HomeMy WebLinkAbout8.1 Grafton Street General Plan and EDSP Amend Study Initiation RequestPage 1 of 5
STAFF REPORT
CITY COUNCIL
DATE: August 16, 2016
TO: Honorable Mayor and City Councilmembers
FROM:
Christopher L. Foss, City Manager
SUBJECT:
Grafton Street General Plan and Eastern Dublin Specific Plan Amendment
Study Initiation Request (PLPA-2016-00045)
Prepared by: Martha Aja, Associate Planner
EXECUTIVE SUMMARY:
The City Council will consider a request by Martin Inderbitzen on behalf of Grafton
Station, LLC to initiate a General Plan and Eastern Dublin Specific Plan Amendment
Study for 14.1 acres of area formerly known as The Promenade located in between
Finnian Way and Central Parkway. The Study would evaluate a proposal to change the
existing Neighborhood Commercial and Public/Semi-Public Land Use designations to
Medium Density Residential and Medium-High Density Residential to accommodate an
active senior (age restricted to 55 and older) residential community. The southern
portion of the Promenade site (located south of Finnian Way) is not a part of this
request and would remain unchanged. If the City Council initiates the General Plan and
Specific Plan Amendment Study, the City Council will also consider approving a task
order for Kimley Horn & Associates, Inc. to complete the CEQA analysis as documented
under an existing on-call consulting services agreement.
STAFF RECOMMENDATION:
Staff recommends that the City Council adopt the Resolution Approving the Initiation of
a General Plan and Eastern Dublin Specific Plan Amendment Study to Evaluate
Changing the Land Use Designation of 14.1 acres Located between Finnian Way and
Central Parkway to Medium Density Residential and Medium-High Density Residential
and Approving a Task Order for Kimley Horn & Associates, Inc. for CEQA Review (3553
Finnian Way & 3501 Finnian Way); OR adopt the Resolution Denying the Initiation of a
General Plan and Eastern Dublin Specific Plan Amendment Study to Evaluate
Changing the Land Use Designation of 14.1 acres LLocated between Finnian Way and
Central Parkway to Medium Density Residential and Medium-High Density Residential
(3553 Finnian Way & 3501 Finnian Way).
FINANCIAL IMPACT:
No financial impact to the City. All costs associated with preparing the General Plan
Amendment/Eastern Dublin Specific Plan Amendment Study, if authorized by the City
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Council, would be borne by the project applicant.
DESCRIPTION:
Background
The Grafton Street project area, commonly known as The Promenade, consists of
approximately 21.7 acres located along the west and east sides of the future Grafton
Street extension in between Dublin Boulevard and Central Parkway. The area has
General Plan and Specific Plan land use designations of Neighborhood Commercial
and Public/Semi-Public. The subject of this staff report is the 14.1 acres located north of
Finnian Way (see Vicinity Map below).
Figure 1: Vicinity Map
The surrounding residential developments include the following:
Table 1: Surrounding Residential Developments
Location
w/in Area G
Project Name No. of Units Land Use General Plan/EDSP
NE The Courtyards 281 units Medium High Density Residential
NW The Cottages 200 units Medium High Density Residential
SE The Terraces 626 units High Density Residential
SW The Villas 289 units High Density Residential
1,396 units
The existing General Plan/Eastern Dublin Specific Plan land use designations and
Planned Development Zoning for Grafton Street were approved by the City Council on
March 7, 2000. The Planned Development Zoning Stage 1 Development Plan
approved a concept for Grafton Street to create a Main Street within Dublin Ranch with
up to 230,000 square feet of commercial development and also contemplated
approximately 80 residential units. The intent was to provide a pedestrian-oriented,
neighborhood-serving, commercial center including retail, commercial, and
entertainment to serve the daily needs of the surrounding residential neighborhoods and
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the wider community base.
The Public/Semi-Public land use designation allows a variety of uses including facilities
owned by a public agency or non-profit entity such as schools, libraries or City office
buildings. Additionally, quasi-public uses such as child care centers, youth centers,
senior centers, religious institutions or other facilities that provide cultural, educational or
other similar services that benefit the community also are allowed.
