February, 1990
Stage III: Preliminary Draft GPA and SP Months 10-15 August, 1990
Stage TV: Draft GPA, SP and EIR Months 16-19 December, 1990
Stage V: Final GPA and SP Months 20-24 May, 1991
* Schedule is tentative subject to the following variables:
1. Date of execution of contract.
2. Unmanageable factors which may emerge during Plan or EIR preparation.
3. City Staff review time.
4. Public meeting scheduling.
5. Length of time necessary for City approvals.
OT/OT 'd 97-:cL 68, 60 fIUW
CONSULTANT SERVICES AGREEMENT
THIS AGREEMENT is made at Dublin, California, as of
, 19 by and between the CITY OF DUBLIN, a municipal
corporation ("City") , and , Federal Employer's
Identification Number ("Consultant") , who agree as
follows:
1. SERVICES. Subject to the terms and conditions set forth in
this Agreement, Consultant shall provide City the services described in
Exhibit A. Consultant shall provide said services at the time, place and in
the manner specified in Exhibit A.
2. PAYMENT. City shall pay Consultant for services rendered
pursuant to this Agreement at the time and in the manner set forth in
Exhibit B. The payments specified in Exhibit B shall be the only payments to
be made to Consultant for services rendered pursuant to this Agreement.
Consultant shall submit all billings for said services to City in the manner
specified in Exhibit B; or, if no manner specified in Exhibit B, then
according to the usual and customary procedures and practices which Consultant
uses for billing clients similar to City.
3. FACILITIES AND EQUIPMENT. Except as set forth in Exhibit C,
Consultant shall, at its sole cost and expense, furnish all facilities and
equipment which may be required for furnishing services pursuant to this
Agreement. City shall furnish to Consultant only the facilities and equipment
listed in Exhibit C according to the terms and conditions set forth in
Exhibit C.
4. GENERAL PROVISIONS. The general provisions set forth in
Exhibit D are part of this Agreement. In the event of any inconsistency
between said general provisions and any other terms or conditions of this
Agreement, the other term or condition shall control insofar as it is
inconsistent with the general provisions.
IT
DRAFT AGREEMENT -
BRENDA A. GILLARDB
5. EXHIBITS. All exhibits referred to herein are attached
hereto and are by this reference incorporated herein.
EXECUTED as of the day first above stated.
CITY OF DUBLIN,
a municipal corporation
By
Richard C. Ambrose, City Manager
Date:
By
"Consultant"
Date:
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EXHIBIT A
SCOPE OF SERVICES
1. Serve as Project Manager to coordinate the processing of the West Dublin
General Plan Amendment and Specific Plan Studies and related work to meet
all applicable State Planning and Zoning Laws.
2. Coordinate input from and communications between department managers,
city engineers, city attorneys, planning staff, and other agencies.
3. Monitor contracts with project consultants to ensure that budgets and
timelines are adhered to.
4. Establish a forum for communicating on a regular basis with local, county
and regional groups to identify concerns and develop workable solutions
early on in the process. Such organizations include the communities of
Livermore, Castro Valley, Pleasanton and San Ramon; Alameda and Contra
Costa counties; ABAG, LAFCO, Bay Area Air Quality Management District;
Department of Fish and Game, People for Open Space and Bay Area Council.
S. Assist the General Plan Amendment/Specific Plan/EIR consultant in
assessing the intent of Dublin's general plan policies to ensure
consistency between the general plan and the proposed specific plan, and
where amendments are warranted, processing general plan amendments.
Provide input on the formulation of policies for the general plan
amendment and the specific plan.
6. Establish a schedule for and process all required notices for the General
Plan Amendment, Specific Plan and EIR. Work with the City Attorney's
office to ensure the legal adequacy of the General Plan Amendment,
Specific Plan, and EIR.
7. Prepare all staff reports relating to the General Plan Amendment,
Specific Plan or EIR.
8. Conduct periodic project update meetings with Planning Director at
Consultant's office. Conduct update meetings with City Department Heads
at City Offices on an as needed basis.
9. Develop and implement a citizen involvement program commensurate with the
amount of public interest in this project.
10. Work with the project applicant, keeping him informed of the process,
explaining all procedures he must comply with and recommending project
modifications to help meet City policies.
11. Prepare written articles on the project for distribution to Dublin
residents to keep them informed and involved in the process.
