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HomeMy WebLinkAboutLake Elsinore Heights CEQA Proposal kimley-horn.com 3801 University Avenue, Suite 300, Riverside, CA 92501 951.543.9869 December 12, 2024 Carlos Serna City of Lake Elsinore, Community Development Department 130 South Main Street Lake Elsinore, CA 92530 Re: Proposal for Preparation of an EIR, Peer Review of Technical Studies, and Related Services for the Elsinore Heights Project Dear Mr. Serna and Members of the Selection Committee: Kimley-Horn and Associates, Inc. (“Kimley-Horn”) is pleased to submit this proposal to the City of Lake Elsinore (“City”) to prepare an Environmental Impact Report (EIR), peer review Technical Studies, and Related Services for the Elsinore Heights Project (Project). The City needs a consultant who understands and recognizes the unique environmental needs of industrial developments, and who is a recognized leader in providing California Environmental Quality Act (CEQA) documentation. Our Kimley-Horn project team has substantial experience assisting local municipalities with all aspects of environmental review and project implementation, including complex EIRs. All technical studies will be peer reviewed in house by our Kimley-Horn experts. Kimley-Horn understands that the City of Lake Elsinore has received an application from V22 Investments, LLC. to develop our (4) warehouse buildings, including one (1) 247, 980 square foot building, one (1) 239,700 square foot building, one (1) 27,600 square foot building, and one (1) 39,780 square foot building on 47.68 acres, as well as one (1) 5.12-acre parcel with the potential development of up to 61 attached dwelling units (DU) at a density of 12 du/net acre. The site plan is designed with six Planning Areas, The Elsinore Heights Project site consists of approximately 61.02 acres located south of Wasson Canyon Road and east of Interstate 15, in the City of Lake Elsinore. The eastern 32.01 acres of the Project site (APN 347-250-011) are currently designated Hillside Residential and zoned Rural Mountainous Residential. The western 29.01 acres of the Project site (APNs 347-250-010, 377-110-045, -057, and -058) are currently designated Business Professional and zoned Commercial Office. Further, the eastern portion of the Project site is located within the Lake Elsinore Hills District, while the western portion is located within the Business District. Access to the Project site will be provided by Ohana Circle and Wasson Canyon Road. As outlined below, Kimley-Horn proposes to prepare a thorough, reasoned, and legally defensible EIR that fully analyzes and discloses any and all impacts associated with the proposed Project. STRONG, COMMITTED PROJECT MANAGEMENT. Project manager Kari Cano has more than 19 years of experience in the analysis of recreational, industrial, commercial, and residential projects in the counties of Riverside, San Bernardino, Los Angeles, Orange, Ventura, San Diego, and San Joaquin. Kari has prepared and reviewed countless Initial Studies (IS), Mitigated Negative Declarations (MNDs), and EIRs for CEQA compliance, thoroughness of the document, and overall legal defensibility. Kari is supported by principal- in-charge Kevin Thomas, who brings more than 30 years of experience in the environmental compliance Page 2 kimley-horn.com 3801 University Avenue, Suite 300, Riverside, CA 92501 951.543.9869 and permitting of major infrastructure and land development projects. Kevin has managed and prepared numerous environmental and planning studies for public and private sector clients under CEQA, specializing in the strategic guidance, preparation, and peer review of CEQA documents and regulatory permitting programs. Kevin has also managed a wide range of environmental planning projects, including environmental documents for major infrastructure and land development, air quality and noise studies, community participation programs, highly controversial hillside development, state-of-the-art visual analyses, facility siting and due diligence studies. Kari and Kevin draw on their broad background and understanding of environmental constraints to provide technical and CEQA compliance review and environmental documentation, in addition to research, analysis, and writing. Key industry roles provide them with unique insight into current CEQA and National Environmental Policy Act (NEPA) case law, professional practice, and regulatory programs affecting the CEQA/NEPA defensibility and project success. Together, Kari and Kevin provide experienced leadership in all aspects of CEQA strategy and environmental