1987-129-Authorizing Agreement To Prepare An Environmental Impact Report For The Nine Lot Shannon Road SubdivisionRESOLUTION NO. 1987 -129
RESOLUTION AUTHORIZING AGREEMENT TO PREPARE
AN ENVIRONMENTAL IMPACT REPORT FOR THE
NINE LOT SHANNON ROAD SUBDIVISION
RESOLVED, by the Town Council of the Town of Los Gatos, County of Santa Clara,
State of California, that the TOWN OF LOS GATOS enter into an agreement to prepare a
master Environmental Impact Report with Environmental Science Associates, Inc. as
per Exhibit A attached hereto, and that the Mayor is authorized, and is hereby
directed, to execute said agreement in the name and in behalf of the Town of Los
Gatos.
PASSED AND ADOPTED at a regular meeting of the Town
Council of the Town of Los Gatos held on the 21 day of September
1987, by the following vote:
AYES: COUNCIL MEMBERS Joanne Benjamin, Eric D. Carlson,
Thomas J. Ferrito, Robert L. Hamilton & Mayor Brent N. Ventura
NOES: COUNCIL MEMBERS None
ABSTAIN: COUNCIL MEMBERS None
ABSENT: COUNCIL MEMBERS None
SIGNED:
MAYOR Or INL TOWN OF LOS A`!OS
ATTEST:
THE TOWN �O GAYS
�LER r
PLNOI:TC 9 /21EIRa
AGREEMENT
THIS AGREEMENT is made and entered into on <4L<'rv... 1987 by
the Town of Los Gatos (TOWN), and Environmental bcience ssociates,inc.
(CONSULTANT).
1. The TOWN desires to contract for the performance of Environmental Services to
include the preparation of a Draft and Final Environmental Impact Report for the
following project:
S_h_a_dy Lane
a Environmental Impact Report EIR -87 -1
b. Subdivision Application M -87 -3
Requesting review of a preliminary subdivision application to divide 94.7 acres
into 27 lots and an initial environmental study for property in the HR -2 112
zone.
PROPERTY OWNERS: Gregory, Houge and Angell
APPLICANTS: Westfall Engineers, Inc.
2. The CONSULTANT is willing to perform such professional services upon the terms
and conditions herein set forth:
THE PARTIES DO HEREBY AGREE AS FOLLOWS:
SERVICES
CONSULTANT shall perform those professional services described in the
"Scope of Services" attached as "ATTACHMENT A" including attendance by
Environmental Science Associates, Inc. at two public hearings and three
staff or Development Review Committee meetings.
CONSULTANT'S work products and schedule of delivery shall be in accordance
with the Schedule attached as "ATTACHMENT B" including eight copies of the
Administrative Draft EIR, 75 copies of the Draft EIR and 75 copies of
responses to comments.
Scheduling will depend on factors beyond CONSULTANT'S control including
(but not limited to) prompt submittal of required data by the TOWN, adverse
weather conditions, delay caused by alteration in the scope of the project,
(including, but not limited to, the options listed in "ATTACHMENT D "),
etc. CONSULTANT will diligently perform the required services according to
the schedule outlined above but will not be responsible for delays beyond
his control.
COMPENSATION
2. Compensation for CONSULTANT'S professional services shall be at a firm
fixed price of $36,025.00; payment to be made in accordance with Work
Products and Schedule stated in ATTACHMENT 3.
3. Compensation for CONSULTANT'S professional services may be increased, not
to exceed an amount of $38,475.00, if the services are not done in
conjunction with that of the adjacent property as described in the
CONSULTANT'S proposal on that property identified as the Shannon Road
project (M- 84 -16A and EIR- 87 -2).
STANDARDS
4. CONSULTANT'S work shall be performed in compliance with the requirements of
the Environmental Quality Act of 1970, as amended (Public Resources Code
Section 21,000 to 21,176, inclusive), and the Guidelines for Implementation
of the California Environmental Quality Act of 1970 originally certified
and adopted by the Secretary of the California Resources Agency as
Administrative Regulations on February 3, 1973, and as thereafter amended,
if applicable.
NOTICES
5. Any notice required to be given to CONSULTANT shall be deemed to be duly
and properly given if mailed to CONSULTANT postage prepaid, and addressed
to:
Environmental Science Associates, Inc.
760 Harrison St.
San Francisco, California 94107
or personally delivered to CONSULTANT as such address or such other address
as CONSULTANT designates in writing to TOWN.
