SUBJECT: REQUEST FOR APPROPRIATION AND AUTHORIZATION TO EXECUTE A CONSULTANT SERVICES AGREEMENT FOR RED HILL CORRIDOR SPECIFIC PLAN

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1 1TY O ST AGENDA REPORT Agenda Item 7 Reviewed: Al City Manager Finance Director N/ A MEETING DATE FEBRUARY 2, 2016 TO: TUSTIN CITY COUNCIL FROM COMMUNITY DEVELOPMENT DEPARTMENT SUBJECT: REQUEST FOR APPROPRIATION AND AUTHORIZATION TO EXECUTE A CONSULTANT SERVICES AGREEMENT FOR RED HILL CORRIDOR SPECIFIC PLAN SUMMARY: The Community Development Department is requesting appropriation of funds and authorization to execute a consultant services agreement for the Red Hill Corridor Specific Plan ( RCSP) and other associated costs. RECOMMENDATION: That the City Council authorize the appropriation of $ 500, 000 from the General Fund and authorize the Community Development Director to enter into a contract with Kimley- Horn to prepare RCSP and other associated costs. FISCAL IMPACT: Overall plan preparation is estimated to be $ 349,954 which includes baseline study, public outreach, preparation of RCSP, Environmental review and documents, and public hearings. An additional of $ 150, 000 is earmarked for other associated costs related to the preparation of the Specific Plan. CORRELATION TO STRATEGIC PLAN: This project correlates to the Strategic Plan, Goal A, regarding economic and neighborhood development. Specifically, the intent of the RCSP is to enable business opportunities and job development and to enhance the vibrancy and the quality of life in all neighborhoods and areas of the community. BACKGROUND: On July 6, 2015, the City Council conducted a Joint Planning Commission and City Council workshop to discuss the issues associated with density and intensity of development. At the workshop various items were discussed such as density and

2 City Council Report Red Hill Corridor Specific Plan Page 2 intensity, residential product type, mixed- use development, impacts and implications to infrastructure and public services, workforce housing and possible associated General Plan/ Zoning Code Amendments. At the conclusion of the workshop the Planning Commission and City Council directed staff to conduct a study for RCSP as a whole instead of a parcel by parcel basis or a piecemeal approach. The study should be conducted to determine project boundary, appropriate density/ intensity, development standards and impact analysis, and implementation plan. In response, the Community Development Department and City Manager conducted two ( 2) interviews of qualified consulting firms. Both firms have extensive experience in planning and urban design fields, traffic engineering and infrastructure, market analysis and real estate finance, and community outreach. Staff is recommending Kimley- Horn due to their familiarity with the project area and City' s process and procedures. Elizabeth A. Binsack Community Development Director Attachment: Red Hill Corridor Specific Plan Scope of Work

3 RED HILL CORRIDOR SPECIFIC PLAN 1014: 1Z [v_1w_1 ] ] : 1HeLIIl 7 Project Objectives and Key Issues Kimley- Horn and Kosmont Companies understand the City of Tustin' s desire to develop a comprehensive Red Hill Avenue Corridor Specific Plan. The Specific Plan seeks to provide a highly vitalized, mixed- use, and sustainable environment that will become a focal point for community activity. The Specific Plan will create and economically vibrant and family-oriented environment that complements the character and desires of Tustin residents. The City desires a Specific Plan that: Creates a mixed use, multi -modal environment; Provides an attractive gateway to the community Enhances the pedestrian scale and function of the built environment; Celebrates and promotes sustainable principles in design and development; Establishes a complementary mix of land uses, public spaces and outdoor activities; Provides better functionality and connectivity with adjacent neighborhoods; Complements a family- oriented lifestyle; Celebrates and reinforces the character of the Tustin community; Supports and enhances economic development successes; and Supports future regional transportation and transit planning objectives. The Specific Plan will establish an effective and implementable policy mechanism that introduces a complementary mix of land uses including residential, retail, public space, and commercial that capitalizes on the areas current opportunities. Based on our team' s experience in developing strategic policies and policy programs for Specific Plans similar to the Red Hill Avenue Corridor Specific Plan, successful outcomes will include the following: Urban Design improvements in the Red Hill Avenue Corridor must be accompanied by a strong land use regulatory framework and economic development strategy. Sustained and meaningful community engagement to intimately understand the needs and preferences of the community will promote future change that is embraced by the community and encourages local investment. Sustainable principals must be an integral component to the land use and policy framework They should not be an afterthought. Mobility and transportation accessibility that contributes to highly utilized and accessible corridor it must be considered an integral part of the planning process. Respecting community character, historic traditions, and resident needs creates places that are embraced, supported, and nurtured by local residents. Page 1 DISCUSSION DRAFT DECEMBER 11, 2015 Kimley»)Horn

