HomeMy WebLinkAboutItem No. 09 - Amendment No. 1 to the Agreement with MIG for the General Plan Update
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REPORT TO CITY COUNCIL
To:Honorable Mayor and Members of the City Council
From:Jason Simpson, City Manager
Prepared by:Damaris Abraham, Assistant Community Development Director
Date:August 22, 2023
Subject:Amendment No. 1 to the Professional Services Agreement with MIG, Inc. for
the preparation of the City of Lake Elsinore General Plan Update, Zoning
Code Amendment, and related Environmental Impact Report
Recommendation
Approve and authorize the City Manager to execute Amendment No. 1 to the Agreement for
Professional Services with MIG, Inc., for additional services to prepare the City of Lake Elsinore
General Plan Update and Zoning Code Amendment for a total contract amount not to exceed
$1,482,069.00, in final form as approved by the City Attorney, and authorize the City Manager to
execute change orders not to exceed a contingency amount of $78,109.00 for uncertainties and
adjustments.
Background
The existing Lake Elsinore General Plan was adopted by the City Council on December 13, 2011.
There have only been a number of minor amendments to the General Plan’s Land Use Element,
contained in Chapter 2.0 (Community Form), since December 2011 with the only major
amendment being the Housing Element update.
On April 22, 2022, the City entered into a professional services agreement with MIG, Inc. (MIG)
in a contract amount of $545,178.00 to prepare a Program Environmental Impact Report (PEIR)
and related technical reports to evaluate the potential impacts of the updated General Plan.
The original agreement anticipated that the City would prepare a focused General Plan Update
in-house that would include selected changes to the General Plan’s land use plan instead of a
complete revision of the land use plan, incorporate the amendments to the Safety Element and
Environmental Justice goals, policies and objectives, and add a new Healthy Community Element.
MIG, Inc. Amendment No.1 (GPU)
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Since adopting its General Plan, the City has been greatly impacted by growth and legislative-
related changes. The City has more than doubled in population, growing from 29,999 on January
1, 2011, to approximately 73,000 on January 1, 2023. The State of California has also
implemented far-reaching mandates intended to address environmental change and economic
development pressures. Since 2011 the City has been impacted by the following:
•Significant changes to the built environment which has led to increasing levels of conflict
between land uses,
•Evolution of community values and expectations,
•significant evolution in local and regional economic conditions,
•Adoption of the Dream Extreme 2040 vision document (2020), and
•Major legislative mandates impacting issues such as environmental change, affordable
housing, planning/zoning, VMT, etc.
In light of the age of the General Plan and the significant evolution of the City since its adoption,
the City has determined that a more comprehensive General Plan update is warranted, with a
focus on re-examining land use policies that may not reflect current economic conditions and
desired change in the community.
Discussion
General Plan Update
MIG has prepared a work scope that defines an additional scope of work and associated costs
with completing a comprehensive update to the General Plan. The scope of work will include:
•Constraints and Opportunities Analysis – to analyze existing conditions that will discuss
land use, housing (adopted Housing Element summarized), mobility, public safety, natural
resources/open space, environmental justice issues, and public services/utilities.
•Market Demand Study – to quantify immediate and longer-term development opportunities
within the City, and to identify policy measures necessary to achieve these potentials. The
market analysis will provide an important “reality check” both for the two General Plan land
use alternatives and for the development assumptions used in the citywide fiscal impact
analysis. It will also inform the market-based strategic framework for the Economic
Development Element.
•Community Engagement Program that will include:
o Public outreach plan,
o Stakeholder meetings,
o Multi-Media campaign, and
o Planning Commission and City Council joint study session.
MIG, Inc. Amendment No.1 (GPU)
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•Land Use and Transportation Alternatives, Charrette, Joint CC/PC Study Session – which
will develop up to three land use/transportation scenarios for up to four focus areas that
could include mixed-use development, reinventing existing corridors, and others. The
alternatives will be refined and then presented to the Planning Commission and City
Council at a joint study session.
•Citywide Fiscal Impact Model – to develop a customized fiscal impact model based on the
City’s current budget. The fiscal impact model will help define the “optimal” land use mix
from a fiscal perspective and to identify related strategies for revenue enhancement.
A robust community engagement program will help City staff identify the priorities of residents,
the business community, and property owners. This input, together with the MIG team’s technical
analysis, will guide the Planning Commission in making its recommendations and the City Council
in establishing new policy direction for the City.
MIG will prepare the Draft General Plan, creating a new General Plan with goals and policies
reflecting community and decision-maker input and responding to State legal requirements. The
General Plan will be concise, user-friendly, easy to comprehend, and highly graphic, with photos,
maps, tables, charts, and illustrations.
Zoning Code Amendment
Once the proposed General Plan has been adopted, the MIG zoning team will update the City’s
zoning code. The Zoning Code Amendment will focus on:
•creating new zones, use regulations, and development standards to implement new land
use designations,
•updating the use lists in all zones to implement General Plan land use policy,
•updating the Zoning Map to correspond to the General Plan land use policy map, and
•revising land use definitions to correspond to the use tables.
The scope of work for the zoning code amendment will include a community engagement strategy
that will include a workshop with a targeted audience and study sessions with the Planning
Commission and City Council, to which the public will be invited.
Amendment No. 1 is being requested to incorporate the comprehensive General Plan Update and
the Zoning Code Amendment. Compensation for the additional services provided under
Amendment No. 1 will not exceed $936,891.00, bringing the total compensation under the
Agreement, as amended, to a contract amount not to exceed for $1,482,069.00.