Any notice required to be given to TOWN shall be deemed to be duly and
properly given if mailed to TOWN, postage prepaid, and addressed to:
TOWN OF LOS GATOS
Planning Department
P.O. Box 949
Los Gatos, California 95031
or personally delivered to TOWN at such address of such other as TOWN may
designate in writing to CONSULTANT.
-2-
IN WITNESS WHEREOF the Parties hereto have caused this Agreement to he executed in
the Town of Los Gatos, State of California.
ATTEST:
CLERK OF THE TOWN OF GATOS
APPROVED AS TO FORM:
A:
.L# - -7 LMGER
-------~
DATE: /� /�
TOWN OF LOS GAT
By 7
MAYOR
CONSULTANT
ENVIRONMENTAL
Charles B. ~-Bennett, Vice Fres oent -
-3-
II. SCOPE OF SERVICES
This section describes ESA's proposed Work Program and includes the general tasks
that the ESA Project Team will undertake in completing the Shady Lane Residential
Subdivision EIR. The methodology for technical sections is detailed in Section III.
1. Proiect Initiation. ESA's Project Manager will meet with Town Staff and the
project applicant to refine the project description, exchange necessary
information and establish the project on schedule. The Project Manager will
maintain regular communication with Town Staff throughout report preparation
to ensure that the work stays on schedule. ESA anticipates attendance at up to
three meetings with Town Staff, including a scoping meeting, during
preparation of the EIR. Additional meetings, if determined necessary, can be
held on a time and materials basis. These meetings are in addition to the
required Development Review Committee meetings and public hearings.
2. Evaluate Existing Data. ESA will review existing site and vicinity data.
Existing documents that relate to the project site include geotechnical and soils
reports, grading, circulation and landscaping plans. ESA will also review and
evaluate available plans, maps, reports and other published materials, and
consult with designated Town, County of Santa Clara and other Agency staff.
3. Analyze Environmental Impacts and Mitigation. ESA will examine the effects
of project development on the area's residents and natural environment. The
project will be examined and its potential site - specific, local, and regional
impacts on existing conditions described. Where adverse environmental effects
are identified, the EIR will present realistic mitigation measures to eliminate
or reduce identified impacts. For each measure, ESA will discuss whether the
mitigation would, by itself or in combination with other proposed measures,
fully or partially mitigate the impact it addresses. Development of mitigation
measures will occur through consultation with the Town and project applicant.
ATTACHMENT 1
The EIR Authors and Consultants; Agencies, Organizations and Persons
Consulted section will list firms and individuals involved in the preparation of
�- the report.
The Appendix section will include the Initial Study and and will be expanded to
include other relevant documents, such as geotechnical and hydrology reports.
6. Revision of the Administrative Draft and Distribution of the Draft EIR. ESA
will analyze Staff comments on the Administrative Draft EIR and make
appropriate changes. ESA will distribute 75 copies of the Draft EIR, to the
mailing list provided by the Town for public review. The Draft EIR format will
satisfy applicable Town and State requirements.
7. Attend Public Hearings. The Project Manager and/or Associate -in- Charge will
attend up to two public meetings or hearings of the Planning Commission or
Town Council at which the EIR is discussed. Attendance at these meetings is in
addition to the meetings outlined in "1. Project Initiation."
At the Town's request, ESA will prepare and present a brief description of the
project, a summary of the EIR, and a description of the significant impacts
identified. ESA will discuss mitigation measures which might be appropriate
and the degree to which such measures would reduce identified impacts. ESA
will present the project and EIR findings in a clear and objective manner, and
will provide a factual basis upon which informed decisions can be made. At the
meetings and hearings, ESA will note comments and answer questions as
deemed appropriate by Town Staff.
8. Preparation of the Final EIR Response -to- Comments Addendum. After receipt
of public comments on the Draft EIR, ESA will meet with Town Staff to review
the content of the comments and develop response strategies. ESA will submit
five copies of the draft Final EIR Response -to- Comments Addendum which will
consist of written comments, public hearing meeting notes, and responses to
these comments, to Town Staff for review and comment.
M. SCOPE OF WORK
SCOPE OF WORK
This Scope of Work describes the issues involved in addressing each technical area in
the EIR, followed by the investigative tasks which will be performed in preparation
of the EIR. The proposal addresses all issues identified in the RFP. Also included is
an optional task which the project team could complete to support the Town's
decision - making. This task would involve the preparation of photomontage
simulations of conceptual development.