documentation and review. UNPARALLELED KNOWLEDGE AND EXPERIENCE. Our proposed project team has hands-on experience working on CEQA/NEPA, EIRs, and other environmental documents for industrial/commercial distribution centers within Riverside County and throughout California. ONGOING COMMITMENT TO CEQA COMPLIANCE AND DEFENSIBILITY. We consider it our responsibility to pose “devil’s advocate” challenges to identify and address any potential vulnerabilities to the assumptions, objectives, alternatives, and strategies used in the environmental documentation. As a result, we maintain an excellent record of defensibility on behalf of our clients. We are proud of the work that we have done for local communities within your area, and we look forward to partnering with the City on the Elsinore Heights Project. We are familiar with the City’s development activities and believe that Kimley-Horn has the experience, enthusiasm, and commitment necessary to provide unparalleled EIR preparation services to the City. Should you have any questions about this submittal, please don’t hesitate to contact Kari Cano at 951.543.9869 or at Kari.Cano@Kimley-Horn.com, or Kevin Thomas at 951.543.9875 or at Kevin.Thomas@Kimley-Horn.com. Sincerely, KIMLEY-HORN AND ASSOCIATES, INC. Kari Cano Kevin Thomas Project Manager Principal-in-Charge Page 3 kimley-horn.com 3801 University Avenue, Suite 300, Riverside, CA 92501 951.543.9869 A. APPROACH AND SCOPE OF WORK Project Approach Kimley-Horn’s strategy for the planning and environmental process begins with reviewing available project documentation, and reviewing any technical studies that have been prepared for the project. Building on this, our project team will prepare environmental analyses to create a thorough, complete administrative and technical record upon which new conclusions will be based. Many projects will consider a complex set of issues and concerns while balancing community, business, and public agency interests within the boundaries of the regulatory review process and procedures. Such complexities require creativity, extensive hands-on experience, and a commitment to carefully manage the project to successful completion despite obstacles that may arise. This effort will require active participation and the application of a team approach from start to finish. Our team will facilitate and develop a collaborative process that will result in the successful completion of the EIR. Scope of Services Kimley-Horn will provide the services specifically set forth below. The following Scope of Services assumes the baseline conditions, Project Description, and approach will not change, once approved by the City. It is also assumed the City will provide one reconciled set of comments for each deliverable, and that the comments will not raise new substantive issues requiring re-analysis. The Scope of Services detailed below details the tasks necessary to successfully complete CEQA compliance for the proposed Project. TASK 1 – PROJECT INITIATION 1.1 Kick-Off Meeting This Task includes a Kick-Off Meeting with the City to discuss the CEQA Project in greater detail. This initial meeting is a key milestone, which is vital to the Project’s success and CEQA compliance. The primary objectives will be to confirm the City’s expectations and Project goals, and develop/refine the Project Description. The analysis’ parameters, construction details, buildout conditions, scheduling, and overall communications protocol will also be established. Prior to the meeting, Kimley-Horn will distribute a Kick-Off Meeting Agenda and Data Needs Technical Memorandum (TM). 1.2 Data Review and Site Reconnaissance Kimley-Horn will conduct reconnaissance of the project site and surrounding area. We will review readily available project materials and reference data, including planning and policy documentation from the City and any other agencies affected by the Project. Kimley-Horn will assess whether available information is adequate and complete. The City will be notified if additional information is needed in order to complete the data collection. Data obtained through this task will be foundational to the environmental documentation and incorporated into the analysis, as appropriate. Page 4 kimley-horn.com 3801 University Avenue, Suite 300, Riverside, CA 92501 951.543.9869 1.3 Project Description The project description is a critical component because it is the basis for the environmental analysis. Based on information provided by the City, Kimley‐Horn will prepare a Draft Project Description for City review and approval. The Project Description will detail the Project’s location, environmental setting, background and history, project characteristics, construction schedule/phasing, and discretionary actions. Exhibits will be prepared to depict the regional and site vicinity and key project compon ents to support the environmental analyses. Kimley-Horn will respond to one reconciled set of comments on the Draft Project Description. We will prepare a “check copy” Project Description and submit to the City for approval prior to finalizing. 