HomeMy WebLinkAboutCD Environmental Consulting Services for Northgate Mall Redevelopment ApplicationAGREEMENT FOR PROFESSIONAL SERVICES WITH
LSA ASSOCIATES, INC. FOR ENVIRONMENTAL CONSULTING SERVICES FOR THE
NORTHGATE MALL REDEVELOPMENT APPLICATION
This Agreement is made and entered into this l— day of C694-deV, 2(41by
and between the CITY OF SAN RAFAEL (hereinafter "CITY"), and LSA ASSOCIATES, INC., a
corporation authorized to do business in California (hereinafter "CONSULTANT").
RECITALS
WHEREAS, the property owner at Northgate Mall has submitted a proposal to redevelop the
existing mall site and replace it with a mix of commercial and residential uses; and
WHEREAS, CONSULTANT has submitted its "Proposal for Services Northgate Mall
Redevelopment Project Environmental Impact Report for the City of San Rafael" dated August 2021,
which is attached hereto as Attachment A and incorporated by reference herein; and
WHEREAS, CITY desires to retain CONSULTANT to perform professional services
necessary to render advice and assistance to the CITY, the CITY's Planning Commission, City
Council and staff in the environmental review process in accordance with the California
Environmental Quality Act (CEQA), which in this phase would include providing CEQA guidance
and preparation of an Environmental Impact Report; and
WHEREAS, CONSULTANT represents that it is qualified to perform such services and is
willing to perform such professional services as hereinafter defined;
AGREEMENT
NOW, THEREFORE, the parties hereby agree as follows:
PROJECT COORDINATION.
A. CITY'S Project Manager. The Planning Manager is hereby designated the
PROJECT MANAGER for the CITY and said PROJECT MANAGER shall supervise all aspects of
the progress and execution of this Agreement.
B. CONSULTANT'S Project Director. CONSULTANT shall assign a single
PROJECT DIRECTOR to have overall responsibility for the progress and execution of this
Agreement for CONSULTANT. Theresa Wallace is hereby designated as the PROJECT
DIRECTOR for CONSULTANT. Should circumstances or conditions subsequent to the execution
of this Agreement require a substitute PROJECT DIRECTOR, for any reason, the CONSULTANT
shall notify the CITY within ten (10) business days of the substitution.
DUTIES OF CONSULTANT.
CONSULTANT shall perform the duties and/or provide professional services under the
supervision of the Project Manager as described in Attachment A hereto.
3. DUTIES OF CITY.
CITY shall pay the compensation as provided in Paragraph 4, and shall provide suitable
workspace, if necessary, that is accessible to telephone and computer facilities. CITY shall provide
CONSULTANT with copies/sets of project plans and materials, historical files on this development,
local plans, ordinances and reports that are pertinent to the project that has been assigned to the
CONSULTANT. The CITY shall provide CONSULTANT with supervision and direction on
processing the development application in accordance with local procedures.
4. COMPENSATION.
For the full performance of the services described herein by CONSULTANT, CITY shall
pay CONSULTANT on a time and materials basis at the rates set forth in Attachment A, in a total
amount not to exceed $260,350. This amount includes contingency funds in the amount on $23,700
which would not be used without written authorization from CITY.
Payment will be made monthly upon receipt by PROJECT MANAGER of itemized invoices
submitted by CONSULTANT that include a summary cover sheet and a detailed report with labor
hours and costs by individual and direct expenses.
5. TERM OF AGREEMENT.
The term of this Agreement shall commence on October 4, 2021 and shall end on August 31,
2022. Upon mutual agreement of the parties, and subject to the approval of the City Manager the
term of this Agreement may be extended for an additional period of up to LJ year(s).
6. TERMINATION.
A. Discretionary. Either party may tenninate this Agreement without cause upon thirty
(30) days written notice mailed or personally delivered to the other party.
B. Cause. Either party may terminate this Agreement for cause upon fifteen (15) days
written notice mailed or personally delivered to the other party, and the notified party's failure to cure
or correct the cause of the termination, to the reasonable satisfaction of the party giving such notice,
within such fifteen (15) day time period.
C. Effect of Termination. Upon receipt of notice of termination, neither party shall
incur additional obligations under any provision of this Agreement without the prior written consent
of the other.
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D. Return of Documents. Upon termination, any and all CITY documents or materials
provided to CONSULTANT and any and all of CONSULTANT's documents and materials
prepared for or relating to the performance of its duties under this Agreement, shall be delivered to
CITY as soon as possible, but not later than thirty (30) days after termination.
OWNERSHIP OF DOCUMENTS.
The written documents and materials prepared by the CONSULTANT in connection with
the performance of its duties under this Agreement, shall be the sole property of CITY. CITY may
use said property for any purpose, including projects not contemplated by this Agreement.
INSPECTION AND AUDIT.
Upon reasonable notice, CONSULTANT shall make available to CITY, or its agent, for
inspection and audit, all documents and materials maintained by CONSULTANT in connection with
its performance of its duties under this Agreement. CONSULTANT shall fully cooperate with CITY
or its agent in any such audit or inspection.
9. ASSIGNABILITY.
The parties agree that they shall not assign or transfer any interest in this Agreement nor the
performance of any of their respective obligations hereunder, without the prior written consent of the
other party, and any attempt to so assign this Agreement or any rights, duties or obligations arising
hereunder shall be void and of no effect.
10. INSURANCE.
A. Scope of Coverage. During the term of this Agreement, CONSULTANT shall
maintain, at no expense to CITY, the following insurance policies:
1. A commercial general liability insurance policy in the minimum amount of
one million dollars ($1,000,000) per occurrence/two million dollars ($2,000,000) aggregate, for death,
bodily injury, personal injury, or property damage.
2. An automobile liability (owned, non -owned, and hired vehicles) insurance
policy in the minimum amount of one million dollars ($1,000,000) dollars per occurrence.
3. If any licensed professional performs any of the services required to be
performed under this Agreement, a professional liability insurance policy in the minimum amount of
one million dollars ($1,000,000) per occurrence/two million dollars ($2,000,000) aggregate, to cover
any claims arising out of the CONSULTANT's performance of services under this Agreement.
Where CONSULTANT is a professional not required to have a professional license, CITY reserves
the right to require CONSULTANT to provide professional liability insurance pursuant to this
section.
4. If it employs any person, CONSULTANT shall maintain worker's
Revised 1/29/2020
compensation insurance, as required by the State of California, with statutory limits, and
employer's liability insurance with limits of no less than one million dollars ($1,000,000) per
accident for bodily injury or disease. CONSULTANT's worker's compensation insurance shall
be specifically endorsed to waive any right of subrogation against CITY.
B. Other Insurance Requirements. The insurance coverage required of the
CONSULTANT in subparagraph A of this section above shall also meet the following requirements:
1. Except for professional liability insurance or worker's compensation
insurance, the insurance policies shall be specifically endorsed to include the CITY, its officers,
agents, employees, and volunteers, as additional insureds (for both ongoing and completed
operations) under the policies.
2. The additional insured coverage under CONSULTANT'S insurance policies
shall be "primary and noncontributory" with respect to any insurance or coverage maintained by
CITY and shall not call upon CITY's insurance or self-insurance coverage for any contribution. The
"primary and noncontributory" coverage in CONSULTANT'S policies shall be at least as broad as
ISO form CG20 0104 13.
3. Except for professional liability insurance or worker's compensation
insurance, the insurance policies shall include, in their text or by endorsement, coverage for
contractual liability and personal injury.
4. By execution of this Agreement, CONSULTANT hereby grants to CITY
a waiver of any right to subrogation which any insurer of CONSULTANT may acquire against
CITY by virtue of the payment of any loss under such insurance. CONSULTANT agrees to
obtain any endorsement that may be necessary to effect this waiver of subrogation, but this
provision applies regardless of whether or not CITY has received a waiver of subrogation
endorsement from the insurer.
5. If the insurance is written on a Claims Made Form, then, following termination
of this Agreement, said insurance coverage shall survive for a period of not less than five years.
6. The insurance policies shall provide for a retroactive date of placement
coinciding with the effective date of this Agreement.
7. The limits of insurance required in this Agreement may be satisfied by a
combination of primary and umbrella or excess insurance. Any umbrella or excess insurance shall
contain or be endorsed to contain a provision that such coverage shall also apply on a primary and
noncontributory basis for the benefit of CITY (if agreed to in a written contract or agreement) before
CITY'S own insurance or self-insurance shall be called upon to protect it as a named insured.
8. It shall be a requirement under this Agreement that any available insurance
proceeds broader than or in excess of the specified minimum insurance coverage requirements and/or
limits shall be available to CITY or any other additional insured party. Furthermore, the requirements
for coverage and limits shall be: (1) the minimum coverage and limits specified in this Agreement; or
Revised 1/29/2020
(2) the broader coverage and maximum limits of coverage of any insurance policy or proceeds
available to the named insured; whichever is greater. No representation is made that the minimum
Insurance requirements of this agreement are sufficient to cover the obligations of the
CONSULTANT under this agreement.
C. Deductibles and SIR's. Any deductibles or self-insured retentions in
CONSULTANT's insurance policies must be declared to and approved by the PROJECT
MANAGER and City Attorney and shall not reduce the limits of liability. Policies containing any
self-insured retention (SIR) provision shall provide or be endorsed to provide that the SIR may be
satisfied by either the named insured or CITY or other additional insured party. At CITY's option,
the deductibles or self-insured retentions with respect to CITY shall be reduced or eliminated to
CITY's satisfaction, or CONSULTANT shall procure a bond guaranteeing payment of losses and
related investigations, claims administration, attorney's fees and defense expenses.
D. Proof of Insurance. CONSULTANT shall provide to the PROJECT MANAGER
or CITY'S City Attorney all of the following: (1) Certificates of Insurance evidencing the insurance
coverage required in this Agreement; (2) a copy of the policy declaration page and/or endorsement
page listing all policy endorsements for the commercial general liability policy, and (3) excerpts of
policy language or specific endorsements evidencing the other insurance requirements set forth in this
Agreement. CITY reserves the right to obtain a full certified copy of any insurance policy and
endorsements from CONSULTANT. Failure to exercise this right shall not constitute a waiver of
the right to exercise it later. The insurance shall be approved as to form and sufficiency by PROJECT
MANAGER and the City Attorney.
11. INDEMNIFICATION.
A. Except as otherwise provided in Paragraph B., CONSULTANT shall, to the fullest
extent permitted by law, indemnify, release, defend with counsel approved by CITY, and hold
harmless CITY, its officers, agents, employees and volunteers (collectively, the "City
Indemnitees"), from and against any claim, demand, suit, judgment, loss, liability or expense of
any kind, including but not limited to attorney's fees, expert fees and all other costs and fees of
litigation, (collectively "CLAIMS"), arising out of CONSULTANT'S performance of its
obligations or conduct of its operations under this Agreement. The CONSULTANT's obligations
apply regardless of whether or not a liability is caused or contributed to by the active or passive
negligence of the City Indemnitees. However, to the extent that liability is caused by the active
negligence or willful misconduct of the City Indemnitees, the CONSULTANT's indemnification
obligation shall be reduced in proportion to the City Indemnitees' share of liability for the active
negligence or willful misconduct. In addition, the acceptance or approval of the
CONSULTANT's work or work product by the CITY or any of its directors, officers or
employees shall not relieve or reduce the CONSULTANT's indemnification obligations. In the
event the City Indemnitees are made a party to any action, lawsuit, or other adversarial proceeding
arising from CONSULTANT'S performance of or operations under this Agreement,
CONSULTANT shall provide a defense to the City Indemnitees or at CITY'S option reimburse
the City Indemnitees their costs of defense, including reasonable attorneys' fees, incurred in
defense of such claims.
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B. The defense and indemnification obligations of this Agreement are undertaken in
addition to, and shall not in any way be limited by, the insurance obligations contained in this
Agreement, and shall survive the termination or completion of this Agreement for the full period
of time allowed by law.
12. NONDISCRIMINATION.
CONSULTANT shall not discriminate, in any way, against any person on the basis of age,
sex, race, color, religion, ancestry, national origin or disability in connection with or related to the
performance of its duties and obligations under this Agreement.
13. COMPLIANCE WITH ALL LAWS.
CONSULTANT shall observe and comply with all applicable federal, state and local laws,
ordinances, codes and regulations, in the performance of its duties and obligations under this
Agreement. CONSULTANT shall perform all services under this Agreement in accordance with
these laws, ordinances, codes and regulations. CONSULTANT shall release, defend, indemnify and
hold harmless CITY, its officers, agents and employees from any and all damages, liabilities,
penalties, fines and all other consequences from any noncompliance or violation of any laws,
ordinances, codes or regulations.
14. NO THIRD PARTY BENEFICIARIES.
CITY and CONSULTANT do not intend, by any provision of this Agreement, to create in
any third party, any benefit or right owed by one party, under the terms and conditions of this
Agreement, to the other party.
15. NOTICES.
All notices and other communications required or permitted to be given under this Agreement,
including any notice of change of address, shall be in writing and given by personal delivery, or
deposited with the United States Postal Service, postage prepaid, addressed to the parties intended to
be notified. Notice shall be deemed given as of the date of personal delivery, or if mailed, upon the
date of deposit with the United States Postal Service. Notice shall be given as follows:
TO CITY's Project Manager:
TO CONSULTANT's Project Director:
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Leslie Mendez, Planning Manager
City of San Rafael
1400 Fifth Avenue
San Rafael, CA 94901
Theresa Wallace, AICP
Principal/Environmental Planner
LSA Associates, Inc.
157 Park Place
Point Richmond, CA 94801
16. INDEPENDENT CONTRACTOR.
For the purposes, and for the duration, of this Agreement, CONSULTANT, its officers,
agents and employees shall act in the capacity of an Independent Contractor, and not as employees of
the CITY. CONSULTANT and CITY expressly intend and agree that the status of
CONSULTANT, its officers, agents and employees be that of an Independent Contractor and not
that of an employee of CITY.
17. ENTIRE AGREEMENT -- AMENDMENTS.
A. The terms and conditions of this Agreement, all exhibits attached, and all documents
expressly incorporated by reference, represent the entire Agreement of the parties with respect to the
subject matter of this Agreement.
B. This written Agreement shall supersede any and all prior agreements, oral or written,
regarding the subject matter between the CONSULTANT and the CITY.
C. No other agreement, promise or statement, written or oral, relating to the subject
matter of this Agreement, shall be valid or binding, except by way of a written amendment to this
Agreement.
D. The terms and conditions of this Agreement shall not be altered or modified except
by a written amendment to this Agreement signed by the CONSULTANT and the CITY.
E. If any conflicts arise between the terms and conditions of this Agreement, and the
terms and conditions of the attached exhibits or the documents expressly incorporated by reference,
the terms and conditions of this Agreement shall control.
18. SET-OFF AGAINST DEBTS.
CONSULTANT agrees that CITY may deduct from any payment due to CONSULTANT
under this Agreement, any monies which CONSULTANT owes CITY under any ordinance,
agreement, contract or resolution for any unpaid taxes, fees, licenses, assessments, unpaid checks or
other amounts.
19. WAIVERS.
The waiver by either party of any breach or violation of any term, covenant or condition of
this Agreement, or of any ordinance, law or regulation, shall not be deemed to be a waiver of any
other term, covenant, condition, ordinance, law or regulation, or of any subsequent breach or violation
of the same or other term, covenant, condition, ordinance, law or regulation. The subsequent
acceptance by either party of any fee, performance, or other consideration which may become due or
owing under this Agreement, shall not be deemed to be a waiver of any preceding breach or violation
by the other party of any term, condition, covenant of this Agreement or any applicable law, ordinance
or regulation.
Revised 112912020
20. COSTS AND ATTORNEY'S FEES.
The prevailing party in any action brought to enforce the terms and conditions of this
Agreement, or arising out of the performance of this Agreement, may recover its reasonable costs
(including claims administration) and attorney's fees expended in connection with such action.
21. CITY BUSINESS LICENSE / OTHER TAXES.
CONSULTANT shall obtain and maintain during the duration of this Agreement, a CITY
business license as required by the San Rafael Municipal Code CONSULTANT shall pay any and
all state and federal taxes and any other applicable taxes. CITY shall not be required to pay for any
work performed under this Agreement, until CONSULTANT has provided CITY with a completed
Internal Revenue Service Form W-9 (Request for Taxpayer Identification Number and Certification).
22. SURVIVAL OF TERMS.
Any terms of this Agreement that by their nature extend beyond the term (or termination) of
this Agreement shall remain in effect until fulfilled and shall apply to both Parties' respective
successors and assigns.