MIG, Inc. Amendment No.1 (GPU)
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Fiscal Impact
The cost for preparation of the comprehensive General Plan Update and the Zoning Code
Amendment as well as the related Environmental Impact Report will be paid through SB 2
Planning Grant and the Local Early Action Grant (LEAP Grant) as well as funds allocated in the
FY 2023-24 budget. The SB 2 Planning Grant and the LEAP Grant, both administered by the
California Department of Housing and Community Development, will reimburse the City for
$545,178 of the expenditures for these services. The FY 2023-24 budget has allocated
$1,000,000 through Measure Z for work related to the comprehensive General Plan Update.
Attachments
Attachment 1 – Amendment No. 1
Exhibit A – General Plan Update Proposal
Exhibit B - Zoning Code Amendment Proposal
Attachment 2 – Original Agreement
AMENDMENT NO. 1
TO AGREEMENT FOR PROFESSIONAL SERVICES
MIG, Inc.
GENERAL PLAN UPDATE, ZONING CODE AMENDMENT, AND RELATED
ENVIRONMENTAL DOCUMENTATION
This Amendment No. 1 to Agreement for Professional Services (“Amendment No. 1”) is
made and entered into as of August 22, 2023, by and between the City of Lake Elsinore, a
municipal corporation (“City), and MIG, Inc., a California corporation (“Consultant”).
RECITALS
A. The City and Consultant have entered into that certain Agreement for
Professional Services dated as of April 26, 2022, (the “Original Agreement”). Except as
otherwise defined herein, all capitalized terms used herein shall have the meanings set forth for
such terms in the Original Agreement.
B. The Original Agreement provided for compensation to Consultant in an amount
of Five Hundred Forty-Five Thousand One Hundred and Seventy-Eight dollars ($545,178.00).
C. The parties now desire to modify the scope of services and increase the
compensation in an amount of Nine Hundred Thirty-Six Thousand Eight Hundred and Ninety-
One dollars ($936,891.00) for such services as set forth in this Amendment No 1.
NOW, THEREFORE, in consideration of the mutual covenants and conditions set forth
herein, City and Consultant agree as follows:
1. Section 1, Scope of Services, of the Original Agreement is hereby amended to
add the following:
Consultant shall also perform the services described in Consultant’s City
of Lake Elsinore General Plan Update Scope of Work and Budget
(attached to this Amendment No. 1 as Exhibit A-1) and Consultant’s
City of Lake Elsinore Zoning Code Amendment Scope of Work and
Budget (attached to this Amendment No. 1 as Exhibit A-2). Consultant
shall provide such services at the time, place, and in the manner specified
in Exhibit A-1 and Exhibit A-2, subject to the direction of the City through
its staff that it may provide from time to time.
2. Section 3, Compensation, of the Original Agreement is hereby amended to read
in its entirety as follows:
Compensation to be paid to Consultant shall be in accordance with the
fees set forth in Consultants’ Proposal dated April 11, 2022 (Exhibit A to
the Original Agreement) and, for purposes of Amendment No. 1, in
accordance with the fees set forth in Consultant’s City of Lake Elsinore
General Plan Update Scope of Work and Budget and Consultant’s City of
Lake Elsinore Zoning Code Amendment Scope of Work and Budget
(attached as Exhibit A-1 and A-2 to Amendment No. 1). In no event shall
Consultant’s total compensation for services provided pursuant to this
Agreement, as amended, exceed One Million Four Hundred Eighty-Two
Thousand and Sixty-Nine dollars ($1,482,069.00) without additional
written authorization from the City.
Notwithstanding any provision of Consultant’s Proposal to the contrary, out
of pocket expenses set forth in Exhibit A, Exhibit A-1 and Exhibit A-2
respectively, shall be reimbursed at cost without an inflator or
administrative charge. Payment by City under this Agreement shall not
be deemed a waiver of defects, even if such defects were known to the
City at the time of payment.
3.Except for the changes specifically set forth herein, all other terms and
conditions of the Original Agreement shall remain in full force and effect.
IN WITNESS WHEREOF, the parties have caused this Amendment No. 1 to be
executed on the respective dates set forth below.
“CITY”
CITY OF LAKE ELSINORE, a municipal
corporation
City Manager
ATTEST:
City Clerk
APPROVED AS TO FORM:
City Attorney
Assistant City Manager
“CONSULTANT”
MIG, Inc., a Californian corporation
By: Pamela Steele
Its: Principal
Attachments: Exhibit A-1 – Consultant’s General Plan Update Scope of Work and Budget
Exhibit A-2 – Consultant’s Zoning Code Amendment Scope of Work and Budget
EXHIBIT A-1
CONSULTANT’S GENERAL PLAN UPDATE SCOPE OF WORK AND BUDGET
[ATTACHED]
EXHIBIT A-2
CONSULTANT’S ZONING CODE AMENDMENT SCOPE OF WORK AND BUDGET
[ATTACHED]
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CITY OF LAKE ELSINORE GENERAL PLAN UPDATE
SCOPE OF WORK
TASK 1: PROJECT INITIATION, MANAGEMENT, AND COORDINATION
1.1: Project Initiation – The MIG Team and City staff will meet to refine the scope of work, schedule, and budget to
align with City objectives. As part of the meeting, City staff will lead the MIG Team on a one -hour driving or digital
tour highlighting Lake Elsinore’s key areas (dependent upon COVID -19 restrictions). In particular, we will want to
identify areas for focused attention and community discussion.
1.2: Project Management – MIG will manage the program to ensure the project remains on schedule and within
budget. This task includes project management and coordination (emails, calls, data transfers, etc.) with City staff
and the internal team, as well as regular invoicing, schedule, and budget management.
1.3: Coordination Meetings – The MIG project manager will conduct biweekly teleconference meetings with City
staff to review work products, discuss strategies, and otherwise coordinate project activities. Task leaders and
other team members will join meetings and calls as needed. This task assumes 26 one-hour meetings.