1.4 Notice of Preparation Kimley-Horn will prepare a Notice of Preparation (NOP) for the project and submit it to the City for review. Kimley-Horn will respond to one consolidated set of City comments on the Administrative NOP. Kimley-Horn will prepare a check copy of the NOP and submit to the City (along with a redline copy of the Administrative NOP) for approval prior to public release. This Task assumes the Project Description will not change and the comments will not raise new substantive issues requiring re-analysis. 1.5 Scoping Meeting A Public Scoping Meeting will be scheduled during the Notice of Preparation (NOP) public review period to orient the community on CEQA’s intent and review processes, and the environmental issues to be addressed in the EIR. The Public Scoping Meeting will also enable the community to understand the Project and comment on environmental concerns. It is assumed that the City will provide a meeting location and facilitate coordination. Kimley-Horn will provide graphics to supplement a presentation to the public, as appropriate. Following the presentation, the meeting will be devoted to public participation, questions, and comments. Comment forms will be provided for this purpose, and the written comments, along with oral comments, will become a part of the Project record. Kimley-Horn will prepare all EIR CEQA Notices outlined below. This Scope assumes that Kimley-Horn will be responsible for all distribution, publishing, and posting of any required agency mailing, radius mailing, and newspaper notices. Payment of CDFW fees, if required, are assumed to be paid by the City. ▪ Notice of Preparation (NOP) and ▪ Notice of Completion (NOC) ▪ Attendance at one (1) public scoping meeting TASK 2 – PEER REVIEW OF TECHNICAL STUDIES 2.1 Peer Review of Technical Studies/Assessments Kimley-Horn will peer review the Technical Studies outlined below. This scope assumes each Technical Study will undergo one review cycle update and one reconciled set of response to comments. Additional City/applicant review cycles are excluded. Unless otherwise requested by the City, the following technical study peer reviews will be conducted: Page 5 kimley-horn.com 3801 University Avenue, Suite 300, Riverside, CA 92501 951.543.9869 ▪ Air Quality ▪ Greenhouse Gas Emissions ▪ Energy ▪ Noise ▪ Health Risk Assessment ▪ Visual Impact Analysis ▪ Phase I Environmental Site Assessment The review will consist of the following: ▪ Review the analyses, including a review of all modeling data and assumptions; ▪ Evaluate the adequacy of the methods used to conduct the various parts of the study in terms of professional standards, regulatory standards, and CEQA Guidelines; ▪ Evaluate the consultant’s recommendations and conclusions based on CEQA Guidelines and other state and federal laws as applicable; and ▪ Complete a letter report summarizing the adequacy (or inadequacies) of the technical report. TASK 3 – ENVIRONMENTAL IMPACT REPORT 3.1 Administrative Draft EIR Following a determination that the proposed Project could have a significant effect on the environment or a determination that an EIR is required because of public controversy, and during the NOP mandatory 30-day public review period, Kimley-Horn will initiate preparation of an EIR, which will include the following sections: 1.0 Executive Summary 2.0 Introduction and Purpose 3.0 Project Description 4.0 Basis for Cumulative Analysis: This Task assumes a maximum of 16 hours for consultation with other jurisdictions, including preparation of letters and cumulative projects list. Environmental Analysis: Kimley-Horn will conduct an analysis to evaluate the Project's potentially significant effects on the environment. The environmental analysis will be based upon readily available data, the Technical Studies identified above, and results from additional res earch. The significance criteria/thresholds used to evaluate each issue will be identified and patterned after State CEQA Guidelines Appendix G. The environmental analysis will consider all Project phases, including planning, acquisition, development, and operation. The