4 Scope of Work Kim ley -Horn and Kosmont Companies assume the following scope of work will be conducted over a 12 -month period, although it is understood that the CEQA process has the potential to prolong this timeframe The project assumes that the project boundary will generally extend from San Juan Street to Mitchell Avenue and generally one parcel in depth along this corridor. TASK 1: PROJECT INITIATION AND BASELINE CONDITIONS Task 1. 1 Project Kick -Off Meeting The consultant team will participate in a project kick- off meeting with City of Tustin staff. The intent of the kick-off meeting is to clarify expectations in the Scope of Work and clearly define deliverables and schedule. Additionally, a draft Specific Plan outline will be provided to City staff for review and discussion. Prior to the kick- off meeting, the consultant team will provide the City of Tustin with a list of requested pertinent documents, kick-off meeting agenda, and a summary list of project contacts. The anticipated project boundaries will be clarified during this meeting. Task 1. 2 Project Coordination The Kimley- Horn team will conduct bi- monthly meetings in person or by teleconference during the duration of the project. As part of each project coordination meeting, we will provide a summary of work completed, scheduled work efforts, and timing of delivery submittals. A monthly written status report will be provided to City staff throughout the duration of the project. Task 1. 3 Land Use, Design, Economic and Environmental Baseline Conditions A comprehensive analysis of baseline conditions will be conducted to provide a method for evaluating potential changes in the Specific Plan area. Analysis of baseline conditions may include documenting existing roadway conditions, mapping, onsite data gathering, and other methods. Subtask 1. 3o Baseline Economic Analysis Kosmont will prepare an Economic and Demographic Profile, illustrating existing and future projected trends in household and business social and economic characteristics, including population, incomes, race/ ethnicity, housing preferences, educational attainment, unemployment, employment by industry, commute patterns, resident/ employee concentrations, and other metrics within standard geographic boundaries ( e. g., City limits, various radii centered at opportunity site locations within the Project Area) as deemed relevant by Kosmont. Task 1. 4 analyses will be summarized in PowerPoint Presentation format. Subtask 1. 3b Existing Policy/ Regulatory Document Review and Sustainability Audit Kimley- Horn will provide a list of needed documents necessary to support successful completion of the Specific Plan. This may include the Tustin General Plan, Zoning Code, Infrastructure Master Plans, applicable CEQA documents, GIS data, etc. Regional planning documents such as the Regional Transportation Plan and County Congestion Management Plan will also be evaluated as applicable. We will review all pertinent documents and prepare a reference library to be utilized throughout the planning process. All documents will be reviewed to identify policies, programs, and procedures that promote or encourage sustainable, transit -oriented and sustainable practices. These policies and programs will be identified to supplement future sustainable principals to be included with the Specific Plan document. Page 2 DISCUSSION DRAFT DECEMBER 11, 2015 Kimley»)Horn

5 Subtask 1. 3c Land Use Database The Kim ley -Horn team will collaborate with the City of Tustin staff to develop an accurate depiction of existing land use, General Plan policy, and Zoning standards for real property in the Corridor area. The City' s GIS database will be reviewed to ensure existing conditions accurately reflect current county assessor data. Based on review of the City' s existing data, supplemental assessor data will be acquired. Information to be utilized in the database will include parcel acreage, development square footage, dwelling units, existing uses, and valuations. Subtask 1. 3d Baseline Urban Design Audit The Kimley- Horn team will conduct onsite analysis of urban design conditions within the Specific Plan area. The analysis will evaluate existing urban design features, sidewalk, streetscape, wayfinding, landscape features, public realm amenities, walkability, connectivity, and accessibility. A summary technical memorandum will be prepared. Subtask 1. 3e Baseline Mobility and Parking Conditions Kimley- Horn will review the City' s General Plan, previous planning efforts, relevant policy documents, current City roadway design standards, and other appropriate planning documents within the City. Key transportation illustrative graphics will be developed in GIS showing existing transportation facilities and characteristics in the study area. In addition, Kimley- Horn will spend time in the field to inventory the existing transportation system, including: Current lane geometry and lane configurations at intersections and roadway segments in the study area; Existing bicycle facilities; Existing transit facilities; Current sidewalk conditions and locations; Current pedestrian crossing locations including, as applicable, locations of in -pavement flashers or mid -block crossings; Existing public and private parking facilities and the number of spaces; Existence or lack of on -street parking, and/ or parking restrictions; and Opportunities/ constraints mapping. In addition to the information obtained above, our team will meet with members of the Tustin Police Department to identify any potential safety concerns or mode conflicts on the existing network of transportation that we should be aware of. Subtask 1. 3f Baseline Infrastructure Conditions Kimley- Horn will evaluate existing water, sewer, and storm drain conditions. This evaluation will include mapping of existing facilities and review of existing master plan documents. The project team will meet with City staff (engineering, public works, planning, etc.) to identify infrastructure deficiencies, maintenance issues, conditions of existing facilities, and other onsite issues. Page 3 DISCUSSION DRAFT DECEMBER 11, 2015 Kimley>»Horn