1.4: Document Review – MIG will review available background materials including drafted policy text and identify
preliminary list of key issues.
TASK 2: SETTING THE FOUNDATION: ATLAS AND MARKET DEMAND STUDY
2.1: Lake Elsinore Today; Constraints and Opportunities Atlas– The MIG Team will analyze existing conditions and
prepare a highly graphic, easy-to-read Atlas to summarize key community constraints and opportunities. This is
anticipated to discuss land use, housing (adopted Housing Element summarized), mobility, public safety, natural
resources/open space, environmental justice issues, and public services/utilities. Fehr & Peers’ (F&P) separately
contracted existing conditions will be summarized for use in the Atlas. Albert A. Webb Associates (Webb) will work
with the City and Elsinore Valley Municipal Water District, and other agencies to identify, map, and determine
capacity of Lake Elsinore’s infrastructure. MIG understands the City of Lake Elsinore is initiating a new parks master
plan. Graphics, maps, and text provided by the City’s park consultant will be formatted for consistency and
included in the Atlas. The Draft Atlas will be submitted to City staff electronically for review and commen t. Upon
receipt of a single comment document using the Track Changes feature, MIG will revise and prepare the document
for publication. One round of review is budgeted.
2.2: Market Demand Study1 - The Natelson Dale Group (TNDG) will quantify immediate and longer-term
development opportunities within the City, and to identify policy measures necessary to achieve these potentials.
The market analysis will provide an important “reality check” both for the two General Plan land use alternatives
and for the development assumptions used in the citywide fiscal impact analysis (see below). It will also inform the
market-based strategic framework for the Economic Development Element (see below).
To appropriately focus the market study effort, the consultant team would coordinate with City staff early in the
process to identify key sites or subareas of the City where future development or redevelopment is most likely to
occur. TNDG’s market analysis will address the following land use categories:
• Residential
• Retail/restaurant space
• Office space
• Industrial space
• Hotel/motel facilities.
1 Market Demand Study methodology is available for City review if requested.
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Whereas the market study will be citywide in scope and therefore be useful for a variety of City decision -making
processes, the findings will ultimately be applied to identify sub-area and site-specific development potentials. In
particular, the market study will enable the planning team to understand the unique market potentials of each
targeted development area within the context of citywide demand patterns, thus maximizing opportunities for the
different subareas to complement rather than compete with each other in terms of the envisioned land uses.
In addition to providing a citywide framework for quantifying demand for development in individual subareas, the
market analysis will also consider qualitative issues affecting each area’s development potential . In this regard, the
analysis will identify the specific market niches or types of development (in terms of density, market orientation,
etc.) that would be appropriate for the unique character of each subarea. The draft Market Demand Study will be
provided to the City for review; one round of review/comment/revision is anticipated.
TASK 3: LISTENING TO LAKE ELSINORE: COMMUNITY ENGAGEMENT PROGRAM
3.1: Public Outreach Plan – MIG will develop a Public Outreach Plan describing strategies to create awareness of
the General Plan Update program, promote participation in planned activities, and elicit input into the General
Plan. The Draft Public Outreach Plan will be submitted to City staff electronically for review and comment. Upon
receipt of a single comment document using the Track Changes feature, MIG will revise and prepare the document
for publication. One round of review is budgeted.
3.2: Stakeholder Meetings – MIG will conduct up to 8 hours of one-on-one or small-group interviews with key
community stakeholders in a digital format such as Zoom. City staff will be responsible for identifying key
stakeholders, contacting the interviewees, and coordinating interview times. Stakeholders should include
community-based organizations (faith-based, sports organizations, social service organizations, business,
homeowners’ associations, etc.) Following the conclusion of all interviews, MIG will prepare a summary
memorandum of findings.
3.3: Lake Elsinore Innovates Multi-Media Campaign – MIG will roll out a multi-media campaign purposed to keep
the community advised in General Plan Update program. Written and digital engagement materials will be
translated into Spanish. The campaign anticipated to include materials prepared for posting onto the City’s
website, ongoing multi-media updates via social media/web-based platforms.
3.4 Engagement Approach
3.4.1 City Council Focused Sessions – Conduct up to six 2-hour focused sessions with the City Council members
to identify and discuss issues, proposed plans, and other subjects. The study sessions may occur at the
following points during the planning process: initiation/data gathering, existing conditions, alternative
concepts (additional detail provided in Task 4), preferred plan/guiding principles, proposed plan, and
environmental review. Focused sessions may be conducted as a Zoom meeting.
3.4.2 Native American Tribes Listening Sessions – Conduct up to four “listening sessions” with the local Native
American Tribe representatives throughout the planning process. The sessions intent is to have a full
understanding of the Native American Tribes’ concerns and integrate the Tribes’ perspectives into the
Plan and planning process as feasible. The sessions may occur at the following points during the planning
process: data gathering, alternative generation/concepts, preferred plan, and proposed plan or
environmental review. The listening sessions are intended to supplement, not replace SB18 and AB52
processes. The SB18 and AB52 processes will be conducted in accordance with State law.
3.4.3 In-Community Events “Pop Ups” – As required based upon City Council direction provided in the City
Council Study Sessions, MIG will conduct up to three 3-hour “pop up” community events. MIG will set up
booths or kiosks at existing, well-attended events, and/or festivals such as Farmers’ Markets, Live at the
Lake, Taco Fest, etc. to gain community input.
3.4.4 Online Questionnaires (Surveys) – MIG will conduct two online questionnaires (English and Spanish) for
subjects to be determined. Each questionnaire effort is anticipated to include:
• Designing the questionnaire including one round of City staff review
• Posting to the City’s website and weekly “peeks” as to questionnaire participation
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• Preparing a concise written summary noting questionnaire results and key findings, one round of City
staff review
• Creating flyers for City’s printing/distribution encouraging questionnaire participation and access
information (English and Spanish), one round of City staff review.
