1988-047-Authorizing Agreement To Prepare An Environmental Impact Report For The 15-Lot Shannon Road SubdivisionRESOLUTION NO. 1988 -47
RESOLUTION AUTHORIZING AGREEMENT TO PREPARE
AN ENVIRONMENTAL IMPACT REPORT FOR THE
15 -LOT SHANNON ROAD SUBDIVISION
RESOLVED, by the Town Counc
Clara, State of California, that the
prepare a master Environmental
ASSOCIATES, INC., as per Exhibit A
authorized, and is hereby directed,
behalf of the TOWN OF LOS GATOS.
Ll of the Town of Los Gatos, County of Santa
TOWN OF LOS GATOS modify that agreement to
Impact Report with ENVIRONMENTAL SCIENCE
attached hereto, and that the Mayor is
to execute said agreement in the name and in
PASSED AND ADOPTED at a regular meeting of the
Town Council of the Town of Los Gatos held on the 7 day
of March , 1988, by the following vote:
AYES: COUNCIL MEMBERS Joanne Benjamin, Thomas J. Ferrito Robert
L. Hamilton, Brent N. Ventura and Mayor Eric D Carlson
NOES: COUNCIL MEMBERS
ABSTAIN: COUNCIL MEMBERS
ABSENT: COUNCIL MEMBERS
c
SIGNED:
MAYOR OF THE TOWN OF LOS GATOS
ATTEST:
CLERK THE TOWN OF LOS GAT
PLNOI:TC 3/7 #11, P. 3
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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 address-
ed to:
Environmental Science Associates, Inc.
760 Harrison St.
San Francisco, California 94107
or personally delivered to CONSULTANT at such address or such other ad-
dress 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.
IN WITNESS WHEREOF the parties hereto have caused this Agreement to be executed
in the Town of Los Gatos, State of California.
DATE: 'y -' /--&
TOWN OF LOS GATOS Q _
MAYOR
ATTES
CLERK OF THE TOWN OF LDS GAT
DATE:
APPROVED AS TO FORM:
( Ali
MARY JO INGER
TOWN A EY
PLNOI:TC 3/7 #11, pp. 4 &5
CONSULTANT
ENVIRONMENTAL SCIENCE ASSOCIATES, INC.
BY
Charles B. Bennett, Vice President
- 2 -
AGREEMENT
THIS AGREEMENT is made and entered into on , l ` 1 1988
by the Town of Los Gatos (TOWN), and Environmental Science Associates, 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:
14615 Shannon Road
a. Environmental Impact Report EIR -88 -1
b. Subdivision Application M -87-1
Requesting approval of a proposed 15 -lot subdivision of 54.7 acres along
Santa Rosa Drive and Shannon Road in the HR -2 112 zone.
OWNER/APPLICANT: Habib Azar
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
1. CONSULTANT shall perform those professional services described in the
"Scope of Services" attached as "ATTACHMENT 1" including attendance by
Environmental Science Associates, Inc. at two public hearings, two De-
velopment Review Committee meetings and three staff meetings.
CONSULTANT'S work products and schedule of delivery shall be in accor-
dance with the Schedule attached as "ATTACHMENTS 2 AND 4" including ten
copies of the Administrative Draft EIR, 75 copies of the Draft EIR and
75 copies of responses to comments.
COMPENSATION
2. Compensation for CONSULTANT'S professional services shall be at a firm
fixed price of $32,000.00; payment to be made in accordance with Work
Products and Schedule stated in ATTACHMENT 3.
STANDARDS
3• 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 19 70 orig-
inally certified and adopted by the Secretary of the California
Resources Agency as Administrative Regulations on February 3, 1973, and
as thereafter amended, if applicable.
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 Los Gatos Vista Estates
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 including the Geologic and
Seismic Hazards Investigation prepared for the Alta Vista /Bacigalupi Property
EIR, and grading and circulation 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,
ATTACIBIENT 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 four public meetings or hearings of the Planning Commission or
Town Council at which the EIR is discussed. This includes two daytime
Development Review Committee meeting and two night public hearings.
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.
III. 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
the preparation of photomontage simulations of conceptual development, previously
selected as an optional task in the Shady Lane EIR.
A. PLANS, POLICIES AND LAND USE
Issues: The project site is an undeveloped 54.7 -acre parcel that is located in a
hillside area of the Town. The site is situated adjacent to Alta Vista single - family
homes to the east, and undeveloped areas to the south and west. The proposed
project would subdivide 15 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 land use to the project site similar to
that in the adjacent Alta Vista subdivision. The potential for the proposed land use
density and intensity to conflict with nearby land uses 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 plans, land use regulations,
policies, etc. currently under consideration, but not yet adopted, which could
affect the project.
ATTACHMENT 2
The EIR would 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.
These photomontages would be prepared, using 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 VI, Management of Project Team and Qualifications of
Key Personnel.
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.
- 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 visual impact of project development on existing
views from Shannon Road, Leigh Avenue at Los Gatos Almaden Road,
Leigh Avenue at Blossom Hill Road, and a point further east on Blossom
Hill Road (to be selected in consultation with the Town).
- 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.