6 Task 1 - Deliverables Kick- off meeting agenda, list of pertinent documents, and list of project contacts Monthly written status report Baseline Technical Memorandums ( including Economic; Mobility and Parking; and Infrastructure) Opportunity/ Constraints Map GIS Mapping TASK 2: PUBLIC OUTREACH AND COMMUNITY ENGAGEMENT INFRASTRUCTURE Community engagement will be of vital importance in the planning process in order to successfully develop a plan that is reflective of community needs and provides an implementation strategy that respects the needs of those investing in the Corridor area. Task 2. 1 Branding and Outreach Strategy Kimley- Horn will prepare up to three variation of a project branding/ logo for use throughout the project timeline. This will be utilized in all marketing collateral and presentation materials including, exhibits, documents, web content, flyers and notices. Task 2. 2 Project Website Kimley- Horn will provide content for the City' s website administrator to upload to the city' s current official site. It is assumed a separate page on the city' s website will be developed to provide regular updates to the public. Kimley-Horn will provide updated information on a bi- weekly basis, or as circumstances dictate. Information may include draft documents, description of the planning process, project schedule and events and hearing dates. Task 2. 3 Red Hill Avenue Corridor Specific Plan Workshop til Establishing the Vision Kimley- Horn will conduct an initial workshop to introduce the community to the Specific Plan process; discuss opportunities, challenges and ideas for the planning area; and provide an overview of the public hearing and adoption process. The primary goal of this workshop is to receive and summarize community ideas for the Specific Plan. A summary of existing conditions, issues and opportunities will be presented to the Workshop participants to help stimulate dialogue. The ideas, opportunities and challenges identified by participants will be utilized when formulating the land use and design alternative scenarios. Participants may include, but are not limited to: Local Residents Local Business/ Property Owners/ Residents Local Agencies ( utilities, school districts, etc.) Developers/ Investors Public officials (compliant with Brown Act provisions) The Workshop is intended to be a highly engaging and participatory event. The Kimley- Horn team will provide facilitation for the Workshop and will employ a variety of participatory techniques to directly engage participants and summarize individual and group ideas. At the conclusion of the Workshop, a strong understanding of community needs and desires will be established. Page 4 DISCUSSION DRAFT DECEMBER 11, 2015 Kimlep#Horn

7 The Kimley- Horn team will also conduct a project area walking tour, providing maps and materials for participants. We highly recommend participants get an " on the ground" perspective of the project area and are provided with a proper context when discussing project issues, challenges, and opportunities. The Kimley- Horn team will provide all Workshop materials, including presentation materials, refreshments, technical needs, etc. It is assumed the City of Tustin will assist in meeting location logistics and meeting noticing. Task 2. 4 Community Workshop #2 Establishing the Land Use and Design Vision Immediately following visioning workshops and the completion of baseline conditions, a second workshop will be conducted to explore various land use, design, and policy options. It is assumed that up to three alternative land use scenarios will be explored. The intent of this Community Workshop is to explore the impacts and benefits of various land use scenarios and to educate/ inform participants on a variety of options for consideration. Participants will be afforded the opportunity to discuss concerns, ideas, and other opportunities provided by various land use scenarios. This workshop will be conducted in a Charrette format, providing interactive participation. At the conclusion of the Workshop, a summary of preferred approaches will be identified. The Kimley- Horn team will provide all Workshop materials, including presentation materials, refreshments, technical needs, etc. It is assumed the City of Tustin will assist in meeting location logistics and meeting noticing. Task 2. 5 Community Workshop #3 Review of Draft Specific Plan A final Community Workshop will be conducted to provide a forum for participants to provide feedback to the draft Specific Plan document. The final workshop is intended to be conducted in an " open house" format, providing the community the ability to focus their comments in specific areas of interest. The Workshop will also provide for a celebration and demonstration of the work completed by the Tustin community. A variety of topical " stations" will be set up to allow a variety of community comments in the process The Kimley- Horn team will provide all Workshop materials, including presentation materials, refreshments, technical needs, etc. It is assumed the City of Tustin will assist in meeting location logistics and meeting noticing. Task 2. 6 Summary Corridor Specific Plan Vision Technical Report Upon completion of the initial community workshops, a summary report detailing the findings made by the community will be developed. The Summary Vision Report will assist in the development of future land use alternatives, in conjunction with baseline technical studies, economic analysis, and consultation with elected/ appointed officials and stakeholders. Task 2 - Deliverables Project website content Preparation and facilitation of up to three ( 3) Community Workshops and related meeting materials Summary Corridor Specific Plan Vision Technical Report Page 5 DISCUSSION DRAFT DECEMBER 11, 2015 KimleyOHorn

