1987-130-Authorizing Agreement To Prepare An Environmental Impact Report For The Twenty-Seven Lot Shady Lane SubdivisionRESOLUTION NO. 1987 -130
RESOLUTION AUTHORIZING AGREEMENT TO PREPARE
AN ENVIRONMENTAL IMPACT REPORT FOR THE
TWENTY -SEVEN LOT SHADY LANE 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
Council of the Town of Los Gatos held on the
1987, by the following vote:
lar meeting of the Town
21 day of September ,
AYES: COUNCIL MEMBERS Joanne Benjamin, Eric D. Carlson,
Thomas J. Ferrito, Robert L. Hamilton & Mayor Brent N. Vents
NOES: COUNCIL MEMBERS None
ABSTAIN: COUNCIL MEMBERS None
ABSENT: COUNCIL MEMBERS None
SIGNED:
MAYOR O� IHIE IUWN OF L OS GA 0fi S
ATTEST:
ERK OF THE OWN OF ry ..OS GATOS
PLNOI:TC 9 /21EIR
AGREEMENT
THIS AGREEMENT is made and entered into on� 1987 by
the Town of Los Gatos (TOWN), and Environmenta Science sA sociates, 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:
Shannon Road Area (North Side)
a, Environmental Impact Report EIR -87 -2
b. Subdivision Application M- 84 -16A
Requesting approval of plans for the subdivision of 36 acres of hillside
property into 9 lots in the HR -2 112 zone.
OWNER /APPLICANT: Louis E. Vavro
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 $34,385.00; payment to be made in accordance with Work
Products and Schedule statpH in ATTAr.HMFMT '�
3. Compensation for CONSULTANT'S professional services may be increased, not
to exceed an amount of $37,035.00, 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 Shady Lane project
(M -87 -3 and EIR- 87 -1).
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
4. 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 be executed in
the Town of Los Gatosv State of California.
ATTEST:
�
CLERK OF THE TOWN OF LOS GffOS
APPROVED AS TO FORM:
~
DATE: -------- ~~-~_~~-~~~
TOWN OF LOS GATOS
��----�-----__-----------_---------~~~
MAYOR
DATE: -----------------------
CONSULTANT
ENVIRONMENTAL SCIENCE
--------------
Charles B. Bennett' Vice President
MARY Ut�
TOWN ATTORNEY
-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 Shannon Road
Residential Subdivision EIR. The methodology for technical sections is detailed in
Section III.
1. Project 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 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,
ATTACHMENT 1
.r
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 36 -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 north, and undeveloped areas to the south and west.
The project site abuts land under the jurisdiction of Santa Clara County along its
easterly and southerly boundaries. The proposed project would subdivide nine 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.
ATTACHMENT 2
As an optional task, the EIR could use photomontages of the project to exemplify
impacts on the existing visual image of the hillside area. In order to evaluate the
project's capability to blend into its setting, one or two photomontage simulations
would be prepared of the proposed project from various viewpoints in the
surrounding environment. Since the EIR is for the subdivision of lands, not for a
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
Calculate intersection levels of service under the following conditions:
a. existing plus approved projects;
-b. existing plus approved projects plus the Shannon Road
Residential Development; and,
C. existing plus approved projects plus the Shannon Road
Residential Development plus pending projects
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. In particular,
evaluate the intersection of Shannon Road at Sky Lane 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, school facilities and the
capacity of public facilities and services to meet the increase in demand caused by
the project must be evaluated in the EIR.
5
n.
Identify the need for additional schools, teachers, and other personnel
that may be needed in order to adequately provide for projected demand.
Water Supply
- Calculate water demand generated by the project and identify service
provider.
Discuss the ability of the existing system to deliver water and determine
the system's capacity to adequately serve the project site.
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.
E. 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 located 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.
Identify any act,-4 or potentially active earthquak. :'aults on the site (based on
Alquist -Priola Special Studies Zone maps) or in the vicinity and the distance
from the site from Alquist Priola Special Studies Zones. Assess the potential
magnitude and frequency of earthquakes on identified faults.
n
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 Hillsides Plan.
Describe possible topographic alterations which would result from the project
based on grading plans submitted by the applicant. Identify driveways with
slopes exceeding 15 %.
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 the need to stabilize
existing cut and fill slopes.
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 the
need for additional geotechnical studies to reduce hazards at the site.
Note: ESA does not engage in the practice of geotechnical engineering. ESA
will, however, use its best efforts 1) in identifying the potential for geologic
hazards based on available information, and Z) in presenting accepted, standard
EIR mitigation measures. Engineering judgements as to slope stability and
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.
G. HYDROLOGY AND DRAINAGE
Issues: The project site consists of about 36 acres of moderately to steeply sloping
hillside which drains northwards into drainage courses and improvements within the
Town of Los Gatos. Because of the steep slopes, increased runoff from the site
i
R, 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.
- Estimate worst -case noise levels under existing, future, and cumulative
development scenarios at the project site resulting from traffic on
Blossom Hill and Shannon roads.
- Discuss project conformance with the General Plan Noise Element
policies and land use compatibility standards. Identify any portions of the
site where future noise levels may be incompatible with the proposed
development.
Identify practical, feasible measures to mitigate any adverse noise
impacts identified in the impact section. For each measure, discuss
generally whether the mitigation measure would, by itself or in concert
with other proposed measures, fully or partially mitigate the impact it
addresses. Mitigation measures would be developed in consultation with
the lead agency, responsible agencies as appropriate, and the project
applicant.
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. _ His
resume is included in Section VII, Management of Project Team and Qualifications
of Key Personnel
I IV. PRICE
ESA proposes to complete the Administrative Draft and Draft Shannon Road
Residential Subdivision EIR for a firm fixed price of $28,425. 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 Shannon Road Final EIR of $32,675. 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 17,550
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,
AND MAILING 5,800
(Cont.)
i
ATTACHMENT 3
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 snecifically 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 Shannon Road 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.
proposes e f owi pa ent ed e for he D aft
1076,Gpon autho zatt top cee ,
60°� upon sub issio oft A mist tive raft R;
15 % upon s miss' n of a Draft ,
5% follo g a enda a at, the P Co issiotr hearjrig on the
,
_,
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 Draft
EIR.
ATTACHMENT 4