HomeMy WebLinkAboutItem No. 06 - Professional Services Agreement with LSA Associates, Inc. for Environmental Documentation for Baker Street Industrial Project6)Professional Services Agreement with LSA Associates, Inc. for Environmental
Documentation for the Baker Street Industrial Project
Approve and authorize the City Manager to execute an Agreement for Professional Services
with LSA Associates, Inc. (LSA) to prepare California Environmental Quality Act (CEQA)
compliance documents in the amount not to exceed $310,350.00, in such final form as
approved by the City Attorney.
Page 1 of 2
REPORT TO CITY COUNCIL
To:Honorable Mayor and Members of the City Council
From:Jason Simpson, City Manager
Prepared by:Damaris Abraham, Community Development Director
Date:May 28, 2024
Subject:Professional Services Agreement with LSA Associates, Inc. for
Environmental Documentation for the Baker Street Industrial Project
Recommendation
Approve and authorize the City Manager to execute an Agreement for Professional Services with
LSA Associates, Inc. (LSA) to prepare California Environmental Quality Act (CEQA) compliance
documents in the amount not to exceed $310,350.00, in such final form as approved by the City
Attorney.
Background
The City of Lake Elsinore serves as the lead agency to evaluate the environmental impacts of
development projects proposed within the City. The Community Development Department is
responsible for the preparation of the necessary information and, depending on the scope and
size of the project, will either prepare the environmental documents in-house or have a consultant
prepare the documents and studies. The project applicant (EPD Solutions, Inc.) through the
application fee process pays for the cost of preparing the environmental analysis.
Discussion
The applicant has submitted an entitlement application for a new industrial warehouse project
located at southwest and southeast of the intersection of Baker Street and Pierce Street. The
project encompasses 24 parcels totaling 123.33 acres (APNs: 378-020-012, 015, 016, 024, 028,
029, 030, 031, 033, 034, 036, 037, 038, 039, 040, 041, 042, 043, 048, 054; 378-114-064; 389-
080-013, and 058).
The project proposes the development of a 212,028 sq. ft. Warehouse building, a 788,423 sq. ft.
Warehouse building, and a truck/trailer parking lot. The project will also include right-of-way
improvements on Baker Street and Pierce Street and the realignment of Baker Street to Nichols
Road and 33.65 acres of habitat conservation area.
LSA Agreement – Baker Street Industrial Project
Page 2 of 2
1
1
6
3
It is anticipated that the proposed application will require the preparation of an Environmental
Impact Report (EIR). The project will require several technical studies to be prepared including
Air Quality, Energy, Greenhouse Gas, and Health Risk Assessment, Noise and Vibration
Assessment, Cultural Resources Assessment, Paleontological Resources Assessment, Phase I
Environmental Site Assessment, Visual Impact Assessment, Geotechnical/Soils Evaluation,
Utility/Services System Study, Vehicle Miles Traveled (VMT) Analysis, and Wildfire Protection
Plan and Report. LSA will utilize the above technical studies to prepare detailed analysis for the
project as required by CEQA.
Fiscal Impact
The cost of preparing the environmental review will be paid by fees collected from the developer
through the City’s cost recovery program. All staff administrative time and consultant costs are
paid from the applicant’s fees. No General Fund budgets will be allocated or used for the
completion of the CEQA documents for the project.
Attachments
Attachment 1 – Agreement
Exhibit A - Proposal
Exhibit 2 - Professional Services Agmt.LMM 101819 Page 1
3
7
4
2
4
AGREEMENT FOR PROFESSIONAL SERVICES
LSA ASSOCIATES, INC.
ENVIRONMENTAL DOCUMENTATION FOR THE BAKER STREET INDUSTRIAL PROJECT
This Agreement for Professional Services (the “Agreement”) is made and entered into as
of May 28, 2024, by and between the City of Lake Elsinore, a municipal corporation (‘‘City") and
LSA Associates, Inc., a California Corporation ("Consultant").
RECITALS
A. The City has determined that it requires the following professional services:
CEQA consulting services for the Baker Street Industrial Project (“Project”).
B. Consultant has submitted to City a proposal, dated April 19, 2024, attached hereto
as Exhibit A (“Consultant’s Proposal”) and incorporated herein, to provide professional services to
City pursuant to the terms of this Agreement.
C. Consultant possesses the skill, experience, ability, background, certification and
knowledge to perform the services described in this Agreement on the terms and conditions
described herein.
D. City desires to retain Consultant to perform the services as provided herein and
Consultant desires to provide such professional services as set forth in this Agreement.
AGREEMENT
1. Scope of Services. Consultant shall perform the services described in Consultant’s
Proposal (Exhibit A). Consultant shall provide such services at the time, place, and in the manner
specified in Consultant’s Proposal, subject to the direction of the City through its staff that it may
provide from time to time.
2. Time of Performance.
a. Time of Essence. Time is of the essence in the performance of this
Agreement. The time for completion of the professional services to be performed by Consultant
is an essential condition of this Agreement. Consultant shall prosecute regularly and diligently the
professional services contemplated pursuant to this Agreement according to the agreed upon
performance schedule in Consultant’s Proposal (Exhibit A).
b. Performance Schedule. Consultant shall commence the services pursuant
to this Agreement upon receipt of a written notice to proceed and shall perform all services within
the time period(s) established in the Consultant’s Proposal (Exhibit A). When requested by
Consultant, extensions to the time period(s) specified may be approved in writing by the City
Manager.
Page 2
c. Term. The term of this Agreement shall commence upon execution of this
Agreement and shall continue until the services and related work are completed in accordance
with the Consultant’s Proposal (Exhibit A).
3. Compensation. Compensation to be paid to Consultant shall be in accordance with
the fees set forth in Consultants’ Proposal (Exhibit A), which is attached hereto and incorporated
herein by reference. In no event shall Consultant’s compensation exceed three hundred ten
thousand three hundred and fifty dollars ($310,350.00) 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 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.
4. Method of Payment. Consultant shall promptly submit billings to the City describing
the services and related work performed during the preceding month to the extent that such
services and related work were performed. Consultant’s bills shall be segregated by project task,
if applicable, such that the City receives a separate accounting for work done on each individual
task for which Consultant provides services. Consultant’s bills shall include a brief description of
the services performed, the date the services were performed, the number of hours spent and by
whom, and a description of any reimbursable expenditures. City shall pay Consultant no later
than forty-five (45) days after receipt of the monthly invoice by City staff.
5. Background Checks. At any time during the term of this Agreement, the City
reserves the right to make an independent investigation into the background of Consultant’s
personnel who perform work required by this Agreement, including but not limited to their
references, character, address history, past employment, education, social security number
validation, and criminal or police records, for the purpose of confirming that such personnel are
lawfully employed, qualified to provide the subject service or pose a risk to the safety of persons
or property in and around the vicinity of where the services will be rendered or City Hall. If the City
makes a reasonable determination that any of Consultant’s prospective or then current personnel
is deemed objectionable, then the City may notify Consultant of the same. Consultant shall not
use that personnel to perform work required by this Agreement, and if necessary, shall replace
him or her with a suitable worker. Background checks and actions taken thereafter will comply
with all applicable laws, statutes and regulations, including but not limited to those that pertain to
privacy and non-discrimination.
6. Suspension or Termination.
a. The City may at any time, for any reason, with or without cause, suspend
or terminate this Agreement, or any portion hereof, by serving upon the Consultant at least ten
(10) days prior written notice. Upon receipt of such notice, the Consultant shall immediately cease
all work under this Agreement, unless the notice provides otherwise. If the City suspends or
terminates a portion of this Agreement such suspension or termination shall not make void or
invalidate the remainder of this Agreement. Suspension shall not last longer than ninety (90) days.
b. In the event this Agreement is terminated pursuant to this Section, the City
shall pay to Consultant the actual value of the work performed up to the time of termination
provided that the work performed is in accordance with the approved Scope of Services. Upon
termination of the Agreement pursuant to this Section, the Consultant will submit an invoice to the
City, pursuant to Section entitled “Method of Payment” herein.
Page 3
7. Plans, Studies, Documents.
a. Ownership of Documents. All plans, studies, documents and other writings
prepared by and for Consultant, its officers, employees and agents and subcontractors in the
course of implementing this Agreement, except working notepad internal documents, shall
become the property of the City upon payment to Consultant for such work, and the City shall
have the sole right to use such materials in its discretion without further compensation to
Consultant or to any other party. Consultant shall, at Consultant’s expense, provide such reports,
plans, studies, documents and other writings to City upon written request. City shall have sole
determination of the public’s rights to documents under the Public Records Act, and any third-
party requests of Consultant shall be immediately referred to City, without any other actions by
Consultant. City shall not be limited in in its use of the Documents at any time, provided that any
such use not within the purposes intended by this Agreement shall be at City’s sole risk.
b. Licensing of Intellectual Property. This Agreement creates a nonexclusive
and perpetual license for City to copy, use, modify, reuse, or sublicense any and all copyrights,
designs, and other intellectual property embodied in plans, specifications, studies, drawings,
estimates, and other documents or works of authorship fixed in any tangible medium of
expression, including but not limited to, physical drawings or data magnetically or otherwise
recorded on computer diskettes, which are prepared or caused to be prepared by Consultant
under this Agreement ("Documents & Data"). Consultant shall require that all subcontractors
agree in writing that City is granted a nonexclusive and perpetual license for any Documents &
Data the subcontractor prepares under this Agreement. Consultant represents and warrants that
Consultant has the legal right to license any and all Documents & Data. Consultant makes no
such representation and warranty in regard to Documents & Data which were prepared by design
professionals other than Consultant or provided to Consultant by the City. City shall not be limited
in its use of the Documents & Data at any time, provided that any such use not within the purposes
intended by this Agreement shall be at City’s sole risk.
c. Confidentiality. All ideas, memoranda, specifications, plans, procedures,
drawings, descriptions, computer program data, input record data, written information, and other
Documents & Data either created by or provided to Consultant in connection with the performance
of this Agreement shall be held confidential by Consultant. Such materials shall not, without the
prior written consent of City, be used by Consultant for any purposes other than the performance
of the services under this Agreement. Nor shall such materials be disclosed to any person or
entity not connected with the performance of the services under this Agreement, unless compelled
by law. Nothing furnished to Consultant which is otherwise known to Consultant or is generally
known, or has become known, to the related industry shall be deemed confidential. Consultant
shall not use City’s name or insignia, photographs relating to project for which Consultant’s
services are rendered, or any publicity pertaining to the Consultant’s services under this
Agreement in any magazine, trade paper, newspaper, television or radio production or other similar
medium without the prior written consent of City.
8. Consultant’s Books and Records.
a. Consultant shall maintain any and all ledgers, books of account, invoices,
vouchers, canceled checks, and other records or documents evidencing or relating to charges for
services, or expenditures and disbursements charged to City for a minimum period of three (3)
years, or for any longer period required by law, from the date of final payment to Consultant to
this Agreement.
Page 4
b. Consultant shall maintain all documents and records which demonstrate
performance under this Agreement for a minimum period of three (3) years, or for any longer
period required by law, from the date of termination or completion of this Agreement.
c. Any records or documents required to be maintained pursuant to this
Agreement shall be made available for inspection or audit, at any time during regular business
hours, upon written request by the City Manager, City Attorney, City Auditor or a designated
representative of these officers. Copies of such documents shall be provided to the City for
inspection at City Hall when it is practical to do so. Otherwise, unless an alternative is mutually
agreed upon, the records shall be available at Consultant’s address indicated for receipt of notices
in this Agreement.
d. Where City has reason to believe that such records or documents may be
lost or discarded due to dissolution, disbandment or termination of Consultant’s business, City
may, by written request by any of the above-named officers, require that custody of the records
be given to the City and that the records and documents be maintained in City Hall. Access to
such records and documents shall be granted to any party authorized by Consultant, Consultant’s
representatives, or Consultant’s successor-in-interest.