8 TASK 3: PREPARATION OF THE SPECIFIC PLAN CONCEPTUAL DESIGN FEATURES Task 3. 1= Urban Design Framework and Design Guidelines Urban design concepts are important elements of the project as they are the physical blueprint for enhancing the image and character of the Red Hill Avenue Corridor. These graphic details are important to visualize, understand, and share the desire design vision for the Corridor area. The Kimley- Horn team will prepare a set of draft design guidelines for the Red Hill Avenue Corridor Specific Plan that will illustrate preferred design through text, graphics, and photographs. Elements to be addressed include: Site Design Materials Windows Doors Architectural Details Courtyards and Plazas Landscaping Style and Imagery Signs Special Use types (gas stations, drive through, etc.) Task 3. 2 Streetscape, Wayfinding and Community Urban Design Palette Kimley-Horn will develop a selection of streetscape furniture, lighting, trees, wayfinding, corridor features, pedestrian amenities, and appropriate public art features for the Corridor Specific Plan. This palette will be based upon the input received during the community engagement process. The Kimley- Horn team will prepare up to two streetscape palettes for City review. Task 3. 3 Developing Draft Land Use, Mobility and Sustainability Concepts The land use concept plan is the heart of the Corridor Specific Plan. The land use concept plan will provide the impetus for the regulatory framework to be developed as part of the Specific Plan policy document. The primary goal of this effort is to positively affect the function and economic development of the area by creating land use regulations and standards that responds to market conditions, infrastructure requirements, and relationships between uses. Utilizing the baseline conditions gathered during prior tasks, and the community input received, the Kimley- Horn team will formulate a draft land use concept for the Specific Plan area. The draft concept will include an evaluation of adjacent land uses. The issues addressed may include: Implementation of the Vision Focus on opportunity sites Creation of development focal points/ corridors Land use mix and intensity/ density Transition between uses Phasing of proposed land uses and improvements Circulation, mobility and parking issues Pedestrian orientation and scale Page 6 DISCUSSION DRAFT DECEMBER 11, 2015 Kimley»)Horn

9 The Kimley- Horn team will prepare up to three variations of the preferred land use concept that respond to the recommendations of City staff, elected/ appointed officials, and the public. The land use map will be prepared in GIS format and will be accompanied by text descriptions of the purpose and character of development. Task 3. 4 Infrastructure Improvements Kimley- Horn will evaluate future land use conditions to estimate infrastructure improvements necessary to accommodate growth and change in the project area. This analysis will include the evaluation of capacities, future deficiencies. The kimley- horn team will identify future improvements anticipated and provide mapping of future facilities, as dictated by the future buildout of the project area. This analysis will be conducted at a planning level only and no modeling, surveying of pipes or onsite technical studies will be conducted. Task 3. 5 Market Supply and Demand Analysis Kosmont will evaluate market demand within the City and Project Area for prioritized land uses ( e. g., retail, mixed use). The evaluation will include an analysis of retail sales leakage/ surplus and retailer voids by retail category ( e. g., restaurants, general merchandise, grocery, soft goods, etc.), employment projections by industry category, and resident household growth projections. Kosmont will evaluate existing market supply conditions, such as inventory, vacancy, and lease rates. Task 2 analyses will be summarized in PowerPoint Presentation format. Task 3 - Deliverables Specific Plan Area Design Guidelines as part of Specific Plan document Prepare up to two (2) streetscape palettes Prepare up to three (3) variation of the preferred land use concept TASK 4: DRAFT AND FINALS PECIFIC PLAN DOCUMENT Task 4. 1 Development Regulations and Standards Detailed land use and development regulations will be formulated for the specific land use districts developed for the Corridor Specific Plan. The regulations will be formulated in conjunction with staff input and based on previous findings by the Kimley- Horn team. It is assumed the Kimley- Horn team will employ a " hybrid" approach to the development standards, providing a complimentary mix of "form -based" style development standards and traditional regulatory techniques. The development regulations section, which constitutes the legal zoning for the plan area, will include all necessary regulatory elements to implement the intent and purpose of each land use district. Areas of particular emphasis include: Permitted, conditionally permitted uses Form -based development standards Nonconforming uses and structures FAR/ Dwelling Units Height and setbacks Parking and site access Mixed- use development standards Page 7 DISCUSSION DRAFT DECEMBER 11, 2015 KimleyoHorn

10 Residential development Sidewalk cafes/ outdoor uses Transit -supportive development Signage Sustainable design standards Task 4.2 Development Incentives Development incentives will provide a significant positive influence on the likelihood of desired development within the Specific Plan area. Development incentives provide a means for the encouragement of the type and quality of development with the Red Hill Avenue Corridor area. The Kimley- Horn team will develop a menu of incentives to be included within the Specific Plan area that may include: Residential Density Bonuses (du/ ac) Development Intensity Bonuses ( FAR) Streamlined discretionary review Height bonuses Fee deferral/ waivers/ modifications Parking reductions/ modifications The Kimley- Horn team will evaluate the potential features, activities, or type of development that may promote the purpose and intent of the Specific Plan. Applicable features, activities, or types of development that may be eligible for development incentives may include: Sustainable design features Fagade rehabilitation Shared parking/ access Site amenities Mixed use development Exemplary architecture Task 4. 3 Economic Development and Implementation Strategy Based on results of prior analyses, Kosmont will prepare an Economic Development Strategy and Implementation Plan (" Plan') for the Project Area. The Plan will highlight key opportunity sites / areas identified within the Project Area and corresponding strengths, challenges, and opportunities with regard to future development / redevelopment. The Plan will identify key retailers / businesses / developers that can be targeted, and outline strategies and outreach efforts for attraction. Kosmont will consider the ability of potential tenants to generate tax revenue for the city, create jobs, and fill " voids' identified during the evaluation. Task 4.4 Draft Specific Plan Kimley- Horn will prepare a stand- alone Specific Plan document in compliance with California Government Code Section and with the State Guidelines for the preparation of Specific Plans for review by City staff, the Committee members, Stakeholders, City Council, and Planning Commission. Kimley- Horn assumes the following general organizational framework forthe draft Specific Plan document: Chapter 1: Executive Summary/ Introduction Chapter 2: Introduction to the Red Hill Avenue Corridor Specific Plan Page 8 DISCUSSION DRAFT DECEMBER 11, 2015 KidepMorn

