HomeMy WebLinkAboutICF_Earls-Landing-Proposal_12-20-11
November 21, 2011
Jaime Murillo, Associate Planner
City of Newport Beach, Planning Department
3300 Newport Boulevard, Building C
Newport Beach, California 92663
SUBJECT: Proposal for Earl’s Landing Mixed Use Project CEQA Environmental Documentation
Dear Mr. Murillo:
ICF International (ICF) is pleased to submit this proposal in response to the City of Newport
Beach’s (City’s) Request for Proposal for the preparation of Environmental Documentation for the
Earl’s Landing Mixed Use project.
ICF is a multidisciplinary environmental consulting firm with a core practice in California
Environmental Quality Act (CEQA) documentation, environmental analysis, and regulatory
compliance. ICF has prepared thousands of environmental compliance documents, including
documents for projects within the City of Newport Beach, coastal zones, and marine
environments. Our project team will provide a strong knowledge and practical experience with
CEQA, as well as a full range of technical knowledge and experience with similar types of
redevelopment, infill development, mixed use, and waterside projects. Significant factors that
contribute to our success and that we will bring to the City include:
Exceptional CEQA and Project Management Experts. To bring the right set of experience and
skills, the ICF team is comprised of experienced team members. Renee Escario, our proposed Project Manager, brings 10 years of environmental/planning and project
management experience; while Chad Beckstrom, AICP, our proposed Project Director, has served as the project director and/or project manager and lead contributor for more than 75
development projects in his 15 year career. Both Chad and Renee have excellent infill mixed use, coastal, and marine resource project experience, and are knowledgeable about the
project vicinity. This project team is highly qualified and brings an excellent skill set to successfully accomplish the environmental documentation needs of the proposed project.
Further, integrating this experience will provide solution-oriented efficiency in completing the environmental documentation.
Exceptional Technical Experts. Our team also includes in-house technical specialists that provide a full range of scientific and planning expertise. All of the technical work for the
proposed project will be completed by ICF staff, with the exception of the biological marine resource analysis, which will be prepared by MBC Applied Environmental Sciences, who
have extensive experience evaluating resources within the project vicinity.
Attached please find our proposal to provide CEQA documentation services for the proposed
Earl’s Landing mixed use project. This proposal is based on our understanding of the proposed
project and knowledge of the project area. We have prepared a scope of work, cost, and
schedule that reflects our experience and commitment to expediting the CEQA process.
We appreciate the opportunity to present this proposal to the City and look forward to working
with the City again. If you have any questions regarding our submittal, please feel free to contact
Chad Beckstrom at (949) 333-6625 (cbeckstrom@icfi.com) or Renee Escario at (949) 333-6624
(rescario@icfi.com)
Sincerely,
Chad Beckstrom, AICP Renee Escario Principal, Project Director Senior Project Manager
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TABLE OF CONTENTS
Introduction ..................................................................................................................... 2
ICF Environmental Services in Orange County ................................................................ 2
Personnel ........................................................................................................................ 6
Project Experience ........................................................................................................ 10
Project Understanding and CEQA Work Plan ............................................................... 14
Understanding of the Development Area and Proposed Project .................................... 14
Scope of Work ............................................................................................................... 15
MND Schedule .............................................................................................................. 25
Cost Estimate ................................................................................................................ 25
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INTRODUCTION
ICF International (formerly ICF Jones & Stokes) is pleased to submit this Proposal to the City of
Newport Beach (City) to provide environmental consulting services for the proposed Earl’s
Landing mixed use development project, located at 2801 and 2751 West Coast Highway. We
are eager to once again work with the City to support staff in the preparation of the CEQA
documentation for this project; and we look forward to continuing our professional relationship
with the City.
We have organized a team that will be led by Chad Beckstrom, AICP as Project Director and
Renee Escario as Project Manager. Chad has most recently worked with the City to lead
completion of the CEQA documentation for the Newport Business Plaza (WPI project), PRES
Office Building, and the Beauchamp General Plan and Coastal Land Use Plan Amendment
projects. With this experience, Chad brings a strong knowledge of the City’s planning and
environmental review processes. Renee is a senior project manager with extensive experience
managing the preparation of environmental documents to meet the requirements of CEQA. She
has excellent planning and environmental experience completing CEQA documentation for
redevelopment and mixed use projects. Renee also has experience with projects adjacent to
and within coastal waters. With this experience, Renee is excellently positioned to manage a
thorough and efficient environmental review process for the Earl’s Landing project.
ICF Environmental Services in Orange County
ICF is a full-service environmental consulting firm with a long history of working on development
projects for Orange County cities. We have completed projects under contract to the City, which
is discussed in more detail in the “Project Experience” section of this proposal. Additionally, we
have experience working with 11 other Orange County cities, including: Santa Ana, Orange,
Irvine, Anaheim, Lake Forest, San Juan Capistrano, Brea, Westminster, Fountain Valley,
Huntington Beach, and San Clemente. Further, we have experience working with regional
agencies such as the Orange County Public Works (OCPW) and the Orange County
Transportation Authority (OCTA).
To support our local clients, ICF utilizes staff from our Irvine office, as well as expertise from
staff resources throughout southern California. Our Irvine office is located less than 20 minutes
from the City’s Civic Center, and is home to most of our proposed team, including our Project
Manager, Renee Escario and Project Director, Chad Beckstrom.
ICF specializes in providing environmental analysis to support local government planning and
development projects, including residential, commercial, mixed use and infill developments. Our
primary service is the preparation of CEQA environmental compliance documentation, including
ISs, Negative Declarations (NDs), MNDs, and EIRs. ICF’s expertise with CEQA dates back
more than 40 years, where our founders (under the legacy of Jones & Stokes) helped draft the
original CEQA legislation in 1970. Also, our in-house environmental counsel co-authored
several industry-wide desktop reference guides, including the CEQA Deskbook: A Step-by-Step
Guide on How to Comply with the California Environmental Quality Act. A large majority of our
senior staff, including Chad Beckstrom, serve as regular instructors in our Environmental
Education Program, where he and others teach basic to advanced CEQA classes throughout
the University of California Extension Program.
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One of the advantages of selecting ICF is our capability to prepare CEQA documents and the
full range of supporting technical studies with in-house experts, including:
Aesthetics/Visual Resources. Our expertise in aesthetic evaluations includes creating
photo-realistic designs before and after visualizations that accurately illustrate a project’s
setting in the viewshed. We also create 3-D modeling that substantiates the accuracy of
the design visualizations and use extensive global positioning systems (GPS) and
geographic information systems (GIS) technologies to create accurate and dramatic
portrayals of post-project conditions and mitigation visualizations.
Air Quality/Climate Change/Greenhouse Gas (GHG) Emissions. We provide air
emissions inventories and forecasts; Clean Air Act (CAA) compliance; air modeling of
stationary, area, and mobile sources; air permitting, including Prevention of Significant
Deterioration (PSD), New Source Review (NSR), Title V, and Best Available Control
Technology (BACT) evaluations; air quality management plans; air toxics emissions
inventories and regulatory support, including health risk assessments (HRA); emission
reduction credits and trading; odor impact assessments; and general conformity
determinations. We also offer the expertise of ICF’s Climate Change Focus Group, a
multidisciplinary team of in-house CEQA/ National Environmental Policy Act (NEPA)
specialists that is uniquely poised to provide CEQA/NEPA climate change guidance in
the regulatory transition related to Assembly Bill 32.
Cultural Resources. We are experts in prehistoric and historic archeological resources
in Orange County. We perform archaeological surveys (Phases I, II, and III) and
excavations, prepare impact evaluation and recordation reports, and provide laboratory
analysis and curation of prehistoric and historical materials. We bring experience with
Native American resources and consultation, implementation of state and federal
regulations pertaining to the management of archaeological resources, preparation of
cultural resources management and mitigation plans, and consultation with State
Historical Preservation Office (SHPO).
Geology & Soils. Our capabilities include analyzing geologic setting, anticipated earth
units, soil conditions, faulting and seismicity, seismic parameters, liquefaction, potential
geologic hazards, erodible soils, unstable slopes, and unique geological or physical
features. Our registered geologists also review geologic maps, geotechnical reports, soil
surveys, fault hazard maps, topographic maps, and historical aerial photographs, as well
as develop appropriate mitigation measures. Additionally, we are well-versed in
evaluation earthwork constraints, anticipated foundation types, and recommendations for
future geotechnical evaluations during the design component of a project.