9. Independent Contractor.
a. Consultant is and shall at all times remain as to the City a wholly
independent contractor pursuant to California Labor Code Section 3353. The personnel
performing the services under this Agreement on behalf of Consultant shall at all times be under
Consultant’s exclusive direction and control. Neither City nor any of its officers, employees, or
agents shall have control over the conduct of Consultant or any of Consultant’s officers,
employees, or agents, except as set forth in this Agreement. Consultant shall not at any time or
in any manner represent that it or any of its officers, employees, or agents are in any manner
officers, employees, or agents of the City. Consultant shall not incur or have the power to incur
any debt, obligation, or liability whatsoever against City, or bind City in any manner.
b. Notwithstanding any other federal, state and local laws, codes, ordinances
and regulations to the contrary and except for the fees paid to Consultant as provided in the
Agreement, Consultant and any of its employees, agents, and subcontractors providing service
under this Agreement shall not qualify for or become entitled to, and hereby agree to waive any
claims to, any compensation, benefit, or any incident of employment by City, including but not
limited to eligibility to enroll in PERS as an employee of City and entitlement to any contribution
to be paid by City for employer contribution and/or employee contributions for PERS benefits.
10. PERS Eligibility Indemnification. In the event that Consultant or any employee,
agent, or subcontractor of Consultant providing services under this Agreement claims or is
determined by a court of competent jurisdiction or the California Public Employees Retirement
System (PERS) to be eligible for enrollment in PERS as an employee of the City, Consultant shall
indemnify, defend, and hold harmless City for the payment of any employee and/or employer
contributions for PERS benefits on behalf of Consultant or its employees, agents, or
subcontractors, as well as for the payment of any penalties and interest on such contributions,
which would otherwise be the responsibility of City.
11. Interests of Consultant. Consultant (including principals, associates and
professional employees) covenants and represents that it does not now have, and shall not
acquire any investment or interest, direct or indirect, in the area covered
Page 5
by this Agreement, or any other source of income or interest in real property or investment which
would be affected in any manner or degree by the performance of Consultant’s services
hereunder. Consultant further covenants and represents that in the performance of its duties
hereunder no person having any such interest shall perform any services under this Agreement.
Consultant is not a designated employee within the meaning of the Political Reform Act
because Consultant:
a. will conduct research and arrive at conclusions with respect to his/her
rendition of information, advice, recommendation or counsel independent of the control and
direction of the City or of any City official, other than normal agreement monitoring; and
b. possesses no authority with respect to any City decision beyond rendition
of information, advice, recommendation or counsel. (FPPC Reg. 18700(a)(2).)
12. Professional Ability of Consultant. City has relied upon the professional training
and ability of Consultant to perform the services hereunder as a material inducement to enter into
this Agreement. Consultant shall therefore provide properly skilled professional and technical
personnel to perform all services under this Agreement. All work performed by Consultant under
this Agreement shall be in accordance with applicable legal requirements and shall meet the
standard of quality ordinarily to be expected of competent professionals in Consultant’s field of
expertise.
13. Compliance with Laws.
a. Consultant shall comply with all local, state and federal laws and
regulations applicable to the services required hereunder, including any rule, regulation or bylaw
governing the conduct or performance of Consultant and/or its employees, officers, or board
members.
b. Consultant represents that it has obtained and will maintain at all times
during the term of this Agreement all professional and/or business licenses, certifications and/or
permits necessary for performing the services described in this Agreement, including a City
business license.
14. Licenses. Consultant represents and warrants to City that it has the licenses,
permits, qualifications, insurance and approvals of whatsoever nature which are legally required
of Consultant to practice its profession. Consultant represents and warrants to City that
Consultant shall, at its sole cost and expense, keep in effect or obtain at all times during the term
of this Agreement, any licenses, permits, insurance and approvals which are legally required of
Consultant to practice its profession. Consultant shall maintain a City of Lake Elsinore business
license.
15. Indemnity. Consultant shall indemnify, defend, and hold harmless the City and its
officials, officers, employees, and agents, from and against losses, liability, claims, suits, actions,
damages, and causes of action arising out of any personal injury, bodily injury, loss of life, or
damage to property, or any violation of any federal, state, or municipal law or ordinance, to the
extent caused, in whole or in part, by the willful misconduct or negligent acts or omissions of
Consultant or its employees, subcontractors, or agents, by acts for which they could be held
strictly liable, or by the quality or character of their work. The foregoing obligation of Consultant
shall not apply when (1) the injury, loss of life, damage to property, or violation of
Page 6
law arises from the sole negligence or willful misconduct of the City or its officers, employees,
agents, or volunteers. It is understood that the duty of Consultant to indemnify and hold harmless
includes the duty to defend as set forth in Section 2778 of the California Civil Code. Acceptance
by City of insurance certificates and endorsements required under this Agreement does not
relieve Consultant from liability under this indemnification and hold harmless clause. This
indemnification and hold harmless clause shall apply to damages or claims for damages; however
Consultant's liability to City from any cause or combination of causes arising out of, or in connection
with this Agreement, shall not exceed, in the aggregate, the amount of the Consultant’s applicable
insurance coverage as provided in Section 16 of this Agreement. By execution of this Agreement,
Consultant acknowledges and agrees to the provisions of this Section and that it is a material
element of consideration.
16. Insurance Requirements.
a. Insurance. Consultant, at Consultant’s own cost and expense, shall
procure and maintain, for the duration of the contract, unless modified by the City’s Risk Manager,
the following insurance policies.
i. Workers’ Compensation Coverage. Consultant shall maintain
Workers’ Compensation Insurance and Employer’s Liability Insurance for his/her
employees in accordance with the laws of the State of California. In addition, Consultant
shall require each subcontractor to similarly maintain Workers’ Compensation Insurance
and Employer’s Liability Insurance in accordance with the laws of the State of California
for all of the subcontractor’s employees. Any notice of cancellation or non-renewal of all
Workers’ Compensation policies must be received by the City at least thirty (30) days prior
to such change. The insurer shall agree to waive all rights of subrogation against City, its
officers, agents, employees and volunteers for losses arising from work performed by
Consultant for City. In the event that Consultant is exempt from Worker’s Compensation
Insurance and Employer’s Liability Insurance for his/her employees in accordance with
the laws of the State of California, Consultant shall submit to the City a Certificate of
Exemption from Workers Compensation Insurance in a form approved by the City
Attorney.
ii. General Liability Coverage. Consultant shall maintain commercial
general liability insurance in an amount not less than one million dollars ($1,000,000) per
occurrence for bodily injury, personal injury and property damage. If a commercial general
liability insurance form or other form with a general aggregate limit is used, either the
general aggregate limit shall apply separately to the work to be performed under this
Agreement or the general aggregate limit shall be at least twice the required occurrence
limit. Required commercial general liability coverage shall be at least as broad as
Insurance Services Office Commercial General Liability occurrence form CG 0001 (ed.
11/88) or Insurance Services Office form number GL 0002 (ed. 1/73) covering
comprehensive General Liability and Insurance Services Office form number GL 0404
covering Broad Form Comprehensive General Liability. No endorsement may be attached
limiting the coverage.
Page 7
iii. Automobile Liability Coverage. Consultant shall maintain
automobile liability insurance covering bodily injury and property damage for all activities
of the Consultant arising out of or in connection with the work to be performed under this
Agreement, including coverage for owned, hired and non-owned vehicles, in an amount
of not less than one million dollars ($1,000,000) combined single limit for each occurrence.
Automobile liability coverage must be at least as broad as Insurance Services Office
Automobile Liability form CA 0001 (ed. 12/90) Code 1 (“any auto”). No endorsement may
be attached limiting the coverage.
iv. Professional Liability Coverage. Consultant shall maintain
professional errors and omissions liability insurance appropriate for Consultant’s
profession for protection against claims alleging negligent acts, errors or omissions which
may arise from Consultant’s services under this Agreement, whether such services are
provided by the Consultant or by its employees, subcontractors, or sub consultants. The
amount of this insurance shall not be less than one million dollars ($1,000,000) on a
claims-made annual aggregate basis, or a combined single limit per occurrence basis.
b. Endorsements. Each general liability and automobile liability insurance
policy shall be with insurers possessing a Best’s rating of no less than A:VII and shall be endorsed
with the following specific language:
i. Notwithstanding any inconsistent statement in any required
insurance policies or any subsequent endorsements attached thereto, the protection
offered by all policies, except for Workers’ Compensation, shall bear an endorsement
whereby it is provided that, the City and its officers, employees, and servants, and agents
and independent contractors, including without limitation, the City Manager and City
Attorney, are named as additional insureds. Additional insureds shall be entitled to the full
benefit of all insurance policies in the same manner and to the same extent as any other
insureds and there shall be no limitation to the benefits conferred upon them other than
policy limits to coverages.
ii. This policy shall be considered primary insurance as respects the
City, its elected or appointed officers, officials, employees, and agents . Any
insurance maintained by the City, including any self-insured retention the City may have,
shall be considered excess insurance only and shall not contribute with it.
iii. This insurance shall act for each insured and additional insured as
though a separate policy had been written for each, except with respect to the limits of
liability of the insuring company.
iv. The insurer waives all rights of subrogation against the City, its
elected or appointed officers, officials, employees or agents.
v. Any failure to comply with reporting provisions of the policies shall
not affect coverage provided to the City, its elected or appointed officers, officials,
employees, agents or volunteers.
vi. The insurance provided by this Policy shall not be suspended,
voided, canceled, or reduced in coverage or in limits except after thirty (30) days written
notice has been received by the City.
Page 8
c. Deductibles and Self-Insured Retentions. Any deductibles or self-insured
retentions must be declared to and approved by the City. At the City’s option, Consultant shall
demonstrate financial capability for payment of such deductibles or self-insured retentions.
d. Certificates of Insurance. Consultant shall provide certificates of insurance
with original endorsements to City as evidence of the insurance coverage required herein.
Certificates of such insurance shall be filed with the City on or before commencement of
performance of this Agreement. Current certification of insurance shall be kept on file with the
City at all times during the term of this Agreement.
17. Notices. Any notice required to be given under this Agreement shall be in writing
and either served personally or sent prepaid, first class mail. Any such notice shall be addressed
to the other party at the address set forth below. Notice shall be deemed communicated within
48 hours from the time of mailing if mailed as provided in this section.
If to City: City of Lake Elsinore
Attn: City Manager
130 South Main Street
Lake Elsinore, CA 92530
With a copy to: City of Lake Elsinore
Attn: City Clerk
130 South Main Street
Lake Elsinore, CA 92530
If to Consultant: LSA Associates, Inc.
Attn: Anthony Petros
3210 El Camino Real, Suite 100
Irvine, CA 92602
18. Assignment and Subcontracting. The parties recognize that a substantial reason
for City for entering into this Agreement is the professional reputation, experience and competence
of Consultant and the subcontractors listed in Exhibit B. Consultant shall be fully responsible to
City for all acts or omissions of any subcontractors. Assignments of any or all rights, duties or
obligations of the Consultant under this Agreement will be permitted only with the express consent
of the City. Consultant shall not subcontract any portion of the work to be performed under this
Agreement except as provided in Exhibit B without the written authorization of the City. If City
consents to such subcontract, Consultant shall be fully responsible to City for all acts or omissions
of those subcontractors. Nothing in this Agreement shall create any contractual relationship
between City and any subcontractor nor shall it create any obligation on the part of the City to pay
or to see to the payment of any monies due to any such subcontractor other than as otherwise is
required by law.