11 Chapter 3: Planning and Design Framework Chapter 4: Land Use and Development Regulations Chapter 5: Design Guidelines Chapter 6: Community Design and Improvements Plan Chapter 7: Implementation and Administration Task 4.5 Public Review and Final Specific Plan Based upon feedback given to Kimley- Horn, a final public review draft will be provided to city staff. The Public review draft document will incorporate comments received and make revisions to the draft Specific Plan prior to commence the public review process. It is assumed that all comments received for the draft document will be consolidated into one comment copy. Kimley- Horn will provide two electronic versions on CD, one cameraready copy, and one PDF versions of the public review and final Specific Plan. TASK 5: ENVIRONMENTAL CLEARANCE The Program -level Environmental Impact Report ( EIR) will be commensurate with the level of detail provided in the Red Hill Corridor Specific Plan. The objective of the Program EIR is to provide the basis for tiering or exempting from subsequent environmental review future site- specific development and/ or public improvement projects that implement the Red Hill Corridor Specific Plan and are consistent with the project' s goals, policies and environmental thresholds. This will allow more detailed reports to be prepared, if needed, when properties are developed or redeveloped while at the same time allowing for entitlement streamlining by limiting the need to re -analyze many environmental subject areas. To the extent possible, the Program EIR will present a reasonable scenario which recognizes the buildout potential of the Specific Plan. Future projects that would conflict with policies or regulations may be required to complete detailed evaluations during supplemental environmental review. Task EIR Team Kickoff Meeting. Kimley- Horn' s meeting with City staff and the project team regarding EIR preparation process will be a benchmark in the ongoing collaboration with the City. Our work will begin prior to the preparation of the CEQA document. From the initiation of the Red Hill Specific Plan, Kimley- Horn will be identifying environmental issues that will be considered. As such, we anticipate that this meeting will serve to review key issues, confirm the Project Description and Project objectives to be used in the EIR; and to confirm the thresholds of significance for each environmental topic to be addressed in the Program EIR, the format of the EIR, work products and delivery schedule. Task Notice of Preparation. Because the City has already made the determination that an EIR is the appropriate CEQA document for the Red Hill Specific Plan, an Initial Study is not required. Preparing an expanded Notice of Preparation ( NOP) without an Initial Study can still allow for topics to be focused out of the EIR. The NOP will identify the issues to be addressed in the EIR and will provide sufficient information to document why any topical issues or specific checklist questions do not require detailed analysis in the EIR and can be focused out. The NOP will identify where relevant project documents are available for review; where written comments on the scope of the EIR may be sent; and the deadline for submitting comments. The NOP will also identify the date and location of a public scoping meeting. Upon receipt of City comments, Kimley- Horn will revise the NOP and resubmit in track/ change for City review. Upon receipt of any additional comments, we will prepare a final version. The NOP will be filed with the County Clerk and will also be provided to the City for posting on the City' s website. We will also prepare and submit Page 9 DISCUSSION DRAFT DECEMBER 11, 2015 Kimley>»Horn

12 the Notice of Completion ( NOC) and attach relevant information from the NOP to the State Office of Planning and Research' s State Clearinghouse. It is anticipated that the following topics can be focused out of the Program EIR: Agriculture and Forest Resources; Biological Resources; and Mineral Resources. Task Scoping Meeting. In coordination with the City and the project team, Kimley- Horn will organize the scoping meeting to be held duringthe 30 -day NOP review period. The scoping meeting provides a public forum for concerned citizens and regulatory agencies to receive information about the proposed project and voice any environmental concerns. Addressing issues and concerns raised during the scoping process can also correct any misinformation about the project and the environmental process. We will provide an overview of the proposed project and key issues to be evaluated in the EIR; describe the CEQA process; and identify opportunities for subsequent public input and review of the EIR. Following presentations, the focus of the scoping meeting will be on the public and agencies to make comments. We will prepare comment cards and meeting sign -in sheets. Written comments and a summary of the oral comments will become a part of the administrative record. Task Native American Consultation. Preparation of a specific plan and/ or General Plan Amendment triggers agency -to -agency consultation under Senate Bill (SB) 18 between Native American groups affiliated with the project area. Additionally, Assembly Bill ( AB) 52 establishes a formal consultation process for California tribes as a part of CEQA and equates significant impacts on tribal cultural resources with significant environmental impacts. Concurrent with the preparation of the NOP, we will assist the City with its SB 18 and AB 52 obligations by contacting Native American groups via written correspondence. This proposal does not include any formal meetings or additional consultation with Native American entities, local historical interest groups, or other groups or agencies. Task Administrative and Draft EIR Under this task, the Kimley- Horn Team will prepare an Administrative Draft and Draft Program EIR evaluating the potentially significant impacts that would result from implementing the Red Hill Specific Plan. The EIR and associated work products will be prepared consistent with the criteria, standards, and provisions of CEQA California Public Resources Code [ PRC] et seq.) and the State CEQA Guidelines (Title 14, California Code of Regulations, Chapter 3, et seq.), as well as other applicable responsible agencies' regulations. The EIR will contain the following sections: Task 5.5o - Project Description and EIR Approach The project description will be based on the contents of the Red Hill Specific Plan and will include the regional and local setting, project history, project objectives, project characteristics and components, and other information important to understanding the Specific Plan. It will also describe how the Program EIR can be used to streamline environmental review for later activities and projects consistent with the Red Hill Specific Plan by using the thresholds and mitigation identified in the EIR. The intent is to identify when subsequent projects are fully or partially addressed in the environmental analysis in the Program EIR and to what extent further environmental review would be required. The review process envisioned to evaluate future projects by the City is identified as follows: Determine whether the later project is consistent with or further implements the Red Hill Specific Plan land uses, policies, and development standards. Page 10 DISCUSSION DRAFT DECEMBER 11, 2015 KimleyoHorn