A. PLANS AND POLICIES AND LAND USE
Issues: The project site is an undeveloped 95 -acre parcel that is located in a hillside
area of the Town. The site is situated adjacent to a residential area characterized
by single - family homes to the west and northeast, and undeveloped areas to the
south and southeast. The proposed project would subdivide 27 lots on the site. The
site is zoned H -R 2 -1/2 which permits a minimum lot size of 2 -1/2 -acres in hillside
areas. The EIR will address the consistency of the project with zoning regulations
and applicable Town of Los Gatos policies. The project would introduce a similar
land use to the project area, however, the land use density and intensity of use may
result in conflicts with nearby land uses and will be discussed in the EIR.
Tasks:
Plans and Policies
- Assess project compliance with the Town of Los Gatos General Plan and
Hillside Plan. Identify potential inconsistencies or conflicts associated with the
project.
- Discuss the relationship of the project to any special plats, land use regulations,
policies, etc. currently under consideration, but not yet adopted, which could
affect the project.
ATTACHMENT 2
specific site development plan, the photomontage simulations would show
conceptual buildings based on the height and dimensions or massing of buildings
permitted within the building envelope.
Tasks:
- Describe the existing character of the Los Gatos community including both the
natural and manmade environment.
- Describe existing conditions of the project site and document with up to four
photographs.
- Analyze and describe the visual character of the project site and its
surroundings.
- Determine project site visibility in short -, mid -, and long -range views.
- Assess project visibility from Shannon Road, identified as a Scenic Street in the
General Plan.
- Compare the project to design policies and requirements in the General Plan.
Hillside Plan, Zoning Ordinance, and other appropriate planning documents.
- Analyze and describe the impact of the project site on existing views.
- Assess the project's potential for increasing the amount of light and glare in the
vicinity.
- Where appropriate, provide design mitigations to enhance project compatibility
and integration with the surrounding area.
C. TRAFFIC AND CIRCULATION
Issues: Traffic in the Town of Los Gatos is a major concern. Several Town
intersections currently experience severely congested conditions during the morning
and afternoon peak hours. To control further traffic increases through these
intersections, the Town requires an independent traffic analysis of all proposed
developments which would generate additional traffic. The proposed subdivision of
95 acres into 27 parcels for single - family houses would add traffic to the adjacent
street network. The amount of traffic, its distribution onto the network and the
resultant impacts at affected intersections will be part of our traffic analysis. In
Perform Street Capacity Analysis for Los Gatos Boulevard and Shannon Road
for conditions a, b, and c, identified above.
Analyze the proposed internal circulation network within the site. Using
existing and proposed topography drawings provided by the project applicant,
we will evaluate the grade, curvature and width of the internal roadways in
accordance with Town hillside area development standards, and will assess the
adequacy of the roadways with respect to safety, emergency access and parking.
Assess the adequacy of the proposed external access roads for the site with
respect to width, available sight distance, etc. and identify constraints which
would result in traffic conflicts.
Contact the Central Fire Protection District regarding access adequacy for
emergency service.
Identify constraints due to street system capacity, service levels, structural
conditions or topographical features which would impair development of the
site.
Identify and evaluate mitigation measures that would reduce or eliminate
adverse traffic impacts. These measures may include, but not be limited to,
Traffic System Management (TSM) measures (e.g., ridesharing), alternative
project access points, revised internal circulation system, or street and
intersection capacity improvements.
D. PUBLIC FACILITIES AND SERVICES
Issues: The public services and facilities analysis will examine the effects the
proposed project on the existing infrastructure. Development of the site would
require extension and possible expansion of utilities, including water, sewer, storm
drainage facilities, solid waste disposal facilities, and telephone, gas, electric and
other lines to the project site. Development of the project may require expansion of
other public services such as fire and police protection, and school facilities. The
capacity of public facilities and services to meet the increase in demand caused by
the project must be evaluated in the EIR.
Tasks:
Fire Protection
- Describe the location, order of response and response time of the Central Fire
Protection District station which currently serves the site area.
Sewer and Storm Drainage
Determine project needs for sewer services and calculate sewage generation for
the project.
- Discuss the ability of the existing system to treat wastewater and its current
level of capacity.
- Identify facility improvements necessary to serve the proposed project.