Hydrology/Water Quality. Our services include hydrology and hydraulics (surface and
groundwater modeling, floodplain modeling and mapping, dam and levee failure
analysis, water supply and allocation studies, geomorphology, and sediment transport);
water resources management (water quality, beneficial use assessments, and
stormwater drainage evaluations); National Pollutant Discharge Elimination System
(NPDES) and Clean Water Act (CWA) compliance, and mitigation monitoring.
Hazards. ICF offers expertise in evaluating the potential impacts related to hazards and
hazardous materials associated with any project, including analyzing the handling,
storage, or transport of hazardous materials; the presence of and potential exposure to
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MBC is located approximately
6 miles from the project site.
MBC staff for the Earl’s Landing project has
conducted numerous studies in the project vicinity and is
very familiar with Marine Biological Resources in
Newport Harbor
any existing hazardous materials; potential hazardous emissions caused by a project, or
exposure of populations to existing harmful emissions; and any conflict associated with
existing emergency response or evacuation plans. ICF also provides Phase I and Phase
II environmental site assessments, environmental liability assessments, site
investigation, agency consultation, remediation planning strategies, and site remediation
support.
Noise/Acoustics. We identify and evaluate potential noise impacts associated with
development projects, conduct acoustical studies to identify potential impacts, and
develop cost-effective mitigation measures (such as sound walls, noise-attenuating
building construction, and site planning) that can be incorporated into project designs.
We are skilled in a variety of tools used to assess noise and vibration impacts, including
conducting noise monitoring using sound level meters to measure a variety of noise
source levels and several computer-based models to analyze noise from construction,
motor vehicles, trains, aircraft, blasting, and waterborne noise and vibration.
Biological Resources (land side). ICF prepares biological resource evaluations and
documentation pursuant to CEQA, including focused surveys for sensitive species,
resource mapping, impact analyses, development of feasible and acceptable mitigation,
and monitoring of mitigation measures during and following construction.
MBC Applied Environmental Sciences (MBC) will
supplement ICF staff by providing expertise in Marine
Biology. MBC was founded in 1969 as Marine Biological
Consultants, Inc. in response to a growing need by industry
and government for professional biologists to conduct
integrated studies of the marine environment. By the late
1970s, MBC had grown to become one of the most
experienced biological consulting firms on the Pacific Coast.
MBC's staff of scientists and technicians is actively engaged
in a wide range of marine, estuarine, freshwater, and
terrestrial studies. This includes conducting surveys of existing coastal ecology and marine
resources, such as benthic organisms, eelgrass habitat, and other marine species and
habitats.
MBC routinely provide impact analyses in support of environmental assessments for CEQA
documents. These assessments have included review of local and regional scientific studies, collection of new scientific data, establishment of the existing environmental setting,
assessment of potential impacts, and development of mitigation measures to reduce
potentially significant impacts. Studies have included the analysis of open ocean, harbor, coastal, and wetland environments and all natural-resource groups.
MBC has conducted numerous investigations in Newport Bay and supported construction permitting and monitoring projects throughout Southern California. Recent relevant MBC experience includes the following:
Pre-dredge water quality monitoring and assistance with the development of the Water
Quality Monitoring Work Plan and for the Phase 1 Upper Newport Bay Ecosystem
Restoration Project.
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Pre-dredge eelgrass and Caulerpa taxifolia monitoring and assistance with the
development of the Eelgrass Protection Plan for the Phase 1 Upper Newport Bay
Ecosystem Restoration Project.
Pre-construction salt marsh bird’s beak delineation for the Phase 1 Upper Newport Bay
Ecosystem Restoration Project.
Post-dredge eelgrass monitoring for the Phase 1 Upper Newport Bay Ecosystem
Restoration Project.
A 3-year study of Ichthyoplankton, Adult Fish and Benthic Resources of Upper Newport
Bay.
Eelgrass Restoration and Monitoring at DeAnza Island in Upper Newport Bay.
Eelgrass Monitoring for the Seismic Retrofit of Balboa Bridge in Newport Beach.
Upper Newport Bay Dredge Water Quality Monitoring.
Pre-dredge eelgrass, Caulerpa taxifolia and habitat monitoring for the Dana Point Harbor
Dredge Project
Evaluation of Impacts for the Expansion of the R/V Sea Explorer Dock and Removal of a
Sea Wall in Dana Point Harbor.
Evaluation of Impacts of the Naples Island Sea Wall Repair Project in Alamitos Bay.
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Personnel
Renee and Chad, as our project management team, will work together to provide leadership to
successfully complete the CEQA project. As Project Manager, Renee will serve as the day-to-
day contact and lead all interactions with the City. She will address the City’s needs and
coordinate with Chad to address any complicated issues. Renee will also work closely with our
technical team to prepare technical studies and appropriate CEQA document chapters. Chad
will provide Quality Assurance/Quality Control (QA/QC) oversight of the technical deliverables,
and will be responsible for senior-level oversight of project tasks on an as-needed basis. The
ICF team is presented below in our Organization Chart and key staff biographies.
Organization Chart
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Chad will provide project oversight, technical expertise,
and QA/QC. His recent City experience includes:
Beauchamp General Plan and Coastal Land Use Plan Amendments IS/MND
PRES Office Building in Koll Center
Newport Business Plaza Draft IS/MND
Key Staff Biographies
Renee Escario, Project Manager. Renee is a senior project manager with ten years of
experience managing the preparation of environmental compliance documents with a focus on
CEQA ISs, MNDs, and EIRs. Renee is accomplished in working with technical specialists to
both identify potential impacts and potential mitigation solutions, to both alleviate project effects
and move the project forward. Her CEQA experience includes completion of redevelopment,
mixed use, marine-related, residential, commercial, institutional, park and recreation, and school
projects. This includes infill and redevelopment projects within fully developed areas. Renee
also manages a wide range of community planning projects, which include land use planning,
municipal service and infrastructure planning, and jurisdiction boundary planning. Of the
planning projects, Renee specializes in evaluating the effects to service provision and
infrastructure as development and growth occurs within a jurisdiction or agency.
Renee’s daily focus is on project coordination, management, and oversight. In addition, Renee
often functions as the lead author and is excellent at evaluating technical studies, preparing
complex impact analysis, and integrating regulatory requirements. Renee’s skill strengths
include: collaborative critical thinking, excellent writing, accomplished project management,
effective team leadership, and being solution oriented.
Chad Beckstrom, AICP, Project Director. Chad is a principal with
ICF who brings more than 15 years of experience managing and
overseeing the preparation of CEQA documentation for various
types of developments. He brings both an academic and
professional background in urban and regional, and environmental
planning. He has specific experience in working with local
municipal governments on planning and development projects,
including mixed use projects for the City. Chad works tirelessly to
deliver clients the best possible advice relative to CEQA, including
strategizing to defend potential legal challenges. He has been
working with the Port of Los Angeles for several years on the
preparation of CEQA documents for several waterfront
development projects, including the San Pedro Waterfront Project
EIR/EIS, Cabrillo Marina Phase II EIR, Waterfront Gateway Development IS/MND, and the San
Pedro Surface Enhancements Project IS/MND. As Project Director for the City’s Beauchamp
General Plan and Coastal Land Use Plan Amendments IS/MND, PRES Office Building in Koll
Center, and Newport Business Plaza Draft IS/MND projects, he provided senior project
oversight, performed QA/QC review of all CEQA documents, and supported our project
manager in staffing, budget, and schedule control. Chad brings the continuity necessary to
apply our prior experience and knowledge of the City’s processes and preferences to this
particular effort.
Key Technical Staff
Jennifer Stock, Licensed Architect, Aesthetics/Visual Resources. Jennifer brings more
than 11 years of experience in visual impact analysis and serves as one of ICF’s lead for visual
resources. Jennifer has prepared visual resources and shade/shadow analyses for CEQA
documents, as well as construction documents using Autodesk Civil 3D. She brings unique
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expertise in assessing the visual environment in greater detail, determining how a project may
negatively or beneficially affect visual landscapes, and developing methods to improve
aesthetics and expertise in mitigation planning and design.