23. APPLICABLE LAW.
The laws of the State of California shall govern this Agreement.
24. COUNTERPARTS AND ELECTRONIC SIGNATURE.
This Agreement may be executed by electronic signature and in any number of counterparts,
each of which shall be deemed an original, but all of which together shall constitute one document.
Counterpart signature pages may be delivered by telecopier, email or other means of electronic
transmission.
IN WITNESS WHEREOF, the parties have executed this Agreement as of the day, month
and year first above written.
CITY OF SAN RAFAEL CONSULTANT
Revised 1/29/2020
Name: Mike Trotta
Title: CEO
ATTEST:
[If CONSULTANT is a corporation, add
signature of second corporate officer]
�OTLINDSAY LARA, City Clerk
APPROVED AS TO FORM: Name: Anthony Petros
Title: President
— '' L A- a - -
ROBERT F. EPSTEIN, C y Attorney
Attachment:
A. Proposal for Services Northgate Mall Redevelopment Project Environmental Impact Report
for the City of San Rafael, August 2021
Revised 1/29/2020
3
PROPOSAL FOR SERVICES
NORTHGATE MALL REDEVELOPMENT PROJECT
ENVIRONMENTAL IMPACT REPORT
FOR THE
CITY OF SAN RAFAEL
AUGUST 2021
Attachment A
Northgate Mall Redevelopment Project
Environmental Impact Report
for the City of San Rafael
1. Cover Letter....................................................................................................1
2. Project Understanding....................................................................................3
3. Project Approach............................................................................................5
4. Project Team...................................................................................................6
5. Budget..........................................................................................................26
6. Schedule.......................................................................................................31
7. Conflict of Interest........................................................................................33
8. Relevant Experience......................................................................................34
9. References....................................................................................................39
Appendix A: Resumes
Appendix B: Budget Spreadsheet
Northgate Mall Redevelopment Project
Environmental Impact Report
for the City of San Rafael
August 30, 2021
City of San Rafael
Community Development Department, Planning Division
ATTN: Leslie Mendez
1400 Fifth Ave
P.O. Box 151560
San Rafael, CA 94915-1560
Subject: Northgate Mall Redevelopment Project EIR — Proposal for Services
Dear Ms. Mendez:
LSA welcomes the opportunity to provide the City of San Rafael (City) with this proposal to prepare an
Environmental Impact Report (EIR) and related documentation in compliance with the California
Environmental Quality Act (CEQA) for the Northgate Mall Redevelopment Project. LSA understands this
project consists of the phased redevelopment of the existing Northgate Mall, including converting the
aging mall into a modern, pedestrian -oriented town -center development that includes new retail and
entertainment offerings, as well as integrated multifamily housing, open space, and community
amenities. LSA is confident in our ability to provide the City with a legally robust and comprehensive EIR
that will identify the potential impacts from this project in accordance with the CEQA, and the City's
Environmental Review Procedures.
LSA provides comprehensive environmental planning and
documentation services. With 45 years of experience, our certified
planners have prepared thousands of environmental documents
for municipal clients throughout California. Our key qualifications
for conducting this work are: (1) our previous experience preparing
environmental documents for projects throughout Northern
California and specifically within the Bay Area, including the City of
San Rafael and Marin County; (2) our knowledge of the local
political, planning, and environmental landscapes; (3) our solid
understanding of CEQA and the environmental review process; (4)
our in-house technical specialists in CEQA documentation and
supporting technical studies; and (5) our familiarity with the issues
that are important to residents in San Rafael, and the ability to
customize our environmental assistance accordingly.
Our team brings experience in preparing environmental
documents for residential, commercial and mixed-use
LSA
LSA's Point of Contact:
Theresa Wallace, AICP
Principal/Environmental
Planner
157 Park Place
Point Richmond, CA 94801
Theresa.Wallace@Isa.net
(510) 236-6810
Our Bay Area office is only 9.8
miles away from the City of San
Rafael's Community Development
office, and only 16 min or 12.3
miles away from the Project Site.
developments throughout the San Francisco Bay Area. We have
prepared comprehensive and focused EIRs for a number of high-profile projects in recent years, and these
documents have been subject to and have withstood a high level of scrutiny. Many clients have recognized
LSA's ability to work collaboratively with agencies, project sponsors, and technical consultants, and to
communicate effectively with diverse audiences at public forums. Our solid understanding of the CEQA
environmental review process and other environmental laws helps anticipate our clients' needs and
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Northgate Mall Redevelopment Project
Environmental Impact Report
for the City of San Rafael
provide a customized approach to each assignment, while balancing cost efficiency, schedule constraints,
and the regulatory requirements.
Theresa Wallace, AICP, will serve as the Principal in Charge and Project Manager and bring 18 years of
experience in managing and preparing a variety of environmental documents for CEQA compliance
throughout the Bay Area. Matthew Wiswell, AICP, will be the Assistant Project Manager and Planner. Over
the last 5 years, our planning and management team have successfully completed a wide range of CEQA
documentation. LSA's in-house technical specialists will complete the cultural resources, air quality,
greenhouse gas emissions, and noise analyses. To supplement our team, we have included two
longstanding teaming partners: Baseline Environmental Consulting to provide the hazards, geology, and
hydrology analyses, and Parisi Transportation Consulting for the transportation analysis.
We submit this proposal with a great deal of enthusiasm and believe that our experience will help the City
achieve a legally sound EIR document for this project. Additionally, LSA has reviewed and acknowledges
the City's Draft Professional Services Agreement (Attachment A in the RFQ) and finds the terms acceptable
and does not have any exceptions or change requests to the contract provisions. Should you have any
questions, please contact Theresa Wallace at (510) 236-6810 or Theresa.WaIlace@lsa.net.
Sincerely,
LSA ASSOCIATES, INC.
Tww9wobeb
Theresa Wallace, AICP
Principal
a
Northgate Mall Redevelopment Project
Environmental Impact Report
for the City of San Rafael
Our project understanding and approach to environmental review are based on the information provided
in the Request for Proposal (RFP) released by the City on August 9, 2021 and review of the background
documents provided by the City and the project pre -application materials provided by the project
sponsor.'
The approximately 45 -acre project site consists of the existing Northgate Mall, a shopping center located
within the City of San Rafael, north of the Town Center. The site is situated to the west of US Highway 101
and south of Manuel T. Freitas Parkway and is bounded by Northgate Drive and Las Gallinas Avenue. The
site is accessible via Nova Albion Way, Los Ranchitos Road, and Del Presidio Boulevard.
The Northgate Mall opened in 1965 and underwent a major renovation in 1987, with subsequent
renovation in 2008. The facility remains the only enclosed regional shopping center in Marin County. In
addition to the three anchor tenants that consist of retail department stores, the site currently contains
indoor and outdoor retail space. The mall also contains a 15 -screen movie theatre and a food court. The
mall is generally located in the center of the project site and is surrounded by a public surface parking lot.
A two-story parking garage is located in the southwest corner of the site. Structures within the mall
average approximately 37 feet in height, with a maximum of approximately 43 feet at the tower feature.
The anchor tenant buildings have a maximum height of approximately 42 to 54 feet in height.
The project sponsor is proposing to redevelop the existing mall with a mix of uses through the demolition
of most of the mall structures and ultimately two of the anchor buildings. The project consists of
redevelopment of commercial spaces, the construction of new commercial pads at the northern periphery
of the site, construction of new structured and surface level parking facilities, development of multi -family
dwelling units, and community open space amenities. Ultimately, a total of 1,356 new multi -family
residential units and 125,477 square feet of new commercial space would be constructed. The project
sponsor would complete redevelopment of the project site in two phases pursuant to the proposed 2025
Master Plan and 2040 Vision Plan:
Phase 1: Northgate 2025
Phase 1 consists of 1) demolition of the portions or indoor mall to create gathering areas, walking and
bike paths, and outdoor connectivity throughout the site; 2) an entire remodel of the current multi -screen
cinema with an IMAX theater; 3) phased construction of 896 housing units; and 4) additional retail spaces
along Las Gallinas Avenue.
Phase 2: Northgate 2040
Phase 2 is intended to provide flexibility for the evolving retail environment and future trends by
reconfiguring retail sites to reflect smaller footprint tenant spaces, including additional new retail
' The proposed unit counts and square footages identified in the project pre -application materials and RFP
differ in some instances. All unit count and square footage information identified in this proposal reflect the
2025 Mater Plan and 2040 Vision Plan, dated March 10, 2021. It is assumed that these numbers will be refined
throughout the planning and environmental review process.
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Northgate Mall Redevelopment Project
Environmental Impact Report
for the City of San Rafael
storefronts and standalone restaurant pads along Las Gallinas Avenue. Phase 2 includes an additional 460
multi -family units. A Town Square is also proposed.
The following entitlements would likely be required: 1) Zoning Map and Text Amendment to the Planned
Development (PD) Overlay Zone that outlines allowable uses, development standards, and a development
plan for the proposed project; 2) Development Agreement that sets forth the terms and requirements of
the City; 3) Tentative Parcel Map for potential subdivision; 4) Master Use Permit to allow the proposed
mix of uses and address the proposed phasing; and 5) Environmental and Design Review Permit to
evaluate the site plan, architecture, landscaping, building design, and other site improvements.
LSA understands that the proposed project is subject to refinement pending design review. It is assumed
that the "worst-case" or maximum development potential for each phase of the project and project
buildout will be identified by the project sponsor for use in the environmental analysis.
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Northgate Mall Redevelopment Project
Environmental Impact Report
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LSA's Approach
The City is the Lead Agency for environmental review of the proposed project. Based on our review of the
City's RFP, review of the project background materials, familiarity with the local area, and the known level
of public interest and engagement anticipated for the project, LSA believes that a comprehensive EIR is
the appropriate environmental document to satisfy the requirements of CEQA. Our proposed work
program, which includes peer review of existing technical studies and preparation of all supplemental
technical materials that the LSA team believes would be appropriate to provide for an adequate and
legally robust environmental review effort, is detailed in the Proposed Work Program on the following
page.
The EIR and environmental review process in general will provide a comprehensive evaluation of the
proposed project and will comply with the City's Environmental Review Procedures. The EIR will include a
project -level analysis of the 2025 Master Plan and a program -level analysis of the 2040 Vision Plan (project
buildout), to allow for future flexibility throughout the course of project implementation. The analysis will
separately identify the impacts and mitigation measures of each of the two phases of development. Issues
specific to each technical topic to be evaluated under CEQA are detailed in the proposed work program.
Our proposed work program is intended to accomplish the following key objectives:
■ Collaborate with the City and project sponsor to define the project for CEQA purposes in order to
craft an appropriately detailed project description that accurately reflects all elements of the
proposed project.
■ To compress the schedule and in acknowledgement that the EIR will be comprehensive, dispense
with preparation of an Initial Study/Preliminary Environmental Assessment and discuss all
environmental topics in the appropriate topical sections of the EIR. This approach will allow us to
undertake preparation of the EIR soon after authorization to proceed (as opposed to directing
project team resources into preparation and review of multiple internal drafts of an Initial Study).
■ Utilize LSA's experience preparing environmental documents for large, complex residential,
mixed-use, and institutional projects in urbanized settings to customize the environmental review
effort to address the unique use characteristics of the project.
■ Achieve a high level of communication and interaction among the project team so that the CEQA
environmental analyses and public outreach efforts consider the broad range of environmental
constraints that could affect project development.
■ Make the environmental documentation as accessible and relevant as possible through
thoughtful and concise writing and use of data -rich graphics.
■ Provide a rigorous project- and program -level analysis of the environmental effects of each phase
of the proposed development.
■ Use and leverage the LSA team's technical expertise to prepare an environmental review
document that addresses and responds to agency and public concerns about the project.
■ Maximize the use of environmental data that have already been assembled for the project site.
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Northgate Mall Redevelopment Project
Environmental Impact Report
for the City of San Rafael
The EIR will include all of the topics required by CEQA. All issue topics will be comprehensively addressed
at a level appropriate for the proposed project. LSA will rely, in part, on the peer-reviewed technical
analyses prepared by the project sponsor for use in the applicable topical sections.
It is anticipated that up to four alternatives, in addition to the No -Project alternative, will be evaluated in
the EIR. While most of the analysis will focus on a qualitative comparison of project impacts, LSA
understands that a more comprehensive and quantitative analysis of some or all of the project
alternatives may be necessary, and this is reflected in our scope of work.
LSA also understands that given the nature and location of the proposed project, it is anticipated to be
the subject of community interest. Key members of the LSA team will be available to attend internal team
meetings with City staff to strategize, to review preliminary findings, and to present and answer questions
at public hearings considering certification of the Final EIR.
Proposed Work Program
This chapter outlines the LSA team's approach and specific
work program for completing the Northgate Mall
Redevelopment Project EIR, in compliance with CEQA. An
outline of the overall work program is presented in Table 1.
Task 1. Project Initiation
The project initiation task will provide an opportunity for the
LSA team to collaborate and strategize with City staff to
refine our recommended approach and work program, as
appropriate, and assemble materials for the analysis of the
project. Other key project initiation tasks will involve
conducting a site visit, gathering and reviewing background
information, preparing the project description, and
distributing the Notice of Preparation (NOP) and facilitating
the scoping session.
1.1 Start -Up Meeting and Site Visit
LSA will meet with City staff to discuss expectations
regarding the tasks to be undertaken as part of the
environmental documentation effort for the proposed
project. As a part of the meeting, LSA will:
■ Confirm the proposed scope of work and
expectations for use of background materials
provided by the project sponsor team;
■ Identify relevant information and data needs
regarding the project site, and environmental
documents beyond those the City and project
sponsor have already made available;
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■ Discuss the City's desired approach to involving the project sponsor team and various City
departments during preparation of the environmental documentation and review of the
administrative and screencheck drafts;
■ Discuss the overall environmental review schedule and associated milestones; and
■ Review the required entitlements/planning approvals and lead agency roles.
In conjunction with the start-up meeting, LSA staff will visit the project site and photograph the
surroundings, document existing conditions and site features, and confirm information provided in the
background studies or data provided by the City and the project sponsor.
Deliverable: After the start-up meeting LSA will provide a summary of the meeting minutes, final
schedule identifying key project milestones and dates, and a list of identified information needs
(preliminary list identified in Task 1.2, below). LSA will also establish a file transfer link to be used
throughout the course of the project.
1.2 Data Gathering and Evaluation
Existing data and analyses applicable to the project site and vicinity, including the City of San Rafael
General Plan, General Plan EIR, and Zoning Code, will be collected, evaluated, and distributed to the
project team. Prior to preparation of the project description and initiation of the technical evaluations,
LSA will request the following from the project sponsor, if not already provided:
■ Site Survey Mapping and Data
■ Conceptual Site Plan(s) by phase
■ Proposed Building Elevations
■ Proposed Building Sections
■ Landscape Plan
■ Circulation Plan
■ Utility Plan
Construction schedule and data by phase, including depth of excavation, soil import/export, and
equipment use and duration (worksheet to be provided by LSA). In the event that equipment data is not
available, default assumptions will be used.
LSA will also prepare a base map of the project site and vicinity for use in the environmental document,
using the best available information from the City. The base map will be used to illustrate the features of
the site and its vicinity, such as streets and surrounding land uses, general plan designations, and zoning.
Copies of the base map will be available for consultant and City staff use during meetings and
presentations.
1.3 Project Description
Based on the submitted site plans, technical studies completed for the proposed project, and consultation
with City staff and the project team, LSA will draft a project description that includes all elements
necessary to comply with CEQA, including, but not limited to, the purpose, phasing, and physical elements
of the project, including building use, square footage, and height. LSA will also request anticipated
employment data. The project description will include maps showing the existing buildings on and
adjacent to the site, and the location and boundaries of the proposed project, as well as a written
description of the existing uses so that the changes between existing and proposed uses can be identified
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by phase. In addition, the project description will include a discussion of the background, objectives of the
project, and construction phasing plan. The project description will describe the overall approval process
for the project and identify all discretionary and anticipated subsequent approvals. All relevant agencies
and reviewing bodies will also be identified.
Crafting an appropriately detailed and illustrated project description is often the single most time-
consuming (as well as important) element of a CEQA review document. LSA will work closely with the City
to ensure that the project description provides a level of detail appropriate for CEQA analysis. Up to two
drafts of draft project description will be submitted to the City and project sponsor for review and
comment before the LSA team begins conducting any impact analyses. The information compiled as part
of this task will inform the project description used in the NOP and the Draft EIR.