19. Waiver. Waiver of a breach or default under this Agreement shall not constitute a
continuing waiver of a subsequent breach of the same or any other provision under this
Agreement.
20. Litigation Expenses and Attorneys’ Fees. If either party to this Agreement
commences any legal action against the other party arising out of this Agreement, the prevailing
party shall be entitled to recover its reasonable litigation expenses, including court costs, expert
witness fees, discovery expenses, and attorneys’ fees.
Page 9
21. Mediation. The parties agree to make a good faith attempt to resolve any disputes
arising out of this Agreement through mediation prior to commencing litigation. The parties shall
mutually agree upon the mediator and share the costs of mediation equally. If the parties are
unable to agree upon a mediator, the dispute shall be submitted to JAMS or its successor in
interest. JAMS shall provide the parties with the names of five qualified mediators. Each party
shall have the option to strike two of the five mediators selected by JAMS and thereafter the
mediator remaining shall hear the dispute. If the dispute remains unresolved after mediation,
either party may commence litigation.
22. Prohibited Interests. Consultant maintains and warrants that it has not employed
nor retained any company or person, other than a bona fide employee working solely for
Consultant, to solicit or secure this Agreement. Further, Consultant warrants that it has not paid
nor has it agreed to pay any company or person, other than a bona fide employee working solely
for Consultant, any fee, commission, percentage, brokerage fee, gift or other consideration
contingent upon or resulting from the award or making of this Agreement. For breach or violation
of this warranty, City shall have the right to rescind this Agreement without liability. For the term
of this Agreement, no member, officer or employee of City, during the term of his or her service
with City, shall have any direct interest in this Agreement, or obtain any present or anticipated
material benefit arising therefrom.
23. Equal Opportunity Employment. Consultant represents that it is an equal
opportunity employer and it shall not discriminate against any subcontractor, employee or
applicant for employment because of race, religion, color, national origin, handicap, ancestry, sex
or age. Such non-discrimination shall include, but not be limited to, all activities related to initial
employment, upgrading, demotion, transfer, recruitment or recruitment advertising, layoff or
termination.
24. Prevailing Wages. Consultant is aware of the requirements of California Labor
Code Section 1720, et seq., and 1770, et seq., as well as California Code of Regulations, Title 8,
Section 16000, et seq., ("Prevailing Wage Laws"), which require the payment of prevailing wage
rates and the performance of other requirements on "public works" and "maintenance" projects.
Consultant agrees to fully comply with all applicable federal and state labor laws (including,
without limitation, if applicable, the Prevailing Wage Laws). It is agreed by the parties that, in
connection with the Work or Services provided pursuant to this Agreement, Consultant shall bear
all risks of payment or non-payment of prevailing wages under California law, and Consultant
hereby agrees to defend, indemnify, and hold the City, and its officials, officers, employees,
agents, and volunteers, free and harmless from any claim or liability arising out of any failure or
alleged failure to comply with the Prevailing Wage Laws. The foregoing indemnity shall survive
termination of this Agreement.
25. Severability. If any term or portion of this Agreement is held to be invalid, illegal,
or otherwise unenforceable by a court of competent jurisdiction, the remaining provisions of this
Agreement shall continue in full force and effect.
26. Controlling Law Venue. This Agreement and all matters relating to it shall be
governed by the laws of the State of California and any action brought relating to this Agreement
shall be held exclusively in a state court in the County of Riverside.
27. Authority to Enter Agreement. Consultant has all requisite power and authority to
conduct its business and to execute, deliver, and perform the Agreement. Each party warrants
that the individuals who have signed this Agreement have the legal power, right, and authority to
Page 10
make this Agreement and to bind each respective party. The City Manager is authorized to enter
into an amendment or otherwise take action on behalf of the City to make the following
modifications to the Agreement: (a) a name change; (b) grant extensions of time; (c) non-
monetary changes in the scope of services; and/or (d) suspend or terminate the Agreement.
28. Counterparts. This Agreement may be executed in several counterparts, each of
which shall constitute one and the same instrument and shall become binding upon the parties
when at least one copy hereof shall have been signed by both parties hereto. In approving this
Agreement, it shall not be necessary to produce or account for more than one such counterpart.
29. Entire Agreement; Incorporation; Conflict. This Agreement contains the entire
understanding between the parties relating to the obligations described herein. All prior or
contemporaneous understandings, agreements, representations and statements, oral or written,
are superseded in total by this Agreement and shall be of no further force or effect. Consultant’s
Proposal is incorporated only for the description of the scope of services and/or the schedule of
performance and no other terms and conditions from such proposal shall apply to this Agreement
unless specifically agreed to in writing. In the event of conflict, this Agreement shall take
precedence over those contained in the Consultant’s Proposal.
30. Amendments. This Agreement may be modified or amended only by a written
document executed by both Consultant and City and approved as to form by the City Attorney.
31. Force Majeure. Neither party shall be deemed to be in default on account of any
delays or failure to perform its obligations under this Agreement, which directly results from an
act of God, accident, riots, war, terrorist act, epidemic, pandemic, quarantine, civil commotion,
breakdown of communication facilities, breakdown of web host, breakdown of internet service
provider, erroneous data provided to consultant, natural catastrophes, governmental acts or
omissions, changes in laws or regulations, national strikes, fire, explosion, generalized lack of
availability of raw materials or energy.
[Signatures on next page]
Page 11
IN WITNESS WHEREOF, the parties have caused this Agreement to be executed on the
date first written above.
“CITY”
CITY OF LAKE ELSINORE, a municipal
corporation
City Manager
ATTEST:
City Clerk
APPROVED AS TO FORM:
City Attorney
Assistant City Manager
“CONSULTANT”
Environment Planning Development Solutions,
Inc. a California Corporation
By: Anthony Petros
Its: Chief Executive Officer
By: Justin Cary
Its: Chief Financial Officer
Attachments: Exhibit A – Consultant’s Proposal
Exhibit B – List of Subcontractors
EXHIBIT A
EXHIBIT A
CONSULTANT’S PROPOSAL
[ATTACHED]
EXHIBIT B
EXHIBIT B
LIST OF SUBCONTRACTORS
[ATTACHED]
CARLSBAD
CLOVIS
IRVINE
LOS ANGELES
PALM SPRINGS
POINT RICHMOND
RIVERSIDE
ROSEVILLE
SAN LUIS OBISPO
3210 El Camino Real, Suite 100, Irvine, California 92602 949.553.0666 www.lsa.net
LSA is a business name of LSA Associates, Inc.
March 1, 2024
Revised April 19, 2024
Damaris Abraham
City of Lake Elsinore
130 South Main Street
Lake Elsinore, CA 92530
(951) 674-3124, ext. 913
dabraham@lake-elsinore.org
Subject: Revised Proposal to Prepare an Environmental Impact Report for the Baker Street Industrial
Warehouse Project in the City of Lake Elsinore, Riverside County (LSA Proposal No. 20240990.P)
Dear Ms. Abraham:
LSA is pleased to provide you with a revised scope of work and cost es�mate to conduct peer reviews of
technical studies and prepare an Environmental Impact Report (EIR) for a proposed development (project)
that would include an industrial/on-site development area (65.81 acres), off-site improvement areas (21.15
acres), a restora�on area (33.65 acres), and a construc�on/improvements buffer (2.72 acres) (Baker Street
Industrial Warehouse Project). The project site is located southwest and southeast of the intersec�on of
Baker Street and Pierce Street in Lake Elsinore and contains more than 20 individual proper�es. This proposal
has been revised to address input provided by City staff on April 10, 2024.
LSA has prepared thousands of environmental documents since the firm was founded in 1976. LSA is deeply
familiar with California Environmental Quality Act (CEQA) processes and has provided coordina�on with local,
State, federal, and other governmental agencies. As a firm, LSA has managed public par�cipa�on programs,
issued necessary legal no�ces, and incorporated environmental documenta�on into the overall planning
process. LSA has provided environmental planning exper�se to the City of Lake Elsinore and the surrounding
region.
I will serve as LSA’s Project Manager and will be responsible for managing the prepara�on of the
environmental documents. Ryan Bensley, AICP, will serve as LSA’s Principal in Charge and will oversee the
development of the Environmental Impact Report (EIR) and perform quality control for this project. The LSA
Team includes in-house experts in CEQA regula�ons and requirements, coastal development, transporta�on,
air quality and greenhouse gases, noise, water quality, and cultural/historic resources. For aesthe�cs, we have
included VisionScape Imagery. VisionScape specializes in 3D imagery for all stages of development.
We look forward to working with you on this project. Feel free to contact me at (951) 781-9310 or
Dionisios.Glen�s@lsa.net if you have any ques�ons. Thank you again for the opportunity to submit our
proposal.
Sincerely,
LSA Associates, Inc.
Dionisios Glen�s
Associate/Senior Environmental Planner
Atachment: Scope of Work
1
P ROPOSAL TO P REPARE AN E NVIRONMENTAL I MPACT R EPORT
A PRIL 2024
B AKER S TREET I NDUSTRIAL W AREHOUSE P ROJECT
L AKE E LSINORE, C ALIFORNIA
Z:\01-Proposals\01-Proposals by Year\2024\03 - Irvine\20240990.P - Baker St Industrial Project\Proposal\Baker St Proposal_v2_.docx (04/19/24)
PROJECT UNDERSTANDING AND SCOPE OF WORK
PROJECT UNDERSTANDING
The project site is currently vacant and undeveloped with naturally occurring vegeta�on and has sloping
topography from the southwest to the northeast. Land uses surrounding the project site include vacant
and undeveloped land/open space, residen�al, and ins�tu�onal uses. The project would encompass 24
parcels totaling approximately 123.33 acres. The project would include the following elements:
• Industrial/On-Site Development Area (65.81 acres)
○ This area would consist of a 212,028-square-foot warehouse, a 788,423-square-foot warehouse,
and a truck/trailer parking lot.
• Off-Site Improvement Areas (21.51 acres)
○ These improvement areas would consist of right-of-way improvements on Baker Street and
Pierce Street and the realignment of Baker Street to Nichols Road.
• Restora�on Area (33.65 acres)
○ This area is being proposed for habitat restora�on ac�vi�es and may be conveyed to the
Western Riverside County Regional Conserva�on Authority (RCA) or may be retained as a
mi�ga�on bank.
• Construc�on/Improvements Buffer (2.72 acres)
○ This buffer would be located between the Baker Street right-of-way improvements and the
restora�on area to ensure that disturbance caused by construc�on of the project would not
encroach into the restora�on area.
The project site currently has General Plan Land Use designa�ons of Limited Industrial and Floodway.
The project site’s zoning designa�ons include Limited Manufacturing (M-1), General Manufacturing
(M-2), and Open Space/Floodway (OS). The Limited Industrial Land Use designa�on provides “for
industrial parks, warehouses, manufacturing, research and development, public and quasi-public uses,
and similar and compa�ble uses.” LSA understands the following are necessary for the project:
• Design Review
• Condi�onal Use Permit
○ Required for allowed uses within 300 feet of a residen�al district.
• Tenta�ve Parcel Map
○ Required to merge the 10 parcels that are proposed for industrial development into 3 parcels.