Figure 2: Existing Land Use Designations
It is the City Council’s policy to initiate all General Plan and Specific Plan Amendment
studies prior to accepting an application and beginning work on such a request. On
October 15, 2013, the City Council initiated a General Plan and Eastern Dublin Specific
Plan Amendment Study for The Promenade site. The previous study was a proposal to
change the existing Neighborhood Commercial and Public/Semi-Public Land Use
designations for the overall 21.7-acre site to Medium Density Residential to
accommodate a combination of single-family detached residential units and attached
single-family townhomes with the possibility of mixed use development along Dublin
Boulevard. Subsequently, on September 15, 2015, the City Council voted to halt the
study and provided direction to the Applicant to re-tool the project proposal.
The City received a letter from Martin Inderbitzen, on behalf of the property owner,
requesting that the City Council consider initiating another General Plan and Eastern
Dublin Specific Plan Amendment Study. The current request is for the northern 14.1
acres located between Finnian Way and Central Parkway. The proposed Study would
evaluate a proposal to change the Land Use designation of the northern portion of
Grafton Street to Medium Density Residential and Medium-High Density Residential
(Attachments 1). The southern portion of Grafton Street (between Dublin Boulevard and
Finnian Way) is not a part of this request and would remain unchanged.
ANALYSIS:
The applicant proposes to change the land use designation from Neighborhood
Commercial and Public/Semi-Public to Medium Density Residential (6.1-14 du/acre)
and Medium-High Density Residential (14.1-25 du/acre). The Applicant has indicated
that the future project would likely consist of approximately 208 age-restricted
residential units for people 55 and older, consisting of 58 detached residential units
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(10.3 du/acre) and 150 attached units (19.1 du/acre)
The Applicant’s proposal would eliminate approximately 110,000 square feet of
neighborhood commercial uses and replace those uses with a combination of attached
and detached residential structures. While not a part of the Study area, the southern
portion of Grafton Street (the area between Dublin Boulevard and Finnian Way) would
still be able to accommodate approximately 120,000 square feet of future commercial
uses, based on the current entitlements, as shown below.
At this time, the Applicant is only proposing General Plan and Specific Plan land use
amendments and a Planned Development Rezone with a Stage 1 Development Plan.
No development could occur on the site until the applicant obtains further approvals
from the City Council, including: a) a Stage 2 Planned Development Rezone, b) Site
Development Review Permit, and c) Vesting Tentative Map.
If the City Council initiates a General Plan and Eastern Dublin Specific Plan Amendment
Study, Staff will prepare a study with an analysis of the following:
1. Land Use and proposed densities;
2. Circulation and connectivity to surrounding neighborhoods, and the
commercial uses to the south of Dublin Boulevard;
3. The Applicant’s retail supply and demand study;
4. Fiscal impacts of proposed change;
5. Environmental impacts from the land use change such as traffic and noise;
and
6. Perform any additional studies that may be required.
Staff would then present the Planning Commission with the proposed General Plan and
Specific Plan land use amendments and Planned Development Zoning for
recommendation to the City Council. The City Council then could take action on the
General Plan/Specific Plan Amendments and Planned Development Zoning.
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If the City Council initiates the General Plan and Specific Plan Amendment study, Staff
requests that the City Council also consider approving a task order for Kimley Horn &
Associates, Inc. to assist Staff in completing the CEQA analysis for the project under
the City’s on-call consulting services agreement. The cost of the consultant’s assistance
is a not-to-exceed fixed fee of $61,327 – this cost will be borne by the applicant. The
task order is attached as Exhibit A to Attachment 2.
Staff prepared draft Resolutions approving and denying the initiation of a General Plan
and Eastern Dublin Specific Plan Amendment Study for the City Council’s
consideration. The draft Resolutions are included as Attachments 2 and 3.
NOTICING REQUIREMENTS/PUBLIC OUTREACH:
Although a public notice is not required to review a request to initiate a General Plan or
Specific Plan Amendment Study, the City mailed notices to all property owners and
tenants within 300 feet of the proposed Study Area as well as all residents and tenants
of the Villas, the Cottages, the Courtyards and the Terraces, and Sorrento West. A
public notice also was published in the East Bay Times, on the City’s website and
posted in the designated posting places. A copy of this Staff Report was distributed to
the Project Proponent.
ENVIRONMENTAL REVIEW:
The General Plan and Eastern Dublin Specific Plan Amendment Study initiation request
has been reviewed in accordance with the provisions of the California Environmental
Quality Act (CEQA) and was found to be Categorically Exempt under Section 15306,
Class 6 of the State CEQA Guidelines (Information Collection).