Solid Waste
- Identify solid waste disposal facilities currently serving the project area, and
their available capacity for the service area.
- Identify the current waste stream (total and per capita).
Telephone, Gas, and Electrical
- Identify facilities currently serving the site.
- Discuss current site requirements for telephone, gas and electricity.
- Identify any necessary improvements to serve the site.
OPEN SPACE RECREATION
Issues: The hillside areas represent one of the Town's most scenic resources. Los
Gatos has adopted policies to preserve and protect hillside areas from inappropriate
development. The General Plan and Hillside Plan both specify that development
proposed in hillside areas shall provide for permanent open space areas. Hillside
development projects are required to dedicate open space easements or contribute
in -lieu fees. The project site is in a hillside area and would be required to comply
with the Town's open space policies and regulations. The project's compliance with
open space policies and its provision for open space will be discussed in the EIR.
Tasks:
- Consult with the Mid - Peninsula Regional Park District to identify plans for
open space recreation opportunities in the project vicinity.
Identify any active or potentially active earthquake faults on the site or in the
vicinity and the distance from the site from Alquist Priola Special Studies Zone
Maps prepared by CDMG. Assess the potential magnitude and frequency of
earthquakes on identified faults.
Summarize the potential for groundshaking at the site and quantify the
expected bedrock acceleration due to seismic forces. Assess the likelihood of
- secondary seismic hazards such as liquefaction, ground lurching, lateral
spreading and settlement.
Review relevant information and policies in the Seismic Safety and
Conservation Elements of the Los Gatos General Plan and the Hillside Plan.
Summarize the topographic alterations which would result from proposed
project grading. Generally describe the depths of cuts and fills at the site.
Identify the need for blasting or heavy ripping during project grading and the
potential for modification or destruction of significant geologic features.
Describe the potential for grading to increase erosion or destabilize slopes at
the site. Discuss landslide and erosional processes and measures proposed by
the project to stabilize hillsides.
Assess the degree of hazards to project structures from seismic groundshaking
surface rupture.
Evaluate the potential for secondary seismic hazards to affect the project and
its occupants.
Recommend feasible measures to reduce identified project impacts, such as
general design of erosion control plan, relocation of project structures and
additional geotechnical studies needed to reduce hazards at the site.
Note: ESA does not engage in the practice of engineering. ESA will, however,
use its best efforts 1) in identifying the potential for slope failure or other
hazards, and 2) in presenting accepted, standard EIR mitigation measures.
Engineering recommendations (e.g., foundation placement and design, slope
stabilization) are beyond the scope of work proposed herein and will not be
developed by ESA as part of the EIR. Existing engineering reports will,
however, be reviewed and summarized.
Evaluate the adequacy of the preliminary drainage analysis and drainage
plan based on findings of the EIR analysis.
Recommend feasible measures such as detention basins or improvements
to existing storm drains to reduce project impacts.
H. NOISE
Issues: The project site may be exposed to traffic noise from Blossom Hill and
Shannon Roads. The project would generate additional vehicle traffic, which may
increase noise levels along local roads. Existing single - family residences nearest
the project site would be most sensitive to any noise impacts from construction
activities. Construction noise may temporarily adversely affect existing adjacent
land uses, or may be inconsistent with locally adopted noise control ordinances and
policies.
Tasks:
- Briefly describe and discuss existing major noise sources in the project
vicinity. Describe the existing noise environment on and around the site
on the basis of existing data contained in the Noise Element of the Town
of Los Gatos General Plan or other sources.
- Briefly summarize state and local noise policies, regulations, and
standards, including the Noise Element of the Town of Los Gatos General
Plan, as they pertain to the proposed project.
- Identify any noise - sensitive land uses or activities in the vicinity of the
project or along roads providing access to the project site.
- Discuss the potential for short -term noise generated by project
construction to adversely affect adjacent land uses or violate local noise
control ordinances. This discussion will be based upon proposed
construction activities and scheduling information provided by the project
sponsor, if such information is available. Otherwise, this discussion will
be based upon peak noise levels generated by an assumed standard mix of
construction equipment and activities.
- Calculate noise levels under existing, future (with the project) and
cumulative development scenarios at roadside along up to four road
segments that would be affected by motor vehicle traffic generated by
the project, to determine whether the project would adversely affect
adjacent noise- sensitive land uses. These calculations will be based on
data developed in the transportation analysis.