Keith Cooper, AICP, Air Quality/GHG Emissions. Keith has more than 12 years professional
experience as an air quality specialist preparing documents to meet CEQA requirements. His
areas of expertise include criteria pollutant and GHG emissions inventories, air toxics HRAs,
transportation conformity determinations, and general conformity determinations. Keith has
prepared or overseen the preparation of hundreds of air quality impact assessments/reports that
document air pollutant emissions and concentrations related to various public infrastructure and
private development projects. He has a thorough understanding of the National and State
Ambient Air Quality Standards, general and transportation conformity requirements, rules and
regulations adopted by local air districts (e.g., South Coast Air Quality Management District
[SCAQMD]), and climate change/GHG emissions quantification and evaluation requirements.
Mark Robinson, RPA, Cultural Resources/Archaeology. Mark, a registered professional
archaeologist, has over 20 years of experience in prehistoric and historical archaeology. He has
worked extensively in California and has specialized training in lithic analysis and lithic materials
identification and sourcing. Mark meets the Secretary of the Interior’s standards for a
professional archaeologist, and has managed all phases of archaeological activities, including
surveys, testing, data recovery excavations, monitoring, site evaluation, analysis, report
preparation, and archival research.
Alexa La Plante, Hydrology/Water Quality. Alexa has nine years of experience in federal and
state water quality permitting compliance, regulatory agency coordination, water quality
technical reports and monitoring studies, and water resources planning projects. She has
worked on several local, state and federal water supply, flood management, natural resources,
and climate change projects. Alexa is intimately familiar with water resources issues, as well
water quality regulatory compliance and related technical studies in California.
Gary Clendenin, RG, Geology and Soils. Gary is a State of California Registered Geologist
with more than 25 years of experience in geology, hydrogeology, and environmental sciences.
As a former tenure-track instructor of geological sciences, Gary has both field and textbook
knowledge of the complex fault network in and around southern California. Over the last 20
years, Gary has been involved in all aspects of the environmental consulting practice including
the preparation of geology and hazardous materials sections of CEQA documents, the planning,
design, and execution of soil and groundwater investigations and feasibility studies, and the
performance of environmental liability assessments.
Mario Barrera, Hazards. Mario has six years of experience evaluating hazards and hazardous
materials, including hazards related to contaminated soils, wastewater, groundwater, and vapor.
Mario is experienced in field data collection; implementing NPDES rules and regulations;
preparing Phase I and Phase II assessments; Stormwater and Industrial Waste Site Inspections
and permitting, and remediation system operation and maintenance. Mario is also a contributing
author preparing CEQA hazardous material impact sections for various types of projects.
Additionally, Mario has project specific experience working on redevelopment and infill projects
with known existing hazardous materials onsite.
Mike Greene, INCE, Noise/Acoustics. Mike brings more than 20 years in the field of acoustical
analysis and noise control engineering. He has conducted and participated in noise and
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vibration analyses for commercial, industrial and residential developments throughout California.
Mike is experienced in the modeling of existing and future roadway noise impacts using the
Federal Highway Administration’s Traffic Noise Model (TNM®). Mike is Board Certified by the
Institute of Noise Control Engineering. Mike has experience evaluating construction projects that
include pile driving, adjacent sensitive uses, and the marine environment.
Aaron Brownwood, CEQA Documentation. Aaron is an Urban and Environmental Planner
with over five years of experience in both the urban planning and environmental processes for a
variety of public agencies and private developers. In this role, he prepares CEQA documents
and Master Plans, conducts public outreach workshops, and processes a variety of
discretionary projects. Aaron is currently preparing an EIR for the Port of Los Angeles to
analyze a project involving the adaptive reuse of an industrial shipyard as a public space and
educational center in San Pedro. He is also preparing an EIR for the Port of San Diego to
analyze a proposal to expand an existing convention center and hotel along the San Diego bay.
Tanya Jones, CEQA Documentation. Tanya is trained in environmental analysis and design.
She contributes to CEQA projects by preparing environmental analysis, providing assistance to
project managers, coordinating between project managers and technical specialists, and
facilitating scoping meetings. Tanya has worked on several development projects in the City of
Newport Beach, including the City’s Beauchamp General Plan and Coastal Land Use Plan
Amendments IS/MND, PRES Office Building B Administrative Draft IS/MND, and Newport
Business Plaza Administrative Draft IS/MND projects, for which she provided assistance in the
preparation CEQA documentation.
Kai-Ling Kuo, PE, Traffic/Circulation/Parking. Kai-Ling is a transportation planner/engineer
with more than 10 years of environmental planning, transportation planning, and engineering
experience. Her specialties include transportation impact analysis, environmental impact
analysis, and all analytical aspects of transportation planning and engineering. Kai-Ling’s
transportation experience includes travel demand forecasting, development of the transportation
element of city and county comprehensive plans, traffic analysis for environmental reports and
site impact studies, development of roadway improvement projects and cost estimates, and
geometric design of transportation infrastructure. She also has extensive experience completing
traffic, circulation, and parking analyses pursuant to the requirements of the CEQA.
Biological Resources.To supplement our services, David Vilas of MBC will provide biological
services. David is an expert at preparing impact assessments for coastal sites, with a special
emphasis on identifying marine annelids. For the past 12 years, David has provided various
marine biological technical investigations and studies supporting CEQA documentation. David
has extensive experience in Newport Harbor, Newport Bay, and throughout southern California.
This includes pre-dredge water quality monitoring, pre-dredge eelgrass and Caulerpa taxifolia
surveys, mitigation plan preparation, habitat monitoring, and impact evaluations for
infrastructure repair and replacement projects (e.g. docking, sea walls, bulkheads, piles, ect).
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City of Newport Beach
Reference:
Janet Johnson Brown
Associate Planner
City of Newport Beach
3300 Newport Boulevard Newport Beach, CA
92663
(949) 644-3236
PROJECT EXPERIENCE
Within our extensive development project portfolio, we have managed numerous projects
involving redevelopment, mixed use, infill, and marine components. We have selected a few of
these local projects to highlight.
Beauchamp General Plan and Coastal Land Use Plan Amendments IS/MND—City of Newport Beach
ICF prepared an IS checklist and MND in support of a general
plan amendment and local coastal program amendment for a
development project on the Balboa Peninsula. The project
included the potential demolition of two existing tennis courts
and a clubhouse, and the construction of five residential
dwelling units. The proposed project changed the General Plan
land use, so that the land use designations would be consistent
with Single Family Residential Zoning district. The site is
located in a low-lying flat area of Newport Beach, which is
affected by ocean tides and susceptible to 100-year flooding and tsunami inundation at extreme
high tide. Year Completed: 2010
Newport Business Plaza Draft IS/MND—City of Newport Beach
ICF prepared an IS/ MND for a development project requiring a General Plan Amendment to
increase the maximum allowable entitlement. The project proposed demolition of an existing
one-story office building comprised of two connected buildings, and construction of three
separate office buildings, two 3-story buildings, one 1-story building, and multi-level parking.
The project also required an amendment to the Koll Center Planned Community to allow an
increase in the maximum net square footage. The proposed project is located within one mile of
John Wayne Airport and subject to its respective Airport Environs Land Use Plan (AELUP). The
IS/MND was adopted and the project was approved without incident. Year Completed: 2010
PRES Office Building B Draft IS/MND—City of Newport Beach
ICF prepared an IS/MND for a development project in the Koll Center that required a General
Plan Amendment to increase the maximum allowable entitlement. The project proposed a three
story building to replace the existing paved parking surface located between two office
buildings. The project also included an amendment to the Koll Center Planned Community to
allow an increase to the maximum net square footage. The proposed project was located
adjacent to a retarding basin and located within the San Diego Creek Watershed. Total
Maximum Daily Loads (TMDLs) for nutrients, sediments and toxics were discussed as the main
tributary of the San Diego Creek Watershed—San Diego Creek—drains directly into the Upper
Newport Bay. The project is located within one mile of John Wayne Airport and subject to its
AELUP. ICF worked with the City to address significant attorney comments on the IS/MND, and
amend the document in attempts to further defend the document against legal challenges.