3.5: General Plan Vision Statement and Guiding Principles - Based on the findings from earlier tasks, MIG will
develop a vision statement, along with draft General Plan Guiding Principles that will set forth the City’s long-term
identity and vision for growth. It is likely that MIG will prepare an Areas of Stability and Change Map that illustrates
areas in Lake Elsinore that have the potential to change in the future, as well as identifies areas where no land use
policy changes are anticipated. MIG will submit the General Plan Guiding Principles draft to City staff for review,
and will produce one revised version that reflects staff’s written, consolidated edits.
TASK 4: EXPLORING OPTIONS FOR LAKE ELSINORE’S FUTURE
4.1: Land Use and Transportation Alternatives , Charrette, Joint CC/PC Study Session – MIG will develop up to
three land use/transportation scenarios for up to four focus areas that could include mixed-use development,
reinventing existing corridors, and others. Land use and transportation scenarios would use the UrbanFootprint
application, which includes analytical engines that measure the environmental, transportation, public health, and
community impacts of future scenarios, and output specialized indicators regarding existing conditions and future
scenarios.
This subtask includes a land use/transportation alternatives charrette with key City and consultant team leads. The
charrette is intended to be a “roll up your sleeves” 2.5 -hour session conducted in MIG’s Pasadena office. Based on
the charrette, the alternatives will be refined and then presented to the Planning Commission and City Council at a
joint study session. It is likely that the land use/transportation alternatives will be used in the EIR’s alternative
discussion, too.
4.2 Citywide Fiscal Impact Model2 - By their nature, planning and economic development programs are closely
related to a city’s budgeting process in the sense that future development repr esents a potential flow of municipal
revenues and costs. A credible analysis of the fiscal implications of implementing the General Plan is important not
only to ensure that the adopted General Plan represents sound fiscal conditions at buildout, but also that actual
development during the interim period occurs in a fiscally balanced manner. To facilitate this analysis, TNDG will
develop a customized fiscal impact model based on the City’s current budget. The fiscal impact model will allow the
consulting team to define the “optimal” land use mix from a fiscal perspective and to identify related strategies for
revenue enhancement. Various Plan alternatives can then be “tested” to identify their relative attractiveness from
the City’s cost/revenue perspective. The model will also allow for area-specific analyses (i.e., to test the fiscal
impacts of proposed development within specific subareas targeted for reinvestment).
TASK 5: PREPARING A PLAN FOR LAKE ELSINORE 2045
5.1: Screencheck Draft General Plan
MIG will prepare the General Plan outline and format. Upon approval of the outline and format, the MIG Team will
prepare the screencheck Draft General Plan, creating a new General Plan with goals and policies reflecting
community and decision-maker input and responding to State legal requirements. The General Plan will be
concise, user-friendly, easy to comprehend, and highly graphic, with photos, maps, tables, charts, and illustrations.
MIG suggests the General Plan chapters, as follows:
Our Vision for 2040. Sets the tone and vision for the entire General Plan, identifies community priorities, and
provides guidance on how to use the Plan to accomplish the Vision.
Community Form. This element serves as the Land Use and Circulation elements, knitting together land use, urban
design, and mobility. The land use component will consider appropriate land use to implement the adopted
2 Citywide Fiscal Impact Model methodology is available for City review if requested.
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Housing Element, incorporate adopted Specific Plan (thus retiring some or all of the adopted Specific Plans), and
consider market-driven mixed-use, commercial, or industrial (including logistics) land uses. The element will
include a new land use diagram and updated land use designations addressing allowable use, density ranges, floor-
area ratios, community character and other appropriate standards. MIG will use photo examples and illustrations
to demonstrate development standards, prototypes and character in the change areas.
MIG understands F&P is under contract to prepare a draft Circulation Element. With this General Plan Update,
the “in progress” element will be reviewed/revised for consistency with the proposed land use plan and
consistency with the AB902 (2022), which requires incorporating Vision Zero -like policies. In addition, the traffic
model will be updated to forecast for VMT, intersection turning movements, and roadway segment ADT
coinciding with in the land use F&P will review Lake Elsinore’s truck routes given the proposed land use plan. The
truck routes evaluation will include:
• conducting new Citywide roadway segment counts (25 segments)
• mapping sensitive receptor locations to provide information to the route selection
• noting pavement conditions and determining if facility hardening is needed
• proposing new routes, as needed.
Public Safety and Welfare. This element serves as the Public Safety (including geology, air quality and climate
adaptation, resiliency, flooding, wildfire, hazardous sites/materials), Noise, and Community Facilities and Services
(police, fire, utilities, and infrastructure) elements. While the Safety Element may have been recently reviewed by
CalFire, MIG will update the Public Safety and Welfare Element to current regulations and expectations. This
includes a thorough evaluation of emergency access routes in accordance with AB747. F&P will:
• identify critical evacuation routes that are sensitive to key hazard areas and identify those most important
for the evacuation of the evacuation zones. This scope of work assumes up to ten key roadway segments
will be identified as critical evacuation routes. F&P will also identify emergency evacuation centers
consistent with the requirements in AB 1409.