2
P ROPOSAL TO P REPARE AN E NVIRONMENTAL I MPACT R EPORT
A PRIL 2024
B AKER S TREET I NDUSTRIAL W AREHOUSE P ROJECT
L AKE E LSINORE, C ALIFORNIA
Z:\01-Proposals\01-Proposals by Year\2024\03 - Irvine\20240990.P - Baker St Industrial Project\Proposal\Baker St Proposal_v2_.docx (04/19/24)
• Zone Change
○ Required to amend the zoning of the M-1 por�on of the project site to M-2, resul�ng in
consistent zoning within the project site.
• Environmental Impact Report (EIR)
• All technical studies for the project are being prepared by the Applicant. LSA proposes to conduct
peer review of several of the studies for California Environmental Quality Act (CEQA) and technical
adequacy. Addi�onally, LSA proposes to review several of the technical studies for CEQA adequacy
and ul�mate approval by the City.
• Based on LSA’s understanding of the project, LSA proposes to conduct peer review of the following
technical studies/reports for CEQA and technical adequacy (Task 2.0):
○ Task 2.1: Air Quality, Energy, Greenhouse Gas, and Health Risk Assessment
○ Task 2.2: Noise and Vibra�on Assessment
○ Task 2.3: Cultural Resources Assessment
○ Task 2.4: Paleontological Resources Assessment
○ Task 2.5: Phase I Environmental Site Assessment
○ Task 2.6: Visual Impact Assessment
• Based on LSA’s understanding of the project, LSA proposes to conduct review of the following
technical studies/reports for CEQA adequacy (Task 3.0):
○ Task 3.1: Geotechnical/Soils Evalua�on
○ Task 3.2: U�lity/Services System Study
○ Task 3.3 Vehicle Miles Traveled (VMT) Analysis
○ Task 3.4 Wildfire Protec�on Plan and Report
• Based on LSA’s understanding of the project, LSA will prepare the following CEQA documents:
○ EIR (Task 1.0 and Tasks 4.0 through Task 8.0).
SCOPE OF WORK
Task 1.0: Project Ini�a�on
Task 1.1: Project Kick-Off Meeting
LSA will hold a kick-off mee�ng with the Applicant and City staff to ensure an orderly flow of project
efforts and to:
• Establish a mutual understanding of the EIR objec�ves and key issues, explore community and City
staff concerns regarding the project, and discuss the Applicant ’s and City ’s expecta�ons for the
consultant ’s work effort.
• Iden�fy City contacts, neighborhood associa�ons, or service organiza�ons whose input will be vital
to the successful comple�on of the EIR.
3
P ROPOSAL TO P REPARE AN E NVIRONMENTAL I MPACT R EPORT
A PRIL 2024
B AKER S TREET I NDUSTRIAL W AREHOUSE P ROJECT
L AKE E LSINORE, C ALIFORNIA
Z:\01-Proposals\01-Proposals by Year\2024\03 - Irvine\20240990.P - Baker St Industrial Project\Proposal\Baker St Proposal_v2_.docx (04/19/24)
• Refine the scope of work to be performed, including related technical reports.
• Define protocols for reques�ng informa�on from the Applicant and City staff.
• Refine the project schedule, establish protocols for product review and coordina�on with the
Applicant and City, and define project milestones and decision points.
• Obtain relevant plans, reports, ordinances, and studies applicable to the project.
LSA will collaborate with the Applicant and the City and assist in the accumula�on of background
informa�on necessary to ini�ate the EIR. LSA will iden�fy project objec�ves, confirm scope of work and
schedule, establish a mutual understanding of the process and protocols to be followed, and iden�fy key
stakeholders in the EIR.
Task 1.2: Project Description
LSA will collaborate with the Applicant and the City to define the Project Descrip�on and review the
Scope of Work . LSA will dra� a comprehensive Project Descrip�on, based on the informa�on provided by
the Applicant’s team, as a digital dra� for review by the Applicant and the City within 1 week of
authoriza�on to proceed and receipt of the most recent project informa�on. As required by CEQA, the
Project Descrip�on will include a detailed narra�ve of the project, opera�onal characteris�cs, and
geographical se�ng. Addi�onally, LSA will visit the project site to establish an understanding of exis�ng
site condi�ons, the physical se�ng of the site, and the rela�onship between the project site and
adjacent land uses.
LSA will define a Project Descrip�on for inclusion in the technical reports and EIR. This scope and cost
es�mate assumes up to one round of review/revision (as needed). LSA will revise the dra� Project
Descrip�on and submit a final digital dra� to the Applicant and the City.
Task 2.0: Peer Review of Technical Studies/Reports
LSA will prepare one dra� of each peer review memorandum to the Applicant and City in PDF format.
The LSA Team’s cost es�mate assumes that each technical study will undergo a total of two rounds of
review (one round to review the dra� study, with a second round to confirm that comments have been
properly addressed). If more than two rounds of peer review are requested by the City or Applicant, an
amendment to the cost es�mate and/or schedule may be required.
Task 2.1: Air Quality, Energy, Greenhouse Gas, and Health Risk Assessment
An LSA air quality specialist will peer review the Air Quality, Energy, Greenhouse Gas, and Health Risk
Assessment prepared for the project. The purpose of the peer review is to ensure that the study is
adequate for purposes of CEQA compliance. The peer review will analyze the methodology and findings
and will illuminate weaknesses, if any, in the research and/or evalua�ve analysis in the context of CEQA
compliance and current professional standards and prac�ces. This will include verifica�on that City of
Lake Elsinore, South Coast Air Quality Management District (SCAQMD), California Air Resources Board
(CARB), and United States Environmental Protec�on Agency (EPA) rules and methodologies were
followed, that the correct models were used, and that all air pollutant, greenhouse gas (GHG), and toxic
4
P ROPOSAL TO P REPARE AN E NVIRONMENTAL I MPACT R EPORT
A PRIL 2024
B AKER S TREET I NDUSTRIAL W AREHOUSE P ROJECT
L AKE E LSINORE, C ALIFORNIA
Z:\01-Proposals\01-Proposals by Year\2024\03 - Irvine\20240990.P - Baker St Industrial Project\Proposal\Baker St Proposal_v2_.docx (04/19/24)
air contaminant (TAC) emissions were analyzed correctly. The reports will also be evaluated to ensure
that any iden�fied significant short-term construc�on and/or long-term opera�onal impacts have
feasible mi�ga�on measures designed to reduce project-related impacts to acceptable levels or to the
extent possible, as appropriate. The energy analysis will be evaluated to ensure that the energy use
impacts of the project were analyzed correctly, and any iden�fied impacts have feasible mi�ga�on
measures designed to reduce project-related impacts to acceptable levels or to the extent possible, as
appropriate. The Health Risk Assessment (HRA) will be evaluated to ensure that all TACs were properly
included, their emissions and dispersion correctly characterized, and the resul�ng health risk levels
correctly calculated.
Task 2.2: Noise and Vibration Assessment
An LSA noise specialist will peer review the Noise and Vibration Assessment prepared for the project.
The purpose of the peer review is to ensure that the study is adequate for purposes of CEQA compliance.
The peer review will analyze the methodology and findings and will illuminate weaknesses, if any, in the
research and/or evalua�ve analysis in the context of CEQA compliance and current professional
standards and prac�ces.
Task 2.3: Cultural Resources Assessment
An LSA cultural resource specialist will peer review the Cultural Resources Assessment prepared for the
project. The purpose of the peer review is to ensure that the study is adequate for purposes of CEQA
compliance. The peer review will analyze the methodology and findings and will illuminate weaknesses,
if any, in the research and/or evalua�ve analysis in the context of CEQA compliance and current
professional standards and prac�ces. The peer review will not include site visits, independent research,
alterna�ve analyses, or opinions regarding the historical significance findings. Addi�onally, this scope
does not include any involvement by Riverside County, Na�ve American Tribes, or any other agency
except for the City of Lake Elsinore.
Task 2.4: Paleontological Resources Assessment
A paleontologist will peer review the Paleontological Assessment prepared for the project. The purpose
of the peer review is to ensure that the study is adequate for purposes of CEQA compliance. The peer
review will not include site visits, independent research, or alterna�ve analyses. The peer review will
focus on assessing completeness and accuracy of the informa�on provided, iden�fying any deficiencies
in the research, and evalua�ng whether the recommended mi�ga�on is sufficient to reduce impacts to a
less than significant level. As such, the peer review will verify that the report has been appropriately
prepared according to industry best prac�ces and is adequate with respect to the applicable
requirements of CEQA and any other appropriate regula�ons and policies. As needed, LSA will request
clarifica�on of any ambiguous or unclear issues and will make recommenda�ons for revisions and/or
addi�ons as warranted.
Task 2.5: Phase I Environmental Site Assessment
LSA will conduct a review of a Phase I Environmental Site Assessment (ESA) prepared for the project to
confirm that the analysis and recommenda�ons in the Phase I ESA are clear and appropriate for
incorpora�on in the EIR.
5
P ROPOSAL TO P REPARE AN E NVIRONMENTAL I MPACT R EPORT
A PRIL 2024
B AKER S TREET I NDUSTRIAL W AREHOUSE P ROJECT
L AKE E LSINORE, C ALIFORNIA
Z:\01-Proposals\01-Proposals by Year\2024\03 - Irvine\20240990.P - Baker St Industrial Project\Proposal\Baker St Proposal_v2_.docx (04/19/24)
Task 2.6: Visual Impact Study
It is LSA’s understanding that a Visual Impact Study has been prepared for the project; however, it is not
clear how many visual simula�ons are included in the study. LSA has conserva�vely assumed that the
study contains up to three visual simula�ons. LSA has included two op�ons for the City’s considera�on
that would facilitate the peer review of the Visual Impact Study. The first op�on (Task 2.6a) involves a
rigorous, technical-level review of the visual simula�ons in the Visual Impact Study. Under this op�on,
LSA will rely on technical support from VisionScape to confirm that the visual simula�ons accurately
represent the poten�al post-project condi�on. VisionScape is a recognized industry leader in preparing
highly accurate visual simula�ons and visual impact analyses. The second op�on (Task 2.6b) involves a
less-technical review of the Visual Impact Study to assess its adequacy for incorpora�on in the EIR and
does not include technical-level review of the visual simula�ons. Both op�ons are described below.
• Op�on 1 (Task 2.6a): VisionScape will conduct a rigorous, technical-level review of up to three visual
simula�ons prepared by the Applicant. This technical-level review would require VisionScape to
review the CAD files, grading plans, camera loca�ons, and review the Applicant’s model for accuracy
to confirm that the visual simula�ons accurately represent the poten�al post-project condi�on.
Under this op�on, LSA will also review the Visual Impact Study to confirm that it addresses the
applicable CEQA thresholds related to aesthe�cs.
• Op�on 2 (Task 2.6b): LSA will conduct a non-technical review of the visual simula�ons prepared by
the Applicant (no precise review of the CAD files for grading and architectural plans will be
completed). This review will generally confirm that the loca�ons of the key viewpoints, angles and
eleva�ons, and overall context of the visual simula�ons are sufficient for the aesthe�cs analysis in
the EIR. LSA will also review the Visual Impact Study to confirm that it addresses the applicable CEQA
thresholds related to aesthe�cs.
Note
LSA assumes a consolidated and non-contradictory set of comments from the City of
Lake Elsinore for each round of review. Comments from the Applicant or any other
persons or en��es will be considered an addi�onal round of review and poten�ally
subject to a contract augment.