Deliverable: Administrative Draft Project Description (up to two rounds)
1.4 Notice of Preparation and Scoping Session
LSA will prepare an NOP in accordance with the requirements of CEQA. The NOP will include a project
description, location map, and outline of the expected environmental topics to be covered in the EIR. LSA
will be responsible for distributing the NOP to the State Clearinghouse. In addition, LSA will work with the
City to circulate the NOP to the appropriate local, regional, State, and federal agencies, as well as
additional distribution and posting consistent with City practices. Following the 30 -day comment period,
LSA will review all comments, distribute comments to members of the LSA team as necessary, and
recommend any needed changes to the proposed work program (see Task 1.5).
LSA will also attend one public scoping session for the EIR. The Principal in Charge/Project Manager and
Assistant Project Manager will attend the session and assist City staff as necessary. For the purposes of
this scope and cost estimate, it is assumed that the scoping session will be conducted virtually. The NOP,
along with the written comment letters received on the NOP, will be included in an appendix of the EIR.
Deliverable: Draft and Final NOP; Summary of scoping meeting minutes
1.5 Work Program Refinement
It may be necessary to refine the work program in accordance with information compiled in the above
subtasks or as a result of the technical report peer review task (Task 2). Upon receipt and review of all of
the comments on the NOP (see Task 1.4) and taking into consideration comments heard at the scoping
session, LSA will work with City staff to refine the scope of work and budget, if necessary, to address any
environmental issues that are not yet adequately addressed in this revised work program.
Deliverable: Memorandum detailing revisions to the proposed work program and cost estimate, if
required
TASK 2. Technical Study Peer Review
The LSA team will conduct peer reviews of the project -sponsor prepared technical studies. The peer
reviews will concentrate on the methodologies and conclusions contained in the reports for legal and
scientific adequacy and accuracy. LSA will ensure that the analyses are consistent with all applicable
procedures and requirements of the City and other regulatory agencies. This task assumes that field
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reviews and additional background documentation or technical evaluations will not be conducted by LSA's
natural resources or technical specialists. Upon conclusion of the peer review tasks, the LSA team will
provide a summary of the findings to the City for review and recommend any additional technical analyses
that may be required. With approval of City staff and use of contingency funds identified in the cost
estimate, the LSA team could perform supplemental technical analyses, if warranted, for inclusion in the
EIR. If scope and budget adjustments are necessary, LSA would address this with City staff prior to
performing any additional work. The LSA team will peer review the following technical studies that are
assumed to be prepared by the project sponsor; it is assumed that up to two rounds of peer review could
be required:
■ Photo Simulations
■ Transportation Impact Study
■ Air Quality Analysis and Risk Hazard Assessment
■ Noise and Vibration Study
■ Cultural Resources Assessment/Historic Resources Evaluation Report
■ Greenhouse Gas Emissions Assessment
■ Geotechnical Investigation 2
■ Phase I Environmental Site Assessment (ESA)
■ Water Supply Assessment
■ Utilities and Infrastructure Studies
It is assumed that utilities and infrastructure studies, the preliminary stormwater control plan, and other
similar reports prepared by the project sponsor will also be internally reviewed and approved by City
Public Works and engineering staff prior to use in the Draft EIR analysis.
Deliverable: Memorandum(s) documenting the peer review findings for each project sponsor -prepared
technical study and recommendations for supplemental technical analyses
TASK 3. Setting, Impacts, and Mitigation Measures
The setting, impacts, and mitigation measures documentation for each of the issue areas described below
will be incorporated into the EIR. All issue topics identified in the State CEQA Guidelines, Article 9, will be
comprehensively addressed. The topics below are presented in the order in which we suggest the EIR be
organized, to allow decision -makers, responsible agencies, and the public to easily read the document
through from beginning to end as certain topical discussions build upon previous analyses (e.g., the air
quality discussion will build upon data gathered as part of the transportation analysis). Cross referencing
Z The geotechnical investigation will be reviewed by a California State -certified Professional Geologist to ensure
that the study is appropriate to support the CEQA analysis and that the assumptions used in the geotechnical
analysis are appropriate. It should be noted that the CEQA team will not accept geotechnical liability or
provide "stamped" geotechnical plans or reports.
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to previous discussions will be utilized as necessary to reduce repetitiveness. LSA will confirm the
organizational outline of the EIR before proceeding with the analysis.
The analysis for each issue topic will clearly describe the affected environment and the environmental
consequences of implementation of the proposed project. The agreed upon significance thresholds, which
will be based on the CEQA Guidelines and City policies and standards, will be clearly stated within each
section and will be used to determine impacts. Where relevant, impacts will be separately identified by
their occurrence during either the construction or operations periods. Feasible mitigation measures (as
well as the residual impacts or effects of each measure) will be identified. As described above, the
proposed project would be constructed in two phases; each issue topic of the EIR will analyze the project
in two phases.
Section 15130 of the CEQA Guidelines requires that an EIR evaluate potential environmental impacts that
are individually limited but cumulatively significant. These impacts can result from the proposed project
alone or together with other projects. Each of the topical sections discussed below will include an analysis
of cumulative effects. The analysis of cumulative effects will address the potential impacts of the proposed
project in conjunction with other past, present, or probable future projects. Reasonable, feasible options
for mitigating or avoiding the project's contribution to any significant cumulative effects will be identified.
It is assumed that the cumulative analysis will rely on both a list -based and projections level approach,
using information provided by the City, as needed. The preferred method for conducting the cumulative
impact analysis will be developed and agreed upon prior to conducting the impact analysis.
Deliverable: Proposed outline of the Draft EIR organization and draft significance thresholds
Land Use and Planning
As previously described, the project site is currently developed with the Northgate Mall, which includes
an enclosed mall with three anchor tenants, retail space, and surface and garage parking. The project site
is zoned for commercial use and is surrounded by commercial, residential, and institutional uses. The
proposed redevelopment of the site with a mix of residential and commercial uses would alter the existing
land use characteristics of the site. LSA will describe the land uses on and surrounding the project site.
Existing on-site and surrounding land uses will be described based on the base map task identified in Task
1.2, information gathered on the site visit, and information provided by the City and project sponsor.
In addition, development of the proposed project would require a Rezoning. This section will include a
comprehensive discussion of applicable local and regional planning documents and land use policies
relevant to the project area and proposed development. The proposed project will be compared to the
policies and guidelines adopted by the City, including the General Plan and Zoning Ordinance. Relevant
land use policies of the City of San Rafael will also be discussed, as applicable. Land use plan compliance
and conflicts will be described and procedural mitigation will be outlined, as appropriate. Any policy
inconsistencies and potential planning conflicts will be identified in a table format, and the potential policy
conflicts will be described in greater textual detail. Under CEQA, policy conflicts in and of themselves (in
the absence of direct physical effects) are not considered to have a significant effect on the environment,
and will therefore be differentiated from impacts described in the other topical sections of the EIR. Any
physical impacts associated with policy conflicts will be addressed in the appropriate technical sections.
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3.2 Population and Housing
The proposed project would result in the redevelopment of the project site with a mix of residential and
commercial uses and would directly increase the population of this area of the City, both through the
introduction of new residents and potential increased employment. The project's potential to result in
direct or indirect population growth within the area, the City, and the region will be discussed in this
section. The extension of roadways and other infrastructure is not anticipated to increase opportunities
for growth in the area as the project site is surrounded by development and existing recreational uses on
all sides.
The existing demographics of the area will be identified and described based on the most current data
available, including the General Plan, Department of Finance population and housing estimates, and
Census data. Population growth associated with the proposed project will be determined through the
preparation of the project description in consultation with the City. LSA will assess the population and
housing impacts that will be created by the proposed project, only to the extent that they will directly or
indirectly result in physical changes to the environment.
3.3 Visual Resources
The existing setting would be altered by the construction of new residential and commercial buildings and
the removal of existing buildings. The new development would be visible from public vantage points
primarily available from surrounding roadways and open spaces, including Oliver Hartzell Park. LSA will
describe the area's existing visual character using photographs and narrative, and will include views from
and to the site, noting the site's visibility as seen from key public vantage points located within the vicinity.
The visual attributes and patterns of the project site and its surroundings will be assessed according to
the following descriptive categories: site location and spatial organization, land form, vegetation, land
uses, cultural features, and specific objects having aesthetic significance.
Effects of the proposed development on the existing visual character of the site and its surroundings will
be described and analyzed, and the information and materials gathered via Tasks 1 and 2 (sponsor -
prepared visual simulations) will be utilized in the analysis. LSA will address the project's potential visibility
and visual contrast and compatibility as seen from key public view corridors and sensitive viewing
locations.
3.4 Cultural Resources
An LSA architectural historian and archaeologist will peer review the Cultural Resources Assessment to be
prepared for the project site, will prepare a memorandum documenting peer review comments (refer to
Task 2), and will utilize this analysis to prepare this section of the EIR. It is assumed that the Cultural
Resources Assessment will include an analysis of both archaeological and historic period built
environment resources in the project site. Field reviews and supplemental archival and background
research are not assumed to be required once adequate peer-reviewed cultural resources are provided
by the project sponsor, although these additional tasks could be completed with use of the contingency,
if necessary. It is assumed that standard construction -period mitigation measures and/or conditions of
approval would be recommended to address the potential for accidental discovery of archaeological
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deposits and human remains during the project construction period, and this scope of work reflects this
level of effort.
3.5 Tribal Cultural Resources
As of July 2015, the provisions of Assembly Bill 52 provide for consultation with Native American tribal
organizations during the CEQA process. Prior to release of an EIR for a project, a lead agency must provide
the opportunity to consult to tribes that are traditionally and culturally affiliated with the geographic area
in which a project is located, and must conduct such consultation, if requested by the tribes in writing
within 30 days of notification of the proposed project. Should any Native American tribes have concerns
about Tribal Cultural Resources (TCRs) within the project site, consultation outreach should document
potential impacts to such resources, as well as feasible means to avoid, or significantly reduce, impacts to
those resources during project implementation. In addition, Senate Bill 18 requires planning agencies to
consult with California Native American tribes during the preparation, updating, or amendment of all
General/Specific Plans proposed on or after March 1, 2005. The purpose of Senate Bill 18 consultation is
to identify and preserve specified places, features, and objects located within the City's jurisdiction that
have a unique and significant meaning to California Native Americans.
On behalf of the City, LSA will contact the Native American Heritage Commission (NAHC) in Sacramento
to request a review of its Sacred Lands File for the project site, as well as a list of tribes that have requested
notification pursuant to the requirements of Assembly Bill 52 and Senate Bill 18 for projects within the
City's jurisdiction. LSA will prepare a combined Assembly Bill 52 and Senate Bill 18 draft outreach letter
template for use by the City in sending this correspondence on City letterhead, which will notify tribes of
the opportunity to consult on the potential for encountering Tribal Cultural Resources during the project.
As an optional task, LSA can assist the City in facilitating requested meetings with tribes, should such tribes
indicate a desire to consult. This scope does not include LSA printing or distributing letters on behalf of
the City or time for LSA to follow up with tribes to confirm receipt of the letters.
This section of the EIR will be prepared based on the results of the NAHC Sacred Lands File search and the
outcome of any consultation between the City and local tribal governments.
3.6 Geology and Soils
The project site is not located in an Alquist-Priolo (AP) Fault Zone; however, the project site is located in
a seismically active area. A significant earthquake on one of the regional faults near the project site will
likely produce strong ground shaking during the life of the project. The project site is located in an area
where liquefaction hazards have not been evaluated by the California Geologic Survey. Based on the site-
specific geotechnical study and other available reports and maps, Baseline will prepare a summary of the
geologic setting and regulatory framework related to geology and soils. Baseline will evaluate potential
impacts related to geology and soils, and will develop mitigation measures, as needed, to reduce the
potential impacts related to geology and soils to a less -than -significant level. Baseline will also evaluate
potential impacts of the project related to paleontological resources. Monitoring and accidental discovery
mitigation measures are likely to be recommended.
3.7 Hydrology and Water Quality
Federal Emergency Management Agency (FEMA) mapping indicates that the project site is not located
within a flood hazard zone. Baseline will evaluate the project's potential impacts related to hydrology and
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water quality. Construction activities and changes in land uses at the project site could increase the
discharge of pollutants to surface waters. Implementation of the project would alter impervious surfaces
and could alter existing drainage patterns at the project site, which can impact groundwater recharge and
existing stormwater drainage infrastructure.
Baseline will prepare a summary of the setting related to hydrology and water quality based on the
preliminary stormwater control plan for the project, and other published materials/maps. Baseline will
evaluate potential impacts to surface and groundwater quality, flooding, alterations to surface
flows/runoff, erosion and sedimentation, stormwater treatment, and drainage into existing off-site
stormwater drainage systems.
Baseline will prepare a summary of the regulatory framework related to hydrology and water quality,
including applicable National Pollutant Discharge Elimination System (NPDES) construction and post -
construction requirements. Baseline will evaluate the project's proposed approach to NPDES compliance.
Baseline will develop mitigation measures, as necessary, to minimize any identified impacts to a less -than -
significant level.
3.8 Hazards and Hazardous Materials
Baseline will evaluate potential impacts associated with hazards and hazardous materials in accordance
with CEQA requirements for the project. Demolition of existing structures at the project site could result
in the release of hazardous building materials into the environment. The routine transportation and use
of hazardous materials (e.g., fuel, oils, and paints) would occur during project construction. Baseline will
discuss the potential for use, transport, and releases of hazardous materials to occur during project
construction and operation. Existing laws and regulations for hazards and hazardous materials that are
applicable to the project will be discussed. Based on the findings of the Phase I ESA, Baseline will discuss
whether past land uses at the project site and surrounding area may have resulted in the release of
hazardous materials that could impact the proposed project. Baseline understands that it has not been
determined whether a Phase II ESA will be necessary for the project site. Based on a preliminary review
of the project site, we understand that past occupants of the project site included an automotive repair
center; therefore, the potential exists for a Phase II ESA and remediation activities to be required at the
project site. Baseline assumes that if a Phase II ESA or remediation of the project site is necessary, the
Phase II ESA and plans for remediation would be provided for use in this analysis. Baseline will also discuss
potential impacts associated with implementation of emergency response plans. Baseline will develop
mitigation measures, as necessary, to minimize any identified impacts to a less -than -significant level.
3.9 Transportation
It is assumed that this section of the EIR will be entirely based on the Traffic Impact Study prepared by the
project sponsor's consultant, and the peer review and supplemental technical analysis (if required) to be
prepared by the LSA team (Parisi). The Traffic Impact Study and technical analyses must be deemed
adequate by City staff prior to preparation of the EIR section. At a minimum, it is assumed that the Traffic
Impact Study will include a description of the transportation and circulation setting within the study area
and evaluate: the project's trip generation against local and regional thresholds for significance; all
applicable City programs, plans, ordinances, and policies addressing circulation systems (including transit,
roadway, bicycle, and pedestrian facilities); the project's Vehicle Miles Traveled (VMT) per CEQA
Guidelines section 15064.3, subdivision (b); the project's geometric design features and adequacy of site
access; and feasible mitigation measures, if necessary.
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3.10 Air Quality
Development activity associated with the proposed project could increase pollutant concentrations in San
Rafael through increased vehicle trips and building operations. Construction activities associated with
project development, including grading and ground disturbance, could increase concentrations of
particulate matter. This increase could contribute to existing air pollution in the San Francisco Bay Area
Air Basin. Increased air pollution could affect compliance with existing air quality plans.
Once LSA has received an acceptable peer-reviewed Air Quality Analysis and Risk Hazard Assessment
report from the project sponsor, LSA will incorporate the findings of the Air Quality Analysis and Risk
Hazard Assessment into the air quality section of the EIR. The EIR section will include a description of the
regulatory framework for air quality, including existing air quality laws and regulations and the roles of
the local agencies, including the California Air Resources Board (CARB), the Bay Area Air Quality
Management District (BAAQMD), and City of San Rafael. Project setting meteorological and air quality
data developed through the CARB and climatological and air quality profile data gathered by the BAAQMD
will be utilized for the description of existing ambient air quality. The most recent published air quality
data from air quality monitoring stations in the vicinity of the project site for the past 3 years will be
included to characterize existing air quality. In addition, regulatory documents, professional publications,
and past LSA experience in the project area will supplement background information.