analysis will consider the whole action involved with the proposed Project: on - and off-site, Project- and cumulative-level, direct and indirect, and short-term construction and long -term operational. Explanations will be provided for all thresholds including "No Impact" responses, which will be supported by cited information sources. The environmental analysis will identify and focus on Page 6 kimley-horn.com 3801 University Avenue, Suite 300, Riverside, CA 92501 951.543.9869 the Project's significant environmental effects as well as environmental issues raised during the scoping process (NOP responses, Public Scoping Meeting, and any other relevant and valid informative sources). For each significant adverse impact, the environmental analysis will also identify feasible mitigation measures, which could avoid or minimize the impact. A portion of the Project site is designated as Farmland of Statewide Importance. Kimley -Horn will include an analysis of the conversion of farmland to non-farmland uses. Kimley-Horn will utilize the latest Department of Conservation maps to determine the extent of the boundaries of the Farmland of Statewide Importance. Kimley-Horn will rely on the soils data in the applicant-supplied Geotechnical Report to determine if adequate soils exist on the Project site. Preliminarily, the Project's key environmental considerations are anticipated to include (at minimum) the following environmental issues: ▪ Aesthetics ▪ Agricultural Resources ▪ Air Quality ▪ Biological Resources ▪ Cultural Resources ▪ Energy ▪ Geology and Soils ▪ Greenhouse Gas Emissions ▪ Hazards & Hazardous Materials ▪ Land Use & Planning ▪ Noise ▪ Public Services & Recreation ▪ Utilities & Service Systems ▪ Transportation & Circulation ▪ Tribal Cultural Resources ▪ Wildfire Each potentially significant environmental issue area will be addressed in a separate EIR section that will be organized as follows: ▪ Introduction ▪ Regulatory Setting ▪ Environmental Setting ▪ Impact Thresholds and Significant Criteria ▪ Impacts and Mitigation Measures ▪ Cumulative Impacts ▪ Significant Unavoidable Impacts ▪ References 5.0 Other CEQA Considerations 6.0 Alternatives to the Proposed Action: Kimley-Horn will provide an analysis of a “reasonable range” of alternatives, comparing each alternative’s impacts in each environmental issue to the Project. Preliminarily, the range of Alternatives is expected to include the No Project/No Development Alternative and two other Alternatives to be developed through the environmental analysis process in consultation with the City. For each alternative, Kimley-Horn will qualitatively analyze the environmental issues outlined above. 7.0 Effects Found Not to be Significant 8.0 Organizations and Persons Consulted 9.0 Technical Appendices: The EIR will include approximately 20 exhibits to enhance the written text and clarify the proposed Project environmental impacts. Our in-house graphic design team will Page 7 kimley-horn.com 3801 University Avenue, Suite 300, Riverside, CA 92501 951.543.9869 create black and white or full-color exhibits as well as covers and dividers for the EIR and Technical Appendices. This Task assumes the City will provide high-resolution base maps and plans. 3.2 Preparation of Revised Administrative Draft EIR Based on the review by the City, Kimley-Horn will respond to one set of consolidated comments from City/Applicant and will prepare a second Administrative Draft EIR (ADEIR). All revisions will be shown in track changes for ease of review. Following internal review of the second ADEIR, Kimley-Horn will revise the document based on comments received from the City and provide a track-changes screencheck document for review. This task assumes that we receive one set of consolidated comments, and subsequent review and comments are limited to review of prior comments. This will consist of responding to City/Applicant comments on the ADEIR requiring a mixture of substantive corrections and editing, but no new technical studies or site -specific data collection would occur. Revisions to the technical appendices are not anticipated. This task assumes a total of 120 hours to complete. 