13 Evaluate whether the later project would have environmental effects that are unique or peculiar to the project or parcel or would result in impacts not previously considered in the Program EIR. The later project' s anticipated environmental effects would be compared against conclusions of the Program EIR. This would be done by customizing, as needed, the City' s Environmental Analysis Checklist for Projects with Previously Certified/ Approved Environmental Documents, and provided as an appendix to the Program EIR. Determine and document whether the later project is covered by the Program EIR or determine the extent of environmental review for the later project. This would either identifying that the Program EIR addresses the later project and no further environmental review is required, or would focus the environmental analysis for the later project to issues not addressed or not addressed in sufficient project -specific detail in the Program EIR. Setting, Impacts and Mitigation Measures. Kimley- Horn will describe the existing setting, and will identify impacts that could result from implementation of the Specific Plan, the level of impact significance, mitigation measures to reduce the impact, and any unavoidable significant impacts. Because we propose that the Specific Plan be self -mitigating to the extent possible, mitigation and monitoring measures should become part of the Plan' s implementation program. The EIR will also describe the regulatory framework for each topic area, and identify how compliance with these regulations can mitigate potential impacts. A comprehensive EIR addressing all topic areas specified within CEQA is proposed unless specific topics are excluded through the scoping process inclusive of NOP preparation. Each topical EIR section will contain a discussion of the existing conditions within the Specific Plan area and in the project vicinity; a summary of the regulatory framework; identification of significant environmental effects anticipated for each environmental issue; and mitigation measures, if required. Thresholds of significance will be stated in each technical section to enable the reader to understand the analytical process used to identify potential project impacts, and will be taken from the State CEQA Guidelines, unless otherwise directed by the City. For each topical issue, the EIR will identify the level of significance prior to and after mitigation, based on the established thresholds. The EIR will evaluate the following topics: Aesthetics and Visual Resources Cultural and Paleontological Resources Hazards and Hazardous Materials Land Use and Planning Population and Housing Transportation Air Quality and Greenhouse Gas Emissions Geology and Soils Hydrology and Water Quality Noise and Vibration Public Services, Facilities, Recreation Utilities and Service Systems Cumulative Impact Summary An EIR must also discuss cumulative impacts of a project pursuant to State CEQA Guidelines Section A cumulative analysis will be prepared that addresses each topic covered in the environmental analysis. The analysis will focus on how the Red Hill Specific Plan is consistent with or may conflict with applicable regional growth management plans and policies. Page 11 DISCUSSION DRAFT DECEMBER 11, 2015 KimleyoHorn