ATTACHMENTS:
1. Applicant letter
2. Resolution Approving Initiation of Grafton Street Study
Exhibit A to Attachment 2 - Task Order and CEQA Services
3. Resolution Denying Initiation of Grafton Street Study
4. General Plan Amendment Status Report
COMMUNITY DEVELOPMENT DEPARTMENT
TASK ORDER
Task Order #: 1 (Grafton Street Project)
Authorization Date: August 16, 2016
Project: Grafton Street General Plan/Eastern Dublin Specific Plan Amendment and Planned Development
Rezone.
Project Description: General Plan and Eastern Dublin Specific Plan Amendment and Planned
Development Rezone with a related Stage 1 Development Plan to change the land use designations of
14.1 acres, located between Finnian Way and Central Parkway, to Medium Density Residential and
Medium-High Density Residential to accommodate an active senior residential community.
Authorized Scope of Work: Environmental analysis and documentation for the Grafton Street project as
described in the attached proposal from Kimley-Horn & Associates dated August 3, 2016. Any substantive
changes to the scope of work, timeline and/or budget must be approved in writing by the City in advance of
work being completed.
Budget Amount:
Grafton Street Project Task Order Amount
Authorized
Task Order #1 $61,327
Total Budget Amount (Not to Exceed) $61,327
Contract: All work authorized by this Task Order shall be completed in accordance with the Consulting
Services Agreement between the City of Dublin and Kimley-Horn & Associates dated July 20, 2016.
This shall serve as authorization by the City of Dublin to proceed with work as described above. If you have
any questions or need additional information, please contact Martha Aja at (925) 452-2152 or via email,
respectively, at: martha.aja@dublin.ca.gov.
__________________________________________________________
Authorized by:
__________________________________________________________
City Council Resolution # (if applicable):
kimley-horn.com 100 West San Fernando Street, Suite 250, San Jose, CA 95113 831 316 1430
August 3, 2016
Mr. Jeff Baker
Assistant Director
Community Development Department
City of Dublin
100 Civic Plaza
Dublin, CA 94568
RE: Proposal for CEQA Review – Grafton Street Project
Dear Mr. Baker:
Kimley-Horn and Associates, Inc. (“Kimley-Horn” or “Consultant”) is pleased to submit this letter
proposal (“proposal”) to the City of Dublin (“City” or “Client”) to provide California Environmental
Quality Act (CEQA) review for the Grafton Street project.
Project Understanding
The project is located within the Eastern Dublin Specific Plan (EDSP) area, which was the subject of
an Environmental Impact Report for the General Plan Amendment and Eastern Dublin Specific Plan
(SCH # 91103064), certified by the City Council in Resolution No. 51-93 and Addenda dated May 4,
1993 and August 22, 1994.
The project site is located along the east and west sides of Grafton Street between Dublin Boulevard
and Central Parkway. Most recently, the vacant project site has been subject to City review as part
of a development project called The Promenade, which totaled approximately 20 acres. The current
project includes only the 14.1 acres located north of Finnian Way. The revised and now renamed
Grafton Street project would retain the existing approvals south of Finnian Way to accommodate
approximately 120,000 square feet of retail and commercial uses. No change in land use has been
requested for this 7.4 acres.
The project area currently has a Planned Development Zoning with a Stage 1 Development Plan. The
Stage 1 Development Plan approved a concept to create a Main Street within Dublin Ranch with up
to 230,000 sf of commercial development and 80 residential units. The project area also includes a
Public/Semi-Public land use designation which allows a variety of uses including facilities owned by a
public agency or non-profit entity such as schools, libraries or City office buildings.
The proposed project is for a General and EDSP amendment to change the GP and EDSP land use
designations from Neighborhood Commercial and Public/Semi-Public to Medium Density Residential
and Medium High Density Residential with corresponding Stage 1 Rezone to accommodate an age
restricted (55 +) residential community (per letter dated June 3, 2016 and conceptual plans dated
May 2016 from the applicant). The proposed unit count is 208 units in two product types. On the
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site designated Medium Density residential – 58 detached units are proposed, at ~10.3 du/acre. On
the site designated Medium-High Density residential – 150 attached units are proposed at ~ 19.1
du/acre. The applicant has indicated to the City that both Grafton Street and Finnian Way will both
be extended to complete the connections North and South as well as East and West.
While the project represents a change in land use as compared to that proposed in the EDSP (as
amended), City Council approval of the GP/SP amendment would enable a consistency
determination. Furthermore, the project site is vacant and is surrounded by existing and planned
urban development. On this basis, Kimley-Horn has assumed that the environmental impacts
associated with the project will be less than significant, with mitigation where appropriate, and
therefore a Mitigated Negative Declaration with supporting Initial Study (IS/MND) is proposed.