Ultimately the IS/MND was adopted and the project was approved without opposition. Year
Completed: 2011
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City of Santa Ana
Reference:
Sergio Klotz, AICP
Planning Manager
City of Santa Ana
20 Civic Center Plaza Santa Ana, CA 92707
(714) 667-2796
Port of Los Angeles Reference:
Jan Green Rebstock, CEQA Project Manager
Port of Los Angeles 425 S. Palos Verdes
Street San Pedro, CA 90731
(310) 732-3949
Met at South Coast CEQA Documentation and Technical Studies—City of Santa Ana
Under contract to the City of Santa Ana, Renee and Chad are
currently managing preparation of technical studies and CEQA
documentation for an infill multifamily residential project within the
South Coast area of the City of Santa Ana. The project consists of
303 multifamily residential units on a 3.1-acre site in the MacArthur
Place District Center, and requires a Zoning Ordinance Amendment
and variances to modify parking requirements. The proposed project
will include five stories of multifamily rental units in three buildings, all
of which would be constructed over a two-level subterranean parking
structure that spans beneath all three buildings. Open space
courtyard areas will be developed between the buildings also over the 667-space parking
structure. Our team has prepared technical studies (including a traffic study, cultural study,
noise study, biological resources evaluation, jurisdictional delineation, and an air quality/GHG
study) and the draft environmental documentation for this project. Major environmental issues
are related to biology, traffic, noise, aesthetics, and air quality emissions that would result from
construction and operation of the project. Year Completed: Project Ongoing, MND is out for
public comment.
San Pedro Waterfront Project EIR/Environmental Impact Statement (EIS)—Port of Los Angeles
Under the direction of Chad Beckstrom, ICF prepared a joint
EIR/EIS for the Los Angeles Harbor Department and the U.S. Army
Corps of Engineers for the major redevelopment and associated
infrastructure improvements for approximately 418 acres in the Port
of Los Angeles. The project was planned to span an approximately
8-mile stretch of the San Pedro waterfront from the Vincent Thomas
Bridge to the federal breakwater within the Los Angeles Harbor
Department’s property. The project included 35 various elements,
including public waterfront and open space areas, commercial
development, multi-modal transportation and parking facilities, the creation of three new
harbors, and a major expansion of cruise ship facilities and operations. The draft EIR/EIS was
released in September 2008 and the EIR was certified in 2009. The EIR/EIS received the
“Outstanding Environmental Document” award from the California Chapter of the Association of
Environmental Professionals in 2009. Year Completed: 2009.
Wilmington Waterfront Project EIR—Port of Los Angeles
Under contract with the Port of Los Angeles, ICF prepared the Wilmington Waterfront Project
EIR for a large waterfront project. This EIR assessed the impacts of a 94-acre waterfront
development project, adjacent to the Wilmington community of the City of Los Angeles. The
project proposed to develop 150,000 square feet of industrial sites, 70,000 square feet of
commercial uses, a 10-acre land bridge with a park, and a two-mile multi-modal bike/pedestrian
trail and trolley line extension. ICF prepared the EIR to address the project’s environmental
impacts. Our services included preparing ISs and NOPs; conducting scoping meetings and
community outreach; preparing the Draft and Final EIRs, along with a full range of supporting
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technical studies; preparing a mitigation monitoring program; and preparing certification
documents for the EIRs and project decisions. Year Completed: 2008.
West Channel/Cabrillo Marina Phase II SEIR—Los Angeles Harbor Department
This project included preparation of a Supplemental EIR on behalf of the Port of Los Angeles for
the West Channel/Cabrillo Marina Phase II project. The project involved the second phase of
improvements within the West Channel/Cabrillo Beach Recreational Complex to provide a
unified continuous waterfront within the West Channel Development Area. The site is occupied
by existing marina boat slips, parking areas, lifeguard and fire stations, and warehouses for
storage, cargo handling, and transshipment activities. The project involved redevelopment of
40.9 acres of land and 38.9 acres of water to include a variety of commercial and recreational
land uses.
Existing buildings, paving, substructure, docks, berths, and piers were proposed to be partially
or wholly demolished and removed to accommodate the construction of the new facilities.
Several waterside infrastructure improvements were proposed to accommodate the proposed
project, including dredging, excavation, and landfilling, and construction of bank riprap
revetment along the shoreline. The marina facilities were proposed to be replaced with new,
modern floating dock systems to accommodate approximately 675 boat slips. A 200,000
square-foot dry stack boat storage building was also proposed to store approximately 1,000
boats. Landside infrastructure improvements included street and intersection improvements,
landscaping, utilities, and signage improvements. The project featured enhanced pedestrian
circulation and 6,500 linear feet of a new waterside promenade. A Marina Village Retail Center
was proposed to comprise 42,000 square feet of retail space, 25,000 square feet of office
space, and a 10,000 square-foot restaurant clustered around a pedestrian-oriented plaza.
Waterfront Gateway Development Project MND—Los Angeles Harbor Department
This project included preparation of an Initial Study/Mitigated Negative Declaration related to a
series of improvements to the waterfront gateway area of the Port of Los Angeles consisting of
enhancements to public access and linkages from the San Pedro community, and provision of a
system of plazas and public gathering spaces along the waterfront. The project consisted of
several elements, including an elevated waterfront boardwalk; a public plaza at the gateway to
the Port; a 50-foot-wide and approximately 6,500 linear foot corridor consisting of a “greenbelt”
public promenade with multi-modal transportation options, landscaping, hardscape, and street
furniture; and streetscape and intersection improvements consisting of pedestrian
enhancements landscaping, sidewalk and street improvements, signing and striping.
As part of our efforts, we completed several technical analyses in support of the environmental
documentation, including an air quality analysis to document emissions from construction and
compliance with the Port’s “no net increase” policy; a noise analysis to address construction
impacts on adjacent residents, including an analysis of pile driving activities for construction of
the Boardwalk; cultural resources studies to address impacts to a listed prehistoric
archaeological site and historic-era archaeological resources; a traffic analysis to address
impacts to the roadway network and intersection capacity; and a biological investigation to
evaluate potential impacts to migratory birds that nest underneath the wharf decks that were
proposed for removal. Our team assisted the Port in identifying feasible and implementable
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mitigation measures that would support the Board of Harbor Commissioners adoption of a
Mitigated Negative Declaration for the project. Year Completed: 2008.
San Pedro Waterfront Enhancements Project MND—Los Angeles Harbor Department
This project included preparation of an Initial Study/Mitigated Negative Declaration for
approximately 45 acres of improvements including approximately 4 acres of existing and
construction of new pedestrian walks and plazas, approximately 10 acres of green public open
spaces, parking areas, upland pedestrian linkages, landscaping between Port waterfront
attractions, streetscape and street intersection improvements, and installation of a pedestrian
rail crossing.
Extensive public notification was provided for this project, and a total of 390 letters were
received during the public comment period on the MND. Due to the number and nature of
comments received on the MND and concerns about project costs, changes were made to the
proposed project. These changes include redesigning some project elements, including open
space, parking areas, and signage. ICF worked with the Port to respond to comments and
prepare an errata to the Draft MND prior to adoption of the MND. Year Completed: 2008.
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PROJECT UNDERSTANDING AND CEQA WORK PLAN
Understanding of the Development Area and Proposed Project
The project site is located adjacent to Newport Harbor on West Coast Highway in an urban
developed portion of the City that is identified as the Mariners’ Mile corridor. This portion of the
City consists of existing marine related, visitor-serving, commercial and residential uses. As
described by the City’s General Plan Harbor-fronting properties in the Mariners’ Mile corridor,
such as the project site, would accommodate housing, commercial, and mixed-use structures.
View and public access corridors from Coast Highway to the Harbor would be required, with a
pedestrian promenade developed along the length of the Harbor frontage.
The project site consists of two adjacent parcels fronting the Harbor that are currently developed
with restaurant and office uses. The proposed project would consolidate the two separate
parcels, and redevelop them with similar uses, plus residential, that would intensify activities on
the project site. The existing restaurant and office building located at 2751 West Coast Highway
(7,000 sf existing 2-story structure) would be replaced with a much larger (24,548 sf) building
that would include a restaurant and six residential condominium units. Construction of this
building would include replacement of the existing bulkhead and piles, so that the new structure
could extend over the water and also support a new pedestrian walkway. The project proposes
to extend the new building over the bulkhead by approximately 33.5 feet.
The existing restaurant and office uses on the 2801 West Coast Highway parcel would be
augmented by a 950-square foot office addition to the existing 22,660 sf structure. The exterior
dining area for the Chart House restaurant will also be redesigned as part of the changes to this
structure.
The project would also develop a three-level parking structure with 142 parking spaces to
accommodate the existing and proposed new uses on the project site. This structure would
span both existing parcels, requiring the lot consolidation. In addition, the project proposes
shared parking during the peak parking demand periods.