• map all residential parcels with single routes of emergency access (evacuation constrained routes),
consistent with the requirements of SB 99. F&P will identify the number of parcels and housing units in
the assessment;
• determine a “Zone Scenario Testing/Development ” analysis methodology to identify/determine the
evacuation time required for each limited accessibility area. F&P anticipates using the attribute
information (number of travel lanes, roadway classifications, etc.) and the land use data from the Riverside
County Transportation Analysis Model (RIVCOM) to inform the capacity assessment and to determine the
number of households/population that may need evacuation. The results of this analysis will be used to
test the scalability in the area (i.e., how is evacuation time affected by multiple zones requiring
evacuations), and the potential evacuation scenarios that could occur. F&P will work with the City and the
Fire Department to assess key considerations for up to two likely evacuation events. These events could
include wildfire, earthquakes, flooding, landslides and/or significant infrastructure failure.3
• F&P will use the two likely evacuation events to develop recommendations focusing on potential
circulation constraints and capacity issues. This could include improved emergency response time,
increased notifications, evacuation drills for residents, and/or improved infrastructure or transportation
management to assist with evacuation (e.g., improved roadway network connectivity in some areas,
3 Given how recent the AB747 legislation, the State has not established standard rules or practices surrounding the
requirements of this analysis. Thus far, there is no precedent for the minimum requirements and there have been no CEQA
challenges. In addition, WRCOG is pursuing grant funding for Countywide emergency evacuation planning using an Evac+
equivalent approach. As such, we are recommending a simpler planning level approach that meets the minimum requirements
of AB 747. This approach would be high level and will generally review hourly evacuation capacities on key corridors during a
limited number of evacuation events. That said, F&P has developed a state-of-the-practice tool called Evac+ that provides a
comprehensive review of evacuation capacity Citywide. Evac+ is a Dynamic Traffic Assignment (DTA) model that models how
evacuation queues build up over space and time and is the best tool on the market to estimate evacuation times for an AB 747
compliant assessment. We can incorporate the more detailed approach, if the City prefers.
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contra-flow lanes, and/or staging areas to connect with multi-modal routes). These recommendations will
be discussed with MIG and City staff, and F&P will update the recommendations, if needed, based on one
round of compiled comments.
Webb will identify if the disadvantaged communities contain sub-standard infrastructure and will provide possible
improvement policy/programs, as appropriate. In addition, Webb will evaluate opportunities to implement or
expand “green” infrastructure including but not limited to water reuse, storm water capture and infiltration, solar
or hydro-electric power generation.
Resources. This element will discuss biological resources, parks and open space, water resources, mineral
resources, cultural/paleontological/historic resources, and tribal resources (as appropriate). The element is
anticipated to include maps that illustrate parks and recreation access (as provided by the City’s parks master plan
consultant), as well as natural resources and resource areas. This element may define ways to enhance Lake
Elsinore’s park system, protecting and improving open spaces to optimize their function and intended utility. In
addition, this element is anticipated to address long-term strategies for more sustainable environmental practices,
including conserving water resources, reducing greenhouse gas emissions and addressing climate change,
improving air quality and promoting efficient management and use of energy resources. Other resources requiring
attention will be habitat and other biological resources.
Environmental Justice. While the entire General Plan will be written through the environmental j ustice lens, this
element focuses on prioritized community needs for the disadvantaged communities (Census tracts 6065 -043-001
and 6065-043-006) related to healthy food access, open space and physical activity, reduced pollution burdens,
and sustained civic engagement in public decision-making processes. As part of the Environmental Justice effort,
MIG will prepare the State-required Vulnerability Assessment, which will be summarized in the Atlas. The General
Plan will focus on providing policies that will help alleviate the environmental and socio-economic inequities
experienced by the two disadvantaged communities.
Economic Development Element (Optional) – TNDG will prepare a Economic Development Element that addresses
the City’s development, business retention/expansion/attraction, and fiscal stability goals. It will include the
following components:
• The City’s goals, policies, and objectives for Economic Development, presented in a format consistent
with other elements of the Plan.
• A summary of the issues and opportunities identified during the course of the market and fiscal analyses.
This summary will include the identification of key factors that should drive the formulation of an updated
land use plan (e.g., how much land should be allocated for various types of commercial and industrial
development).
• Specific strategies for attracting targeted land uses (e.g., retail, hotels, logistics, etc.).
7. Implementation and Action Plan
The adopted General Plan provides for implementing actions within the elements. In other general plans, MIG has
created a separate Implementation and Action Plan consolidating all the implementing actions into one chapter for
ease of implementation. MIG will work with City staff to determine an approach appropriate to the City of Lake
Elsinore. Regardless of organization, the implementation actions will provide clear action -oriented measures to
guide City staff, decisionmakers, and the public toward achieving the Vision and goals.
5.2: Administrative Draft and Public Review Draft General Plan
MIG will submit an electronic Screencheck Draft General Plan to City staff for comments/review. Using MS Word's
track change function, City staff will consolidate all comments into a single document. MIG will then prepare an
Administrative Draft for City review to review the changes in response to Screencheck Draft comments. If no
additional changes are required, the Administrative Draft will be reformatted to create the Public Review Draft
General Plan. If additional changes are required, they will be made before the Administrative Draft is released to
the public for review and to the MIG environmental team for the environmental analysis (under a separate
contract).
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TASK 6: ADOPTING THE PLAN: PUBLIC HEARINGS AND FINAL DOCUMENTATION
6.1: SB 18 Consultation
The General Plan update will require formal government to - government consultation between the City of Lake
Elsinore and Native American Heritage Commission-listed tribes pursuant to Senate Bill 18. MIG will provide City
staff with a letter template, detailed instructions, and a communications log to ensure the City complies with SB
18.
6.2: Joint Study Sessions
In addition to the City Council Focused Sessions, and the joint Alternatives City Council/Planning Commission study
session, MIG proposes two additional joint study sessions, subjects to be determined. MIG will prepare meeting
agendas, technical materials and PowerPoint presentations, as appropriate, and facilitate the 2-hour study
sessions.