Scope of Work
Kimley-Horn and Associates, Inc. (“Kimley-Horn” or “Consultant”) has prepared this scope of work to
the City of Dublin (“City” or “Client”) to provide California Environmental Quality Act (CEQA) review
for the Grafton Street project. This scope of work includes the preparation of an Initial Study and
Mitigated Negative Declaration (IS/MND).
Kimley-Horn will provide the Client with a legally defensible project level IS/MND that will address
all aspects of the proposed project while minimizing or avoiding the need for future environmental
review. The IS/MND analysis will be sufficient in detail to allow for the identification of
environmental impacts and mitigations. The thresholds of significance for determining impact
significance will be clearly defined early in the process, and will be reviewed with the Client prior to
preparing the IS/MND impact sections.
It is assumed that the following technical reports and plans will be provided to Kimley-Horn for peer
review and incorporation into the Initial Study. In order to meet the project schedule, these items
will need to be provided on or before August 17, 2016.
Conceptual site plan and associated illustrations (if different from what already submitted,
dated May 2016)
Conceptual grading plans (net import/export)
Response to Kimley-Horn construction questionnaire
Preliminary hydrology report indicating pre- and post-surface water flow calculations
CEQA Document Preparation
Project Kick-Off Meeting
Kimley-Horn will meet with the Client and the project applicant (as appropriate) to finalize the scope
of work, review the project schedule and discuss roles and responsibilities including document
reviews. This meeting will also include a discussion of the technical studies that have been or are
anticipated to be prepared for the proposed project (in support of the project application) that
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might be utilized in preparation of CEQA documentation for the proposed project.
Research and Investigation
Kimley-Horn will work with Client staff and the project applicant to collect and review all relevant
reports and sources of data. This initial investigation will consist of a site visit, review of existing land
uses and environmental conditions, and a photographic recording of onsite and surrounding uses.
Kimley-Horn will peer review all technical reports submitted with the project application and
incorporate findings into the Initial Study.
Preparation of Administrative Draft Initial Study/Mitigated Negative Declaration
Kimley-Horn will prepare an Administrative Draft IS/MND to address potential environmental
impacts associated with the proposed project.
The IS/MND will be prepared pursuant to the City of Dublin CEQA Guidelines and Procedures (2016),
which references and uses the most recent version of the Environmental Checklist Form found in
Appendix G of the State CEQA Guidelines.
Per CEQA Section 15162/3, the analysis will tier off of the Dublin Ranch Area G MND, which was
tiered off of the EDSP EIR. Accordingly, the CEQA baseline will be adjusted to conditions as assumed
in these prior CEQA documents rather than the existing conditions as they are today.
The Initial Study will provide a detailed analysis describing potential environmental impacts
associated with the proposed project. Mitigation measures will be recommended and incorporated
where necessary to reduce the level of significance of identified impacts to below a level considered
significant. The Initial Study will provide construction and operational level environmental analysis
for the proposed project, where appropriate.
The Initial Study will contain the following sections:
Introduction
This section will identify the purpose of the Draft IS/MND and statutory authority under CEQA,
summarize the content of the IS/MND, include a list of responsible and trustee agencies (as
applicable), and identify any documentation incorporated by reference.
Project Description
Kimley-Horn will work with the Client and applicant to prepare a summary of the characteristics and
details of the project. As stated in Section 15124 of CEQA, the project description will contain the
following information but will not supply extensive detail beyond that needed for evaluation and
review of the environmental impact.
The location and boundaries of the project will be shown on a map. The location of the
project will also appear on a regional map.
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A general description of the project's physical, technical, and environmental characteristics,
considering the principal engineering proposals, if any, and supporting public service
facilities.
A discussion of project phasing.
A statement briefly describing the intended uses of the IS/MND including: (a) A list of the
agencies that are expected to use the IS/MND in their decision-making, (b) A list of permits
and other approvals required to implement the project, and (c) A list of related
environmental review and consultation requirements required by federal, state, or local
laws, regulations, or policies.
The draft project description will be submitted to the Client and applicant for one round of review
and comment. Kimley-Horn will incorporate the Client and applicant’s modifications into the project
description prior to incorporation into the Draft IS/MND.
Environmental Analysis
Focus areas of analysis in the Initial Study are discussed below.