Task 3.0: Review of City-Approved Technical Studies/Reports
LSA will review the following reports for CEQA adequacy and incorpora�on in the EIR. Any technical
reports not specified in Tasks 3.1 through 3.4 below that are necessary to conduct the requisite analyses
in the EIR (e.g., Hydrology Study, Water Quality Management Plan, Traffic Impact Study, Biological
Resources Assessment/MSHCP Consistency Analysis, etc.) are expected to be adequate for CEQA
compliance and incorpora�on in the EIR.
Task 3.1: Geotechnical/Soils Evaluation
LSA staff will review the Geotechnical/Soils Evaluation prepared for the project for CEQA adequacy and
to ensure sufficient informa�on is provided for LSA to prepare the EIR. The review will not include a
formal peer review or review for technical adequacy, and ul�mate approval will be provided by the City.
6
P ROPOSAL TO P REPARE AN E NVIRONMENTAL I MPACT R EPORT
A PRIL 2024
B AKER S TREET I NDUSTRIAL W AREHOUSE P ROJECT
L AKE E LSINORE, C ALIFORNIA
Z:\01-Proposals\01-Proposals by Year\2024\03 - Irvine\20240990.P - Baker St Industrial Project\Proposal\Baker St Proposal_v2_.docx (04/19/24)
Task 3.2: Utility/Services System Study
LSA staff will review the Utility/Services System Study prepared for the project for CEQA adequacy and to
ensure sufficient informa�on is provided for LSA to prepare the EIR. The review will not include a formal
peer review or review for technical adequacy, and ul�mate approval will be provided by the City.
Task 3.3: Vehicle Miles Traveled (VMT) Analysis
LSA staff will review the Vehicle Miles Traveled (VMT) Analysis prepared for the project for CEQA
adequacy and to ensure sufficient informa�on is provided for LSA to prepare the EIR. The review will not
include a formal peer review or review for technical adequacy, and ul�mate approval will be provided by
the City.
Task 3.4: Wildfire Protection Plan and Report
LSA staff will review the Wildfire Protection Plan and Report prepared for the project for CEQA adequacy
and to ensure sufficient informa�on is provided for LSA to prepare the EIR. The review will not include a
formal peer review or review for technical adequacy, and ul�mate approval will be provided by the City.
Task 4.0: No�ce of Prepara�on, No�ce of Comple�on, and Public Scoping Mee�ng
Task 4.1: Notice of Preparation/Notice of Completion
LSA will prepare an NOP and a No�ce of Comple�on (NOC) sta�ng an EIR is being prepared for the
project. The NOP will solicit comments on the scope of analysis to be included in the EIR document. The
dra� NOP will be prepared using the City’s preferred format. Once approved, LSA will distribute the NOP
via cer�fied mail (return receipt) to the par�es on the distribu�on list provided by the City. LSA will
provide the City confirma�on of all deliveries. The City will post the NOP with the Riverside County Clerk,
in a newspaper of general circula�on, and on the City’s website, and provide other required no�fica�on.
LSA will submit the NOP and NOC to the State Clearinghouse for repository and distribu�on to State
Agencies. As currently permited, the NOP, NOC, and California Office of Planning and Research (OPR)
Summary Form will be uploaded to the OPR CEQAnet database electronically. Direct upload by
consultants to the CEQAnet site is not currently permited. Either the City will upload these documents,
or the City will provide LSA access to CEQAnet to conduct the upload.
LSA will prepare up to 25 hard copies of the NOP for public distribu�on. One hard copy and electronic
copy of the NOP will be provided to the City. LSA will distribute the NOP via cer�fied mail (return receipt)
to all other par�es on the City’s distribu�on list.
Task 4.2: Public Scoping Meeting
LSA will par�cipate in one public scoping mee�ng for the proposed project. The City will schedule the
scoping mee�ng, secure an appropriate venue and media for the mee�ng, and no�ce the mee�ng in a
local newspaper. The date, place, media, and �me for the scoping mee�ng will be iden�fied in the NOP
(refer to Task 4.1), and the mee�ng will be scheduled during the 30-day NOP review period.
During the scoping mee�ng, LSA will collect public input on the project, explain the EIR process, and
respond to ques�ons related to the prepara�on and processing of the EIR. A�er the mee�ng, LSA will
7
P ROPOSAL TO P REPARE AN E NVIRONMENTAL I MPACT R EPORT
A PRIL 2024
B AKER S TREET I NDUSTRIAL W AREHOUSE P ROJECT
L AKE E LSINORE, C ALIFORNIA
Z:\01-Proposals\01-Proposals by Year\2024\03 - Irvine\20240990.P - Baker St Industrial Project\Proposal\Baker St Proposal_v2_.docx (04/19/24)
summarize the writen and verbal comments received and submit the mee�ng summary to the City for
review and approval to be included as an appendix to the EIR. LSA will iden�fy and address all per�nent
comments received during the scoping mee�ng in the EIR.
Assuming an in-person mee�ng, LSA will provide up to 25 hard copies of handout materials for the scoping
meeting and submit one electronic document to the City summarizing the written and verbal comments
received during the public scoping meeting. LSA will document writen and verbal comments received
during the scoping mee�ng and submit the mee�ng summary to the City.
Task 5.0: Administra�ve Dra� Environmental Impact Report
Task 5.1: Administrative Draft EIR (ADEIR) No. 1
Prior to the EIR work effort, LSA will submit a proposed EIR document template to the City for review
and approval. LSA will review the City’s General Plan, environmental records for the site, Applicant-
prepared reports, and/or other relevant documents to ascertain the existence of and/or extent of
poten�al environmental impacts.
LSA will conduct a comprehensive assessment of the project’s impact(s). ADEIR No. 1 will address the
following environmental factors presented in Appendix G of the State CEQA Guidelines as they relate to
the project, applicable City standards, and/or the standards of State or federal en��es:
• Aesthe�cs • Mineral Resources
• Agriculture and Forestry Resources • Noise
• Air Quality • Popula�on and Housing
• Biological Resources • Public Services
• Cultural Resources • Recrea�on
• Energy • Transporta�on
• Geology and Soils • Tribal Cultural Resources
• Greenhouse Gas Emissions • U�li�es and Service Systems
• Hazards and Hazardous Materials • Wildfire
• Hydrology and Water Quality • Mandatory Findings of Significance
• Land Use and Planning
Addi�onally, LSA will address the following CEQA-mandated topics:
• Any significant irreversible environmental changes that would be involved in the proposed ac�on,
should it be implemented;
• The significant unavoidable impacts resul�ng from project development;
• The cumula�ve impacts associated with the proposed project;
• The proposed project’s consistency with local and/or regional plans;
• The poten�al growth-inducing aspects of the project; and
• The iden�fica�on of poten�al alterna�ves to the proposed project. In addi�on to the “No Build”
alterna�ve, up to three “build” alterna�ves will be evaluated. The scope of the alterna�ves will be
8
P ROPOSAL TO P REPARE AN E NVIRONMENTAL I MPACT R EPORT
A PRIL 2024
B AKER S TREET I NDUSTRIAL W AREHOUSE P ROJECT
L AKE E LSINORE, C ALIFORNIA
Z:\01-Proposals\01-Proposals by Year\2024\03 - Irvine\20240990.P - Baker St Industrial Project\Proposal\Baker St Proposal_v2_.docx (04/19/24)
developed in consulta�on with the Applicant and the City. The evalua�on of alterna�ves will provide
a compara�ve analysis of alterna�ves to the proposed project. Considera�on of addi�onal
alterna�ves can be accommodated through an amendment to this scope and cost es�mate.
LSA will examine all poten�ally significant environmental factors in an appropriate level of detail, and
each issue will include an assessment of the direct and indirect short-term and long-term environmental
impacts that would be created by the project based on established thresholds of significance. In
addi�on, LSA will evaluate implementable mi�ga�on measures that can be effec�vely monitored and
enforced for each significant impact iden�fied.
The EIR will address relevant comments received during the NOP period and public scoping mee�ng
(refer to Task 4.0). These work efforts will be compiled into Administra�ve Dra� EIR (ADEIR) No. 1, along
with analysis of topical issues required by CEQA, an Execu�ve Summary, an Introduc�on, a Project
Descrip�on, and Alterna�ves.
The EIR will evaluate impacts that cannot be reduced to less than significant levels, and LSA will discuss
significant impacts with the Applicant and City staff to evaluate possible modifica�ons to the project
characteris�cs or alterna�ves that could reduce poten�al impacts to less than significant levels. This
work will occur prior to comple�ng the ADEIR No. 1 document, so the Applicant and the City can
evaluate the project objec�ves and track the progress of the project through the CEQA process.
LSA will provide the City and Applicant one electronic copy (in Word and PDF formats) of the ADEIR for
review within 12 weeks of public distribu�on of the NOP. This scope and cost es�mate assume up to two
rounds of review/revision and one electronic copy of ADEIR No. 1 from the City and Applicant during
each of the two review cycles.
Note
A round of comments, as referenced throughout this scope, refers to a group of writen
consolidated comments from City departments (including the City Atorney). Review of
the ADEIR by the Applicant (as permited by the City) will also cons�tute one separate
round of review. Addi�onal round(s) of review of the ADEIR by the City and/or the
Applicant, third par�es, or any other persons or en��es will be considered an addi�onal
round of review and may be completed upon authoriza�on of an amendment to this
scope and cost es�mate. To limit duplica�on of work efforts, LSA will commence work on
ADEIR No. 2 upon receipt of the City and, as permited, Applicant comments.
Task 5.2: Administrative Draft EIR No. 2
Upon receipt of a consolidated, non-contradictory set of writen comments on ADEIR No. 1 from City
staff and the Applicant’s team, LSA will revise the EIR as necessary to address comments. LSA will wait
un�l all comments and incorpora�on of the responses to these comments are completely reconciled
prior to preparing ADEIR No. 2. A�er all required revisions have been incorporated into the document,
LSA will submit ADEIR No. 2 to the City and Applicant for review and approval.
9
P ROPOSAL TO P REPARE AN E NVIRONMENTAL I MPACT R EPORT
A PRIL 2024
B AKER S TREET I NDUSTRIAL W AREHOUSE P ROJECT
L AKE E LSINORE, C ALIFORNIA
Z:\01-Proposals\01-Proposals by Year\2024\03 - Irvine\20240990.P - Baker St Industrial Project\Proposal\Baker St Proposal_v2_.docx (04/19/24)
LSA will provide the City and Applicant with one electronic copy (in Word and PDF formats ) of ADEIR
No. 2 for review within 4 weeks of receipt of a consolidated, non-contradictory set of writen comments
on ADEIR No. 1 from City staff and the Applicant’s team.
Task 6.0: Dra� Environmental Impact Report
Task 6.1: Prepare Draft EIR for Public Review
Upon receipt of a consolidated and non-contradictory set of writen comments from City staff and the
Applicant’s team on ADEIR No. 2 (Task 5.2), LSA will prepare the Dra� EIR for public review. LSA will wait
un�l all comments and incorpora�on of the responses to these comments are completely reconciled
prior to preparing the Dra� EIR. LSA will be responsible for prin�ng and distribu�ng the Dra� EIR using
the most recent distribu�on list compiled and provided by the City.
Task 6.2: Mitigation Monitoring and Reporting Program
LSA will prepare a Mi�ga�on Monitoring and Repor�ng Program (MMRP) to assist the City in
implemen�ng the mi�ga�on measures prescribed in the EIR. The MMRP will delineate the procedures
for monitoring and complying with each mi�ga�on measure, iden�fy the agency/posi�on responsible for
the monitoring and repor�ng of each measure, and outline the schedule for implementa�on.