14 Task 5.5b - Aesthetics and Visual Resources Potential changes in the study area associated with implementation of the Red Hill Specific Plan requires consideration of environmental, planning, and development criteria. The character and compatibility of future development with the surrounding area, and its consistency with applicable policies will be evaluated. The Specific Plan' s development standards and design guidelines, including bulk and height limits, will be used to characterize redevelopment of the study area, and to evaluate site development in comparison to existing conditions. To address the project' s potential impacts to public views, the character and compatibility of the project with the surrounding area, and its consistency with applicable policies, visual simulations and shade/ shadow modeling will be prepared. Additionally, the potential for light and glare impacts associated with the proposed project will be addressed. Color site photographs will be provided which will show on- site and surrounding views. This Scope of Work does not include the preparation of visual simulations or a shade/ shadow analysis. However, Kimley- Horn staff can provide both simulations and a shade analysis if requested by the City. Task 5.5c - Air Quality The air quality analysis will be prepared in accordance with South Coast Air Quality Management District SCAQMD) methodologies. Significance criteria will be based on SCAQMD thresholds. The existing air environment will be described in terms of meteorology, local topography affecting pollutant dispersion, and ambient air monitoring data. A summaryof current air management efforts that maybe related to the Specific Plan will be provided with particular emphasis on the applicable requirements of the Air Quality Management Plan ( AQMP), and the requirements for air quality assessments identified in the South Coast Air Quality Management District ( SCAQMD) CEQA Handbook. Sensitive receptor areas within the project vicinity will be identified. Because the Specific Plan does not involve any specific development project, the evaluation of temporary construction effects will be conceptual in nature. The sources of ozone precursor emissions, fugitive dust particulates), and other pollutants of concern with respect to construction activity will be described. The Specific Plan construction area will be noted, particularly where construction is proximate to sensitive receptors such as residences and schools. General Plan policies and SCAQMD rules aimed at limiting construction emissions will be cited. As necessary, these policies and rules will be augmented with mitigation measures to address potentially significant impacts. Long-term emissions would result from increased traffic ( vehicle trips and vehicle miles traveled) and increased energy consumption. As part of the air quality analysis, emissions will be quantified using the California Emissions Estimator Model ( CalEEMod) and data from the Specific Plan traffic study. SCAQMD' s project -level daily thresholds of significance do not apply; therefore, emissions will be reported in terms of tons per day and compared to regional emissions estimates contained in the AQMP. The Specific Plan' s regional significance will be determined based upon consistency with these emissions and growth forecasts. The long-term analysis will also discuss the potential for future exceedances of State and federal air quality standards. This analysis will focus on the potential to create carbon monoxide " hot spots' at severely congested intersections. A screening level analysis will be conducted for any study intersections projected to operate at level of service ( LOS) E or F and where significant increases in traffic congestion may occur. Given that the region is an attainment area for CO, we do not anticipate that significant impacts related to CO concentrations will occur and have assumed that a screening level analysis will suffice. Page 12 DISCUSSION DRAFT DECEMBER 11, 2015 KimleyoHOrft

15 Task 5.5d - Geology, Soils, and Seismicity This section will evaluate the potential impacts associated with soil and geologic conditions within the Specific Plan area. Geotechnical hazards will be identified based on existing geotechnical and seismic data contained in previously prepared soils and geotechnical investigations and information provided by the City. Task 5.5e - Hazards and Hazardous Materials Using available information, this section will evaluate potential hazards that could impact or be generated by future development, including hazardous and toxic materials, and emergency evacuation and/ or emergency response. We will use the industry' s standard database provider, Environmental Data Resources ( EDR), in order to obtain the regulatory database information, and will summarize the EDR report and identify the potential of environmental conditions within the Specific Plan area due to the reported regulatory properties, if any. Task 5. 5f - Hydrology and Water Quality The majority of the Specific Plan area is developed and predominately covered by impervious surfaces with the exception of property south of San Juan Street. The EIR will programmatically address how development could impact the existing local drainage system and hydrology of the area, as well as result in potential surface and groundwater quality impacts. Based on information prepared as a part of the Specific Plan, this section will identify regional and local water quality issues, describe existing drainage, and discuss the National Pollutant Discharge Elimination System ( NPDES) permit requirements for the local project area. Mitigation measures will be designed to conform to Regional Water Quality Control Board ( RWQCB) standards for construction site erosion and sediment control and will include best management practices ( BMPs) as well as any City -specific requirements. Task 5.5g - Greenhouse Gas Emissions The greenhouse gas ( GHG) emissions analysis will include both quantitative and policy -oriented assessment of the Specific Plan' s impact relative to GHG emissions and climate change. The discussion will briefly describe the status of GHG regulations, including key policies and directives. As with air quality, construction -related GHG impacts will be assessed qualitatively since no specific construction activity is proposed at this time. The major sources of GHG emissions and general approaches for limiting GHG emissions will be described. As appropriate, recommendations for additional policies or implementation actions will be identified as mitigation. Long- term emissions will be calculated using CalEEMod and data ( vehicle trips, vehicle miles traveled) from the traffic study. The emissions forecast will also provide a future baseline against which emissions associated with future development that is consistent with the Specific Plan can be measured. Allowable land uses will also be compared to applicable provisions of the SCAG RTP/ SCS and GHG reduction measures. Task 5.5h - Land Use and Planning The EIR' s Land Use and Planning section will address both the physical changes to the Specific Plan area, and the relationship of the proposed project and associated entitlements to all applicable planning policies and ordinances outlined in the Specific Plan. Applicable City policy documents would include the General Plan; regional plans would include the SCAG Regional Comprehensive Plan and Guide Policies. This section will also evaluate the appropriateness of the proposed uses in comparison to the surrounding uses based on potential environmental effects as well as identify and analyze the consistencies and potential inconsistencies of the proposed project with on- site and surrounding uses. Page 13 DISCUSSION DRAFT DECEMBER 11, 2015 Kimleyoftn