Aesthetics
The aesthetics section of the IS/MND will identify the visual characteristics of the project site and
surrounding area. Kimley-Horn will describe the existing aesthetic environment and visual resources,
including a discussion of views within the project site and views from surrounding public viewpoints,
utilizing pictures and information from a site reconnaissance of the project site and surrounding
area and information from the proposed project.
Air Quality
Tiering off of the EDSP EIR, the Dublin Ranch Area ‘G’ Initial Study, and utilizing other relevant
technical studies near the project site, Kimley-Horn will evaluate short-term air quality impacts
associated with the proposed project for incorporation into the Initial Study. Applicable air quality
regulatory framework, standards, and significance thresholds will be discussed. The analysis of air
quality impacts will be based on the methodologies and significance thresholds recommended by
the Bay Area Air Quality Management District (BAAQMD). The air quality analysis will assess short-
term (i.e., construction) air pollutant emissions associated with the proposed project.
Baseline meteorological and air quality data developed through the California Air Resources Board
(CARB) will be utilized for the description of existing ambient air quality. The current status and
applicability of the BAAQMD’s Air Quality CEQA Guidelines will be described. An overview of the
nature and location of existing sensitive receptors will be also provided.
This scope of work assumes that no air quality modeling (e.g. CalEEMod) will be required.
Biological Resources
The project site is current vacant and consists of barren soils and grassland that is seasonally
mowed. The biological resources section will include a narrative description of site features,
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literature reviewed, and data from databases. Kimley-Horn will use the EDSP EIR and the IS/MND
prepared for the Dublin Ranch Project Area G (PA 98069) as the basis for the analysis, incorporating
previously recommended mitigation measures for the project site. No biological surveys will be
conducted for the Initial Study.
Cultural Resources
Based on a review of previous environmental studies for the project area, the project site and
vicinity have not been identified as having significant prehistoric archeological or historic resources.
Therefore, impacts to cultural resources are anticipated to be less-than-significant level. No cultural
resource surveys will be prepared for the Initial Study. Kimley-Horn will use the EDSP EIR and the
IS/MND prepared for the Dublin Ranch Project Area G (PA 98069) as the basis for the analysis,
incorporating previously recommended mitigation measures for the project site. Kimley-Horn will
also coordinate with City staff and document compliance with CA state regulations AB 52 and SB 18,
if necessary.
Greenhouse Gas Emissions
Kimley-Horn will prepare a summary overview of potential cumulative impacts to greenhouse gas
emissions. Kimley-Horn will summarize the City’s Climate Action Plan Update (2013). We will also
utilize CEQA GHG analysis recently prepared for other nearby projects as available and appropriate.
No mitigation measures are anticipated.
Geology and Soils
An analysis of geology and soils will be based on the conclusions summarized in the Dublin Ranch
Area G MND, which are based on the preliminary geotechnical report for the Pao-Yeh/Lin property
prepared by Berlogar Geotechnical Consultants, November 1997, and noting the relevance of this
older study and the fact that conditions on site have remain unchanged.
The analysis will focus on the seismicity of the area and the potential for liquefaction, subsidence
and similar effects, as applicable. This section will include information associated with the regional
and site-specific geology and soils constraints (such as compressible soils, serpentine soils, active
faults, landslide hazards, disruptions, displacements, compaction, or over-covering of the soil, and
areas subject to subsidence) and existing topography. Specifically, this section will:
• Discuss potential project impacts including areas potentially subject to significant grading
impacts, seismic hazards, landform modifications, and wind and/or slope water erosion to
the extent feasible.
• Discuss the proposed project consistency with the grading standards/policies. In addition,
mitigation measures will be discussed to reduce impacts associated with the proposed
project.
• Describe the potential geotechnical and geologic hazards that may be present including, but
not limited to, liquefaction, settlement, compression, subsidence, erosion, expansive soils,
collapsible soils, inundation, naturally occurring asbestos, and existing fills.
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Hazards and Hazardous Materials
An analysis of hazards and hazardous materials will be based on the conclusions summarized in the
Dublin Ranch Area G MND, which are based on the Phase I and II hazardous materials studies
prepared by Berlogar Geotechnical Consultants in 1997, and noting the relevance of this older study
and the fact that conditions on site have remain unchanged.
This section will examine the project site’s environmental condition and the chemicals of potential
concern (COPCs). Kimley-Horn will identify open environmental issues, if any, and mitigation
measures that may be appropriate to support the IS/MND for the proposed project.