J. ALTERNATIVES i
� In conformance with CEQA regulations, a general discussion of three alternatives
will be included in the EIR.
No- Project. This alternative is required under CEQA and would assess the
conditions expected in the general site area in the future, in the event that the
project were not constructed.
Lower Residential. This alternative would evaluate a reduced- density alternative
and would be developed in consultation with Town Staff. Existing staff reports and
recommendations, planning policies, performance standards, and environmental
concerns will be the criteria used to eliminate those parcels with high constraints.
Clustered Residential Development. This alternative would evaluate a clustered
residential development scheme that would preserve the scenic nature of the hillside
and allow for economies in the construction of required public and private
facilities. This alternative would be developed in consultation with Town Staff.
K. OPTIONAL TASK - PHOTOMONTAGE SIMULATION
Prepare one or two photomontages using conceptual building models from viewpoints
selected in consultation with Town Staff. Architectural Illustrator Michael Reardon
would prepare the conceptual illustrations, complete the photography, and
incorporate illustrated models into the photographs to create photomontage
simulations. A sample of Mr. Reardon's photomontage work is shown on p. 20. His
resume is included in Section VII, Management of Project Team and Qualifications
of Key Personnel.
a
1
IV. PRICE
ESA proposes to complete the Administrative Draft and Draft Shady Lane
=' Residential Subdivision EIR for a firm fixed price of $29,425. This price includes all
technical and support services, including a traffic study, meeting attendance,
document printing and travel costs associated with preparation of the draft reports.
We estimate that the Final EIR will take 60 hours of technical labor to complete at
a cost of $4,250, for a total cost to the Shady Lane Final EIR of $33,675. Work
beyond the 60 hours on the Final EIR Response to Comments documents would be
quoted separately. The Request for Proposal for the proposed EIR specifies that
cost estimates for the completion of additional studies determined necessary as a
result of the public hearings, be included in the budget. The type of studies and
their level of detail cannot be anticipated; additional work that may be necessary to
undertake and complete prior to the preparation of the Final EIR for the proposed
project would be quoted separately. Following is a breakdown of the major
components of our price quotation. The optional task will be cost separately.
A. LINE ITEM COSTS
MANAGEMENT AND REVIEW $3,200
TECHNICAL SECTIONS 18,550
Plans and Policies, and Land Use
Visual Quality
Traffic and Circulation
Public Facilities and Services
Recreation
Geology, Soils, and Seismicity
Hydrology and Drainage
Noise
Plant Resources
WORD PROCESSING, GRAPHICS, REPORT PREPARATION, $5,800
AND MAILING
(Cont.)
ATTACHMENT 3
The Town will prepare and file required notices and all other processing with
the State of California and will fulfill all public notice requirements.
The Town will respond to information -equests in a timely manner. If
information in addition to that described in this proposal is subsequently
identified as relevant and available through project participants, it will be
provided to ESA and returned in a timely manner.
Work will not be slowed or stopped by others.
The project applicant will make available to ESA subdivision plans, grading and
landscaping plans, geology and soils reports.
Preparation of graphic materials specifically for use at public presentations or
hearing will not be required.
ESA will provide the Town with 10 copies of the Administrative Draft EIR;
75 copies of the Draft EIR, and 75 copies of the Final EIR.
ESA staff will attend up to seven staff meetings and public hearings.
Additional public hearing attendance required as a result of hearing
continuances or adjournments would be undertaken at additional cost.
That technical labor hours required to complete the Final EIR
Response -to- Comments Addendum will not exceed 60 hours.
We are prepared to begin work on the Shady Lane Residential Subdivision EIR within
five working days following receipt of written authorization to proceed. This
proposal is valid until September 4, 1987, after which time we reserve the right to
review and revise the quotation.
V. SCHEDULE
The following schedule assumes timely completion and review of work by all project
participants, i.e. Town of Los Gatos planning staff, project applicants, and ESA.
TASK
Ten (10) copies of the Administrative
Draft EIR
Seventy -five (75) copies of the Draft
EIR
Seventy -five (75) copies of the
Final Addendum EIR
COMPLETION
30 working days (6 weeks) after
receipt of authorization to proceed
20 working days (4 weeks) after
receipt of all staff comments on the
Administrative Draft EIR
25 working days (5 weeks) after
receipt of all comments on the Draf t
EIR.
ATTACHMENT 4