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12. Perform other planning work as required by the City.
13. Consultant may temporarily suspend the provision of services hereunder
for personal purposes, for a maximum of 8 weeks during September and
October, 1989, or during an alternative time period with prior agreement
by both Consultant and City.
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EXHIBIT B
I. RATE OF PAY
The base rate of pay to the Consultant shall be forty dollars ($40.00)
per hour. This rate is based on the supposition that the amount of work
required of the Consultant will be the equivalent of 40 hours per week. This
contract will be reviewed quarterly (every three months) to assess the number
of hours actually spent by the Consultant. If the number of hours falls below
an average of 32 hours per week, the Consultant reserves the option to
renegotiate the hourly rate, to a figure agreed upon by the City and the
Consultant. Extension of this Agreement beyond twelve (12) months may be
subject to renegotiation of the base rate of pay.
II. HOURLY RATE - ALL INCLUSIVE
The hourly base rate shall be inclusive of wages, benefits, any overhead
including profit, transportation, and mileage expenses. City shall not pay any
additional sum for any services rendered pursuant to this Agreement. The cost
to the Consultant of providing commercial general liability insurance shall be
borne by the Consultant and the Project Developer,
The cost, which is estimated at $650 per year, will be split 50/50 by the
Consultant and the Project Developer. Method of payment will be determined by
the City, Project Developer and Consultant.
III. INVOICES
The Consultant shall submit invoices on a semi-monthly basis. The number
of hours worked should be in increments of not less than one quarter hour.
City shall process and pay said invoices within thirty (30) days of receipt.
Consultant shall maintain adequate logs and timesheets and submit same with
invoices.
IV. ADDITIONAL WORK
City shall make no payment for any extra, further or additional service
pursuant to this Agreement unless such extra service and the price therefore is
agreed to in writing and executed by an official of the City authorized to
obligate the City thereto prior to the time such extra services is rendered.
V. TERMINATION OF AGREEMENT
The services to be provided under this Agreement may be halted or
postponed at any point in time at the sole and exclusive discretion of the City
upon thirty (30) days written notice to Consultant by certified U.S. mail,
return receipt, addressed to Consultant at 2695 Baldwin Lane, #A, Walnut Creek,
CA 94596, or other such address as Consultant may hereinafter specify by
written notice to the City.
EXHIBIT C
The City shall furnish interim, short-term work space only as a supplement to
the Contractor's regular office. The City shall also furnish a minimal amount
of clerical support to supplement the Contractor' s regular clerical support
services.
EXHIBIT D
GENERAL PROVISIONS
1. INDEPENDENT CONTRACTOR. At all times during the term of this Agreement,
Consultant shall be an independent contractor and shall not be an employee of
City. City shall have the right to control Consultant insofar as the results
of Consultant's services rendered pursuant to this Agreement; however, City
shall not have the right to control the means by which Consultant accomplishes
services rendered pursuant to this Agreement.
2. LICENSES; PERMITS; ETC. Consultant represents and warrants to City that
he has all licenses, permits, qualifications and approvals of whatsoever nature
which are legally required for Consultant to practice his profession.
Consultant represents and warrants to City that Consultant shall, at his sole
cost and expense, keep in effect at all times during the terms of this
Agreement any licenses, permits, and approvals which are legally required for
Consultant to practice his profession.
3. TIME. Consultant shall devote such time to the performance of services
pursuant to this Agreement as may be reasonably necessary for satisfactory
performance of Consultant's obligations pursuant to this Agreement. Time is
the essence of this Agreement. It is anticipated that the Consultant shall
complete the scope of services within twenty-four (24) months of entering into
this Agreement.
4. INSURANCE.
(a) Public Liability and Property Damage. The Consultant shall take
out and maintain in the name of the Consultant, with the City named as
additional insured, during the life of the Agreement, commercial general
liability insurance as shall protect himself, the City, its officials,
officers, directors, employees and agents from claims which may arise
from operations under the Agreement, whether such operations be by
himself, by subcontractors, or by anyone directly or indirectly employed
by either of them. This liability insurance shall include, but shall not
be limited to, protection against claims arising from bodily and personal
injury and damage to property resulting from the Consultant's use of
owned or non-owned automobiles, products, and completed operations. The
amount of insurance shall not be less than the following:
Single limit coverage applying to bodily and personal injury liability
and property damage: $300,000.00 or a lesser amount deemed sufficient by
the City Manager.