To accommodate the project, several planning approvals will be required:
General Plan and Zoning Code Amendments will be required to increase the allowable
Floor Area Ratio (FAR) for the proposed intensified uses. The existing General Plan and
zoning designations of MU-W1 (Mixed Use Water 1), which is applied to waterfront
properties along the Mariners’ Mile Corridor allows a maximum FAR of 0.50. Because
the project proposes a FAR of 0.56 General Plan and zoning amendments would be
required.
Tentative Tract Map will be required to consolidate the two project parcels and to allow
for the development of residential condominium units.
Planned Development Permit will be required to allow the proposed structures to reach
the maximum building height of 40 feet. This application to the City also includes a
request to encroach on the 10-foot bulkhead setback, and a request for a reduction in
the off-street parking requirements and implementation of a parking management plan.
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Conditional Use Permit will be required to utilize off-site parking and for operation of two
restaurants with late outdoor dining and alcohol service.
Sign Program will require approval to install signs on the new parking structure to
identify the restaurants and office uses.
Coastal Development Permit will be required for implementation of the project. This
permit will need approval by the California Coastal Commission.
Because the project site is developed and within a developed and built-up portion of the City
adjacent to the harbor, natural resource issues are limited to the adjacent marine environment.
Beyond this, key environmental impacts associated with the proposed project are focused on
growth and urban development issues such as parking, aesthetics, noise, air quality and
greenhouse gasses, water quality, hazards, and public service and utility capacities.
Scope of Work
ICF will prepare an Initial Study/Mitigated Negative Declaration (IS/MND) in accordance with
State CEQA Guidelines, as well as all up-to-date CEQA-related legislation and case law. The
environmental analysis will be neutral and unbiased and focus on each project, as delineated in
the project descriptions, preliminary engineering designs, and other information provided by the
City and/or project applicant. ICF understands that our scope of work for environmental review
and technical services needed for the IS/MND will involve the tasks outlined below.
Task 1. Project Initiation/Draft Project Description
Chad Beckstrom and Renee Escario, as the project management team, will meet with the City’s
project team within five days of the Notice to Proceed (NTP) to discuss the project issues, refine
our scope of work if necessary, and gather any additional project specific data and materials
(including design details, construction assumptions, and construction schedule) to begin the
environmental analyses.
Following this meeting, ICF will review this information and conduct field visits to obtain an on-
site perspective of the site and the overall context of the surrounding area. Renee will prepare
an information needs request to identify any additional project specific information that will be
needed for preparation of the draft project description. At the completion of this task, Renee will
provide the City with a draft MND Project Description.
Deliverables
Attendance at one project initiation meeting (two team members attending).
Attendance at one site visit, including drive time and preparation.
Draft and final project description (assumes one round of review and revision).
Memo documenting information requests.
Task 2. Peer Review Applicant-Provided Technical Studies
ICF experts will peer review technical studies and information provided by the project applicant,
and will provide a critique of the studies and data for their adequacy for use in the IS/MND. ICF
will identify any deficiencies and provide suggested revisions. We assume that the applicant
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would revise any deficient studies or information, and the City would provide ICF with updated
information for use in the IS/MND. ICF will incorporate relevant conclusions and mitigation
measures from the studies into the MND resource sections. For costing purposes, we assume
the technical studies are adequate for incorporation into the CEQA document, and multiple
iterations of review and revisions are not warranted. As identified in the RFP and information
provided online for the proposed project, we anticipate that the following technical studies and
information will be provided by the applicant:
Visual Simulations
Geotechnical Investigation
Phase 1 Environmental Site Assessments
Soils Study
Water Quality Management Plan
Shared Parking Analysis and Valet Management Plan
Lighting and Landscaping Plans
Peer review of this project information would be conducted by in-house experts, and any
questions or comments would be funneled through Renee as Project Manager, and forwarded
to the City (and/or applicant as directed by the City).
Task 3. Prepare Technical Studies to Support IS/MND
The following technical studies are included in this scope, and will be prepared by ICF in-house
experts, except for the marine biology study that would be prepared by MBC:
Marine and Terrestrial Biological Resources Analysis
Visual /Light and Glare Analysis
Air Quality Impact and Greenhouse Gas Analysis
Noise Impact Study
Cultural Resource Study
General Plan and Coastal Act Consistency Analysis
Circulation and Parking Analysis
The results of the technical studies will be incorporated into the IS/MND discussions. Stand-
alone technical studies are not anticipated to be prepared. Any detailed technical data will be
appended to the IS/MND, as appropriate. It is anticipated that the applicant would provide a
preliminary level of site-specific technical analysis including: preliminary site plan, grading plans,
excavation depths, etc. Our team’s approach to each of these studies is provided in greater
detail below.
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Marine and Terrestrial Biology
As described above, the project site is adjacent to Newport Harbor and the proposed new
building structure and pedestrian walk would extend over the water. These project features
would require replacement of the existing bulkhead, piles, and docking. Marine biological
impacts may result from replacement of the existing waterside structures and from construction
activities in the Harbor. In addition, long-term marine impacts may occur from shading effects
related to the new structures that are proposed to extend approximately over harbor waters.
MBC will assess the existing water quality and biological resources at the project site, and
evaluate potential impacts to those resources from construction and operation of the proposed
project.
After a review of project relevant information and literature, MBC will conduct a survey of the
project site to collect existing water quality and biological data. A qualified marine biologist will
provide a careful site examination of the existing terrestrial flora and fauna and natural
communities present within the project site. In addition, the existing abiotic influences, apparent
disturbances, and other relevant conditions will be identified. Marine biologist-divers will also
survey the area offshore of the proposed construction site to determine the presence and extent
of eelgrass (if any), and document the biological resources that could be affected by shading
from the new building, bulkhead replacement, pile driving, and dock modifications.
MBC will document the affected environment and identify the biological impacts that may result
from implementation of the proposed project. This will include an evaluation of aquatic and
terrestrial biota and habitats with the project area. Aquatic biota and habitats include the flora
and fauna associated with the water column and benthic habitats. Water column considerations
include fish and plankton (phytoplankton and zooplankton). Benthic habitats include hard bottom
and soft bottom areas, macro algae (e.g., kelp), and submerged aquatic vegetation (e.g.
eelgrass). This section will also address appropriate commercial fisheries, turtles, marine
mammals, invasive species, and essential fish habitat. Terrestrial biota and habitats include the
upland flora and fauna as well as water-associated birds; shallow water habitats and wetlands.
The potential short-term (construction) and long-term (operation) impacts to water quality and
biological resources will be analyzed, and mitigation measures proposed, if necessary. This also
includes evaluation of long-term and short-term Best Management Practices (BMPs) that may
need to be incorporated as mitigation measures. MBC will prepare a marine resources technical
memo, which will be attached as an appendix to the IS/MND. A summary of, and the results of,
the biological analysis will be provided in the biological resources section of the IS/MND.
Visual/Light and Glare Analysis
The existing project site is developed with two-story structures that front Newport Harbor and
are set back from West Coast Highway. The area adjacent to West Coast Highway is developed
as a surface parking lot that provides 87-spaces. Views of the Harbor can be seen from West
Coast Highway between and around the existing on-site structures.
Because potential aesthetic impacts may occur from development of the larger building
structures and three-levels of parking adjacent to West Coast Highway and Newport Harbor,
ICF’s visual resources specialist will prepare a detailed visual analysis that will address impacts
to the aesthetic conditions in the surrounding vicinity. The visual analysis will provide a narrative
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of the physical setting in terms of the visual character and quality of the viewsheds, key vantage
points (vistas) including West Coast Highway and Newport Harbor, recreational opportunities,
and important visual resources within the project viewshed. Additionally, the setting will include
an inventory of the viewer groups that have visual access to the site, along with their relative
sensitivity to changes in views, and will identify the applicable aesthetic policies in the general
plan, and development standards in the zoning ordinance that may be relevant to the project.
ICF will provide a qualitative evaluation of the changes to the visual environment that would
occur as a result of the project. The analysis would focus on locations that are the most
sensitive public views (West Coast Highway and Newport Harbor) that are subject to change
and potential for impact. The impact analysis would also focus on project’s features that have
the capability of modifying the aesthetic character and quality of the project area. Additionally,
we will evaluate the project in terms of visual/aesthetic goals, objectives, and policies contained
in relevant planning programs. Mitigation measures will be explored and recommended, as
appropriate.