LSA will review adopted plans related to clean air in the State of California and the BAAQMD and
determine the project's consistency with these plans. Construction activities associated with the proposed
project would generate increased particulate emissions associated with grading, soil hauling, and other
construction activities on the project site. Construction equipment exhaust would also be a source of air
pollution. Using the construction emissions identified in the Air Quality Analysis and Risk Hazard
Assessment, LSA will determine if emissions would result in a cumulatively considerable net increase of
any criteria pollutant. Emissions associated with long-term operations will be reported based on the
findings of the Air Quality Analysis and Risk Hazard Assessment. Operational -period emissions will be
analyzed to determine if emissions would result in a cumulatively considerable net increase of any criteria
pollutant. LSA will also identify the potential health risk impacts associated with project construction
based on the findings of the Air Quality Analysis and Risk Hazard Assessment. Based on the findings of the
Air Quality Analysis and Risk Hazard Assessment, the proposed project will also be assessed to determine
if it would result in objectionable odors affecting a substantial number of people. Practical mitigation
measures will be identified to address any significant project or cumulative impacts. Both an evaluation
of the potential mitigation measures and a discussion of their effectiveness will be provided.
3.11 Greenhouse Gas Emissions
Construction and operation of the proposed project would result in the consumption of fuel and energy
resulting in the emission of greenhouse gases. Typically, an individual project does not generate sufficient
greenhouse gas emissions to influence global climate change significantly on its own; therefore, the issue
of global climate change is cumulative in nature. Implementation of the project, through construction and
operational activities, would generate greenhouse gas emissions that would cumulatively contribute to
global climate change.
LSA will prepare the greenhouse gas section of the EIR based upon receipt of an acceptable peer-reviewed
Air Quality Analysis and Risk Hazard Assessment. LSA will summarize up-to-date information related to
global climate change, along with the climate/meteorology conditions in the project area, and the State
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and regional setting. The existing regulatory framework for global climate change will also be described,
including applicable federal, State, and San Rafael City policies, regulations, and programs.
Based on the findings of the Air Quality Analysis and Risk Hazard Assessment, LSA will compare the
quantitative assessment of greenhouse gas emissions associated with all relevant sources related to the
project, including construction activities, new vehicle trips, energy consumption, and water usage to
significance thresholds established by the BAAQMD. LSA will also provide a qualitative assessment of the
project's consistency with relevant plans and regulations adopted forthe purpose of reducing greenhouse
gas emissions. Where necessary, practical mitigation measures will be identified to address any significant
project or cumulative impacts. Mitigation may include sustainable development practices and design
measures such as transportation demand management measures, site disturbance reduction measures,
energy conservation measures and renewable energy sources, solid waste reduction measures,
sustainable solid waste management practices, and water conservation and efficiency measures, over and
above any already identified by the project sponsor.
3.12 Noise
The proposed project would generate new vehicle trips in the project vicinity as well as mechanical
equipment and commercial operations which could expose surrounding uses to an unacceptable increase
in noise levels. In addition, construction activities could result in short-term increases in noise and
vibration levels. LSA will prepare the noise section of the EIR based upon receipt of an acceptable peer-
reviewed Noise and Vibration Study. This section will assess the potential effects of the proposed project
on the existing and future noise environments in the project vicinity and provide a determination as to
whether the project would result in exposure of individuals to unacceptable noise levels.
Applicable State of California and City of San Rafael noise and land use compatibility criteria for the project
area will be identified. Noise standards including General Plan Noise Element Policies and the City Noise
Ordinance will be discussed. Existing sources of noise in the project vicinity, such as traffic on adjacent
roadways, will be identified. Existing noise -sensitive land uses in the project site vicinity will also be
identified using aerial images and field reconnaissance. Existing noise conditions will be documented
based on the measured noise levels identified in the Noise and Vibration Study.
Noise and vibration impacts from construction of the proposed project on adjacent land uses will be
analyzed based on the findings of the Noise and Vibration Study. The construction noise impact will be
evaluated in terms of maximum levels (Lmax) and/or hourly equivalent continuous noise levels (Leq) and
their frequency of occurrence. The vibration impacts will be evaluated and compared to the applicable
City standards. If City standards are not available, Federal Transit Administration criteria will be utilized.
The impact analysis will be based on the sensitivity of the area and the requirements of the Municipal
Code. Avoidance, minimization, and mitigation measures will be identified to address potential adverse
construction -related short-term noise and vibration impacts on sensitive receptors.
Using the findings of the Noise and Vibration Study, LSA will evaluate noise impacts from project -related
and cumulative vehicular trips. Projections of the future noise levels along selected roadway segments
will be provided in a table format to show the relationship between vehicle -related noise and distance
from the roadway. In addition, using the findings of the Noise and Vibration Study, LSA will quantitatively
analyze operational impacts from stationary noise sources, such as new mechanical equipment such as
HVAC systems, and any other project -related noise associated with the proposed project. Both stationary
and mobile operational noise impacts for both on-site and off-site sensitive land uses will be assessed.
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As warranted, LSA will identify practical measures to address significant project or cumulative noise
impacts. LSA will incorporate measures designed to reduce interior and exterior noise levels to meet
applicable standards as identified in the Noise and Vibration Study. Any measures required to reduce the
project's short-term construction and/or long-term noise impacts to acceptable levels will also be
identified. Both an evaluation of the potential measures and a discussion of their effectiveness will be
provided.
3.13 Public Services and Recreation
The proposed project would include a mix of commercial and residential uses, and therefore would
increase demand for fire and police services within the City, result in an increase in school -aged children
within the City, and increase the use of recreational facilities within the City and the region. The EIR will
include a concise summary of each agency that would provide service to the site, their individual
responsibilities, and existing service constraints. The EIR will also include a summary of the existing and
planned enrollments and capacities at schools that residents of the project site would attend. LSA will
review the General Plan EIR and the San Rafael City Schools Master Facilities Plan, as well as other
background reports, and then work with the City to contact each service provider to determine if they
have any concerns about providing services to the proposed project or physical constraints to doing so.
The assessment in the EIR will examine the demand for services generated by the change in use on the
site, and the physical impacts of this demand on existing public services. The need for coordination among
facility and service providers and the project sponsor for on- or off-site improvements (if any) will be
addressed to ensure that any potentially significant impacts are mitigated to less -than -significant levels.
3.14 Utilities and Service Systems
The project site is currently served by water, wastewater, solid waste disposal, and other utility services.
The proposed project would increase the demand for water, wastewater, solid waste,
telecommunications, electricity, and natural gas service and could require installation of new
infrastructure both on and off the site. Storm drainage issues would be evaluated in the hydrology and
water quality section of the EIR (refer to Task 3.7).
The EIR will include a concise summary of each agency that would provide service to the site, their
individual responsibilities, and existing service constraints. LSA will review the General Plan EIR, technical
studies provided by the project sponsor, and other background reports and then contact each service
provider to determine if they have any concerns about providing services to the proposed project or
physical constraints to doing so. The assessment in the EIR will examine the demand for services
generated by the change in use on the site, and the physical impacts of this demand on existing utility
services and infrastructure.
Senate Bill 610 requires an assessment of whether available water supplies are sufficient to serve the
demand generated by new projects of a certain size. The proposed project would include more than 500
residential units, and therefore a Water Supply Assessment (WSA) would be required (refer to Task 2).
This scope of work assumes that the project sponsor would provide existing and proposed water demand
calculations. LSA and the City would provide the water calculations to the Marin Municipal Water District
(Marin Water) to prepare the WSA. This information will be compiled and used in the evaluation of
available water supply in the EIR.
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3.15 Energy
The proposed project would increase the demand for energy consumption during both construction and
operation of the proposed project, including diesel fuel use for construction off-road equipment, diesel
and gasoline fuel use for construction on -road vehicles, diesel and gasoline fuel use from vehicle trips
generated by the project, operational natural gas usage, and operational electricity consumption. LSA will
evaluate the project's impacts related to energy use for construction and operation of the proposed
project based on the air quality model output data included in the Air Quality Analysis and Risk Hazard
Assessment.
Specifically, construction -period energy usage associated with diesel fuel use for construction off-road
equipment and diesel and gasoline fuel use for construction on -road vehicles will be identified, using the
results of the air quality model output data and fuel consumption provided in the CARB EMFAC2021
model. Once operational, energy use consumed by the proposed project would be associated with natural
gas use, electricity consumption, and fuel used for vehicle trips associated with the project. LSA will
estimate natural gas and energy consumption using default energy intensities by building type in the air
quality model output data. Fuel use associated with vehicle trips generated by the proposed project will
be calculated based on the trip generation rates identified in the project's trip generation estimates and
vehicle fuel consumption provided in EMFAC2021. The analysis will also address the project's compliance
with applicable energy efficiency standards and will cross-reference the discussion provided in the
greenhouse gas emissions discussion (Task 3.11) as necessary.
TASK 4. Alternatives
The LSA team will identify and fully evaluate up to four feasible alternatives to the proposed project that
would avoid or reduce significant impacts, one of which will be the CEQA-required No Project alternative.
The alternatives will be developed in consultation with City staff and will be informed by input received
during the scoping session and in response to the NOP, and the significant impacts of the project that are
identified in the impact analysis for each topical section of the EIR. Alternatives considered but rejected
from further analysis will be identified.
According to the CEQA Guidelines, alternatives can be evaluated in less detail than the project, and the
discussion for each issue topic will be of sufficient detail to evaluate the benefits and drawbacks of each
alternative, and to provide some qualitative conclusions regarding the alternatives. In addition, it is
assumed that quantitative evaluation of issues related to transportation, air quality, and greenhouse gas
emissions may also be required. A summary table will be included in this section that identifies the level
of significance of each environmental topic for each alternative as compared to implementation of the
proposed project. Based on this analysis, the Environmentally Superior Alternative will be identified (as
required by CEQA).
TASK 5. CEQA-Required Assessment Conclusions
LSA will prepare the appropriate conclusions to fulfill CEQA requirements by providing an assessment of
several mandatory impact categories, including:
■ Growth -inducing impacts;
■ Significant irreversible environmental changes;
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Northgate Mall Redevelopment Project
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• Unavoidable significant environmental impacts; and
■ Effects found not to be significant.
The Effects Found Not to be Significant discussion will address the topics of agriculture and forestry
resources, biological resources, mineral resources, and wildfire. These topics are not anticipated to result
in significant environmental impacts, and therefore will only be briefly addressed in this section.
TASK 6. Draft Environmental Impact Report
LSA will prepare three versions of the Draft EIR, including up to an Administrative Draft, a Screencheck
Draft, and a Public Review Draft.
1. Administrative Draft EIR
The information developed in Tasks 2 through 6 will be organized into an Administrative Draft EIR. In
addition to each of the topical sections, the EIR will include the following components:
■ Introduction
■ Executive Summary
■ Project Description
■ Setting, Impacts, and Mitigation Measures
■ Alternatives to the Proposed Project
■ CEQA-Required Assessment Conclusions
■ List of Persons and Organizations Contacted
■ References
■ Technical Appendices
One digital version (in both Word and PDF formats) of the Administrative Draft EIR will be provided to City
staff for distribution, review, and comment. LSA will discuss comments on the Administrative Draft EIR
with the City over the phone or via videoconference.
Deliverable: One electronic version of Administrative Draft EIR
5.2 Screencheck Draft EIR
LSA will amend the Administrative Draft EIR based on a single set of non -contradictory comments
provided by City staff. One digital version (in both Word and PDF formats) of the Screencheck Draft EIR
will be provided to City staff for distribution, review, and comment. LSA will also provide an electronic
version of the Screencheck Draft that retains all comments and edits in on the Administrative Draft in
tracked changes, for City staff to easily verify that all requested changes have been made and all
comments addressed.
Deliverable: One electronic version of the Screencheck Draft EIR (clean and tracked changes versions)
and one Administrative Draft version of the MMRP (see Task 7.4 below)
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6.3 Public Review Draft EIR
Upon successful completion and approval of the Screencheck Draft EIR, LSA will provide up to three (3)
paper copies of the Public Review Draft EIR for public distribution and submittal to the City. A high-
resolution compiled electronic PDF version will be provided, as will a PDF version suitable for posting on
the City's website (i.e., individual, searchable low -resolution chapters). Word versions will also be
provided for the City's files.
LSA will prepare the Notice of Availability (NOA) and Notice of Completion (NOC), and will be responsible
for distribution of the Public Review Draft EIR to the State Clearinghouse.
Deliverable: Up to 3 paper copies of the Public Review Draft EIR, as well as electronic versions of the
NOA and NOC
TASK 7. Final Environmental Impact Report
Following the 45 -day public review period of the Draft EIR, LSA will prepare the Response to Comments
(RTC) Document. The RTC Document, together with the Draft EIR, will comprise the Final EIR. LSA will
prepare three versions of the RTC Document, including the Administrative Draft, the Screencheck Draft,
and a Final Draft. As part of the Final EIR, LSA will also prepare and produce a Mitigation Monitoring and
Reporting Program and the Administrative Record.
7.1 Administrative Draft RTC
The LSA team will formulate responses to comments received on the Draft EIR, including written
comments received from the public and agencies, and prepare an Administrative Draft RTC Document.
Included in this document will be: 1) a list of persons, organizations, and public agencies commenting on
the Draft EIR; 2) copies of all written comments, and the responses to these comments; 3) written
comments and any verbal comments received at a public hearing and responses to these comments; and
4) any necessary revisions to the Draft EIR. The budget estimate in Appendix B shows the level of
professional effort assumed for this task. Should an unexpectedly large volume of comments be submitted
(e.g., an organized letter -writing campaign by anti -development advocates or a substantial package of
comments by a law firm representing union interests), an adjustment in the budget to cover work beyond
the assumed level would be needed. The Administrative Draft RTC Document will be submitted to the City
in electronic format (Word and PDF files) for staff distribution, review, and comment. LSA will discuss
comments on the Administrative Draft RTC Document with the City over the phone or via
videoconference.
Deliverable: One electronic version of Administrative Draft RTC
7.2 Screencheck Draft RTC
LSA will amend the Administrative Draft RTC Document based on a single set of non -contradictory
comments provided by City staff. One digital version (in both Word and PDF formats) of the Screencheck
Draft RTC Document will be provided to City staff for distribution, review, and comment. LSA will also
provide an electronic version of the Screencheck Draft that retains all comments and edits on the
Administrative Draft in tracked changes, for City staff to easily verify that all requested changes have been
made and all comments addressed.
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Deliverable: One electronic version of the Screencheck Draft RTC (clean and tracked changes versions)
7.3 Final RTC
Upon successful completion and approval of the Screencheck RTC Document, LSA will provide up to three
(3) paper copies of the RTC Document for public distribution and submittal to the City. A high-resolution
compiled electronic PDF version will be provided, as will a PDF version suitable for posting on the City's
website (i.e., individual, searchable low -resolution chapters). Word versions will also be provided for the
City's files. LSA will provide a draft Notice of Determination (NOD) for the City to file with the City Clerk
upon certification of the EIR.
Deliverable: Up to 3 paper copies of the Final RTC Document and electronic copy of the NOD
Mitigation Monitoring and Reporting Program
LSA will prepare a Mitigation Monitoring and Reporting Program (MMRP) for the project and will identify
responsibility for implementing and monitoring each mitigation measure, along with monitoring triggers
and reporting frequency, subject to approval by City staff. LSA will also work closely with City staff to
ensure the program is prepared in a format that will be easy for staff to implement and be tailored to the
City's procedures. The Administrative Draft MMRP will be provided with the Screencheck Draft EIR (under
Task 6.2) and the Final MMRP will be provided with the Final EIR.
Deliverable: Electronic versions of the Administrative Draft and Final Draft MMRP
Administrative Record
This task will include compilation of the Administrative Record in electronic format, organized by subject.
The Administrative Record will be maintained throughout the environmental review process and will be
finalized as part of the Final EIR.
Deliverable: Electronic copy of the Draft EIR and Final EIR Administrative Record
TASK S. Project Management
Theresa Wallace, with assistance from Matthew Wiswell, will undertake a variety of general project
management tasks throughout the process of preparing the EIR and presenting it to decision -makers.
Theresa will be in charge of day-to-day activities associated with the project and will ultimately be
responsible for quality assurance for all work undertaken. Project management tasks include regular client
contact; oversight of subconsultants and team members; schedule coordination; contract negotiation and
management; and development of products. As Project Manager, Theresa will attend all meetings and
maintain a project schedule. She will monitor the project budget in light of progress in the project schedule
and will communicate any potential deviations with the City in a timely manner. She will also provide
direction to all team members that will ensure an internally consistent, coherent document. She will
review all subconsultant submittals and in-house prepared text, tables, and graphics before these
materials are presented to the City as administrative review documents.