3.3 Preparation of the Public Review Draft EIR Based on consolidated comments received by the City/Applicant on the Screencheck Draft EIR, Kimley- Horn will prepare the Public Review Draft EIR. Revisions are assumed to be limited to editorial and formatting changes. Kimley-Horn will produce the Draft EIR for the required 45-day public review period. Kimley-Horn will prepare a Notice of Availability for the proposed project. Kimley-Horn will also prepare a Notice of Completion (NOC) for submittal to the Office of Planning and Research (OPR) and distribution to the public. This task assumes Kimley-Horn will be responsible for all Draft EIR printing (up to three hard copies). Kimley-Horn will also be responsible for all mailing and posting of notices associated with the Draft EIR with the exception of newspaper notices. This task also assumes that the City will provide all mailing and radius lists for the noticing. 3.4 Preparation of the Final EIR/R esponses to Comments Kimley-Horn will prepare an Administrative Final EIR (AFEIR) in accordance with the applicable requirements contained in CEQA Guidelines Sections 15088 and 15089. The AFEIR will list all agencies, organizations, and individuals who submitted written comments on the Draft EIR during the public review period and provide written responses to those comments. To enhance readability and avoid redundancy, Kimley-Horn will use Master Responses to address frequent and reoccurring comments on the Draft EIR's analysis. Additionally, the AFEIR will contain Errata, which will document minor changes to the Draft EIR text in strikeout-underline format. The introduction to the AFEIR will document compliance with all CEQA Statutes and Guidelines throughout the CEQA process. It will also provide an index of all changes made to the Draft EIR in response to comments received. The comments and responses will comprise the second section of the AFEIR, where each comment letter will be reproduced and specific responses to each comment will be provided. The third section of the AFEIR will present those pages of the Draft EIR on which changes were made in response to the comments using underlined text for additions and strikeout text for deletions. Page 8 kimley-horn.com 3801 University Avenue, Suite 300, Riverside, CA 92501 951.543.9869 Kimley-Horn will respond to City comments on the AFEIR, complete necessary revisions, and prepare the screencheck and Final EIR. This scope assumes no new technical studies or analysis would be required. Per City direction, the Final EIR will be either: 1) A single, complete document with the complete revised text of the Draft EIR, indicating changes, or 2) A reprinting of only those pages from the Draft EIR on which changes were made, with the changes tracked with underlining and strikethrough, as appropriate. Kimley-Horn will be responsible for all distribution, posting, and noticing for the Final EIR except for newspaper noticing, as appropriate. Kimley-Horn will prepare the Notice of Determination and provide it to City for filing with the Riverside County Clerk's Office within three business days of EIR certification. 3.5 Mitigation Monitoring and Reporting Program To comply with the CEQA Guidelines Section 21081.6, Kimley-Horn will prepare a Mitigation Monitoring and Reporting Program (MMRP) for concurrent review with the AFEIR. Kimley-Horn will work with the City to identify appropriate monitoring steps/procedures and to provide a basis for monitoring such measures during and upon project implementation. The MMRP will be created in a tabular checklist format that indicates those mitigation measures identified in the EIR, the monitoring milestone (at what agency/department responsible for verifying implementation of the measure), and the method of verification (such as documentation or field checks). The MMRP will be prepared pursuant to Public Resources Code Section 21081.6. For each mitigation measure contained in the EIR, the MMRP will identify: the party or parties responsible for implementation (individuals, departments); timeframe and mechanism for monitoring; funding source(s); and monitoring and performance criteria (to measure success of mitigation). The MMRP will be bound separately for use as an independent document for field verification of adequate implementation of mitigation measures and any remedial action necessary to achieve adequate mitigation. To the extent feasible, Kimley-Horn will tie mitigation measures directly to required authorizations (e.g., grading and building permits, etc.). Revisions will be made to the MMRP as directed by the City following internal review of the AFEIR. TASK 4 – CEQA PROJECT MANAGEMENT AND MEETINGS 4.1 Project Management and Meetings Ms. Kari Cano will serve as the project manager responsible for supervision of the Kimley-Horn team and documentation review for compliance with CEQA requirements and guidelines and City CEQA procedures. Project management responsibilities include task scheduling and assignment, contract administration and