This analysis would utilize the project plans and visual simulations provided by the applicant.
We also assume that any proposed features such as planting plans, lighting plans, and
proposed aesthetic treatments will be supplied by the applicant.
ICF will conduct an analysis of light and glare that could be generated by the project. We will
identify existing lighting sources in the project area, and determine the sensitivity for the
introduction of new lighting sources within the project area. We will review lighting design plans,
and identify the location of receptors that may be affected by the lighting system. ICF will
review applicable municipal code guidance for lighting, and any other standards that may be
used as a threshold related to light trespass limitations (i.e., spill light). Glare could potentially
impact nearby uses as a result of vehicle headlights within the parking structure if not
adequately shielded. If available, ICF will also analyze the proposed exterior architectural
treatments of the proposed design to understand and analyze if any exterior spectral surfaces
would have the potential to produce fugitive glare. A qualitative assessment of the impacts from
new lighting and glare will be prepared, and mitigation measures will be identified if necessary,
which may include design measures to minimize spill light and glare.
Air Quality Impact and Greenhouse Gas Analysis
ICF will analyze the potential air quality- and greenhouse gas-related impacts of the proposed
project, consistent with the requirements of the California Air Resources Board (ARB) and the
South Coast Air Quality Management District (SCAQMD). The analysis will include an
evaluation of criteria pollutants and greenhouse gas (GHG) emissions, local carbon monoxide
concentrations, toxic air contaminants, and potential odors associated with facility operations.
For the evaluation of GHG emissions and climate change, specific methodologies and
thresholds will be developed based on the latest information made available by the ARB,
Governor’s Office of Planning and Research (OPR) and SCAQMD at time of project initiation.
It is anticipated that emissions will result from construction activities as well as from an increase
in operational activities. The construction air quality analysis will be based on the operation of
construction equipment and other earthwork activities. Operational air quality analysis will
evaluate emissions associated with trips generated by operation of the proposed project based
on the traffic impact analysis and any area and stationary point sources located on-site.
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The air quality and GHG analysis will determine whether:
Construction and operation of the project will exceed established thresholds of
significance for both criteria pollutants and GHG emissions, as established by SCAQMD.
The project will violate any ambient air quality standard, contribute substantially to an
existing or projected violation, or expose sensitive receptors to substantial pollution
concentrations at nearby roadways.
The project will expose nearby sensitive receptors to increased health risk associated
with project operations.
The project will result in a significant effect on the environment from a cumulative
standpoint.
Regulatory Setting and Existing Air Quality Conditions. In the environmental setting section,
ICF will describe the existing environmental conditions and the current air quality regulatory
environment as it applies to the proposed project. We will summarize meteorological and
climatological data for the project study area in the City of Newport Beach using monitoring data
collected at the nearest monitoring station operated by the ARB and SCAQMD. The pollutants
of concern in the proposed project area, and their known health effects, will also be described.
The existing federal and state ambient air quality standards, the South Coast Air Basin’s
(SCAB) attainment status with regard to those standards, and a discussion of applicable air
quality goals, policies, and attainment plans of federal, state and local agencies, including the
region’s most recent air quality plans will be summarized.
Construction and Operations Criteria Pollutant Analysis. The air quality analysis will focus
on the criteria pollutants of greatest concern in SCAB that will be generated by construction and
operation of the proposed project. The Orange County portion of the SCAB is located in an
area designated as nonattainment for federal ozone and particulate matter (PM10 and PM2.5),
and designated nonattainment for state ozone, PM10, PM2.5, and nitrogen dioxide (NO2). As
such, the pollutants of concern include ozone precursors (reactive organic gases [ROGs] and
oxides of nitrogen [NOX]), and inhalable particulate matter (PM10 and PM2.5). ICF’s air quality
specialists will prepare an air quality analysis describing existing air quality conditions, the
proposed project’s air quality effects, and emission control measures designed to reduce any
adverse air quality effects.
SCAQMD’s CEQA Air Quality Handbook will be utilized as a guide for evaluating construction
and operational impacts. It is anticipated that construction equipment exhaust, fugitive dust
from land clearing, earthmoving, and wind erosion of exposed soil, and off-gassing from paving
and/or architectural coating applications will result in the temporary generation of air-pollution
emissions. Construction emissions from these sources will be quantified using the most recent
version of the CalEEMod model (or other approved emissions model) and construction data (i.e.
anticipated construction schedule and equipment) provided by the project applicant. For the
operations-period analysis, ICF will use the CalEEMod model to estimate operational emissions
associated with the increased motor vehicle trips to the project site. Motor vehicle emission
estimates will be based on motor vehicle activity (number of trips, trip length) estimated by the
CalEEMod model. Operational emissions associated with area sources (i.e. solvent off-gassing,
coatings, landscaping, and commercial space and water heating) will also be estimated with the
CalEEMod model. Peak emissions will be compared with daily regional and localized emissions
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thresholds for criteria pollutants as set forth by SCAQMD. If construction or operational
emissions exceed these threshold levels, appropriate mitigation measures will be prescribed.
ICF will not provide a separate air quality technical report, but will include the model runs and
other technical data as an appendix to the IS/MND.
Localized Carbon Monoxide Concentration Analysis. Using the California Department of
Transportation CO Protocol, this analysis will evaluate the degree to which project-related traffic
volumes have the potential to affect local carbon monoxide (CO) concentrations. Any potential
impacts found will be evaluated utilizing the CALINE4 dispersion model and EMFAC 2011
emissions factors at up to 10 intersection locations for up to six planning scenarios (e.g.,
Existing No-Project, Future No-Project, Future with Project).
Greenhouse Gas Emissions. The ICF team will perform a GHG analysis and quantify GHG
emissions using the CalEEMod model. ICF will quantify direct and indirect GHG emissions
related to project construction operations. Construction-related emissions of CO2, CH4 and
N2O related to on- and off-road fuel combustion will be based on the CalEEMod model and
construction data (i.e. anticipated construction schedule and equipment) provided by the project
applicant. Operations-related will include emission related to motor vehicle trips and the on-site
consumption of electricity, natural gas, and water, and CO2, CH4 and N2O emissions related to
these activities will be estimated using CalEEMod in combination with applicant data.
Significance criteria will be developed based on current guidance from ARB, OPR and
SCAQMD, as well as discussions with City staff members. In the event that GHG emissions
exceed threshold levels, mitigation necessary to address GHG emissions would be developed
using statewide and local published guidance documents including the California State Attorney
General’s Office, the ARB, SCAQMD, and others.
Screening Level Assessment for Health Risk. Based on a review of the Project Description, a
quantitative health risk assessment (HRA) will not be required. Impacts related to toxic air
contaminant (TAC) emissions during short-term construction and long-term operations will be
evaluated qualitatively.
Screening for Odor Impacts. Based on a review of the Project Description, a quantitative odor
assessment will not be required. Impacts related to potential odor sources during short-term
construction and long-term operations will be evaluated qualitatively, and project features that
are designed to minimize odor impacts will be discussed.
Noise Impact Study
As a component of the project EIR for the Earl’s Landing project, ICF will conduct a noise study
of potential impacts to existing noise-sensitive land uses. Residences are located to the south of
the proposed project site on the opposite side of the turning basin, as well as to the north.
These existing land uses could be impacted by noise from project construction, particularly pile
driving. Additionally, underwater noise and vibration from the pile-driving activities could have
adverse effects on marine mammals and/or fish within the harbor.
In order to characterize the existing baseline noise levels, ambient noise measurements will be
conducted at up to three representative noise-sensitive locations in and around the project site.
The noise measurements will be conducted using equipment and methods as proscribed by the
American National Standard Institute (ANSI) and consistent with the standards of the practice
for community noise analysis.
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Potential construction noise impacts on nearby noise-sensitive land uses will be evaluated
based on construction equipment data to be provided by the project applicant and noise
modeling methods developed by the Federal Highway Administration (FHWA). The potential
effects from underwater pile-driving noise will be assessed in the biology section of the IS/MND.
However, this noise scope of work includes costs associated with ICF noise specialists to
provide guidance and coordination with the marine biologist to evaluate potential noise and
vibration impacts to marine resources.Long-term (operational) noise effects from the project will
also be addressed. Potential impacts of on-site operational noise from mechanical noise (i.e.,
heating, ventilation and air conditioning [HVAC] equipment), parking lot noise, etc. will also be
analyzed as part of the technical noise study.