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To ensure the timely and accurate conveyance of information, LSA recommends that monthly standing
teleconference or videoconference calls be established (up to 12 calls of approximately 1 hour are
assumed). Attendees would be Ms. Wallace and select EIR team technical staff on an as -needed basis, as
well as City staff. In the event that we all agree that any given month's call is unnecessary, it could be
canceled the day before. Setting a day, time, and frequency would avoid the effort required to set up
unscheduled calls. LSA will develop the agenda for these calls, and meeting notes and action items will be
distributed. The meeting notes and action items will also serve as a monthly progress report.
TASK 9. Meetings
Theresa and Matthew will be available throughout the environmental review period to meet with the
project team to gather information, review progress, review preliminary findings, discuss staff comments,
offer input into discussions on project modifications, and consult on CEQA procedural matters. In addition
to the project start-up meeting identified under Task 1.1 and the NOP scoping session identified under
Task 1.4, the project management team and select technical staff as needed will be available to attend up
to five, four-hour public hearings, including the Draft EIR and Final EIR hearings.
It is assumed that LSA would attend and present findings related to the environmental review at these
public hearings, as necessary. At this time, it is assumed that all meetings and hearings would be attended
via videoconference, due to the ongoing COVID-19 pandemic. Therefore, attendance at these meetings
does not include travel time. In the event that in-person meeting attendance is required, use of
contingency funds would be requested.
For additional meeting attendance not identified in this scope of work, attendance would be billed on a
time and materials basis and contingency funds could be utilized. The cost for the Project Manager's
attendance at additional meetings would be billed at the hourly rate ($245/hour).
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4. Proiect Ter -
LSA Team Information
With 200+ employees firm wide, LSA has the depth and breadth of experience to •
cover almost every aspect of environmental documentation services for CEQA
compliance. Our team of planners, in-house technical experts, and subconsultants
will be led by Theresa Wallace, AICP, Principal. She will be available throughout the
duration of the project to provide consistent leadership. We are joined by Baseline
Environmental Consulting to provide the hazards, geology, and hydrology analyses, MP Y
and Parisi Transportation Consultants for the transportation analysis aspect. Below ^�yp/O
is a brief summary of our project team. Full resumes, including technical staff and 100
subconsultants, are located in Appendix A.
Project Management Team
Effective project management is critical to the success of environmental analysis, especially for complex
projects. Theresa Wallace, AICP, Principal/Project Manager, and Matthew Wiswell, AICP, Assistant Project
Manager, will undertake a variety of general project management tasks throughout the environmental
documentation period. With assistance from Matthew, Theresa will be in charge of day-to-day activities
associated with the project. Project management tasks include regular client contact; contract negotiation
and management; oversight of team members; schedule coordination; and development of products.
Theresa will provide direction to all team members that will ensure an internally consistent, coherent
document. She will also review all text, tables, and graphics before these materials are presented to the
City as administrative review documents. Theresa will also provide input on scope, budget, and scheduling
of the project, and quality assurance for all work undertaken. She will strategize and work with Matthew
to craft the project description on which the environmental analysis will be based and will advise on CEQA
procedural matters as well as application of the CEQA Guidelines to this project. Qualifications for Theresa
and Matthew are provided below.
Theresa Wallace is a seasoned planner and project manager with 18 years of
experience in preparing a variety of environmental documents including CEQA
Initial Studies/Mitigated Negative Declarations and Environmental Impact
Reports; and NEPA technical studies, Environmental Assessments, and
Environmental Impact Statements. Theresa's experience encompasses a wide
array of public- and private -sector projects, including a number of residential, {
commercial, office, institutional, and mixed-use projects; as well as public park
master plans and facilities and bicycle/pedestrian paths. She is adept at managing multi -disciplinary teams
and helping agencies navigate complex environmental review processes. She has managed the
environmental review for a number of large-scale, high-profile projects throughout the Bay Area and is
currently serving as Principal in Charge for LSA's on-call CEQA contracts, including for the cities of Dublin,
San Ramon, Concord, Berkeley, Milpitas, EI Cerrito, and Hayward. Some of her relevant projects are:
111 Independence Drive Project EIR, City of Menlo Park
Menlo Uptown Project EIR, City of Menlo Park
Menlo Portal Project EIR, City of Menlo Park
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Northgate Mall Redevelopment Project
Environmental Impact Report
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California State University Maritime Academy Master Plan EIR, California State University
1548 Maple Street Townhome Community Project EIR, City of Redwood City
Children's Hospital and Research Center Oakland Campus Master Plan EIR, City of Oakland
Fifth and Mission (5M) Project, Forest City/City and County of San Francisco
Matthew Wiswell AICP, Planner, serves as both Project Manager and Assistant
Project Manager and drafts the non-technical sections of environmental
documents. He is a CEQA specialist with a solid understanding of planning
principles that he applies to environmental analysis. Matthew both manages and
contributes to a variety of planning and environmental documents for
development projects, infrastructure improvements, school facility
improvements, and City -sponsored plans and programs. He recently served as the
Assistant Project Manager for the 600 Addison Street Project for the City of Berkeley and represented the
team atthe Final IS/MND adoption hearing. He is also currently serving as the Project Managerforthe Menlo
Flats Project EIR for the City of Menlo Park and is the Assistant Project Manager for the 388 Vintage Park
Drive EIR for the City of Foster City and the LAB Project Focused EIR for the City of Berkeley, both of which
involve the redevelopment of underutilized commercial and industrial sites with life sciences uses. He also
serves as the primary contact and Project Manager for LSA's on-call contract with the cities of EI Cerrito and
Milpitas.
Other Key Personnel
Our in-house technical expertise encompasses air quality, noise, greenhouse gas emissions, and cultural and
historic resources. We have provided resumes for our in-house technical team in Appendix A. Peer review
tasks and preparation of technical inputs will be overseen by a Principal of the firm with expertise in the
relevant discipline.
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Subconsultants
4flEMELME
Baslrinie r -i vironmental Consulting ENVIRONMENTAL CONSULTING
Baseline Environmental Consulting (Baseline) is a certified small business based in Emeryville and is a multi-
disciplinary environmental consulting firm established in 1985. Baseline provides private- and public -sector
clients with a range of services, including CEQA environmental impact assessment/compliance and
hazardous materials management. Baseline brings over 30 years of experience conducting geology,
hydrology, and hazards CEQA analyses. Its staff of geologists, hydrogeologists, engineers, and environmental
scientists has extensive expertise and experience preparing technical sections for IS/MNDs and EIRs.
Baseline's hazardous materials management practice includes the preparation of Phase 1/11 Environmental
Site Assessments (ESAs). Baseline has experience conducting soil and groundwater contamination
investigations and, as required, associated cleanup. Typically, Baseline uses a risk-based approach to achieve
site closures from applicable regulatory agencies. It works extensively with public agencies in developing
general guidelines for development of contaminated urban sites. Baseline professionals have worked with
LSA for more than 20 years to provide geology, hydrology, and hazards services for CEQA documentation.
They have partnered with LSA on numerous projects throughout the Bay Area. The Baseline team will be
led by Bruce Abelli-Amen, Principal/Senior Hydrogeologist and Cem Atabek, Environmental Engineer 11.
Resumes for key Baseline staff are provided in Appendix A.
Parisi Transportation Consulting TRANSPORTATION CONSULTING
Parisi Transportation Consulting is hired by cities and towns, counties, transportation authorities, state
transportation departments, regional planning organizations and school districts. Parisi has extensive
experience providing transportation planning and engineering services for jurisdictions throughout the San
Francisco Bay Area. Parisi's primary focus is on serving public sector clients, such as the City of San Rafael.
In addition, Parisi provides transportation planning and traffic engineering services throughout the Bay Area,
including within Marin County and in San Rafael. Recent San Rafael projects relying upon Parisi's
transportation planning and traffic engineering expertise range from peer reviews of major development
projects, preparation of transportation sections for EIRs, assessments of systemic safety conditions, planning
for Complete Streets, coordination with Caltrans for interchange improvements, and preparation of
successful grant applications for transportation infrastructure. Some of Parisi's recent work with the City of
San Rafael includes the following: BioMarin and Whistlestop/Eden Housing Project EIR; Northgate Mall —
Costco Transportation Impact Report; Kaiser Annex Project EIR; Manuel T. Freitas Interchange Area Planning,
and the San Rafael High School Master Facilities Plan EIR. The Parisi Team will be led by David Parisi, PE, TE,
Transportation Planner and Engineer. Parisi and LSA have teamed on a number of projects throughout the
Bay Area for many years. Mr. Parisi's resume is provided in Appendix A.
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Our Capability: Environmental Documentation
LSA serves as a "one-stop" choice for
documentation in compliance with CEQA. We are
thoroughly familiar with the processes,
procedures, and technical requirements of all
aspects of the environmental review process. LSA
has also prepared numerous documents to satisfy
the requirements of specific regulatory agencies. This expertise
includes coordination with local, State, federal, and other
governmental agencies in preparing and processing environmental
documents and technical studies, managing public participation
programs, issuing necessary legal notices, and incorporating each
document into the relevant planning process. LSA's project
managers employ innovative environmental review approaches
steeped in an intimate understanding of CEQA, the State CEQA
Guidelines, and CEQA case law to avoid redundant environmental
review.
LSA has prepared thousands of EIRs, Supplemental EIRs, ISs,
Environmental Assessments, Addendums, Negative Declarations
(NDs), MINDS, and Environmental Impact Statements (EISs).
LSA, and the project management team for this assignment in
particular, has successfully completed numerous environmental
review documents under contract to lead agencies for a wide range
of commercial, office, and residential redevelopment projects on
underutilized sites in urban and suburban areas and on greenfield
sites throughout the Bay Area and beyond.
Many of our planners are certified by the American Institute of
Certified Planners and are active members of the American
Planning Association and Association of Environmental
Professionals. With respect to ongoing education, LSA staff
maintains and supplements our knowledge, understanding, and
technical expertise in the application of CEQA by regularly
attending workshops on recent court outcomes and legislative
amendments. Additionally, we regularly work with land use and
CEQA attorneys who provide us with specific suggestions as to how
the most recent case law should be interpreted and incorporated
into our EIRs and other CEQA documents.
LSA has four decades of experience in providing legally
sound EIR documents and a full range of environmental
planning and consulting services throughout California.
LSA's Expertise with Environmental
Documents Includes
the Following:
Environmental Impact Reports (EIRs)
Initial Study/Mitigated Negative
Declarations (IS/MNDs)
Initial Studies (ISs)
Categorical Exemptions (CEs)
Mitigation Monitoring and Reporting
Program (MMRP)
Various environmental technical
reports including air quality, noise,
water quality, biology, and cultural
resources
LSA has a successful track record of
preparing environmental documents
that are technically sound and legally
robust as well as innovative and
solution oriented.
LSA's Key Strengths:
Senior Staff Involvement
Communication and Responsiveness
Objective and Impartial Analysis
Experienced Public Outreach
Commitment to Schedule and Cost
Control
Established Quality Assurance and
Quality Control Procedures
Client Satisfaction
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For completion of the proposed scope of services within the timeline set forth in this proposal, we have
provided a preliminary cost estimate in the form of a spreadsheet that details tasks by assigned personnel
in Appendix B.
The estimated cost of the LSA team's labor and direct expenses to complete the environmental review
documentation for the Northgate Mall Redevelopment Project is $236,650. We have also identified a
contingency amount of 10 percent of the total project cost ($23,700), which would not be used without
written authorization from the City. The contingency amount is intended to allow LSA to quickly address
any changes in the scope of work without the need to amend the contract agreement, and may be used
to supplement the technical analyses provided by the project sponsor. With the contingency amount, the
total contract would be $260,350.
Please note that approximately 10 percent of the total contract cost is allocated to the assumed level of
effort that will be required to prepare the Response to Comments Document and Final EIR (Task 1).3 Upon
receipt of all comments received on the Draft EIR during the 45 -day review period, the LSA team will
assess the level of effort that will likely be necessary to complete the Final EIR and identify if any changes
to the cost estimate will be necessary. However, we believe that the cost identified in this proposal
appropriately considers the level of public interest in this project and will be adequate to cover this task.
As you review the proposal and compare the work scope with the line item budget, if you find that there
are ways of economizing or believe that expansions are needed, we are more than willing to discuss
potential modifications to both scope and budget.
This proposed budget is effective for 90 days from the date of this proposal.
The following tables contain LSA's proposed team members' hourly rates, as well as LSA's Standard Billing
Rates, including in-house direct costs.
Table B: LSA Individual Hourly Billing Rates
Theresa Wallace, AICP, Principal, Environmental Planner $245
Matthew Wiswell, AICP, Assistant Project Manager, Environmental $120
Planner
Amy Fisher, Principal/Air Quality, Climate Change and Noise Analyst $240
Cara Carlucci, Senior Planner, Air Quality/GHG Specialist $140
J.T Stephens, Associate/Senior Noise Specialist $185
Jordan Roberts, Noise Specialist
$125
3 Using a comparison of Draft EIR comment volumes and budgets for recent projects with substantial response
to comments efforts, LSA assumes an average cost of approximately $300 to respond to an individual
comment; this takes into account the use of master responses and cross-referencing. The Response to
Comments budget assumes we will receive approximately 100 individual comments on the Draft EIR.
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Northgate Mall Redevelopment Project
Environmental Impact Report
for the City of San Rafael
Lloyd Sample, Principal, Cultural Resources $225
Kerrie Collision, Associate, Cultural Resources Manager $135
Michael Hibma, Associate Cultural Resources Manager $130
Table C: LSA Hourly Billing Rates by Classification Effective May 2021
1. The hourly rate for work involving actual expenses in court (e.g., giving depositions or similar expert testimony) will be billed
at $400 per hour regardless of job classifications.
2. Hourly rates are subject to review at least annually, on or about June 1 of each year, and may be adjusted to reflect changing
labor costs at LSA's discretion at that time.
271Page
Job Classification
Cultural/
9
Hourly
Paleontological
Rate
Planning
Environmental
Transportation
Air/Noise
Resources
Biology
GIS
Range 1,2
Principal
Principal
Principal
Principal
Principal
Principal
Principal
$175-390
Associate
Associate
Associate
Associate
Associate
Associate
Associate
$125-245
Senior
Senior
Senior
Senior Air
Senior Cultural
Senior Biologist/
Senior GIS
$115-220
Planner
Environmental
Transportation
Quality/Noise
Resources
Botanist/Wildlife
Specialist
Planner
Planner/Engineer
Specialist
Manager/
Biologist/Ecologist/
Paleontologist
Soil Scientist/
Herpetologist/
Arborist
Planner
Environmental
Transportation
Air Quality/
Cultural Resources
Biologist/Botanist/
GIS
$85-150
Planner
Planner/Engineer
Noise Specialist/
Manager
Wildlife Biologist/
Specialist
Climate Change
Archaeologist/
Ecologist/Soil
Specialist
Architectural
Scientist/
Historian/
Herpetologist/
Paleontologist
Arborist
Assistant
Assistant
Assistant
Air Quality/
Cultural Resources
Assistant Biologist/
Assistant
$85-100
Planner
Environmental
Transportation
Noise Analyst
Analyst
Botanist/Wildlife
GIS
Planner
Planner/Engineer
Biologist/Ecologist/
Specialist
Soil Scientist/
Herpetologist/
Arborist
Field Services
Senior Field Crew/Field Crew $80-100
—
Office Services
Graphics $115-150
Marketing $75-125
Office Assistant $65-115
Project Assistant $70-145
Research Assistant/Intern $50-80
Word Process ing/Tech nicaI Editing $95-125
1. The hourly rate for work involving actual expenses in court (e.g., giving depositions or similar expert testimony) will be billed
at $400 per hour regardless of job classifications.
2. Hourly rates are subject to review at least annually, on or about June 1 of each year, and may be adjusted to reflect changing
labor costs at LSA's discretion at that time.
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Table D: LSA In -House Direct Costs Effective May 20211
Description
Reproduction
(8.5 x 11) B/W
Unit Cost
$0.07 per page
Description
GPS Unit
Unit Cost
$75.00 per day
Reproduction
(8.5 x 11) Color
$0.40 per page
Total Station Surveying Instrument
$50.00 per day
Reproduction
(11 x 17) B/W
$0.10 per page
Level (Laser or Optical)
$25.00 per day
Reproduction
(11 x 17) Color
$0.75 per page
Laser Rangefinder
$25.00 per day
CD Production
$5.00 per CD
Sound Meter
$75.00 per day
USB Flash Drive
$5.00 per drive
Sound Meter with Velocity Transducer
$85.00 per day
Plotting
$3.75 per sq. ft.