Task 6.3: Notice of Completion and Notice of Availability
LSA will prepare the NOC to accompany the Dra� EIR to the State Clearinghouse and will prepare a
No�ce of Availability (NOA) of the EIR for filing with the Riverside County Clerk. The City will be
responsible for adequately sa�sfying all filing and no�cing requirements associated with the NOA
pursuant to CEQA.
LSA will distribute the NOA via cer�fied mail (return receipt) to the par�es on the distribu�on list
provided by the City. LSA will provide confirma�on of all deliveries. The NOA will include an ac�ve
weblink to the City’s website that reviewers may access to view the Dra� EIR. The City will post the NOA
with the Riverside County Clerk, make arrangements to have the NOA published in a newspaper of
general circula�on and on the City’s website, and provide other required public no�fica�on.
Task 6.4: Circulate Draft EIR for Public Review
LSA will u�lize the most recent distribu�on list compiled and provided by the City. LSA will distribute the
Dra� EIR to agencies and the public within 1 week of receiving approval for distribu�on from the City.
The distribu�on of the Dra� EIR will be via electronic upload to the State Clearinghouse and via Cer�fied
Mail (return receipt) to all other par�es.
As permited by the City, the NOA will provide a weblink to provide access to electronic copies of the
Dra� EIR and suppor�ng studies. This will provide for the conserva�on of resources through the
elimina�on of unnecessary prin�ng and distribu�on.
LSA will provide the NOC and the Dra� EIR to the State Clearinghouse for distribu�on to State agencies.
As currently permited, the NOA, NOC, and Dra� EIR will be uploaded to the OPR CEQAnet database
electronically. Direct upload by consultants to the CEQAnet site is not currently permited. Either the City
will upload these documents, or the City will provide LSA access to CEQAnet to complete the upload.
10
P ROPOSAL TO P REPARE AN E NVIRONMENTAL I MPACT R EPORT
A PRIL 2024
B AKER S TREET I NDUSTRIAL W AREHOUSE P ROJECT
L AKE E LSINORE, C ALIFORNIA
Z:\01-Proposals\01-Proposals by Year\2024\03 - Irvine\20240990.P - Baker St Industrial Project\Proposal\Baker St Proposal_v2_.docx (04/19/24)
Upon request, LSA will provide up to 10 hard copies of the Dra� EIR to the City for staff and/or public
uses. If hard copies of the Dra� EIR are required, suppor�ng technical appendices will be provided as
PDF files on flash drives included with each hard copy of the Dra� EIR.
LSA will distribute the NOA with an ac�ve weblink to the Dra� EIR to up to 25 par�es on the City ’s
distribu�on list.
Task 7.0: Final Environmental Impact Report
Task 7.1: Response to Comments
Upon close of the public review period, LSA will prepare responses to public and agency comments
received on the Dra� EIR. As necessary, LSA will formulate responses to the comments received on the
Dra� EIR within 3 weeks of receipt of a complete set of comments from the public review period. LSA
will submit dra� responses to comments to the City and Applicant for review.
Note
This scope and cost es�mate an�cipates that up to 142 hours of LSA staff �me will be
required for this task. Work efforts related to this task in excess of the �me iden�fied in
this scope and cost es�mate will be billed on a �me-and-materials basis.
Task 7.2: Administrative Final EIR
LSA will prepare an Administra�ve Final EIR that includes modifica�ons to the Dra� EIR in response to
comments received. The Final EIR will include an Execu�ve Summary of the Dra� EIR, modifica�ons to
the Dra� EIR in response to comments received, comment leters, and responses regarding the Dra� EIR
and Dra� MMRP.
To facilitate review of the Final EIR, revisions made subsequent to public review of the Dra� EIR will be
iden�fied with underline/strikeout (strikeout) text. The Administra�ve Final EIR will be provided to the
City and Applicant for up to two rounds of review and consolidated, non-conflic�ng comments. This
scope and cost es�mate an�cipates that City review of the Administra�ve Final EIR will include
concurrent review by responsible City departments, including, but not limited to, Public Works,
Fire/Police, Planning, and the City Atorney. LSA will wait un�l all comments and incorpora�on of the
responses to these comments are completely reconciled prior to preparing the Final EIR.
Task 7.3: Draft Facts, Findings, and Statement of Overriding Considerations
Prior to hearings on the project, LSA will prepare a dra� Facts, Findings, and Statement of Overriding
Considera�ons (SOC), if needed, which summarizes the findings and mi�ga�on measures contained in
the Final EIR. The Dra� Facts, Findings, and SOC will be delivered to the City in electronic format for use
by legal counsel and finaliza�on by the City.
Note
This scope and cost es�mate an�cipates the Facts, Findings, and SOC will be finalized by
the City Atorney prior to considera�on of the project by the Planning Commission and
City Council.
11
P ROPOSAL TO P REPARE AN E NVIRONMENTAL I MPACT R EPORT
A PRIL 2024
B AKER S TREET I NDUSTRIAL W AREHOUSE P ROJECT
L AKE E LSINORE, C ALIFORNIA
Z:\01-Proposals\01-Proposals by Year\2024\03 - Irvine\20240990.P - Baker St Industrial Project\Proposal\Baker St Proposal_v2_.docx (04/19/24)
Task 7.4: Final EIR
LSA will revise the Administra�ve Final EIR per City staff and Applicant comments, and prepare the Final
EIR for public hearings on the project and EIR. LSA will distribute the Final EIR to all commen�ng par�es
at least 10 days prior to Planning Commission ac�on on the project.
LSA will distribute the following:
• Electronic copies (in Word and PDF formats) of Dra� Response to Comments to the City and
Applicant for review and comment.
• Electronic copies (in Word and PDF formats) of the Administra�ve Final EIR during each round of
review.
• Up to 10 hard and electronic copies (in Word and PDF formats) each of the Final EIR to the City.
• Up to 10 electronic copies of the Final EIR (Appendices on flash drives) distributed to commen�ng
par�es.
Task 8.0: Project Management and Mee�ngs
Task 8.1: Project Management
Proven specific quality control and project management tasks include the following:
• Assign the most appropriate Principal in Charge and Project Manager for the project and ensure
their availability throughout the project.
• Have the LSA Project Manager, the Applicant, and City’s Project Manager systema�cally review the
work program to ensure a clear understanding of project defini�on and scope of work.
• Assign a project team with experience on similar projects and coordinate with task managers to
ensure staffing availability.
• Ensure that all project team members jointly understand applicable local, County, State, and federal
standards, policies, and procedures.
• Ensure quality of work products and cost es�mates, and �mely delivery at lowest cost.
The work program is intended to ensure the smooth func�oning of the CEQA process for the project by
maintaining open communica�ons with the Applicant and City staff. LSA will maintain a con�nuous
liaison with the Applicant and City staff by iden�fying and defining key issues as they arise and
coordina�ng responses.
The cost es�mate for Task 8.1 is based on an an�cipated 14-month schedule. LSA will review the project
status with the Applicant and the City at agreed upon intervals to ensure implementa�on of the scope of
work and harmonious func�oning of all team members, as well as to iden�fy any poten�al conflicts due
to possible changes in scope, baseline condi�ons, or public concerns. Project delays outside of LSA’s
control would require addi�onal budget based on �me and materials in accordance with our Standard
Schedule of Contract Provisions and Billing Rates (refer to Appendix A).
12
P ROPOSAL TO P REPARE AN E NVIRONMENTAL I MPACT R EPORT
A PRIL 2024
B AKER S TREET I NDUSTRIAL W AREHOUSE P ROJECT
L AKE E LSINORE, C ALIFORNIA
Z:\01-Proposals\01-Proposals by Year\2024\03 - Irvine\20240990.P - Baker St Industrial Project\Proposal\Baker St Proposal_v2_.docx (04/19/24)
Task 8.2: Meetings and Public Hearings
Progress Mee�ngs. In addi�on to the kick-off and scoping mee�ngs, LSA will par�cipate in up to two in-
person mee�ngs with the project consultant team and City staff, as well as ongoing bi-weekly (every
other week) teleconference mee�ngs (up to one hour each) with the project consultant team for the
dura�on of the an�cipated 14-month schedule.
Addi�onally, LSA an�cipates periodic telephone conferences throughout the dura�on of the EIR process
with the Applicant and City staff to ensure the �mely progression of work efforts and resolu�on of issues
of concern. Ongoing telephone and email coordina�on among LSA, the Applicant, and City staff will
ensure the smooth prepara�on of the EIR.
Planning Commission. LSA will atend one public hearing of the Lake Elsinore Planning Commission to
consider the environmental document(s) and ac�on on the proposed project. If requested, LSA will
explain the content, findings, and determina�ons of the environmental document(s) and will respond to
relevant comments raised during the hearing.
City Council. LSA will atend one hearing of the Lake Elsinore City Council to consider approval of the
environmental document(s) and ac�on on the proposed project. If requested, LSA will explain the
content, findings, and determina�ons of the environmental document(s) and will respond to relevant
comments raised during the hearing. LSA an�cipates the following mee�ngs:
Mee�ng Type Number of Mee�ngs
Kick-Off 1
Public Scoping 1
In-Person Progress Mee�ngs 2
Planning Commission 1
City Council 1
Total City/Public Mee�ngs 6
Regular Project Team Bi-Weekly Mee�ngs 32
Total Project Team Mee�ngs 32
GRAND TOTAL MEETINGS 38
Task 8.3: Notice of Determination
Upon adop�on of the environmental document, LSA will provide the City with the No�ce of
Determina�on (NOD) for submission to the Riverside County Clerk. While LSA will prepare the NOD, it is
the responsibility of the City to file the NOD and secure the appropriate filing fees from the Applicant.
Failure to file the NOD within 5 business days of project approval will substan�ally increase the period in
which the project approval may be legally challenged. It will be the responsibility of the Applicant to pay
any applicable California Department of Fish and Wildlife (CDFW) filing fees. LSA will submit the NOD to
the City electronically and will file the NOD with the State Clearinghouse a�er each approval of the
project.
LSA will provide the City one electronic PDF copy of the NOD and file the NOD with the Riverside County
Clerk and State Clearinghouse.
13
P ROPOSAL TO P REPARE AN E NVIRONMENTAL I MPACT R EPORT
A PRIL 2024
B AKER S TREET I NDUSTRIAL W AREHOUSE P ROJECT
L AKE E LSINORE, C ALIFORNIA
Z:\01-Proposals\01-Proposals by Year\2024\03 - Irvine\20240990.P - Baker St Industrial Project\Proposal\Baker St Proposal_v2_.docx (04/19/24)
PROJECT SCHEDULE
The following is an es�mated schedule based upon LSA’s working experience with similar projects in this
region. It should be noted that the date of delivery column is an es�mate only. This es�mate an�cipates
the availability of technical studies prepared by the Applicant and conformance with the review cycles
cited below.