The following endorsements must be attached to the policy, unless
otherwise waived by the City Attorney:
(1) If the insurance policy covers on an "accident" basis, it must be
changed to "occurrence" .
(2) The policy must cover personal injury as well as bodily injury.
(3) Contractual liability as to bodily injuries, personal injury or
arising from the performance of this agreement.
(4) Broad form property damage liability must be provided. Deductible
shall not exceed $500 without special approval of 'the City.
(5) The City must be named as an additional insured under the coverage
afforded with respect to the work being performed under the Agreement.
(6) An endorsement shall be provided which states the coverage is
primary insurance and that no other insurance effected by the City will
be called upon to contribute to a loss under this coverage.
(7) The insurance policy shall contain a standard form of cross-
liability.
(8) The insurance policy shall provide for an unconditional notice of
cancellation. Should the policy or policies be cancelled before the
expiration date thereof, the issuing company will mail thirty (30) days
written notice to the City.
(b) Worker' s Compensation. Consultant represents to City that he has
no employees and will not hire any employees to assist him in performing
the services required pursuant to this Agreement. Consultant is
therefore not required to maintain worker' s compensation insurance.
Consultant hereby waives any rights he may have against City under the
Worker' s Compensation Law on account of any injuries or illnesses
sustained by Consultant during the term of this Agreement.
(c) Certificate of Insurance. Consultant shall take out and keep
policies of public liability and property damage insurance in full force
and effect during the term of this Agreement and shall submit to City a
policy, certificate or certificates of insurance evidencing such coverage
prior to commencement of work.
5. CONSULTANT NO AGENT. Except as City may specify in writing, Consultant
shall have no authority, express or implied, to act on behalf of City in any
capacity whatsoever as an agent. Consultant shall have no authority, expressed
or implied, pursuant to this Agreement to bind City to any obligation
whatsoever.
6. ASSIGNMENT PROHIBITED. No party to this Agreement may assign any right
or obligation pursuant to this Agreement. Any attempted or purported
assignment of any right or obligation pursuant to this Agreement shall be void
and of no effect.
7. STANDARD OF PERFORMANCE. Consultant shall perform all services required
pursuant to this Agreement in the manner and according to the standards
observed by a competent practitioner of the profession in which Consultant is
engaged in the geographical area in which Consultant practices his profession.
All instruments of service of whatsoever nature which Consultant delivers to
-2-
8. HOLD HARMLESS AND RESPONSIBILITY OF CONSULTANTS. Consultant shall
indemnify, defend and save the City, its officials, employees and agents
harmless from and against any and all liability, claims, suits, actions,
damages, and/or causes of action arising out of any bodily injury, personal
injury, property damage or in violation of any federal, state or municipal law
or ordinance or other cause in connection with the activities of Consultant,
its employees or agents or on account of the performance or character of the
work, and arising out of the negligent acts, errors, or omissions of the
Consultant.
Approval of the insurance contract does not relieve the Consultant from
liability under this Hold Harmless and Responsbility of Consultant's clause.
9. GOVERNMENTAL REGULATIONS. To the extent that this Agreement may be
funded by fiscal assistance from another governmental entity, Consultant shall
comply with all applicable rules and regulations to which City is bound by the
terms of such fiscal assistance program.
10. INTEREST OF CONSULTANT. In accepting this Agreement, Consultant
covenants that it presently has no interest, and shall not acquire any
interest, direct or indirect, financial or otherwise, which would conflict in
any manner or degree with the performance of the services hereunder.
Consultant further covenants that, in the performance of this Agreement, no
subcontractor or person having such an interest shall be employed. Consultant
certifies that no one who has or will have any financial interest under this
Agreement is an officer or employee of City.
11. OWNERSHP OF WORK PRODUCT. If requested in writing by the City, all
documents prepared by Consultant shall become the property of the City upon
completion of the project or termination of this Agreement. The Consultant may
retain a copy of all material produced by Consultant pursuant to this Agreement
for use in its general business activities. Should the City desire to use the
work completed under this Agreement for purposes other than those intended
under this Agreement, the City will notify Consultant in writing prior to any
other reuse of said documents.
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