Aerial Photo
Cost
Aerial Drone
$200.00 per day
Boat Rental
$125.00 per day
Mileage On -Road
Current federal rate
Water Quality Meter
$25.00 per day
Mileage Off -Road
Current federal rate
Night Vision Goggles
$50.00 per unit per night
1 Direct costs shall be reimbursed at cost plus 10 percent.
Work Progress Estimation and Billing Methodology
LSA has in-depth experience in conducting successful monthly project accountability over a long-term
planning effort. LSA uses Deltek accounting software for both its project management and accounting
functions. Deltek is a totally integrated project management and accounting software developed for the
architecture, planning, and engineering industry that is auditable and secure, and provides our project
managers with real-time access to project data and the ability to track hours and costs according to client
specifications.
Invoices are prepared monthly and include a summary cover sheet and a detailed report with labor hours
and costs by individual and direct expenses. The report is generated from weekly timesheets and bi-
weekly or monthly expense reports entered into the Deltek system. Invoices can be prepared to client
specifications, but generally show the total budget, previously billed, current fee, and remaining budget
amounts by phase of work.
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No*hgatemall Redevelopment Project
Environmental Impact Report
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Subconsultant Rates
Baseline Environmental Consulting Rates
Table G:Baseline Individual Hourly Billing Rates
Bruce Abeli-Aman,PG, CHg,Principal/Certified Hydrogem|ogist $225
Cem Atabek, Environmental Engineer 111 $180
STANDARD SCHEDULE npFEES
[a January 2021
LABOR
",m"/""vrech"x"/Director -------- ' ' '' '-� ...........
$ ,z,uvm"",
Planning Associate -------------------- --------------- ------- _ ...........
� zmomh=,
Senior Field Geologist ......... .................................... ................. ----.--$
170.00*our
Environmental Engineer III ...... -----'$
umuvm"=
Project Engineer '- -� ......................
5 zmvwh"=
Environmental Engineer 11 ---' ' .------'$
zm.ov*""
Environmental Engineer / —------ ------------ ----...... ........... .... _$
zs^om"ur
Editing/Project Administration. ' ' ' ' '- _' -'',
zm00/hour
Graphics ............ ....... . --'
$ zsuo*"ur
Word Processing .......... ' '—' '
'» 120.00m"",
Clerical ------ ................ ' -- -
$ u000m=,
oIRECTCOSTS
m^ea: _'— - --- '
IRS rate
Subcontractors- --
Cost ~am
MATERIALS AND EQUIPMENT
Aerial Drone Usage mimage Processing - .---------------------- ''-. ''... .......................
100u0w=
Bailer ...... ....... ......... .... -- ------------------ ' ... --- ---' -- '
s aoveach
Bladder Membrane. ' ......... ---------------------- ''-- -'-' --
s u,OO/each
Bladder Pump Controller (rwpIO)__........................ ................. ....... ......... ' '----
75.00/a=
Bladder Pump ... ........... ... ----
,ovwoay
cnCoreVia] "................................. ....... .... ........... ........... '.... ......... ............
,omeach
Field Camera ................... .......... .................. ...................... -_'—'—_-_--
15.00w"
Field Computer ' ---- ----'' -'-- ----_«
z,uwo=
Field Vehicle ........ --' ............. ' -----. _ —
v e5.00/oay
mwFilters ..... ... ... ............ ....... ------ ' - -- ........ '................. ' .....
zssw°=h
Industrial Hygiene/Site Safety Equipment --
-*000/oay
Laser Leveler - -'-------
,uowuay
Locking Well Plugs/Caps ........................ ' --- ----_-----'_ .
40.00 each
Locks....... ......................... .............................. --' ---'-----------
, 20.00 each
Low Flow Sampling
(bladder pump a"""t=/le*m"m-p"=mete,m"m*x°acomputer/water level met"*� 25,oma",
Multi Parameter Meter .................................... ............ - .......... .................. ............. '
... $ 75.00/o",
Noise Meter ----- --'-- ...... -... ... --......
-$ 120u0/o=
Peristaltic Pump ......... ...... ---- ---'- '......................
5 mv*oay
p^"mm"izam""Detector (no) ............................................... -------------------- ---_-----$zzuowoay
pmvmm" --- __' '...... ---------------- ' - '-' ---'
$ 0/5/fo°
Purge Sampling
(=^*"/u" pump/ multi -parameter meter/field "=p"tev"°te, leve/ met"*--- '
' 5 180.00w"v
Roto Hammer/Caring wachm° - ' '' --------.
$u,v-ovw=
«ot"met" .... ....... ' ... ......... -'—-------
v zondav
Sail Sample c""tam~"' ' ' ' ' -_--_--'---.
7-50 each
Soil Sample Tool, Hand Auger, Slide Hammer ................. .......................................................
o0.00/o=
Traffic Control *w"=cones, barricades) - ' --'�
�� z,vmuay
Water Level w°m*/"te*"ceprobe ' ' .....
,ovwuay
Water Level Pressure Transducer ......... ' ...................
35.00/oay
Note, Rate, subject to change without notice
Z91Page
Northgate Mall Redevelopment Project
Environmental Impact Report
for the City of San Rafael
Parisi Transportation Consulting Rates
Table F: Parisi Individual Hourly Billing Rates
David Parisi, PE, TE, Transportation Planner and Engineer $290
Andrew Lee, PE, TE, Transportation Planner/Traffic Engineer/Civil $210
Engineer
Patrick Golfer, AICP, Transportation Planner/Managing Consultant $205
Lisette Parisi $145
Jennifer Shriber, MPH, Transportation Planner/Associate Consultant $135
11ANSPOPSASION fONSUMNG
HOURLY SERVICE RATES FOR PROFESSIONAL SERVICES
January 1, =021 — December 3L, Z021
Principal Consultant $40.00 - $295.00
Managing Consultant $195.00 - $245.00
Sensor Consultant $155.00 - $'00.00
Consultant $15.00 -$165.00
Associate Consu tan', $100.00 - $135.00
Techn�aan $50.00 -5110.00
Notes:
Houdy service rates are eFectsve through December 31, 2021. Subsequent
annual increases will generally be 5% or less.
Reimbursable charges include, but are not limited to tlanspoliatson charges,
-eploduction services, shipping expenses, and subconsultant fees. Mileage
charges will be charged at the prevailing IRS rate per miie.
Monthly invoices are due w th n 30 days from the date of the invoice. Interest of
1.0% per month will be charged on past due invoices.
30
Northgate Mall Redevelopment Project
Environmental Impact Report
for the City of San Rafael
LSA's Preliminary Schedule
LSA would begin work upon Notice to Proceed. The preliminary work schedule for preparation and
completion of the EIR according to the proposed work program described in Section 3. Project Approach
is shown on the following page in Table G. Currently, this schedule anticipates that the Final EIR would be
ready for certification in early 2022, assuming the project description and final technical inputs to be
provided by the sponsor are provided within 2 months of authorization to proceed.
We expect that this schedule will be adjusted to meet the environmental review objectives of the City. As
described above, the project schedule will be reviewed at the start-up meeting. Please note that LSA is
ready and available to work with the City to adapt the schedule to fit ongoing priorities, holidays, and
scheduling.
311 Page
Table G: Preliminary Schedule
Milestone
Responsible Party
Weeks to
Complete
Cumulative
Week
Date
Notice to Proceed
City
--
--
October 4, 2021
Draft Project Description and Project Initiation Tasks
LSA
4
4
November 1, 2021
Review Draft Project Description/Provide Requested Inputs
City/Sponsor
2
6
November 15, 2021
Prepare and Publish NOP
LSA/City
2
6
November 15, 2021
30 -Day Scoping Period
4
10
December 14, 2021
Complete Technical Study Peer Review-
LSA
6
8
November 29, 2021
Provide Final Technical Studies
Sponsor
4
12
December 27, 2021
Prepare Administrative Draft EIR
LSA
12
18
February 21, 2022
Review Administrative Draft EIR
City
3
21
March 14, 2022
Prepare Screencheck Draft EIR
LSA
3
24
April 4, 2022
Review Screencheck Draft EIR
City
2
26
April 18, 2022
Prepare and Publish Public Review EIR
LSA
1
27
April 25, 2022
45 -Day Public Review Period
6
33
June 9, 2022
Prepare Administrative Draft RTC
LSA
4
37
July 7, 2022
Review Administrative Draft RTC
City
2
39
July 21, 2022
Prepare Screencheck Draft RTC and MMRP
LSA
1
40
July 28, 2022
Review Screencheck Draft RTC and MMRP
City
1
41
August 4, 2022
Prepare and Distribute Public Review Final EIR
LSA
1
42
August 11, 2022
EIR Certification
City
1.5
44
August 22, 2022
' Some milestone dates may need to be adjusted to accommodate holidays
" Review timeline begins when technical studies are provided, assumed to be within 2 weeks of NTP
Northgate Mall Redevelopment Project
Environmental Impact Report
for the City of San Rafael
We undertake our research, analysis, writing, and presentations with the aim of providing technically
competent and scientifically objective work products. Our contribution to promoting the applicant's
objectives is focused on preparing CEQA documents that are technically thorough and conducting a
transparent and accessible public process. We believe that the best advocacy is a document that is
impartial, above reproach, and legally/technically robust.
LSA strives to avoid any conflict of interest that would affect our existing contracts or interfere with the
pursuit of a potential contract. Our project managers regularly query our accounting department and
project managers throughout the firm to ensure that we do not have a contractual, professional, or
personal relationship that would constitute a conflict of interest with an applicant or agency. LSA has no
history with the project site or the project sponsor or their representatives and has no current contract
with the project sponsor or their representatives.
33 1
Northgate Mall Redevelopment Project
Environmental Impact Report
for the City of San Rafael
LSA is currently undertaking or has successfully completed numerous environmental documents,
including comprehensive and focused project- and program -level EIRs, supplemental and subsequent
CEQA documents, IS/MNDs, technical reports, and planning documents for projects with characteristics
comparable to the services that are required for this assignment. The following projects highlight our
experience with redevelopment activities occurring within existing commercial, industrial,
and institutional settings that in some cases consist of large multi -block sites or campus environments.
The topics of land use compatibility, site circulation and access, natural resources, visual resources, noise,
and historic resources were common areas of focus for most of the projects described below. Theresa
Wallace served as the Project Manager for all of these projects and represented the LSA team at all
internal meetings and public hearings.
As requested in the RFP, LSA has provided recent sample copies of similar EIRs prepared by our firm in
the following weblink: LSA Sample EIRs
1. Focused EIRs for Residential and Office Mixed -Use Projects, City of Menlo
Park (2019 - 2021)
The City of Menlo Park certified the ConnectMenlo Final EIR in 2016. The ConnectMenlo Final EIR provided
a program -level analysis of the development potential envisioned for the entire city, including within the
Bayfront Area, where the Facebook campus is located. As individual development projects are proposed,
each project is subject to additional environmental review and the analysis tiers from the ConnectMenlo
Final EIR, as appropriate. LSA recently prepared Focused EIRs for three residential and mixed-use projects
within the Bayfront Area, which are described below. For each project, LSA prepared an Initial Study to
identify the potential project -specific impacts that warrant additional analysis in the EIR. For each project,
the Focused EIRs evaluated the following topics:
Population and Housing
Transportation and Circulation
Air Quality
Greenhouse Gas Emissions
Noise
341 Page
Northgate Mall Redevelopment Project
Environmental Impact Report
for the City of San Rafael
111 Independence Drive EIR
The proposed project includes development of an approximately 145,679 -square -foot, eight -story multi-
family apartment building with 105 dwelling units and associated improvements. The existing 15,000 -
square -foot single -story office building would be demolished as part of the proposed project.
The EIR evaluated project -specific impacts related to the topics described above and, on the basis of the
technical evaluations, determined that all impacts of the project could be reduced to a less -than -
significant level with implementation of project -specific mitigation measures and mitigation measures
identified in the ConnectMenlo Final EIR. This is the first environmental document in Menlo Park that
evaluated transportation impacts according to the Vehicle Miles Traveled (VIVIT) metric and applied the
City's newly adopted Transportation Impact Analysis (TIA) Guidelines to the analysis. LSA worked closely
with the City and the applicant team to identify a range of feasible project alternatives, which included
the base level and maximum buildout potential of the project site. The Final EIR was certified in April 2021.
Menlo Uptown EIR
The proposed project would result in redevelopment of the
project site with a maximum of 441 multi -family rental units and
42 for -sale townhomes, totaling approximately 471,986 square
feet of residential use and approximately 2,940 square feet of
office space, as well as associated open space, circulation and
parking, and infrastructure improvements. The project site is
currently developed with two single -story commercial office
buildings and a single -story industrial building totaling
approximately 110,356 square feet. The Final EIR was certified in
June 2021.
Menlo Portal EIR
This project proposes the redevelopment of the project site with
an approximately 326,581 -gross -square -foot, seven -story multi-
family apartment building with approximately 335 dwelling units
and an approximately 34,868 -gross -square -foot commercial office
building, which would include approximately 1,600 gross square
feet of child care space, as well as associated open space,
circulation and parking, and infrastructure improvements. The site
is currently developed with two single -story office buildings and
one warehouse/industrial building with a small office component
totaling approximately 64,832 square feet in size. The Final EIR was
certified in July 2021.
�� T
35
Northgate Mall Redevelopment Project
Environmental Impact Report
for the City of San Rafael
2. 1548 Maple Street Townhome Community Project EIR, City of Redwood
City (2016 - 2020)
The project applicant, Strada Development, proposed a
townhome community on the waterfront that would create
housing in an area rich in jobs but lacking in housing, and
provide public recreation amenities via the Bay Trail, which
would connect the downtown to the waterfront. The proposed
project was comprised of 131 three-story units for sale,
market -rate townhomes at a density of 17 units per acre, as
well as associated open space, circulation and parking,
infrastructure, and grading improvements. A variety of private
and public open space opportunities would be included, along
with 262 parking spaces.
The project site was located within the Inner Harbor area of the City, which is an approximately 99 -acre
area primarily developed with light industrial, office, marina -oriented, and institutional uses. LSA
prepared an Initial Study and EIR for the proposed project; issues examined in the EIR included land use
and planning; biological resources; cultural resources; transportation and circulation; air quality; noise;
hazards and hazardous materials; hydrology and water quality; and utilities and service systems.
The EIR examined a project variant for circulation and access improvements. In 2020, LSA prepared an
Addendum to the EIR to further evaluate refinements to the proposed site access and surrounding
roadway configurations, which included a land swap agreement between Redwood City and San Mateo
County and demolition of adjacent County -owned buildings. The Final EIR was certified in May 2018.
3. 5M Project EIR, City and County of San Francisco (2014 - 2016)
As San Francisco seeks new ways to capture the spirit of innovation and
entrepreneurism that has transformed much of the region, private
developers are proposing ways to translate this energy into the
physical landscape. The 5M Project proposes to create a new mixed-
'' '* use development in the City that integrates the arts, technology,
!it transit -oriented housing and commercial space, historic structures,
�lFr i and active open space on a 4 -acre site at the nexus of downtown San
sa �
-� Francisco and the SOMA neighborhood.
CK
-a
LC
The project, sponsored by Forest City, is one of the largest private
development projects in San Francisco. After buildout, the project site
would contain approximately 1.8 million square feet of new and existing building space, approximately
35,000 square feet of open space, and a reconfigured street system. In addition, the project would result
in the rehabilitation and reuse of the iconic Chronicle Building (1924) and Dempster Printing Building
(1907) and the establishment of a Special Use District to promote sound design and an active pedestrian
environment.
The sheer scale, size, and complexity of the project warranted a strategic approach to the environmental
review effort. LSA's work scope utilized a three -pronged approach to ensure a legally robust and on -
schedule EIR: 1) close coordination with the transportation review team (Planning Department staff,
Municipal Transportation Agency staff, and LSA's subconsultants) to ensure that that EIR technical
36 1
Northgate Mall Redevelopment Project
Environmental Impact Report
for the City of San Rafael
analyses could proceed at the earliest possible date; 2) careful consideration of the unique uses and
activity patterns proposed as part of the project; and 3) emphasis on a multi -disciplinary review effort
that allowed for an understanding of the interrelationships between disparate environmental topics. LSA
allocated additional resources to certain EIR components and analyses expected to be subject to close
scrutiny, including: definition of the project (in terms of a maximum building envelope and uses); effects
of the proposed street closures/conversions on the pedestrian, bike, and motor vehicle circulation system;
planning policy consistency (particularly in the context of the in -development Central Corridor Plan);
changes to historic buildings and indirect impacts to nearby districts; and impacts to viewsheds and the
urban design character of the area associated with a more intense development pattern. LSA worked
closely with the City to create an environmental review document that helps readers understand the
potential impacts of the project on many different scales —street, neighborhood, City, and region. The EIR
was certified by the City and County of San Francisco Board of Supervisors in 2016.