SCHEDULE OF TASKS DURATION DATE OF DELIVERY1
Authoriza�on to Proceed 1 day May 29, 2024
Task 1.0: Project Ini�a�on
1.1: Project Kick-off Mee�ng 1 day Early June
1.2: Project Descrip�on 1 week Early June
Task 2.0: Peer Review of Technical Studies/Reports1
2.1: Peer Review Air Quality, Energy, Greenhouse Gas, and Health Risk
Assessment
2 weeks Mid-June2
2.2: Peer Review Noise and Vibra�on Assessment 3 weeks Mid-June 2
2.3: Peer Review Cultural Resources Assessment 3 weeks Mid-June
2.4: Peer Review Paleontological Resources Assessment 3 weeks Mid-June
2.5: Peer Review Phase I Environmental Site Assessment 1 week Early June
2.6: Peer Review Visual Impact Study
Task 2.6a (Op�on 1) 3 weeks Late June
Task 2.6b (Op�on 2) 2 weeks Mid-June
Task 3.0: Review of City-Approved Technical Studies/Reports1
3.1: Geotechnical/Soils Evalua�on 2 weeks Mid-June
3.2: U�lity/Services System Study 2 weeks Mid-June
3.3: Vehicle Miles Traveled (VMT) Analysis 2 weeks Mid-June
3.4: Wildfire Protec�on Plan and Report 2 weeks Mid-June
Task 4.0: No�ce of Prepara�on, No�ce of Comple�on, and Public Scoping Mee�ng
4.1: No�ce of Prepara�on/No�ce of Comple�on 1 day Late June
City/Applicant Review 1 day Late June
Distribute NOP and NOC 1 day Late June
Public Review Period 30 days Late July
4.2: Public Scoping Mee�ng 1 day July4
Task 5.0: Administra�ve Dra� EIR
5.1: Administra�ve Dra� EIR No. 1 12 weeks Late September
City/Applicant Review 3 weeks Mid-October
5.2: Administra�ve Dra� EIR No. 2 4 weeks Mid-November
City/Applicant Review 2 weeks Mid-December5
Task 6.0: Dra� EIR
6.1: Prepare Dra� EIR for Public Review 2 weeks Early January 2025
6.2: Mi�ga�on Monitoring and Repor�ng Program 1 day Early January
6.3: No�ce of Comple�on and No�ce of Availability 1 day Early January
City/Applicant Review 1 week Mid-January
6.4: Circulate Dra� EIR for Public Review 1 day Mid-January
Public Review Period 45 days Mid-January to Late February
Task 7.0: Final EIR
7.1: Response to Comments 4 weeks Late March
14
P ROPOSAL TO P REPARE AN E NVIRONMENTAL I MPACT R EPORT
A PRIL 2024
B AKER S TREET I NDUSTRIAL W AREHOUSE P ROJECT
L AKE E LSINORE, C ALIFORNIA
Z:\01-Proposals\01-Proposals by Year\2024\03 - Irvine\20240990.P - Baker St Industrial Project\Proposal\Baker St Proposal_v2_.docx (04/19/24)
SCHEDULE OF TASKS DURATION DATE OF DELIVERY1
Authoriza�on to Proceed 1 day May 29, 2024
City/Applicant Review of Responses to Comments 2 weeks Early April
7.2: Administra�ve Final EIR 2 weeks Late April
City/Applicant Review 2 weeks Mid-May
7.3: Dra� Facts, Findings, and Statement of Overriding Considera�ons 2 weeks Early June
City/Applicant Review/Finaliza�on 2 weeks Late June
7.4: Final EIR 1 week Early July
Task 8.0: Project Management and Mee�ngs
8.1: Project Management Ongoing
8.2: Mee�ngs and Public Hearings 1 day each To be determined6
8.3: No�ce of Determina�on 2 days Once per each City Council
hearing (1st and 2nd reading)
TOTAL: Environmental Impact Report (Tasks 1.0 through 8.0) 14 months
1 From date of receiving authoriza�on to proceed and all required informa�on.
2 Assumes required data will be available 2 weeks a�er No�ce to Proceed.
3 From date of comple�on of peer review and review of City-approved technical studies specified in Tasks 2.0 and 3.0.
4 Placeholder date. Actual date to be determined by City.
5 Date of delivery takes into account close of business for holidays.
6 Progress mee�ngs as needed; City staff controls and administers Planning Commission and City Council calendars.
15
P ROPOSAL TO P REPARE AN E NVIRONMENTAL I MPACT R EPORT
A PRIL 2024
B AKER S TREET I NDUSTRIAL W AREHOUSE P ROJECT
L AKE E LSINORE, C ALIFORNIA
Z:\01-Proposals\01-Proposals by Year\2024\03 - Irvine\20240990.P - Baker St Industrial Project\Proposal\Baker St Proposal_v2_.docx (04/19/24)
COST ESTIMATE
The cost es�mate is divided into three phases as follows:
• Phase 1: Peer Review of Technical Studies and Review of City-Approved Technical Studies (Task 1.0
through Task 3.0).
• Phase 2: Environmental Impact Report (Task 4.0 through Task 6.0).
• Phase 3: Finalize Environmental Impact Report (Task 7.0 and Task 8.0).
LSA proposes to complete the EIR, peer review, and review of the City-approved technical studies as
outlined in Task 1.0 through Task 3.0 for $43,000 (Phase 1), based on the assump�on that Op�on 1
would be selected for the review of the Visual Impact Study. Op�on 2 would reduce the cost of Phase 1
by $10,400. LSA would prepare a Dra� EIR for the project as outlined in Task 4.0 through Task 6.0 for an
addi�onal $170,650 (Phase 2). LSA would finalize the EIR for the project as outlined in Task 7.0 and Task
8.0 for an addi�onal $96,700 (Phase 3).
The total cost for all three phases (Task 1.0 through Task 8.0) would be $310,350, assuming that Visual
Impact Study Review Op�on 1 is selected. Again, the selec�on of Op�on 2 would reduce the overall cost
by $10,400.
LSA's fees are charged on an hourly basis, consistent with the Standard Billing Rates provided in
Appendix A. VisionScape's hourly billing rates are also included in Appendix B. The fee es�mate above
will not be exceeded without prior authoriza�on. This fee is based on LSA's past experience related to
the level of effort needed to complete the environmental process and peer review for projects of this
type in the Inland Empire. LSA will aggressively iden�fy strategies for reducing the overall work effort
while maintaining the City's objec�ves and the legal adequacy of the work products. Should there be any
changes to the scope described above, the budget may need to be amended. The following table
provides es�mated budgets by task for informa�on and convenience. The final budget will be competed
as an hourly approach, with a not-to-exceed amount for the en�re project.
Task Expenses1 Labor Total
PHASE 1
Task 1.0: Project Initiation
1.1: Project Kick-off Meeting $0 $1,300 $1,300
1.2: Project Description $0 $5,800 $5,800
Task 2.0: Peer Review of Technical Studies/Reports
2.1: Peer Review Air Quality, Energy, Greenhouse Gas, and Health Risk
Assessment $0 $6,300 $6,300
2.2: Peer Review Noise and Vibration Assessment $0 $4,100 $4,100
2.3: Peer Review Cultural Resources Assessment $0 $4,700 $4,700
2.4: Peer Review Paleontological Resources Assessment $0 $2,700 $2,700
2.5: Peer Review Phase I Environmental Site Assessment $0 $1,000 $1,000
2.6: Peer Review Visual Impact Assessment
Task 2.6a (Option 1; includes assistance from VisionScape) $0 $13,400 $13,400
Task 2.6b (Option 2) $0 $3,000 $3,000
16
P ROPOSAL TO P REPARE AN E NVIRONMENTAL I MPACT R EPORT
A PRIL 2024
B AKER S TREET I NDUSTRIAL W AREHOUSE P ROJECT
L AKE E LSINORE, C ALIFORNIA
Z:\01-Proposals\01-Proposals by Year\2024\03 - Irvine\20240990.P - Baker St Industrial Project\Proposal\Baker St Proposal_v2_.docx (04/19/24)
Task Expenses1 Labor Total
Task 3.0: Review of City-Approved Technical Studies
3.1: Geotechnical/Soils Evaluation $0 $600 $600
3.2: Utility/Services System Study $0 $1,300 $1,300
3.3: Vehicle Miles Traveled (VMT) Analysis $0 $1,200 $1,200
3.4: Wildfire Protection Plan and Report $0 $600 $600
Phase 1 Subtotal (reflects selection of Option 1/Task 2.6a) $0 $43,000 $43,000
PHASE 2
Task 4.0: Notice of Preparation, Notice of Completion, and Public Scoping Meeting
4.1: Notice of Preparation/Notice of Completion $150 $3,500 $3,650
4.2: Public Scoping Meeting $500 $4,000 $4,500
Task 5.0: Administrative Draft EIR
5.1: Administrative Draft EIR No. 1 $0 $103,900 $103,900
5.2: Administrative Draft EIR No. 2 $0 $38,100 $38,100
Task 6.0: Draft EIR
6.1: Prepare Draft EIR for Public Review $0 $8,500 $8,500
6.2: Mitigation Monitoring and Reporting Program $0 $4,300 $4,300
6.3: Notice of Completion and Notice of Availability $0 $1,200 $1,200
6.4: Circulate Draft EIR for Public Review $1,000 $5,500 $6,500
Phase 2 Subtotal $1,650 $169,000 $170,650
PHASE 3
Task 7.0: Final EIR
7.1: Response to Comments $0 $28,4002 $28,400
7.2: Administrative Final EIR $0 $13,100 $13,100
7.3: Draft Facts, Findings and Statement of Overriding Considerations $0 $5,900 $5,900
7.4: Final EIR $500 $7,000 $7,500
Task 8.0 Project Management and Meetings
8.1: Project Management $0 $18,600 $18,600
8.2: Meetings and Public Hearings $300 $21,800 $22,100
8.3: Notice of Determination $0 $1,100 $1,100
Phase 3 Subtotal $800 $95,900 $96,700
TOTAL: TASKS 1.0 through 8.0 (reflects selection of Option 1/Task 2.6a) $2,450 $307,900 $310,350
1 Reimbursable expenses (e.g., Subconsultant VisionScape Peer Reviews, mileage, prin�ng, shipping, technical equipment, etc.).
2 Assumes 142 hours of LSA professional staff �me at a composite rate of $200 per hour.
Direct costs (including outside vendors used for photocopying) will be charged at cost and are not
included in the hourly fee for professional services provided above. Direct costs can be invoiced
separately at the request of the City. Appendices A and B provide a list of the current fee schedules for
direct costs for LSA and VisionScape, respec�vely.
P ROPOSAL TO P REPARE AN E NVIRONMENTAL I MPACT R EPORT
A PRIL 2024
B AKER S TREET I NDUSTRIAL W AREHOUSE P ROJECT
L AKE E LSINORE, C ALIFORNIA
Z:\01-Proposals\01-Proposals by Year\2024\03 - Irvine\20240990.P - Baker St Industrial Project\Proposal\Baker St Proposal_v2_.docx (04/19/24)
APPENDIX A
LSA SCHEDULE OF STANDARD CONTRACT
PROVISIONS AND BILLING RATES
1
J UNE 2023
S CHEDULE OF S TANDARD C ONTRACT P ROVISIONS
AND B ILLING R ATES
W:\Projects\Ac�ve\0000 Contract Review Checklist & Related Documents\Contract Redlines. Language and Notes\LSA Standard Contract\2023
Update\StandardContractProvisions_2023.docx
SCHEDULE OF STANDARD CONTRACT PROVISIONS
AND BILLING RATES
FEES FOR PROFESSIONAL SERVICES
Fixed-Fee Contracts
If a fixed-fee proposal, the professional services described in the Scope of Services Section of the attached
proposal shall be provided for the fixed fee noted in the proposal. Invoices will be generated on a monthly
basis based on the percentage of work completed and/or an agreed-upon schedule of values. The fixed fee
includes all labor and expenses required to complete the defined scope of work. Any changes in the scope of
work, significant delays, or additional tasks will be considered extra services. Extra services shall be provided
on a time-and-expenses basis at the same rates specified for hourly contracts unless other arrangements are
made in advance.