6.3: Public Hearings, Adopted Document, and File Transmission
The MIG project manager will prepare and conduct PowerPoint presentations at one Planning Commission public
hearing and one City Council hearing. City staff will be responsible for preparing staff reports, resolutions, and
ordinances. Recommended changes provided by the Planning Commission will be incorporated into a table or
matrix that is appended to the City Council hearing’s staff report. Our experience shows that this approach
facilitates review and direction by the Council.
Upon adoption and City Council direction, MIG will prepare the final, adopted General Plan for distribution and
use. MIG will submit project files to the City, including GIS files developed during the process. Because the extent
of any revisions based on City Council direction cannot be known at this time, our budget includes an allowance for
this task.
f e e p r o p o s a l
Hrs@ $215 Hrs@ $235 Hrs@ $215 Hrs@ $130 Hrs@ $205 Hrs@ $168 Hrs@ $115 Hrs@ $105
Task 1: Project Initiation, Management, and Coordination
1.1 Project Inititation 12 $2,580 $0 $0 20 $2,600 $0 4 $672 $0 2 $210 38 $6,062 $0 $200 $6,262
1.2 Project Management 75 $16,125 15 $3,525 $0 40 $5,200 $0 $0 $0 70 $7,350 200 $32,200 $6,000 $6,000 $2,000 $40,200
1.3 Coordination Meetings (26 meetings)140 $30,100 $0 $0 60 $7,800 $0 $0 $0 30 $3,150 230 $41,050 $0 $400 $41,450
1.4 Document Review $0 $0 $0 12 $1,560 4 $820 8 $1,344 20 $2,300 $0 44 $6,024 $0 $0 $6,024
Subtotal 227 $48,805 15 $3,525 0 $0 132 $17,160 4 $820 12 $2,016 20 $2,300 102 $10,710 512 $85,336 $0 $6,000 $0 $6,000 $2,600 $93,936
Task 2: Setting the Foundation: Atlas and Market Demand Study
2.1 Lake Elsinore Today: Constraints and Opportunities Atlas 50 $10,750 $0 $0 100 $13,000 12 $2,460 60 $10,080 140 $16,100 40 $4,200 402 $56,590 $14,280 $36,000 $50,280 $50 $106,920
2.2 Market Demand Study 4 $860 $0 $0 $0 $0 $0 $0 $0 4 $860 $50,000 $50,000 $50,860
Subtotal 54 $11,610 0 $0 0 $0 100 $13,000 12 $2,460 60 $10,080 140 $16,100 40 $4,200 406 $57,450 $14,280 $36,000 $50,000 $100,280 $50 $157,780
Task 3: Listening to Lake Elsinore: Community Engagement Program
3.1 Public Outreach Plan 1 $215 $0 $0 $0 $0 $0 6 $690 $0 7 $905 $0 $0 $905
3.2 Stakeholder Meetings 2 $430 $0 $0 24 $3,120 $0 $0 8 $920 $0 34 $4,470 $0 $100 $4,570
3.3 Lake Elsinore Innovates Multi-Media Campaign 8 $1,720 $0 10 $2,150 20 $2,600 $0 $0 30 $3,450 $0 68 $9,920 $0 $500 $10,420
3.4 Engagement Approach
3.4.1 City Council Focused Sessions 140 $30,100 $0 $0 140 $18,200 $0 $0 80 $9,200 8 $840 368 $58,340 $0 $500 $58,840
3.4.2 Native American Tribes Listening Sessions 40 $8,600 $0 $0 $0 $0 $0 40 $4,600 $0 80 $13,200 $0 $300 $13,500
3.4.3 In-Community Events "Pop Ups"60 $12,900 $0 8 $1,720 80 $10,400 $0 15 $2,520 75 $8,625 8 $840 246 $37,005 $2,000 $2,000 $1,000 $40,005
3.4.4 Online Questionnaires 6 $1,290 $0 $0 30 $6,450 $0 $0 40 $8,600 $0 76 $16,340 $0 $0 $16,340
3.5 General Plan Vision Statement and Guiding Principles 2 $430 $0 $0 12 $2,580 $0 $0 $0 $0 14 $3,010 $0 $0 $16,340
Subtotal 259 $55,685 0 $0 18 $3,870 306 $43,350 0 $0 15 $2,520 279 $36,085 16 $1,680 893 $143,190 $2,000 $0 $0 $2,000 $2,400 $160,920
Task 4: Exploring Lake Elsinore's Future
4.1 Land Use and Transportation Alternatives, Charrette, Joint CC/PC
Study Session 50 $10,750 $0 $0 80 $10,400 $0 80 $13,440 120 $13,800 $0 330 $48,390 $16,460 $16,460 $500 $65,350
4.2 Citywide Fiscal Impact Model 1 $215 $0 $0 $0 $0 $0 $0 $0 1 $215 $15,000 $15,000 $15,215
Subtotal 51 $10,965 0 $0 0 $0 80 $10,400 0 $0 80 $13,440 120 $13,800 0 $0 331 $48,605 $18,460 $0 $15,000 $31,460 $500 $80,565
Task 5: Preparing A Plan for Lake Elsinore 2045
5.1 Screencheck Draft General Plan 155 $33,325 $0 $0 175 $22,750 16 $3,280 72 $12,096 280 $32,200 20 $2,100 718 $105,751 $55,000 $16,000 $71,000 $176,751
5.2 Implementation and Action Plan 8 $1,720 $0 $0 12 $1,560 $0 $0 40 $4,600 $0 60 $7,880 $0 $7,880
5.3 Administrative Draft and Public Review Draft General Plan 42 $9,030 $0 $0 36 $4,680 $0 $0 80 $9,200 40 $4,200 198 $27,110 $0 $27,110
Subtotal 205 $44,075 0 $0 0 $0 223 $28,990 16 $3,280 72 $12,096 400 $46,000 60 $6,300 976 $140,741 $55,000 $16,000 $0 $71,000 $0 $211,741
Task 6: Adopting the Plan: Public Hearings and Final Documentation
7.1 SB 18 Consultation $0 $0 $0 4 $520 $0 $0 $0 $0 4 $520 $0 $520
7.2 Joint Study Sessions (2 meetings)24 $5,160 $0 $0 10 $1,300 $0 $0 40 $4,600 $0 74 $11,060 $0 $120 $11,180
7.3 Public Hearings, Adopted Document, and File Transmission 24 $5,160 $0 $0 40 $5,200 $0 $0 40 $4,600 $0 104 $14,960 $4,000 $4,000 $120 $19,080
Subtotal 48 $10,320 0 $0 0 $0 54 $7,020 0 $0 0 $0 80 $9,200 0 $0 182 $26,540 $0 $4,000 $0 $4,000 $240 $30,780
844 $181,460 15 $3,525 18 $3,870 895 $119,920 32 $6,560 239 $40,152 1039 $123,485 218 $22,890 3300 $501,862 $89,740 $62,000 $65,000 $214,740 $5,790 $735,722
$10,737 $5,790 $12,129
$747,851
A Economic Development Element $15,000
Optional Tasks
Planning/
Engagement
J. MartinezL. Stetson
FINAL TOTAL
Subconsultants and Direct Costs Administration
SUBTOTAL
E. Garcia
Engagement
Strategic Advisor
Albert A.