16 Task 5.5i - Noise and Vibration Because the Specific Plan does not involve any specific development project, the focus of the noise analysis will be to identify what the mandated noise regulations and requirements will be for future site development. The noise section will include the following: Overview of noise characteristics and regulations; Identification of major community noise sources; Estimates of noise from future construction operations and the proximity of future construction activities to noise sensitive land uses; Estimates of long-term increases in noise from transportation ( mobile) and land uses ( stationary) noise sources; and Identification of existing and planned noise sensitive uses that may be subject to excessive noise. Forecasted noise levels will be compared to adopted and/ or proposed noise standards to determine significance. Task 5. 5j- Population and Housing Kimley- Horn will analyze impacts associated with changes in population and housing anticipated by the implementation of the Specific Plan. The information for this section will be largely based on data provided from the U. S. Census Bureau; the California Employment Development Department; the Center for Demographic Research ( CDR) at California State University, Fullerton; the California Department of Finance; the Southern California Association of Governments ( SCAG), and the City' s General Plan. The focus of the population analysis will be a comparison of the amount and type of growth anticipated with implementation of the Specific Plan with the growth projected in the General Plan, and the policies addressing growth in the City' s planning documents. The analysis will consider consistency with the goals and policies of the Housing Element of the General Plan and how the project addresses the City' s jobs/ housing ratio. Task 5.5k - Public Services and Utilities As a part of preparation of the Specific Plan, Kimley- Horn will research all available plans and records for above ground and below ground infrastructure including but not limited to: water, sewer, storm drains to identify whether infrastructure improvements would be required to implement the Red Hill Specific Plan land uses. The EIR section will also be based data collected in coordination with City staff and affected public service and utility providers to assess potential impacts of the proposed project to services including police, fire, schools, and recreational facilities. Task Tronsportation/ Traffic Traffic Impact Analysis (EIR) The Traffic and Circulation section of the EIR will describe the existing area traffic conditions, evaluate and summarize the traffic -related impacts assuming implementation of the recommendations of the Specific Plan and present recommended mitigation measures to address the direct and cumulative traffic -related impacts of the project. Existing Conditions An Existing Conditions report will be developed. It is assumed that up to 10 key study intersections and/ or roadway segments within the Specific Plan area will be evaluated in the Traffic and Circulation section. We will work with the City of determine what, if any, traffic data is available from prior studies and reports. Page 14 DISCUSSION DRAFT DECEMBER 11, 2015 Kimley>»Horn

17 Existing conditions observations and facilities and movements. analysis will also include documentation of pedestrian and bicycle Field observations will be conducted to document the existing transportation infrastructure in the Specific Plan area, and to observe existing traffic patterns and traffic flow conditions. The Existing Conditions report will include documentation of the number and configuration of travel and turn lanes, intersection spacing, traffic control at intersections, posted speed limits, on -street parking provisions and restrictions, transit routes and bus stops, and bicycle lanes on key roadways. Existing operating conditions will be analyzed to determine the current traffic operating level of service at study locations. The results of the Existing Conditions analysis for the study locations will be presented in table and graphic form. Cumulative Conditions Cumulative Conditions traffic forecast estimates will be developed for the anticipated Specific Plan completion year. Cumulative Conditions will take into account ambient traffic growth and anticipated traffic from cumulative projects ( approved, pending, and reasonably foreseeable project in the project vicinity). The results of the Cumulative Conditions analysis for the study locations will be presented in table and graphic form. Project trip generation estimates will be developed for the preferred Specific Plan land use plan. Trip generation estimates will be adjusted to account for current traffic generation levels for existing development. Land use data for existing development within the Specific Plan boundaries will be requested from the City. As appropriate, trip credits and adjustments will also be incorporated to account for pass -by and internal capture factors. Analysis of project impacts will include evaluation of proposed modifications to the existing transportation system, including changes in traffic patterns due to changes in lane configurations, implementation of road diet and/ or Complete Street strategies, incorporating parking or bike lanes, and other potential measures. Cumulative Conditions with the proposed Project will be analyzed by adding ( or subtracting) net new traffic estimates for the Specific Plan to the Cumulative Conditions traffic forecasts. The results of the Cumulative Conditions plus Project analysis for the study locations will be presented in table and graphic form. Project Impact and Mitigation Where applicable, traffic -related mitigation measure will be presented to address the project -related impacts of the proposed Specific Plan on roadway segments. The resulting Level of Service with implementation with the proposed mitigation will be presented. A stand- alone traffic impact study will be prepared and will provide the basis for the Traffic and Circulation impact section of the EIR. Analysis of the project alternatives will consist of an analysis and comparison of the alternative project trip generation to the proposed project trip generation. Full analysis of study intersections and roadways will not be conducted for the project alternatives. Task 5. 6m- Alternatives. An EIR must consider reasonable range of potentially feasible alternatives that will foster informed decisionmaking and public participation. Kimley- Horn will coordinate with City staff during preparation of the Specific Plan to develop and analyze alternatives to the proposed project, including the no project alternative. The alternatives will be based in part on the various land use scenarios considered during the preparation of the Specific Plan. According to the CECtA Guidelines, alternatives can be evaluated in less detail than the project; Page 15 DISCUSSION DRAFT DECEMBER 11, 2015 Kimleyoftrn