Hourly Contracts
If an hourly plus expenses proposal, the professional services described in the Scope of Services section of the
attached proposal shall be provided on a time-and-materials basis at current hourly rates. These rates are as
shown on a Rate Schedule that is attached or can be made available. Hourly rates are subject to review at
least annually on or about June 1 of each year, and may be adjusted to reflect changing labor costs, at our
discretion, at that time. (A schedule can be made available upon request.)
Direct costs (including cost of subconsultants) shall be reimbursed at cost plus 10 percent, unless other
arrangements are made in advance, and are not included in the hourly fee for professional services.
The total estimated amount of time and expenses noted in the proposal will serve as a control on the services
to be provided. The specified amount will not be exceeded without prior approval of the client.
EXTRA SERVICES
Services provided by LSA under this Agreement are defined in the Scope of Services section of the attached
proposal. The Scope of Services was created with the intent of executing the specific tasks and level of service
requested by the client. Any additions, changes to the Scope, or substantial delays to the schedule as defined
in the Scope will be considered extra services. Extra services shall be provided on a time-and-expenses basis
at the hourly rates in effect when the extra service is provided unless other arrangements are made in
advance. Extra services will be communicated to and authorized by the client prior to commencing work.
Should an alteration to the Scope include removing tasks or reducing the scope of the level of service, LSA
shall invoice for the work performed prior to receiving written notice of the change.
INVOICING
Monthly invoices shall be submitted for progress payment based on work completed to date. LSA will invoice
the client using our standard invoicing format and will submit the invoice to the client via electronic mail.
Clients requesting changes to LSA’s standard invoice or process for submittal may be billed additional time to
develop the invoice and monthly administration of the billing.
2
J UNE 2023
S CHEDULE OF S TANDARD C ONTRACT P ROVISIONS
AND B ILLING R ATES
W:\Projects\Ac�ve\0000 Contract Review Checklist & Related Documents\Contract Redlines. Language and Notes\LSA Standard Contract\2023
Update\StandardContractProvisions_2023.docx
PAYMENT OF ACCOUNTS
Terms are net 30 days. A service charge of 1.5 percent of the invoice amount (18 percent annual rate) may be
applied to all accounts not paid within 30 days of invoice date. Any attorney’s fees or other costs incurred in
collecting any delinquent amount shall be paid by the client.
STANDARD OF CARE
Services provided by LSA under this Agreement will be performed in a manner consistent with the degree of
care and skill ordinarily exercised by members of the same profession currently practicing under similar
circumstances. LSA will endeavor to maintain consistent staff on the project; however, unforeseen issues
outside of our control such as employee illness, relocation, injury, or departure can occur. From time to time,
unforeseen circumstances require us to replace project staff or project managers with other equally qualified
staff in order to meet our commitments. The terms of this proposal are not contingent upon work being
performed by named staff. LSA reserves the right to substitute equally qualified staff when necessary.
PROJECT DELAYS
The terms of this Proposal are based on the anticipated project schedule. In the event of unanticipated
project delays, the scope of services may be subject to amendment, change, or substitution.
INDEMNIFICATION
Client and consultant each agree to indemnify and hold the other harmless and their respective officers,
employees, agents, and representatives from and against liability for all claims, losses, damages, and
expenses, including reasonable attorneys’ fees, to the extent such claims, losses, damages, and expenses are
caused by the indemnifying party’s negligent acts, errors, or omissions.
ELECTRONIC FILE DATA CHANGES
Copies of documents that may be relied upon by client are limited to the printed copies (also known as hard
copies) that are signed or sealed by LSA. Files in electronic media format or text, data, graphic, or other types
that are furnished by LSA to client are only for convenience of client. Any conclusion or information obtained
or derived from such electronic files will be at the user’s sole risk. When transferring documents in electronic
media format, LSA makes no representations as to long-term compatibility, usability, or readability of
documents resulting from the use of software application packages, operating systems, or computer
hardware differing from those of LSA at the beginning of the assignment.
FORCE MAJEURE
Neither party shall be deemed to be in default on account of any delays or failure to perform its obligations
under this Agreement, which directly results from an act of God, accident, riots, war, terrorist act, epidemic,
pandemic, quarantine, civil commotion, breakdown of communication facilities, breakdown of web host,
breakdown of internet service provider, erroneous data provided to consultant, natural catastrophes,
governmental acts or omissions, changes in laws or regulations, national strikes, fire, explosion, generalized
lack of availability of raw materials or energy.
3
J UNE 2023
S CHEDULE OF S TANDARD C ONTRACT P ROVISIONS
AND B ILLING R ATES
W:\Projects\Ac�ve\0000 Contract Review Checklist & Related Documents\Contract Redlines. Language and Notes\LSA Standard Contract\2023
Update\StandardContractProvisions_2023.docx
LITIGATION
In the event that either party brings action under the proposal for the breach or enforcement thereof, the
prevailing party in such action shall be entitled to its reasonable attorneys’ fees and costs whether or not
such action is prosecuted to judgment.
NOTICES
Any notice or demand desired or required to be given hereunder shall be in writing and shall be deemed
given when sent through electronic means, personally delivered or deposited in the mail, and addressed to
the parties as set forth in the proposal or to such other address as either party shall have previously
designated by such notice. Any notice so delivered personally or electronically shall be deemed to be
received on the date of delivery, and any notice mailed shall be deemed to be received 3 days after the date
on which it was mailed.
TERMINATION OF CONTRACT
Either party may terminate this agreement with seven (7) days prior notice to the other party for
convenience or cause. Consultant may terminate this Agreement for convenience or cause with 7 days prior
written notice to client. Failure of client to make payments when due shall be cause for suspension of
services, or ultimately termination of the contract, unless and until LSA has been paid in full all amounts due
for services, expenses, and other related charges.
If this Schedule of Standard Contract Provisions is attached to a proposal, said proposal shall be considered
revoked if acceptance is not received within 90 days of the date thereof, unless otherwise specified in the
proposal.
LIMITS OF LIABILITY
LSA's liability to Client from any cause or combination of causes arising out of, or in connection with this
Agreement, shall not exceed, in the aggregate, the greater of (i) the total Compensation actually received by
Consultant under this Agreement, or (ii) Twenty Thousand Dollars ($20,000). The Client releases Consultant
from any liability in excess thereof. The releases from liability and limitations on liability expressed in this
Agreement shall apply even in the event of the fault, negligence, strict liability, or otherwise, of the party
released or whose liability is limited and shall extend to the related entities of such party and its and their
directors, officers, and employees.
CONFIDENTIALITY
The Parties agree that each shall treat confidentially the terms and conditions of this Agreement and all
information provided by each party to the other regarding its business and operations. All confidential
information provided by a party shall be used by any other party solely for the purpose of rendering or
obtaining services pursuant to this Agreement and, except as may be required in carrying out this Agreement,
shall not be disclosed to any third party without the prior consent of such providing party. The foregoing shall
not be applicable to any information that is publicly available when provided or thereafter becomes publicly
available other than through a breach of this Agreement, or that is required to be disclosed to any Regulatory
Authority, or by judicial or administrative process or otherwise by Applicable Law.
4
J UNE 2023
S CHEDULE OF S TANDARD C ONTRACT P ROVISIONS
AND B ILLING R ATES
W:\Projects\Ac�ve\0000 Contract Review Checklist & Related Documents\Contract Redlines. Language and Notes\LSA Standard Contract\2023
Update\StandardContractProvisions_2023.docx
HOURLY BILLING RATES EFFECTIVE JUNE 2023
Job Classifica�on
Hourly Rate
Range1,2 Planning Environmental Transporta�on Air/Noise
Cultural/
Paleontological
Resources
Biology GIS
Principal Principal Principal Principal Principal Principal Principal $200–350
Associate Associate Associate Associate Associate Associate Associate $140–250
Senior
Planner
Senior
Environmental
Planner
Senior
Transporta�on
Planner/Engineer
Senior Air
Quality/Noise
Specialist/Noise
Engineer
Senior Cultural
Resources Manager/
Paleontologist
Senior Biologist/
Botanist/Wildlife
Biologist/Ecologist/
Soil Scien�st/
Herpetologist/
Arborist
Senior GIS
Specialist
$130–230
Planner Environmental
Planner
Transporta�on
Planner/Engineer
Air Quality/
Noise Specialist/
Noise Engineer/
Climate Change
Specialist
Cultural Resources
Manager/
Archaeologist/
Architectural
Historian/
Paleontologist
Biologist/Botanist/
Wildlife Biologist/
Ecologist/Soil
Scien�st/
Herpetologist/
Arborist
GIS
Specialist
$110–165
Assistant
Planner
Assistant
Environmental
Planner
Assistant
Transporta�on
Planner/Engineer
Air Quality/
Noise Analyst
Cultural Resources
Analyst
Assistant Biologist/
Botanist/Wildlife
Biologist/Ecologist/
Soil Scien�st/
Herpetologist/
Arborist
Assistant
GIS
Specialist
$105–135
Field Services
Senior Field Crew/Field Crew $85–120
Office Services
Graphics $125–150
Marke�ng $115–195
Office Assistant $100–140
Project Assistant $105–135
Research Assistant/Intern $75–100
Word Processing/Technical Edi�ng $105–135
1 The hourly rate for work involving actual expenses in court (e.g., giving deposi�ons or similar expert tes�mony) will be billed at $400 per
hour regardless of job classifica�ons.
2 Hourly rates are subject to review at least annually, on or about June 1 of each year, and may be adjusted to reflect changing labor costs at
LSA’s discre�on at that �me.
LSA IN-HOUSE DIRECT COSTS EFFECTIVE JUNE 20231
Descrip�on Unit Cost Descrip�on Unit Cost
Reproduc�on (8.5 x 11) B/W $0.07 per page Total Sta�on Surveying Instrument $50.00 per day
Reproduc�on (8.5 x 11) Color $0.40 per page Level (Laser or Op�cal) $25.00 per day
Reproduc�on (11 x 17) B/W $0.10 per page Laser Rangefinder $25.00 per day
Reproduc�on (11 x 17) Color $0.75 per page Sound Meter $75.00 per day
CD Produc�on $5.00 per CD Sound Meter with Velocity Transducer $85.00 per day
USB Flash Drive $5.00 per drive Aerial Photo Cost
Plo�ng $3.75 per sq ft Boat Rental Cost
Aerial Drone $200.00 per day Water Quality Meter $25.00 per day
Mileage On-Road Current federal rate Night Vision Goggles $50.00 per unit per night
Mileage Off-Road Current federal rate Wildlife Camera $25.00 per day
GPS Unit $75.00 per day
1 Direct costs shall be reimbursed at cost plus 10 percent.
P ROPOSAL TO P REPARE AN E NVIRONMENTAL I MPACT R EPORT
A PRIL 2024
B AKER S TREET I NDUSTRIAL W AREHOUSE P ROJECT
L AKE E LSINORE, C ALIFORNIA
Z:\01-Proposals\01-Proposals by Year\2024\03 - Irvine\20240990.P - Baker St Industrial Project\Proposal\Baker St Proposal_v2_.docx (04/19/24)
APPENDIX B
VISIONSCAPE HOURLY BILLING RATES
Hourly Rate Sheet
PRIMARY AND KEY PERSONNEL Hourly Rate
Principal 01 $150
Principal PM 125
Production Management 125
Modeling Supervisor 125
Modeler 01 100
Modeler 02 100
IT / GPS Specialist 100
Animator 01 120
Post Edit / Video 01 120
Frame Processing / Render Farm 50
Imaging Supervisor 125
Imager 01 100
Imager 02 100
Administrative 75
Reprographics & Delivery Fee mark-up 15%
Overtime Fee / Rush 50%
Accounting Manager 100