Webb
Associates
L. Brownfield
Deputy Project
Manager/Sr.
Associate
Design Lead
SubconsultantsMIG, Inc.
Strategic Advisor Principal-in-
Charge/PM
Subconsultant
Totals
Direct
Costs
(MIG +
Subs)
Associates
Fehr &
Peers
MIG
Totals
D. Gonzalez/
J.RodridguezR. Kucinski
Land Use and
GIS Leads
Administrative &
Word Processing
Professional
Fees
Totals
The Natelson
Dale Group
MIG, Inc.City of Compton 2040 General Plan Update and EIR | Fee Proposal
CITY OF LAKE ELSINORE ZONING CODE AMENDMENT
SCOPE OF WORK AND BUDGET
1
This Zoning Code Amendment scope of work and budget are based on MIG’s extensive zoning code, map,
and amendment expertise. However, City staff and MIG do not know the zoning changes required by the
future General Plan Update. As such, the scope of work and budget estimate what may be needed by the
City of Lake Elsinore. When the General Plan Update creates new land use designations requiring new
zoning categories and identifies existing land use designations or zoning categories requiring modification,
the City and MIG will need to revisit and possibly revise, this scope of work and budget to better reflect
City of Lake Elsinore’s priorities and needs.
TASK 1: Project Initiation and Project Management
Task 1.1: Project Initiation and Project Schedule Development
Once the proposed General Plan has been confirmed (or adopted), the MIG zoning team will meet with
City staff to kick off the zoning update component, gather data and information, and outline overall
expectations and desired outcomes. This will include refining the work program and preparing a detailed
project schedule. This meeting will not be as formal as the General Plan kick off meeting. Rather, this
meeting’s intent is to change the project’s focus to a zoning code update.
The zoning code update focuses on:
• creating new zones, use regulations, and development standards to implement new land use
designations
• updating the use lists in all zones to implement General Plan land use policy
• updating the Zoning Map to correspond to the General Plan land use policy map
• revising land use definitions to correspond to the use tables
The zoning code update will not implement Housing Element programs nor provide objective design
standards for current zones. Both of these subjects can be provided as additional work scope, if requested.
Task 1.2: Project Management, Project Team Meetings, and Phone Calls
The purpose of this subtask is to ensure project management meets the City’s expectations and keeps the
program moving forward, including contract administration, invoicing, scheduling, and the timely delivery
of products. We will prepare monthly invoices and have a biweekly phone call with the City’s project
manager to monitor and review project progress and results, including discussing options for policy
implementation and preferred direction and to review draft work products. Our budget assumes a nine-
month program and includes an allowance for phone calls with City staff that we feel is appropriate for
accomplishing the work described in this proposal. If additional time is required beyond this allowance,
we will bill for additional meeting time on a reimbursable basis with prior authorization from the City. As
needed, we will schedule in-person meetings.
TASK 2: COMMUNITY ENGAGEMENT
While many Lake Elsinore residents and property owners may be involved in the General Plan update, our
experience with zoning code updates is that the public will be much less interested in engagement for this
follow-on program. Primary interest will come from major property owners and the development
community. Thus, we propose a workshop with a targeted audience and study sessions with the Planning
Commission and City Council, to which the public will be invited.
During the COVID-19 pandemic, MIG found that community participation rates increased relative to the
days of mostly in-person meetings. While public gathering restrictions have loosened, we recommend
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conducting digital meetings for the workshops and the study sessions. The engagement strategy will be
finalized during the scope refinement task.
Task 2.1: Phase I Developer and Property Owner Workshop. We anticipate that property owners and
developers will be the key interest groups in the rezoning effort. Thus, we propose to conduct one on-
line workshop to present draft ideas and standards for the new zones. While the workshop will be open
to all members of the public, we will work with City staff to create a targeted list of invitees. City staff will
be responsible for outreach to people and groups on the list. MIG will create a flyer advertising the
workshop for City staff to post on its website and otherwise disseminate. MIG will prepare presentation
materials and have up to four staff attend/facilitate the workshop. Following the workshop, we will
prepare a brief summary.