Should a potentially significant impacts(s) be identified, Kimley-Horn will recommend mitigation
measures to reduce these impacts to less than significant.
Hydrology and Water Quality
Kimley-Horn will peer review the preliminary hydrological study for the project site (as provided by
the project engineer), and briefly summarize its findings. Kimley-Horn will describe the hydrological
setting in and around the project site, including its location within the regional watershed system.
Kimley-Horn will also describe the potential urban water pollutant types and their sources.
Kimley-Horn will discuss potential flooding hazards, general management practices, and mitigation
measures to reduce the effects of storm water runoff. Using published reports; Kimley-Horn will
summarize general groundwater conditions in and around the project site and will discuss use of
groundwater, trends and general aquifer conditions. This effort will rely on existing published
sources and will not include water quality testing, or field verification.
The project site is not located within a flood zone. The flood zone is located south of Dublin Blvd.
Land Use and Planning
This section of the IS/MND will evaluate potential impacts related to land use in the project area
that could result from implementation of the project. Existing land uses in the immediate vicinity of
the project site will be described based on site visits, aerial photographs, and relevant plans. This
section will also analyze the distribution, location, and extent of proposed land uses, and analysis of
the proposed project with respect to logical growth patterns, compatibility, and contiguity with
development in surrounding areas. Because the project calls for an amendment to the GP/SP,
impacts are anticipated to be less than significant.
Noise
Noise standards regulating noise impacts will be discussed for land uses on and adjacent to the
project site. Noise impacts from construction sources will be analyzed based on the anticipated
equipment to be used, length of a specific construction task, equipment power type (gasoline or
diesel engine), horsepower, load factor, and percentage of time in use. The construction noise
impacts will be evaluated in qualitative terms utilizing existing past studies and analysis. Operational
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noise will be analyzed qualitatively based on existing and proposed land use both on and adjacent to
the project site. Mitigation measures to reduce exterior and interior noise exposure will be
provided where necessary to reduce potential impacts to less-than-significant level.
Public Services
This section will evaluate the impact of the proposed project on law enforcement, fire protection,
and emergency response service. It will also document the fact that the proposed project will be
approved on the basis of it being an age-restricted project, and thus have no practical affect on
schools. No potential significant impacts are anticipated to result from the proposed project.
Transportation/Traffic
The proposed project will result in a land use change that will produce less average daily trips and
less AM and PM peak hour trips than the existing General Plan and EDSP land use designation. To
confirm this assumption, Kimley-Horn will prepare a trip generation table comparing the existing
(allowed) and proposed uses using trip generation rates from the Institute of Transportation
Engineers (ITE) Trip Generation Manual, 9th Edition. Should the analysis indicate a net reduction in
trips, level of service (LOS) impacts associated with the project will be less than significant and no
further LOS analysis will be required and a traffic impact analysis will not be prepared. However,
certain development obligations, including the requirement for the applicant to pay their fair-share
traffic impact fee, will be discussed.
The proposed project will include the extension of both Grafton Street and Finnian Way to complete
the connections North and South, as well as East and West. Kimley-Horn will describe the setting
and identify any issues associated with operations of project access and potential impacts to
adjacent intersections. This analysis will identify potential impacts that could substantially increase
hazards due to a design feature (e.g. dangerous intersection) or incompatible use.
Kimley-Horn will evaluate transit, pedestrian, and bicycle access facilities and will identify potential
impacts. Where necessary, mitigation measures to reduce these potential impacts will be identified.
Utilities and Service Systems
This section will address water supply, wastewater, electricity, and natural gas. Project-related
demand for facilities and services will be estimated and compared against previously documented
capacity in the Dublin Ranch Area G Initial Study and proposed future capacity associated with the
proposed project. Service demand will be evaluated for each utility and service. Potential impacts
to these utilities and service systems will be addressed and any impacts will be based on whether
any new facilities would be needed and if construction of such facilities could generate significant
impacts.
Kimley Horn’s description of the proposed infrastructure systems and any impacts upon them or
resulting from them will be based on the infrastructure plans of the proposed project as provided by
the project applicant.
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Mandatory Findings of Significance
This section will evaluate the proposed project’s potential impacts under the mandatory findings of
significance as identified in the CEQA initial study checklist.