In the,first published decision in which the courts have applied the principals articulated by the California
Supreme Court in the recent Sierra Club v. County of Fresno decision (commonly referred to as the Friant
Ranch case) regarding the standard of review for the adequacy of an EIR, certification of the 5M Final EIR
was recently upheld by the trial and appeals courts, South of Market Community Action Network v. City
and County of San Francisco (Forest City California Residential Development, Inc., et al. Real Parties in
Interest) (2019) 33 CaLApp.5th 321. Construction of the first phase of the project began in June 2019.
4. California State University Maritime Academy Master Plan EBR, CSU (2016
-2018)
The California State University Maritime Academy (CSUMA) campus is located in Vallejo and encompasses
approximately 88 acres along the Morro Cove waterfront at the mouth of the Carquinez Strait. The
campus is characterized by varied hillside and shoreline topography with a diversity of built environment
and natural resources. LSA has provided environmental consulting services to the Maritime Academy for
over 20 years and was selected to prepare the EIR for the updated Master Plan in 2016.
The Master Plan covers all aspects of campus development over the next 15 years, including student
enrollment growth, overall campus land use and design, building capacity and placement, circulation and
infrastructure, and sustainability. Implementation of the Master Plan will also double existing enrollment
on the campus, increasing the number of full time equivalent (FTE) students to 2,200. To accompany this
growth in enrollment, over the planning horizon the Master Plan anticipates an increase of:
371Page
1) 225,000 square feet in net new building area;
2) 300 faculty/staff;
3) 900 new student housing beds; and
4) 784 new parking spaces.
Northgate Mall Redevelopment Project
Environmental Impact Report
for the City of San Rafael
LSA prepared a comprehensive EIR to address all aspects of Master Plan implementation. The EIR also
provides project -level analysis for the near-term Phase 1 projects, as well as program -level analysis to
cover the remainder of the campus improvements up to the year 2032.
LSA's engagement early on in the process of Master Plan development and coordination with the
comprehensive consultant team was essential to ensure that community and environmental concerns
were identified as early as possible and were adequately addressed in both the Master Plan and the EIR.
5. Children's Hospital and Research Center Oakland Campus Master Plan EIR
(2012 - 2015)
f — -I Founded in 1912, Children's Hospital and Research Center
J" Oakland (CHRCO), now known as the UCSF Benioff Children's
Hospital – Oakland, is the only independent children's hospital
in Northern California. Plans to retrofit, renovate, expand, and
iy improve the approximately 11 -acre campus entail a complex
process, from design to environmental review to construction,
due to its location between a freeway, elevated BART tracks,
and a dense residential neighborhood.
To create new seismically compliant acute care facilities that meet the seismic safety requirements of
Senate Bill 1953, the proposed project would demolish a total of 66,582 square feet of existing uses on
the campus and construct a total of 399,200 square feet of new building area, for a total of 332,618 square
feet of net new building area. The project would be constructed in two phases. As part of Phase 1,
approximately 1,541 square feet of use would be demolished, 90,200 square feet would be constructed,
and 95,550 square feet would be renovated. As part of Phase 2, approximately 65,041 square feet of use
would be demolished, 309,000 square feet would be constructed, and 42,342 square feet would be
renovated. Phase 2 would include the relocation of the existing helistop. Redevelopment throughout the
campus would include alterations to historic structures.
LSA worked with the CHRCO team and the City of Oakland Bureau of Planning staff to prepare a
comprehensive EIR that clearly delineates the setting, impacts, and mitigation measures for
implementation of Phase 1 and project build -out. Topics that received full analysis in the EIR included:
land use and planning; aesthetics and shadow; cultural and historic resources; transportation and
circulation; air quality; greenhouse gas emissions; noise; geology, seismicity, and soils; hydrology and
water quality; hazards and hazardous materials; and utilities.
LSA was under contract while the public outreach program was ongoing. LSA participated in two public
scoping sessions; three public review Draft EIR hearings; and two certification hearings. During the 3 -year
course of the contract, LSA attended at least a dozen team meetings to review the entitlements and
discuss issues of concern and also facilitated bi-weekly team conference calls.
381 Page
Northgate Mall Redevelopment Project
Environmental Impact Report
for the City of San Rafael
We encourage you to contact our references regarding the quality of our work, management of budget
and schedule, and attentiveness to project needs.
Kyle T. Perata
Principal Planner
City of Menlo Park
701 Laurel Street
Menlo Park, CA 94025
T: (650) 330-6721
E: ktperata@menlopark.org
Lisa Costa Sanders,
Former City of Redwood City Principal
Planner; Currently owner of:
Good City Company
1351 Laurel Street
San Carlos, CA 94070
T: (650) 333-0248
E: (sanders@goodcityco.com
Shannon Allen
Principal Planner
City of Berkeley
Planning and Development Department
1947 Center Street, Second Floor
Berkeley, CA 94704
T: (510) 981-7410
E: ShAllen@cityofberkeley.info
Scott B. Birkey,
UCSF Benioff Children's Hospital - Oakland
Representative
Cox, Castle & Nicholson LLP
Planning and Development Department
50 California Street, Suite 3200
San Francisco, CA 94111
T:(415)262-5100
E: sbirkey@coxcastle.com
39 1
Northgate Mall Redevelopment Project
Environmental Impact Report
for the City of San Rafael
Appendix A: Resumes
401
THERESA WALLACE, AICP
PRINCIPAL
EXPERTISE
• CEQA/NEPA Project
Management
• Environmental Planning and
Impact Analysis
• Land Use Planning
EDUCATION
B.A., Environmental Studies,
University of California
Santa Cruz, 2002
PROFESSIONAL
EXPERIENCE
Principal, LSA
Point Richmond, California
June 2005—Present
PROFESSIONAL
AFFILIATIONS
American Institute of Certified
Planners (AICP)
American Planning
Association (APA)
Association of Environmental
Professionals (AEP)
San Francisco Planning and
Urban Research Association
(SPUR)
PROFESSIONAL RESPONSIBILITIES
LSA
Ms. Wallace has 18 years of experience in managing and preparing a variety
of environmental documents including CEQA initial studies/mitigated
negative declarations and environmental impact reports and NEPA technical
studies, environmental assessments, and environmental impact statements.
Ms. Wallace serves as both Principal in Charge and Project Manager for the
environmental documentation of a diversity of public and private
development and redevelopment projects, on both urban infill and greenfield
sites. Current and recent projects include a number of residential, commercial,
office, institutional, and mixed-use projects as well as public park master plans
and facilities; roadway expansions and bridge construction; and bicycle and
pedestrian paths and trails.
As Principal in Charge, Ms. Wallace oversees on-call environmental services
contracts involving multiple assignments, as well as individual CEQA contracts.
She establishes working relationships with local agency representatives;
interfaces with clients and project teams; makes presentations at community
meetings and public hearings; directs marketing efforts in the areas of
environment and land use; and supervises junior staff. She is ultimately
responsible for ensuring that LSA's products are completed to the highest
quality standard and meet the requirements of the client. Her direction to
environmental team members aims to ensure an internally consistent,
coherent document that fulfills all CEQA requirements.
PROJECT EXPERIENCE
At present, Ms. Wallace is serving as Principal in Charge of on-call
environmental services contracts with the cities of Berkeley, Concord,
Milpitas, EI Cerrito, and Hayward, to name a few. The CEQA projects she is
overseeing for these jurisdictions involve mixed-use, residential, office, and
industrial uses.
She is currently the Principal/Project Manager for three Focused EIRs and
Initial Studies for infill residential/commercial office projects for the City of
Menlo Park, the 600 Addison Street Project MND for the City of Berkeley,
and the 2 Davis Drive Office/R&D Project EIR for the City of Belmont.
These projects include the redevelopment of underutilized blocks of
industrial and commercial sites with a mix of residential, office, research
and development and/or commercial uses.
Ms. Wallace has also managed or participated in the environmental review for
public and private K-12 school projects, as well as those for colleges, and
campus master plans for institutional uses. Ms. Wallace was continually
involved with the California State University Maritime Academy from 2010
through 2018, processing CEQA projects under the 2002 Master Plan, and as
the Project Manager for the 2016 Master Plan EIR.
Northgate Mail Redevelopment Project
Environmental Impact Report
for the City of San Rafael
THERESA WALLACE, AICP
PRINCIPAL LSA
PROJECT EXPERIENCE (CONTINUED)
The following is a selected list of recent urban infill projects:
• 111 Independence Drive Project EIR for the City of Menlo Park
• Menlo Uptown Project EIR for the City of Menlo Park
• Menlo Portal Project EIR for the City of Menlo Park
• Menlo Flats Project EIR for the City of Menlo Park
• San Bruno Recreation and Aquatic Center Project EIR for Group 4 Architecture/City of San Bruno
• Children's Hospital and Research Center Oakland EIR for the City of Oakland
• California Maritime Academy Master Plan EIR for the California State University
• California Maritime Academy Police Building IS/MND for the California State University
• California Maritime Academy Physical Education and Pool Facility IS/MND for the California State University
• California Maritime Academy Master Plan EIR Addendum for the Dining Center Replacement Project for the
California State University
• 1200 Van Ness Project IS/MND for Reuben, Junius, and Rose/City and County of San Francisco
• Deer Valley Estates Project Focused EIR for the City of Antioch
• 600 Addison Street Project IS/MND for the City of Berkeley
• 1548 Maple Street Project EIR for the City of Redwood City
• 1724 Sunnyhills Residential Project IS/MND for the City of Milpitas
• Clayton Road Townhomes Project Environmental Documentation for the City of Concord
• Pulte Homes Residential Project for the City of Union City
• Rocketship Redwood City Charter School IS/MND for the City of Redwood City
• College Park High School Athletic Facilities Improvements Project IS/MND for the Mount Diablo Unified
School District
• 2201 Dwight Way Project EIR for the City of Berkeley
• 598 Brannan Street Initial Study and Focused EIR for Tishman Speyer/City and County of San Francisco
• 500 Turk Focused EIR for the Tenderloin Neighborhood Development Corporation/City and County of San
Francisco
• 1601 Mariposa Street Mixed Use Project EIR for Related California/City and County of San Francisco
• Fifth and Mission (5M) Project EIR for Forest City/City and County of San Francisco
• Lakehouse Commons CEQA for UrbanCore-Integral LLC
• Downtown Family Development Project CEQA/NEPA Documentation for the City of Mountain View
MATTHEW WISWELL, AICP
ENVIRONMENTAL PLANNER
EXPERTISE
• Environmental Planning and
Impact Analysis
• Land Use Planning and
Development
EDUCATION
B.S., City & Regional Planning,
Minor in Real Property
Development, California
Polytechnic State University,
San Luis Obispo, 2016
PROFESSIONAL
EXPERIENCE
Environmental Planner, ISA
Point Richmond, California,
2016—Present
Environmental Intern, County
of San Luis Obispo, Planning &
Building Department, San Luis
Obispo, California, December
2015—June 2016
PROFESSIONAL
AFFILIATIONS
Association of Environmental
Professionals (AEP)
American Planning
Association (APA)
American Institute of Certified
Planners (AICP)
PROFESSIONAL RESPONSIBILITIES
LSA
Mr. Wiswell is a CEQA specialist with nearly 5 years of experience providing
environmental planning and technical assistance for a variety of planning and
environmental documents. Mr. Wiswell serves as an Environmental Planner
and provides project management assistance for public and private
development and redevelopment projects that include a wide array of
residential, institutional, office, and industrial uses; school facility, parks, and
trails improvements; and City -sponsored area plans and programs.
PROJECT EXPERIENCE
Focused EIRs for Residential Mixed -Use Projects, 111 Independence
Drive, Menlo Uptown, Menlo Portal
Menlo Park, California
LSA is currently under contract to prepare Focused EIRs for four residential
and mixed-use projects within the Bayfront Area. For each project, the
Focused EIRs have evaluated the topics: population and housing;
transportation and circulation; air quality; greenhouse gas emissions; and
noise. Mr. Wiswell served as the Assistant Project Manager; he prepared the
non-technical analyses for the Initial Study and Focused EIRs. He prepared the
alternatives chapter and made presentations and answered questions at
public hearings.
City of San Bruno Recreation and Aquatic Center Project EIR
San Bruno, California
Mr. Wiswell assisted with the preparation of the Initial Study and the
subsequent EIR for the San Bruno Veterans Memorial Recreation Center
redevelopment project. On the basis of a preliminary Initial Study prepared by
LSA, it was determined that a Focused EIR would be required to further
evaluate the potentially significant impacts of the project associated with
biological resources, cultural resources, transportation and circulation, air
quality, noise, geology and soils, hazards and hazardous materials, and
hydrology and water quality.
1548 Maple Street Project EIR
Redwood City, California
Mr. Wiswell assisted with the preparation of the EIR for the 1548 Maple Street
Project in Redwood City. The proposed project would include 131 townhomes
and an extension of the San Francisco Bay trail on approximately 8 acres along
Redwood Creek. Mr. Wiswell prepared the land use and planning and utilities
and service systems sections.
City of Antioch, Deer Valley Estates Project EIR
Antioch, California
This project involves the construction of 121 new single-family homes and
associated open space, roadway, and utility improvements. Mr. Wiswell
served as the Project Manager and wrote the non-technical sections of the
Initial Study and Focused EIR. He also developed and evaluated the potential
impacts of the alternatives.
Northgate Mall Redevelopment Project
Environmental Impact Report
for the City of San Rafael
MATTHEW WISWELL, AICP LSA
ENVIRONMENTAL PLANNER
PROJECT EXPERIENCE (CONTINUED)
City of Berkeley, 600 Addison Street Project IS/MND
Berkeley, California
The 600 Addison Street Project involves redevelopment of an 8.4 -acre site into an R&D campus. Mr. Wiswell
served as the Assistant Project Manager and Environmental Planner for this project, assisting with the
preparation of an Initial Study that analyzes potential impacts associated with the redevelopment of
underutilized blocks of an industrial site with a mix of residential, office, and research and development and/or
commercial uses.
City of Concord, Clayton Road Townhomes Environmental Checklist
Concord, California
This project involves the preparation of an Infill Environmental Checklist pursuant to Section 15183.3 and
Appendix M of the CEQA Guidelines. The proposed project consists of 70 residential townhouse units on 3.86
acres. Mr. Wiswell served as Project Manager, prepared the non-technical analysis, and attended and answered
questions at public hearings.
Pittsburg Making Waves Charter School Project EIR
Pittsburg, California
The Making Waves Foundation proposes a school campus and sports complex on two parcels in Pittsburg. LSA
provided CEQA documentation under contract to the City of Pittsburg. Mr. Wiswell prepared a scope of work
for a Focused EIR process and is drafting the Initial Study and all non-technical sections of the EIR.
Richmond Making Waves Hilltop Sports Complex Project IS/MND
Richmond, California
The Making Waves Foundation seeks to provide their Richmond campus with recreational opportunities by
constructing playing fields. LSA is providing CEQA analysis under contract to the City of Richmond. Mr. Wiswell
conducted the analysis based on applicant -prepared reports and drafting the Initial Study.
Fremont Unified School District Environmental Services
Fremont, California
LSA has been providing environmental services to the Fremont Unified School District since mid -2013. The
Fremont Unified School District comprises 42 schools and educates 32,000 K-12 students. New facilities and
renovations to older campuses are needed to accommodate a growing population. Mr. Wiswell drafted
responses to the CECIA checklist for the Walters Junior High School Improvements Project and assisted in the
preparation of the EIR.
Marin City Center for Community Life IS
Marin City, California
Mr. Wiswell assisted in the preparation of the CEQA documentation for the redevelopment of the Marin City
Center for Community Life, which will include upgraded and new facilities for the Marin City Community Services
District. Mr. Wiswell assisted with the preparation of the Initial Study and associated project management.
Burton and Highlands Parks EIR
San Carlos, California
Mr. Wiswell assisted in the preparation of the CEQA documentation for this park project in San Carlos. The
proposed project involves the installation of new field lighting on currently unlit fields at both parks, and
upgrading the existing lighting at the parks with LED lights. Mr. Wiswell assisted with the compilation of the
administrative record and drafting the Response to Comments.