Task 2.2: Planning Commission and City Council Study Sessions
We recommend planning for three on-line study sessions with the Planning Commission and City Council
as follows: 1) the first with the Planning Commission to introduce the project and comments received
during the Developer and Property Owner workshop; 2) the second, also with the Planning Commission,
to review the entire draft ordinance, with all amendments, prior to formal public hearings; and 3) the
third with the City Council prior to formal Council hearings. Any or all of these could instead be conducted
as joint study sessions.
MIG will be responsible for creating each event structure, preparing materials to be presented, developing
advertising materials for the City to disseminate, having up to three MIG staff at each event, and preparing
an event summary.
Deliverables
▪ Event Announcements – Draft and Final (pdf)
▪ Event Materials and Summaries - Draft and Final (Word and pdf)
TASK 3: ADMINISTRATIVE DRAFT CODE AMENDMENTS AND ZONING MAP
Task 3.1: Assessment Memorandum and Outline
MIG will prepare a assessment memorandum, which will include our thoughts on how to integrate the
new zones into the Zoning Code and define the parameters for development standards for each new
zone, as appropriate.
We will meet, on-line, with City staff to discuss the memorandum. Based on staff direction, we will
prepare an outline of the new zoning provisions to be created, also indicating where they will be included
in the Zoning Code.
Task 3.2: Administrative Draft Code Amendments
This task includes the steps necessary to produce the administrative review draft of the targeted Zoning
Code amendments for City staff review. The Administrative Draft Zoning Code amendments will be
prepared as individual chapters and sections, and will be provided to staff in this manner to allow for
timely, focused feedback. We have budgeted for two rounds of review: first and second administrative
drafts. City staff will provide all comments to the MIG team using Word’s track-changes function, with all
comments consolidated into a single document. MIG will provide graphics with the second administrative
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draft. For existing code sections that are being revised, we will prepare a legislative (redline/strikeout)
version of the current Zoning Code to indicate the amended language.
3.2.1: Zoning Code Style Sheet and Format. MIG will prepare a style and word usage guide listing
standard conventions and nomenclature to be used in the Zoning Code amendments. We will also
prepare a format guide so that materials are presented consistently to staff. Based on the input received
from staff, MIG will revise the style and format guides; one round of revision is assumed.
Task 3.2.2: Administrative Draft Zoning Code (Two Rounds of Review). The MIG team will prepare
administrative draft sections of the Zoning Code for review by City staff, starting with creation of the new
zones. If the City wishes to modernize the list of uses for existing zones, we will simply update the lists.
We will revise definitions to reflect any new uses added to zones.
We will complete the first administrative draft of each chapter for City staff review, then conduct an on-
line meeting with staff to discuss the revisions before producing the second administrative draft. The
second admistrative draft will contain the materials to be presented at the Planning Commission study
session.
The proposed zoning effort addresses new land use designations. Creating objective design standards
(ODS) and other housing element related updates can be provided as additional scope of work.
Task 3.3: Public Review Draft Code Amendments
Following the Planning Commission study session, we will meet with City staff to determine which
additional revisions should be incorporated into the draft code amendments for broader public review.
We will make the revisions to produce the Public Review Draft Zoning Code Amendments. This will be
the version subject to CEQA review and public hearings. We will conduct a study session with the
Planning Commission and City Council before public hearings to help identify any additional changes that
may be desired and addressed in the public hearing staff report to be prepared by City staff.
Task 3.4: Draft Zoning Map
To create a new parcel-specific zoning map, MIG will first prepare a matrix showing a correlation between
current zones and new land use designations. This matrix will be used to create a map in GIS identifying
which properties require rezoning to implement land use policy. Most of the parcels shown as
inconsistent will be assigned one of the new zones. However, in other cases City staff may need to
identify the proper zone to apply. We will ask City staff to review and mark up the map produced and
indicate the appropriate new zoning. We will meet with you to review your edits and will produce an
administrative draft zoning map for further City review. Based on one set of staff’s additional revision,
we will create a draft zoning map for public hearings.
We anticipate that many properties will need to be rezoned to achieve General Plan consistency. Under
State law, if more than 800 properties are affected, individual notice to individual property owners is not
required. Instead, the City may elect to place a one-eighth page notice in the newspaper. This task is not
included in our budget, so the City may wish to establish a contingency for this task and others not yet
scoped.
Deliverables
▪ Assessment Memorandum and Outline (Word - electronic)
4
▪ Draft Format and Style Sheet (Word - electronic)
▪ Administrative Draft Code Sections - 2 rounds of review (Word - electronic)
▪ Public Review Draft Zoning Code Sections (Word and pdf - electronic)
▪ Zoning Map – 2 rounds of review (pdf)
TASK 5: PUBLIC HEARINGS
This scope of work assumes the Zoning Code Amendment will be adopted after the General Plan has been
adopted. Thus, a new set of public hearings will be required. However, if the City would like to conduct
just one set of public hearings for the General Plan Update, Zoning Code Amendment, and EIR, then the
General Plan will be drafted and placed on hold until the environmental review and zoning code update
can be prepared.
Task 5.1: Planning Commission Public Hearing (1)
We will prepare a PowerPoint presentation for the hearing and present it to the Planning Commission.
City staff will provide hearing notice, prepare staff reports, ordinances, and resolutions. We have
budgeted for one hearing with the Planning Commission since most issues will be resolved during the
second study session. Additional hearings, if required, would be billed as additional services with prior
City authorization.
Task 5.2: City Council Public Hearing (1)
We will prepare a PowerPoint presentation for the hearing and present it to the City Council. City staff
will provide hearing notice, prepare staff reports, ordinances, and resolutions. We have budgeted for one
hearing with the City Council since most issues will be resolved during the second study session. This will
be the first reading. Additional hearings, including the second reading, would be billed as additional
services with prior City authorization.
CITY OF LAKE ELSINORE ZONING CODE AMENDMENT
SCOPE OF WORK AND BUDGET
5