Figures/Graphics
Kimley-Horn will prepare figures to enhance the written text and clarify the proposed project and
potential environmental impacts. Figures are anticipated to include: regional vicinity map, local
vicinity map, site photos, site plans and conceptual grading and drainage plans. It will also include a
figure showing the existing and proposed General Plan and EDSP land use designations.
Deliverables
Kimley-Horn will submit five (5) copies (or more if needed) of the Administrative Draft IS/MND.
Prepare Public Review Draft IS/MND and Public Noticing
Kimley-Horn will prepare the public review draft IS/MND by incorporating one complete set of
comments on the Administrative Draft IS/MND from the Client. Kimley-Horn will also prepare the
Notice of Intent (NOI).
Deliverables
Kimley-Horn will provide 25 copies of the public review draft IS/MND and one copy of the NOI for
Client circulation to the public. This scope of work/schedule assumes a 30-day public review period
for the Initial Study. An electronic copy of the document will be provided Microsoft Word and
Adobe PDF. This scope of work assumes that the City will be responsible for distributing the IS/MND
to the State Clearinghouse and Responsible and Trustee Agencies.
Mitigation Monitoring or Reporting Program
Kimley-Horn will prepare a draft Mitigation Monitoring or Reporting Program (MMRP) for review by
the Client following public and agency comment on the IS/MND. The MMRP will be prepared
pursuant to Section 21081.6 of the Public Resources Code. For each mitigation measure contained
in the IS/MND, the MMRP will identify the parties responsible for implementation; timeframe and
mechanism for monitoring; funding source(s); and monitoring and performance criteria (to measure
success of the mitigation). The MMRP will be bound separately to facilitate its use for field
verification of adequate implementation of mitigation measures and any remedial action necessary
to achieve adequate mitigation.
To the extent feasible, Kimley-Horn will tie mitigation measures directly to required authorizations
(e.g. grading and building permits, etc.). Revisions will be made to the MMRP as directed by the
Client prior to the public hearings.
Meetings and Project Management
This task assumes attendance by Kimley-Horn staff at the following meetings:
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Project Kick-off meeting (1)
Staff meetings to review the Admin. Draft IS/MND and Public Review Draft IS/MND (2)
Presentation of the project at public meetings/hearings (2)
Project Schedule
Upon contract authorization and determination of application completeness (including all necessary
technical studies and information requests), Kimley-Horn will prepare the Administrative Draft
IS/MND within three (3) weeks following the notice to proceed. Following receipt of City comments,
KHA will prepare the Public Review Draft within one (1) week. This schedule assumes that all
materials, including architectural and engineering plans and technical reports as provided by the
project applicant are provided to Kimley-Horn on or before the project kick-off meeting with the
Client.
The target meeting schedule identified by the Client anticipates:
Planning Commission 10/25 (backup 11/8)
City Council 11/15 (backup 12/6)
Project Assumptions
In addition to any assumptions noted above, the scope and associated costs are based on the
following assumptions:
1. The cost estimate includes meetings described in this scope of work. Additional meetings
will be billed on a time and materials basis.
2. The Client and project applicant will provide Kimley-Horn will all technical materials, maps,
project plans, GIS data, etc. as they become available. This scope of work assumes that all
project plans and supporting technical studies to be prepared outside of this scope of work
will be provided prior to preparation of the Administrative Draft IS/MND and that no further
modification to the data will be required.
3. The project applicant will be providing technical reports that will be used as supporting
background information in the IS/MND. This scope of work assumes that these reports will
be sufficient in their accuracy and comprehensive in their level of detail sufficient for
preparing the CEQA analysis. Kimley-Horn will review the first draft of these documents.
Should it be found that the information presented is not adequate (at the discretion of KHA
and the City), and that additional substantive revisions are required, KHA reserves the right
to request additional compensation on a time and materials basis, per prior approval by the
City.
4. Client will act as a clearinghouse for comments on all administrative draft documents and
will provide Kimley-Horn with a single, internally reconciled set of comments for each
Environmental CEQA Services City of Dublin – Grafton Street Project
Proposal | Page 10
8/3/2016
submitted draft document.
5. There will be a single round of review and revision to the Administrative Draft IS/MND prior
to preparation of the public review Draft IS/MND. If Client feels that additional
Administrative Draft IS/MND documents are necessary, a contract amendment for
additional work may be necessary, depending on the nature and circumstances associated
with the additional changes (e.g. changes to the project description, additional technical
analysis required, etc.). These changes can be characterized as being outside of the control
or knowledge of Kimley-Horn and would not be considered reasonable from the standpoint
of professional standards of service and appropriate due diligence. The Client and
Consultant will meet with the project applicant to review the Administrative Draft at least
two weeks prior to the preparation of the Public Review Draft IS/MND to ensure that the
project description is correct and to address any corrections and clarifications to the impact
analysis and recommended mitigation measures.