The significance of noise impacts will be assessed based on the relevant City, state, and federal
thresholds. If significant noise impacts are identified, mitigation measures to reduce impacts to a
less than significant level (where feasible) will be recommended. The results of the noise
analysis and mitigation measures will be provided in the noise section of the MND.
Cultural Resource Evaluation
ICF recommends that a records search be prepared to evaluate the potential for archeological
and paleontological resources to be found on the project site. This evaluation will:
Conduct a literature and records search at the South Central Coastal Archaeological
Information Center of the California Historical Resources Information System (CHRIS) at
CSU Fullerton to determine if any prehistoric or historical cultural resources have been
recorded within project area; and
Review published geologic and paleontological literature and museum databases,
including the Los Angeles County Museum of Natural History database.
Because the project area is completely paved and developed, an archaeological field survey will
not be conducted.
The findings of the cultural and paleontological resource investigations will be used to provide
an assessment of the sensitivity of the project area for prehistoric archaeological and
paleontological resources. This will be included in the Cultural Resource section of the IS/MND,
and any supporting documentation will be appended to the IS/MND. The MND will also provide
mitigation measures, if necessary.
General Plan and Coastal Act Consistency Analysis
As described previously, the project is requesting approval of a City of Newport Beach General
Plan Amendment and Zoning Code Amendment to allow for a greater FAR. In addition to the
CEQA environmental checklist questions related to land use and planning, the IS/MND will
include a consistency analysis of the proposed project in relation to all of the relevant General
Plan policies.
The project is located within the Coastal Zone, which is the jurisdiction of the California Coastal
Commission (CCC) and subject to the California Coastal Act. The City has a Coastal Land Use
Plan that has been certified by the CCC; but does not have a certified Local Coastal Plan (LCP).
Therefore, the City does not have the jurisdiction to issue coastal development permits. As a
result, the city reviews pending projects for consistency with its General Plan, Coastal Land Use
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Plan, and Zoning regulations before an applicant can file for a coastal development permit with
the CCC. Because it is anticipated that the CCC would issue the Coastal Development Permit
for this project, the land use and planning section of the IS/MND will include an analysis of the
proposed project and its consistency with the California Coastal Act in a matrix format. This
consistency analysis will assist the CCC in making the appropriate findings for issuance of a
coastal development permit for the proposed project.
Circulation and Parking Analysis
The proposed project would result in an intensification of on-site uses and development of a
three-level parking structure. The project will increase the number of parking spaces from the
existing 87 spaces to a new count of 154 spaces. As described in the RFP, the proposed project
is anticipated to generate less than 300 new daily vehicle trips. Pursuant to the City’s Traffic
Phasing Ordinance, a traffic study is not required for projects generating less than 300 daily
trips. However, the applicant has prepared an operational parking plan and a shared parking
analysis that will be utilized to evaluate potential circulation and parking impacts from
development of the proposed project.
ICF will evaluate the traffic, circulation, and parking impacts in the IS/MND. This evaluation
would begin by peer review of the technical information provided by the applicant, as described
above. ICF would then utilize the reviewed technical information, project plans, parking structure
design, and the City General Plan Circulation Element policies to determine if potential
circulation and parking impacts would result from implementation of the proposed project. The
circulation and parking analysis will evaluate both construction and operational conditions, and
recommend mitigation measures, if necessary.
Task 4. Prepare Administrative Draft IS/MND
To utilize time most efficiently, preparation of the technical studies would occur concurrently with
preparation of the administrative draft MND. ICF will prepare an Administrative Draft IS/MND for
the project, which will include an evaluation of the environmental resources contained in the
CEQA Environmental Checklist. The analyses will include:
Discussion of existing conditions;
Identification, analysis, and evaluation of all potential environmental impacts;
Examination and recommendation of feasible ways to eliminate or minimize adverse
environmental impacts;
Discussion of cumulative impacts; and
Conformance with the City’s General Plan policies
We will provide substantial evidence to support the findings in the CEQA Environmental
Checklist, providing both quantitative and qualitative analysis. To support the conclusions of the
analysis for some of the topic areas, we will use the technical studies and analyses described
previously.
The cumulative impacts analysis will focus on the potential for environmental impacts from this
project, along with other proposed and reasonably foreseeable projects in the area. We will
develop the list of cumulative projects in coordination with City staff, and reach out to
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surrounding jurisdictions. We will evaluate and discuss the project’s contribution to the overall
cumulative baseline to identify any potential “cumulatively considerable” impacts.
ICF will prepare a fully edited Administrative Draft IS/MND for the City’s review and comment.
Following the City’s review of the administrative draft documents, ICF will incorporate the City’s
comments and will revise the document accordingly. For costing purposes, we assume one
round of review and revisions.
Deliverables
Screencheck Draft IS/MND including all Technical Studies – 5 hardcopies
Electronic files and CD of the Screencheck Draft IS/MND
Task 5. Prepare and Circulate Public Draft IS/MND and NOC
Upon the City’s approval of the Administrative Draft IS/MND, we will prepare and produce the
public Draft IS/MND for public review. ICF will prepare a Notice of Intent (NOI) for posting at the
County Clerk. ICF will circulate the IS/MND for a 30-day public review period. We will work in
consultation with City staff to develop a distribution list for the IS/MND, we will distribute the
document to state and local agencies, and other recipients for public review and comments, as
determined by the City and we will post the NOI at the County Clerk’s office. We will draft the
notice for the City to place in a newspaper of regional circulation.
Deliverables
Print and mail up to 50 copies of the Public Review IS/MND.
50 CDs containing Adobe Acrobat files of the Draft IS/MND
Post NOI at the County Clerk.
Provide newspaper notice to City.
Print NOI suitable for distribution (up to 50 copies).
Provide PDF version suitable for the City to post on the City website.
Task 6. Prepare Final IS/MND
ICF will work with City staff to prepare the Final IS/MND. Based on our understanding of the
City process, we assume that formal responses to comments received during the public review
period will not be prepared. However, if necessary, and desired by the city, ICF and MBC will
provide responses under a separate negotiated scope and fee. The Final IS/MND will be
submitted to the City first as an Administrative Final IS/MND. Following the City’s review and
approval of the Administrative Final IS/MND, we will distribute the Final IS/MND to commenting
parties. The budget assumes one round of review and revision of the Final IS/MND. For
budgeting purposes, we have assumed 20 hard copies of the Final IS/MND will be provided.
After certification of the IS/MND by the City Council, ICF will prepare the Notice of
Determination (NOD) and post it with the County Clerk.
Deliverables
Admin Final IS/MND – 5 hardcopies and 1 CD
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Final IS/MND – 20 hardcopies and 20 CDS
Electronic files containing MS Word and Adobe Acrobat files of the Final IS/MND
Posting of NOD at County Clerk
Task 7. Prepare Mitigation Monitoring and Reporting Plan
ICF will prepare a Mitigation Monitoring and Reporting Program (MMRP) that will identify
mitigation measures, timing, responsibility for implementation, and monitoring methods. We will
work with City staff to identify appropriate responsible parties, methods, and timing. ICF will
provide the MMRP in conjunction with the screen-check Final IS/MND.
Deliverables
Admin Draft MMRP
Final MMRP
Task 8. Attend Meetings and Project Administration
Project Coordination Meetings with City Staff and Applicant
ICF staff will be available to attend project meetings with City staff. These may include meetings
with the applicant to understand the project, administrative draft document review meetings,
focused issue discussion meetings, or preparation for public hearings. For budgeting purposes,
we propose to attend up to 2 project coordination meetings in addition to the kick-off meeting.
Planning Commission and City Council Public Hearing(s)
ICF will be available to attend Planning Commission and City Council Hearings related to the
proposed project. We will produce presentation materials as necessary, and be available to
discuss the environmental review process and results of the Draft and Final IS/MNDs. We will
assist City staff, at their direction, through the public comment and certification processes,
briefings to commissioners and City Council members, and other means of support as may be
appropriate. For budgeting purposes, we propose to attend one Planning Commission Hearing
and one City Council Hearing.