accounting, and coordination and communications with the City. Ms. Cano will maintain regular communication regarding the Scope of Work, budget, and schedule, and to disseminate project information in a timely manner. Ms. Cano will participate in project meetings/conference calls, including the kick-off meeting, and two public hearings (preparation and attendance) for the CEQA document. A maximum of 160 hours Page 9 kimley-horn.com 3801 University Avenue, Suite 300, Riverside, CA 92501 951.543.9869 (approximately 10 hours per month) is assumed for management, meeting and hearings. Participation in and attendance at additional meetings and/or the need for additional management efforts exceeding the budget allocation will require an amendment or would be billed on a time-and-materials basis. ADDITIONAL SERVICES Any services not specifically provided for in the above scope are excluded and could be provided under separate scope and fee if desired. INFORMATION PROVIDED BY THE CITY We shall be entitled to rely on the completeness and accuracy of all information provided by the C ity or the City’s consultants, Architects, Engineers, or representatives. The City shall provide all information requested by Kimley-Horn during the Project, including but not limited to the following: ▪ Proposed Project Plans (high resolution); ▪ Completed Construction Questionnaire; ▪ Existing easement documentation; ▪ Access to the site; and ▪ Site plan, elevations, landscape plans, etc. necessary to complete the Project submittal. Page 10 kimley-horn.com 3801 University Avenue, Suite 300, Riverside, CA 92501 951.543.9869 B. WORK SCHEDULE We will provide our services as expeditiously as practicable with the goal of meeting a mutually agreed upon schedule once all of the City-supplied technical studies have been completed, finalized, and submitted to Kimley-Horn. The below preliminary schedule is provided to generally outline the sequencing of task and approximate durations. The schedule below also assumes that all technical studies will be given to Kimley-Horn by one month after Project Kickoff. This schedule is subject to change based upon further collaboration with the City and any delays caused by factors outside of our control. Project Kick-Off Week 1 Kimley-Horn Prepares NOP Week 2 Kimley-Horn Prepares Project Description Week 2 City Reviews Administrative NOP Week 3 Kimley-Horn Prepares Check Copy NOP Week 4 City Approves Check Copy NOP Week 5 Kimley-Horn Completes/Publishes NOP Week 5 30-Day NOP Public Review Week 6 Scoping Meeting Week 9 Kimley-Horn Peer Reviews Technical Studies Weeks 1-10 Applicant Updates Technical Studies Weeks 11-13 Kimley-Horn Prepares Administrative Draft EIR Weeks 1-15 City Reviews Administrative Draft EIR Weeks 15-20 Kimley-Horn Prepares Check Copy Draft EIR Week 21 City Approves Check Copy Draft EIR Week 26 Kimley-Horn Completes/Publishes Draft EIR Week 27 45-Day Draft EIR Public Review Weeks 28 -35 Kimley-Horn Prepares Administrative Final EIR Weeks 32 -40 City Reviews Administrative Final EIR Weeks 41-45 Kimley-Horn Prepares Check Copy Final EIR Weeks 45-47 City Approves Check Copy Final EIR Week 48 Kimley-Horn Completes Final EIR Week 49 Kimley-Horn Publishes Final EIR Week 49 Planning Commission Hearing TBD Certification Hearing TBD Page 11 kimley-horn.com 3801 University Avenue, Suite 300, Riverside, CA 92501 951.543.9869 C. COST PROPOSAL Category/Title Sr. Professional II Sr. Professional I Professional II Professional I Analyst II Analyst I Sr. Project Support Project Support Kimley- Horn Total Hours TOTAL PROJECT COST Task 1 Project Initiation 5 14 46 6 16 87 $ 18,195 1.1 Kick-off Meeting 4 4 8 $ 2,740 1.2 Data Review and Site Reconnaissance 20 20 $ 3,800 1.3 Project Description 2 6 8 $ 1,780 1.4 Notice of Preparation 1 2 20 16 39 $ 6,965 1.5 Scoping Meeting 6 6 12 $ 2,910 Task 2 Peer Review of Technical Studies 80 80 $ 25,600 2.1A Peer Review of Technical Studies 80 80 $ 25,600 Task 3 Environmental Impact Report 33 137 25 385 14 70 20 684 $ 153,220 3.1 Administrative Draft EIR 10 60 150 30 250 $ 57,050 3.2 Revised Administrative Draft EIR 10 30 80 120 $ 28,450 3.3 Public Review Draft EIR 8 30 35 10 20 20 123 $ 27,320 3.4 Prepare Final EIR/Response to Comments 5 15 25 120 20 185 $ 39,100 3.5 Mitigation Monitoring and Reporting Program 2 4 6 $ 1,300 Task 4 CEQA Project Management and Meetings 10 150 160 $ 51,650 4.1 Project Management and Meetings 10 150 160 $ 51,650 TOTAL HOURS 48 381 25 431 20 70 36 1011 Subtotal Labor: $17,520 $121,920 $ - $5,875 $81,890 $3,300 $13,300 $4,860 $ 248,665 Other Direct Costs $ 3,730 TOTAL COST: $ 256,526