6. Revisions to the Administrative Draft IS/MND will focus on typographical errors, formatting
issues, and clarifications and corrections. Such revisions will not include substantive content
changes from the Client and the project applicant.
7. The Client will develop the mailing list for distribution of the IS/MND and notices.
8. The project budget is based on completion of work within an agreed upon schedule. If
substantial delay occurs, an amendment of the budget may be warranted to accommodate
additional project management time and other costs. Substantial delay is normally defined
as 90 days or more.
9. Once the proposed project description is approved by the Client for analysis in the IS/MND,
it is assumed that they will not change significantly thereafter. If changes requiring revisions
to the IS/MND occur, an amendment of the budget may be warranted.
Fee and Expenses
Kimley-Horn will perform the services described above for a not-to-exceed fixed fee as shown in the
attached budget. Direct reimbursable expenses are billed at 5% of total labor. Indirect reimbursable
expense will be billed at cost plus 5%. Direct reimbursable expenses such as express delivery
services, fees, and other direct expenses will be billed at 1.10 times cost. A percentage of labor fee
will be added to each invoice to cover certain other expenses such as telecommunications, in-house
reproduction, postage, supplies, project related computer time, and local mileage. Mileage is
charged at the Federal rate. Labor rates escalate annually. Administrative time related to the
project will be billed hourly. All permitting, application, and similar project fees will be paid directly
by the Client.
Should the Client request Kimley-Horn to advance any such project fees on the Client’s behalf, a
separate invoice for such fees will be immediately issued to and paid by the Client. Any fee
Environmental CEQA Services City of Dublin – Grafton Street Project
Proposal | Page 11
8/3/2016
projections in this Agreement are for general budgeting purposes only. Actual fees may be less or
more than the projections. Payment will be due within 30 days of your receipt of the invoice.
On behalf of Kimley-Horn & Associates, Inc., we greatly appreciate your consideration of this
proposal. Should you have any questions, please do not hesitate to contact me directly at 831-316-
1430 or bill.wiseman@kimley-horn.com.
Sincerely,
KIMLEY-HORN & ASSOCIATES, INC.
Bill Wiseman
Planning Practice Leader
Grafton Street IS/MND
Fee Estimate
ESTIMATED
COST
TASKS
1.0 $9,032
Project Kickoff Meeting (1) (including prep.)$3,088
Research and Investigation $480
Draft Project Description $5,464
2.0 $28,132
Introduction and Purpose $240
Final Project Description $120
Environmental Analysis $0
Aesthetics $720
Air Quality $720
Biological Resources $480
Cultural Resources $480
Geology & Soils $960
Greenhouse Gas Emissions $720
Hazards and Hazardous Materials $480
Hydrology and Water Quality $2,572
Land Use and Planning $720
Noise $480
Public Services $480
Transportation and Circulation $8,304
Utilities and Service Systems $480
Mandatory Findings of Significance $240
Figures/Graphics/QA-QC $8,576
Administrative Draft IS/MND (compilation)$1,360
3.0 $4,104
Public Review Draft IS/MND $2,264
IS/MND Noticing $800
Mitigation Monitoring or Reporting Program $1,040
4.0 $16,424
Project Team Meetings (2)$3,568
Planning Commission Meeting (1)$1,956
City Council Meeting (1)$1,956
Ongoing Project Management $8,944
Subtotal Hours
Subtotal - Labor Cost $57,692
$3,635
Misc. Direct Expenses $500
NDS (Traffic Counts)$0
Printing $250
Indirect (internal) Expense Allocation (5% of KHA labor)$2,885
Subconsultants
TOTAL $61,327
Note: All work will be performed at a "Not to exceed" fixed fee. KHA will receive payment on a
percentage basis using milestones. The project manager reserves the right to make
adjustments to staff allocations as necessary within the overall budget.
Public Meetings & Project Management
PROFESSIONAL FEES FOR PLANNING CONSULTING SERVICES
Project Initiation
Administrative Draft IS/MND
Prepare Public Review Draft IS/MND & Final IS/MND
Subconsultants and Direct Expenses
Kimley-Horn Associates, Inc.
7/22/2016