Use traffic count and level of service (LOS) data obtained by ESA for the
Shady Lane Subdivision EIR to characterize existing a.m. and p.m.
peak -hour LOS conditions at the signalized intersections on Los Gatos
Boulevard at Saratoga Avenue, Kennedy Road /Caldwell Avenue,
Shannon /Roberts Roads, and Blossom Hill Road.
Forecast trip generation, distribution and assignment for the project, and
cumulative projects in the area, both approved and pending. The Town of
Los Gatos will provide the necessary information for cumulative
conditions. Future cumulative traffic conditions will include regional
traffic growth to a time one year after project occupancy, in accordance
with the Town's Traffic Impacts Policy.
Calculate intersection levels of service under the following conditions:
a. existing plus approved projects;
b. existing plus approved projects plus Los Gatos Vista
Estates Residential Development; and,
C. existing plus approved projects plus Los Gatos Vista
Estates Residential Development plus pending projects
Perform Street Capacity Analysis for Los Gatos Boulevard and Los Gatos
Vista Estates 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, alternative project access points, revised internal circulation system,
or street and intersection capacity improvements.
Schools
- Determine current enrollment and age breakdown of the school district
serving the project site and the location of nearby schools.
- Identify any current plans for expansion of the school system.
- Discuss current enrollment capacity at those schools which would serve
the site.
- Estimate the demand for enrollment which project development would
place on the school system, and the current system's ability to absorb new
students.
- 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.
- Discuss the ability of the San Jose Water Company's existing system to
deliver water and determine the system's capacity (including the on -site
water tank'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 (Sanitation District #4) to treat
wastewater for Lots 1 - 12, and its current level of capacity.
- Discuss the adequacy of the septic tank and drainfield system proposed to
serve Lots 13, 14 and 15.
- Evaluate the proposed storm drainage plan, as described in section G.,
Hydrology and Drainage, of this workscope.
- 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 PG&E and General Telephone Company facilities currently
serving the site.
- Discuss current site requirements for telephone, gas and electricity.
- Identify any necessary improvements to serve the site.
Tasks:
- Summarize the geotechnical data in reports prepared for both the 1976 Alta
Vista subdivision and the current Los Gatos Vista Estates proposal.
Deficiencies or shortcomings of these reports will be described.
- Describe the geologic setting of the site and vicinity, including bedrock types,
structures, geologic history and physiographic province, based on the the
geotechnical studies described above and geotechnical reports and maps by the
U.S. Geological Survey (USGS) and California Division of Mines and Geology
(CDMG).
- Describe the existing topography of the site, including elevations, relief and
slope gradients. Describe any historic alterations of the topography resulting
from grading for the Alta Vista subdivision, based on a site reconnaissance.
- Identify any substantial bedrock outcrops and unusual or scenic geologic
features at the site.
- Map existing slope instabilities at the site, including landslides, erosional
gullies, mudflow scars, talus slopes, etc; based on a site visit and the
geotechnical report.
Identify soil types and their distributions, based on soil surveys by the Soil
Conservation Service (SCS). For each soil type, describe the potential erosion
hazard, the shrink -swell potential, the depth, the permeability, and the
compressibility.
Identify any active or potentially active earthquake faults 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 the Shannon Fault.
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.
Compare the expected runoff from the project to the capacity of existing
and proposed storm drainage systems to assess potential project affects
on flooding in the site and vicinity.
Critically review the preliminary drainage plan for the site to assess the
adequacy of project drainage facilities. Identify any changes to existing
drainage patterns.
- Analyze project effects on the quality of site runoff due to the
construction of project infrastructure and houses.
Recommend feasible measures such as detention basins or improvements
to existing storm drains or further studies to reduce project impacts.
H. NOISE
Issues: The project site may be exposed to traffic noise from Blossom Hill and
Shannon Road. 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.
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.
A
IV. PRICE
ESA proposes to complete the Administrative Draft and Draft Los Gatos Vista
Estates residential subdivision EIR for a firm fixed price of $28,000. This price
includes all technical and support services, including a traffic study, photomontages,
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 $4,000, for a total cost to the Los Gatos Vista Estates
Final EIR of $32,000. 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.
A. LINE ITEM COSTS
MANAGEMENT AND REVIEW $2,150
TECHNICAL SECTIONS 14,470
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
PHOTOMONTAGE SIMULATION 3,960
WORD PROCESSING, GRAPHICS, REPORT PREPARATION,
AND MAILING 5,600
(Cont.)
ATTACHMENT 3
Work will not be b.jwed 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 Los Gatos Vista Estates Residential
Subdivision EIR within five working days following receipt of written authorization
to proceed. This proposal is valid until February 27, 1988, after which time we
reserve the right to review and revise the quotation.
ESA
20%upon authc
60% n subm
15% n subm.
5% fo owinQ a
PAYMENT SCHEDULE
for
I"on to roceed;
�n of the dministrat ve Draft
)n of the raft EIR; a
Jdance at t e Planning ommi:
Draft EI
El
;sion bearing on the Draft EIR':
25% upon authorization to proceed;
50% upon submission of the Administrative Draft EIR;
15% unon submission of the Draft EIR; and
10% following attendance at the Planning Commission hearing
on the Draft EIR.
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.
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