Deliverables:
Two project coordination meetings
One meeting before the Planning Commission
One meetings before the City Council
Additional meetings as necessary (to be billed separately on a time and materials basis)
MND for the Earl’s Landing Mixed Use Development Project | City of Newport Beach
Page 25
MND Schedule
Our proposed MND work schedule shown below outlines the timeframes for the tasks described
in scope of work above, and includes time for City review, comment, and redraft of the
documents, discussion, and deliberation throughout the project. This schedule represents our
best estimate based on what we currently know of the project, and assumes that all project
description information, project plans, and visual simulations will be available at the kick-off
meeting. We will refine the schedule as part of Task 1, and will work with the City to develop a
mutually agreeable schedule should adjustments be needed.
Cost Estimate
Our cost estimate is organized by the tasks described in the scope of work above. A detailed
breakdown of labor and direct expenses is shown on the cost spreadsheet that follows. We
recognize that cost can be an important factor in the ultimate decision for selection of a
consultant. While the cost presented represents our best estimate based on our current
knowledge of the project, we are willing to work with the City to refine the scope and budget
should it be necessary.
Mitigated Negative Declaration Project Schedule
Month 1 Month 2 Month 3 Month 4 Month 5 Month 6 Month 7
Task Description 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28
Task 1 - Initial Project Scoping
Project Initiation Meeting with City Staff
Review Applicant Provided Project Information
Task 2 - Peer Review Applicant Provided Technical Studies
Review of Provided Technical Studies
Task 3 - Prepare Technical Studies for the IS/MND
Prepare Tecchnical Studies
Task 4 - Administrative Draft IS/MND
Prepare Screecheck Draft IS/MND
City Review Screencheck IS/MND
ICF Revise Pursuant to City Comments
City Review Revised Screencheck IS/MND
Task 5 - Public Draft IS/MND
Prepare Draft IS/MND Document
30-Day Public Review Period
Task 6 - Response to Comments and Final MND
Organize, Annotate, and Respond to Comments
Prepare Mitigation Monitoring and Reporting Program
Prepare Administrative Final IS/MND
City Review of Screencheck Final IS/MND
ICF Revise Pursuant to City Comments
City Review of Revised Screencheck Final IS/MND
Task 7 - Completion of Final MND
Prepare and Distribute Final IS/MND Document
Task 8 - Meetings/Public Hearings
Project Coordination Meetings with City Staff
Planning Commission Public Hearing
City Council Public Hearings
Meeting with City
Public Meeting
Deliverable
Date printed 12/20/2011 10:04 AM Approved by Finance { sh }REV NewportBeach_EarlsLanding_Cost_121911.xls
Cost Estimate for City of Newport Beach Earl's Landing Mitigated Negative Declaration
Consulting Staff
Beckstrom
Cha
Escario
Ren
Brownwoo
d Aar Jones Tan Stock Jen Cooper Kei McFalls
Mat
Robinson
Mar
Shattuck
Pau
La Plante
Ale Greene Mic Hardie Jon Clendenin
Gar
Barrera
Mar Kuo Kai Duncan
Dav
Project Director Project Manager CEQA Analyst CEQA Analyst Visual Specialist
Air Quality
GHG Specialist
Air Quality
GHG Analyst Cultural Specialist Cultural Analyst
Water
Quality and Hydrology Noise Specialist Noise Analyst Geotech Specialist Hazards Specialist Traffic Specialist Graphics GIS
Task Proj Dir Sr Consult II Assoc Consult III Assoc Consult II Sr Consult I Sr Tech Analyst Assoc Consult III Sr Tech Analyst Assoc Consult III Sr Consult I Mng Consult Sr Consult I Sr Tech Analyst Sr Consult I Sr Consult II Assoc Consult II Subtotal
MBC
Marine Bio Subtotal Editor Pub Spec Subtotal Labor Total Direct Expenses Total Price
Task 1: Project Initiation $0 $0 $0 $0
Project Initiation Meeting with City Staff 2 2 $680 $0 $0 $680
Review Applicant Provided Information 2 $260 $0 $0 $260
Prepare Project Description 1 6 $990 $0 $0 $990
Prepare Preliminary Project Information Requests 2 $260 $0 $0 $260
Task 2: Peer Review Applicant Technical Studies $0 $0 $0 $0
Visual Simulations, Lighting and Landscaping Plan 1 2 $350 $0 $0 $350
Geotechnical and Soils Studies 4 $680 $0 $0 $680
Phase I ESA 4 $440 $0 $0 $440
Water Quality Management Plan 2 $220 $0 $0 $220
Parking Analysis and Valet Management Plan 4 $520 $0 $0 $520
Task 3: Prepare Technical Studies to Support IS/MND $0 $0 $0 $0
Marine and Terrestrial Biology 2 2 $420 $10,965 $10,965 $0 $11,385
Visual/Light and Glare 1 20 6 $2,810 $0 $0 $2,810
Air Quality and Greenhouse Gas 10 32 $4,420 $0 $0 $4,420
Noise 12 32 2 $5,660 $0 $0 $5,660
Cultural Resources 4 4 $1,020 $0 $0 $1,020 $600
General Plan and Coastal Act Consistency 2 8 $940 $0 $0 $940
Circulation and Parking 1 12 $1,690 $0 $0 $1,690
Task 4: Administrative Draft IS/MND $0 $0 $0 $0
Aesthetics 1 4 $570 $0 $0 $570
Air Quality and Greenhouse Gas 1 4 $470 $0 $0 $470
Biological Resources 2 6 $770 $0 $0 $770
Cultural Resources 4 $340 $0 $0 $340
Geology and Soils 1 10 $1,230 $0 $0 $1,230
Hazards and Hazardous Materials 1 10 $1,230 $0 $0 $1,230
Hydrology and Water Quality 1 12 $1,450 $0 $0 $1,450
Land Use and Planning 1 8 2 $970 $0 $0 $970
Noise 1 4 $570 $0 $0 $570
Population and Housing 1 4 $470 $0 $0 $470
Public Services 2 16 $1,620 $0 $0 $1,620
Recreation 2 $170 $0 $0 $170
Transportation/Traffic 1 4 $650 $0 $0 $650
Utilities 1 12 $1,150 $0 $0 $1,150
Mandatory Findings of Significance 2 8 $940 $0 $0 $940
QA/QC Review 8 12 $3,240 $0 16 8 $1,880 $5,120
Task 5: Public Review Draft IS/MND $0 $0 $0 $0
Prepare Screencheck Draft IS/MND (includes 2 rounds of re 2 6 4 4 2 $2,040 $0 4 2 $470 $2,510
Prepare and Distribute Draft IS/MND for 30-Day Public Review 2 4 4 $940 $0 2 2 $310 $1,250
Task 6: Final IS/MND $0 $0 $0 $0
Prepare Administrative Final IS/MND 1 4 4 $1,070 $0 2 2 $310 $1,380
Prepare Final IS/MND 2 2 $430 $0 2 2 $310 $740
Task 7: Prepare MMRP $0 $0 $0 $0
Draft Mitigation, Monitoring, and Reporting Program 1 4 $470 $0 $0 $470
Task 8: Attend Meetings $0 $0 $0 $0
Project Coordination Meetings (3)5 6 $1,830 $0 $0 $1,830
Planning Commission and City Council Meetings 3 6 $1,410 $0 $0 $1,410
Project Administration 12 $1,560 $0 $0 $1,560
Total hours 22 86 46 48 26 10 36 4 4 14 12 36 4 24 20 14 26 16
ICF E&P 2011 Billing Rates $210 $130 $85 $85 $110 $170 $85 $170 $85 $110 $165 $110 $170 $110 $130 $80 $80 $75
Subtotals $4,620 $11,180 $3,910 $4,080 $2,860 $1,700 $3,060 $680 $340 $1,540 $1,980 $3,960 $680 $2,640 $2,600 $1,120 $46,950 $10,965 $10,965 $2,080 $1,200 $3,280 $61,195
Direct Expenses
523.02 Reproductions - Per RFP this includes 50 hard copies of the Draft IS/MND $2,000
523.04 Postage and Delivery $500
523.05 Travel, Auto, incld. Mileage at current IRS rate (.555/mile)$150
529.00 Fish and Game Fees $2,044
529.00 Orange County Clerk Processing Fees $50
Mark up on all non-labor costs and subcontractors:10%$1,631
Direct expense subtotal $6,975
Total price $68,170
Subcontractor Production Staff
Employee Name
Project Role
Labor Classification