AMY E. FISCHER LSA
PRINCIPAL / AIR QUALITY, CLIMATE CHANGE AND NOISE ANALYST
PROFESSIONAL RESPONSIBILITIES
i
With 20 years of experience in environmental studies, Ms. Fischer has
performed principal -level review or conducted over more than 200 CEQA/
„.'
i
NEPA-related and/or stand-alone air quality and greenhouse gas (GHG) impact
studies for community plans, development projects, and infrastructure
improvements. She is experienced with the models and methods used to
assess both air quality and GHG impacts. As the Director of LSA's Air Quality
Services, she monitors State and federal standards, case law, and scientific
research to make sure that LSA's analyses reflect the rapid changes in this
evolving field. In keeping with LSA's commitment to senior -level management,
EXPERTISE
as the Principal in Charge, Ms. Fischer maintains substantive involvement with
• CEQA/NEPA
projects as a means of ensuring high-quality products and balanced
• Air Quality Analysis
professional consultation. She works closely with Project Managers and
• GHG Emissions Analysis
clients, and provides input on and monitors the scope, budget, and scheduling
• Climate Change Analysis
of specific projects. Ms. Fischer is ultimately responsible for the quality of all
• Noise Analysis
project work, and reviews all in-house prepared text, tables, and graphics
• Transportation Planning
before these materials are presented to the client.
• Health Risk Assessment
PROJECT EXPERIENCE
EDUCATION
B.S., Environmental Policy
CEQA/NEPA
Analysis, Minor in Geography,
Ms. Fischer serves as principal air quality, climate change, and noise analyst
University of Nevada, Reno,
for CEQA/NEPA and planning documents. She has a comprehensive
1995
knowledge of the CEQA requirements for air quality districts throughout
California. Her experience includes assessing both plan- and project -level air
PROFESSIONAL
quality impacts ranging from criteria pollutant analysis to dispersion modeling
EXPERIENCE
and health risk assessments using the latest air quality modeling tools. She is
Principal, LSA
skilled in air quality assessment models including the California Emissions
Fresno, California
Estimator Model (CaIEEMod), Emission Factor models (EMFAC/OFFROAD), the
July 2005—Present
Road Construction Estimator Model (RoadMod), and Line Dispersion Models
PROFESSIONAL
(CALINE). She designs emission reduction strategies to reduce project -specific
CERTIFICATIONS
air quality impacts. Ms. Fischer has conducted the air quality, noise, and
greenhouse gas analysis for research and development facility, senior care
San Joaquin Valley Air
home, hospital, assisted living, residential, hotel, park, mixed-use, school, and
Pollution Control District
Regulation VIII —Certified
college campus projects, some of which are listed below.
Dust Control Plan Preparer,
EIRs for Mixed -Use Projects: 111 Independence Drive, 141 Jefferson
May 19, 2015
Drive, 115 Independence Drive, City of Menlo Park
PROFESSIONAL
San Bruno Recreation and Aquatic Center Project EIR, City of San Bruno
AFFILIATIONS
California Maritime Academy Master Plan EIR, California State University
• 1548 Maple Street Townhome Community Project EIR, Redwood City
Association of Environmental
• 600 Addison Street Project IS/MND, City of Berkeley
Professionals (AEP) —Director,
Central Valley Chapter, 2016—
Deer Valley Estates Project EIR, City of Antioch
Present
a Pulte Homes Project IS/MND, City of Union City
AEP — VP of Programs, Central
Concord Townhomes Environmental Checklist, City of Concord
Valley Chapter, 2011-2015
a1724 Sunnyhills Court Project IS/MND, City of Milpitas
• Walters Jr. High School Improvements Project EIR, Fremont Unified
American Planning
School District
Association (APA)
• College Park High School Athletic Field Noise Monitoring Assessment, Mt.
Diablo Unified School District
Northgate Mall Redevelopment Project
Environmental Impact Report
for the City of San Rafael
AMY E. FISCHER LSA
PRINCIPAL / AIR QUALITY, CLIMATE CHANGE AND NOISE ANALYST
PROJECT EXPERIENCE (CONTINUED)
• Clover School Modernization Project Categorical Exemption, Tracy Unified School District
• Dorris Eaton School Health Risk Assessment, Dorris Eaton School in San Ramon
• Jensen Lane Elementary School Project EIR, Windsor Unified School District
• Rocketship Charter School IS/MND, City of Redwood City
Ms. Fischer recently provided principal -level review for the air quality analyses for the following projects:
• Air Quality Impact Analysis Land Use and Urban Design Elements, City of Long Beach
• Kaiser Permanente Baldwin Park Medical Center Parking Structure Expansion and Medical Office
Building MND, Kaiser Permanente
• Air Quality and Greenhouse Gas Analysis for the Operations Center and Site Consolidation Project
Moulton Niguel Water District
• West Alton Parcel Development DEIR Air Quality and GHG Emissions Technical Appendices Peer Review
Ms. Fischer also contributed to the Greenhouse Gas Emissions Reduction Strategy for the City of Hope Campus
Plan. In addition, she served as the primary author of the Air Quality, Greenhouse Gas, and Noise sections of
the San Francisco General Hospital Rebuild Project EIR, as well as the Children's Hospital and Research Center
Oakland Campus Master Plan EIR.
GREENHOUSE GAS
Ms. Fischer prepares quantitative GHG analyses that evaluate the impacts of project -related GHG emissions and
project impacts related to global climate change. The reports describe the existing setting and regulatory
context, quantify impacts, and recommend mitigation measures, as appropriate.
Using CalEEMod (or other local model), Ms. Fischer performs a quantitative assessment of GHG emissions
associated with all relevant sources related to the project, including construction activities, new vehicle trips,
electricity consumption, water usage, and solid waste generation and disposal. Ms. Fischer recently conducted
the GHG analysis for the 4660 Sierra College Boulevard Commercial Project Rocklin; the Thompson and Dakota
Residential Project, Clovis; and the Balfour Road Shoulder Widening Project Contra Costa County. Most recently,
she provided the air quality and GHG analysis for a General Plan Amendment, including rezoning and
annexation, for the City of Fresno.
HEALTH RISK ASSESSMENT
The Air Toxics Hot Spots Information and Assessment Act of 1987 seeks to provide information to state and local
agencies and to the general public on the extent of airborne emissions from stationary sources and the potential
public health impacts of those emissions. Ms. Fischer prepares Health Risk Assessments (HRA) using the
Guidance Manual (February 2015) developed by the California Office of Environmental Health Hazard
Assessment (OEHHA). She is trained in the use of the Hot Spots Analysis and Reporting Program (HARP) model,
developed by ARB, as a tool to implement the risk assessments as outlined in the Guidance Manual. Ms. Fischer
has prepared HRAs for the following projects:
• Riviera Avenue Residential Project Health Risk Assessment, Walnut Creek, Resources for Community
Development
• 211 Airport Boulevard/Pinefino Apartments Project Health Risk Assessment, South San Francisco, Concord
Design Group
• Miramonte Sanitation Transfer Station Project Health Risk Assessment, Reedley, Miramonte Sanitation
• Redwood Hills Residential Project Health Risk Analysis, Oakland, Affordable Housing Associates
• 1601 Mariposa Mixed -Use Project Air Quality Criteria Pollutant Analysis, San Francisco, Related California
• Fremont Gateways Health Risk Assessment Fremont Tim Lewis Communities
CARA CARLUCCI
SENIOR ENVIRONMENTAL PLANNER
EXPERTISE
• CEQA Document Preparation
Environmental Analysis
• Air Quality Analysis
• Greenhouse Gas Emission
Analysis
• Noise Analysis
• Land Use Planning
EDUCATION
B.S., City & Regional Planning,
Minor in Real Property
Development, California
Polytechnic State University,
San Luis Obispo, June 2015
PROFESSIONAL
EXPERIENCE
Senior Environmental Planner,
LSA, Fresno, California
June 2014—Present
SPECIALIZED
TRAINING
CEQA Case Law Update, 2016
Advanced CEQA Workshop,
2016
CEQA Essentials Workshop,
2015
PROFESSIONAL
AFFILIATIONS
Association of Environmental
Professionals (AEP) —
Secretary, Central Valley
Chapter, 2016—Present
American Planning
Association (APA)
Northgate Mall Redevelopment Project
Environmental Impact Report
for the City of San Rafael
PROFESSIONAL RESPONSIBILITIES
LSA
Ms. Carlucci is a Senior Environmental Planner with more than 7 years of
experience in air quality analysis and greenhouse gas emission analysis for
CEQA documentation. At LSA, she provides project management and technical
assistance on a variety of planning and environmental documents including
environmental assessments, initial studies, and environmental impact reports.
Ms. Carlucci has been involved in residential and commercial development
projects, road improvement projects, and program -level plans. She has a
strong foundation in land use planning and is well versed in addressing
impacts to air quality, greenhouse gas emissions, and noise.
Ms. Carlucci is proficient with the use of the Federal Highway Administration
Traffic Noise Prediction Model (FHWA RD -77-108) and is proficient in air
quality models, including the California Emissions Estimator Model
(CalEEMod) and the Roadway Emissions Estimator Model (RoadMod).
Ms. Carlucci is also responsible for conducting field noise measurements with
the Larson Davis SoundTrack LxT sound level meter in compliance with
applicable standards.
PROJECT EXPERIENCE
City of Menlo Park, 111 Independence Drive, EIR, Menlo Park, California
Ms. Carlucci prepared the Air Quality, Greenhouse Gas, and Noise sections of
the EIR for the proposed project, which would result in the demolition of
existing office space and redevelopment of the project site with an
approximately 145,350 -gross -square -foot (gsf), eight -story multifamily
apartment building with approximately 105 dwelling units and an
approximately 712 -square -foot potential commercial space, as well as
associated open space, circulation and parking, and infrastructure
improvements.
California Maritime Academy Master Plan EIR for California State
University, California Maritime Academy, Vallejo, California
The Master Plan will cover all aspects of campus development over the next
15 years, including student enrollment growth, overall campus land use and
design, building capacity and placement, circulation and infrastructure, and
sustainability. Ms. Carlucci assisted with the preparation of the Air Quality,
Greenhouse Gas, and Noise sections of the EIR.
City of San Bruno Recreation and Aquatic Center Project EIR
San Bruno, California
On the basis of a preliminary Initial Study prepared by LSA, it was determined
that a Focused EIR would be required to further evaluate the potentially
significant impacts of the project. Ms. Carlucci assisted with the preparation
of the Air Quality, Greenhouse Gas, and Noise sections of the EIR.
CARA CARLUCCI LSA
SENIOR ENVIRONMENTAL PLANNER
PROJECT EXPERIENCE (CONTINUED)
City of Berkeley, 600 Addison IS/MND, Berkeley, California
Ms. Carlucci prepared the Air Quality, Energy, Greenhouse Gas, and Noise sections of the IS/MND for the
proposed project. The proposed project would develop a Research and Development (R&D) and Office Campus
that would accommodate research, innovation, lab, and/or office uses.
City of Milpitas, 1724 Sunnyhills Court Project IS/MND, Milpitas, California
Ms. Carlucci prepared the Air Quality, Energy, Greenhouse Gas, and Noise sections of the IS/MND for the
proposed project, which includes the demolition of an existing leasing/community building and the construction
of 44 two- to three-story multifamily residential units, a new leasing building, and site improvements.
City of Antioch, Deer Valley Estates Project IS/MND, Antioch, California
Ms. Carlucci prepared the Air Quality, Energy, and Greenhouse Gas sections of the IS/MND for the proposed
project. The proposed project would result in the construction of 121 new single-family homes on the project
site and associated open space, roadway, and utility improvements.
City of Hanford, Hanford Place Project IS/MND
Hanford, California
Ms. Carlucci, serving as the Project Manager, prepared both technical and non-technical sections of the IS/MND
for the proposed project, which would develop a medical and mixed-use development and would construct 15
buildings consisting of medical outpatient clinic services, hotel and conference center, specialized education,
retail, medical office, skilled nursing and assisted living, and multifamily residential uses, as well as a bio
infiltration basin, associated open space, circulation and parking, and infrastructure improvements.
First Street Green Project Air Quality Impact Analysis and Noise Impact Analysis
Los Altos, California
LSA prepared technical studies to evaluate the proposed development that would include an office building and
a public plaza in downtown Los Altos. Ms. Carlucci assisted in the preparation of the air quality, greenhouse gas,
and noise analyses.
ADDITIONAL PROJECT EXPERIENCE
• Menlo Uptown Project EIR for the City of Menlo Park
• Menlo Portal Project EIR for the City of Menlo Park
• Merced Mall Expansion Project IS/MND for the City of Merced
• Maintenance and Operational Facility Project CE for the Fresno County Rural Transit Agency
• 500 Turk IS/MND for the City and County of San Francisco
• Fresno General Plan Update EIR for the City of Fresno
• Madera Village D Specific Plan EIR for the City of Madera
• Marsh Creek Trail IS/MND for the East Bay Regional Park District
• River View Villas Project MND for the City of Porterville
• San Jose Fire Training Center IS/MND for the City of San Jose
• 1300 Columbus Project IS/MND for the City and County of San Francisco
• Villa/Minnewawa Avenue Widening Project IS/MND for the City of Clovis
• Cypress City Center Project EIR for the City of Cypress
• Tice Valley Park Lighting Project IS/MND for the City of Walnut Creek
• California High -Speed Rail Project Fresno to Bakersfield Locally Generated Alternative Section Air Quality
and Global Climate Change Technical Report and EIR/EIS for the California High -Speed Rail Authority
Northgate Mall Redevelopment Project
Environmental Impact Report
for the City of San Rafael
JOHN T. STEPHENS
ASSOCIATE / NOISE RESOURCES
LSA
PROFESSIONAL RESPONSIBILITIES
Mr. Stephens is a Senior Acoustical Specialist and part of LSA's environmental
d
technical staff. He is primarily responsible for the preparation of noise studies
-
for a variety of projects. Mr. Stephens is proficient in the use of the Federal
"
Highway Administration (FHWA) Highway Traffic Noise Prediction Model
(FHWA RD -77-108), the Traffic Noise Model (TNM) 2.5, the Roadway
.�
Construction Noise Model (RCNM), the Aviation Environmental Design Tool
(AEDT), SounclPLAN Noise Prediction Software, and INSUL, a noise prediction
software for building fagades and partitions. Mr. Stephens is also responsible
for performing noise monitoring surveys using a variety of Larson -Davis sound
level meters.
i
EXPERTISE
PROJECT EXPERIENCE
• Noise and vibration
Diablo Motocross Ranch Facility Noise Assistance
Contra Costa County, California
EDUCATION
As part of the On -Call Environmental Services Contract with Contra Costa
B.S., Acoustical Engineering,
County, Mr. Stephens assisted County staff in reviewing previous analyses
with Minor in
Communications, Purdue
completed for the Diablo Motocross Ranch Facility as well as participating in
University, West Lafayette,
conference calls and meetings to determine the next steps to address current
Indiana, 2004
noise impact issues to surrounding residences.
SPECIALIZED
Richmond Wholesale Meat Operations Noise Analysis
TRAINING
Richmond, California
SounclPLAN
Mr. Stephens prepared the Noise Impact Analysis forthe Richmond Wholesale
Meat Distribution Center located in Richmond. The technical noise analysis
FHWA TNM 2.5
analyzed operational noise impacts to the nearby noise sensitive uses and
FHWA RCNM
provided mitigation measurements to reduce any significant noise impacts to
Insul
comply with City noise standards.
AEDT
1900 Fourth Street Project EIR
Microsoft office
Berkeley, California
Mr. Stephens served as Noise Resources Specialist. The project proposed the
AutoCAD
demolition of an existing structure and redevelopment of the site with 135
PROFESSIONAL
residential units and 33,080 square feet of retail and restaurant space, as well
AFFILIATIONS
as parking and open space. The site is located entirely within the boundary of
Member, Institute of Noise
the West Berkeley Shellmound, a historical resource under CEQA and a local
Control Engineering (INCE)
City Landmark.
E.I.T. License No. ET30504764
(2005)
BART Hayward Maintenance Complex Phase 2 and Northern Mainline
Connector Project
AWARDS/HONORS
Hayward, California
Outstanding Senior of the
Mr. Stephens is preparing the Noise and Vibration Impact Assessment for the
Year Award, Interdisciplinary
proposed BART Hayward Maintenance Complex (HMC) Phase 2 — Northern
Engineering, 2004
Mainline Connector Project. The Phase 2 project site consists of approximately
16 acres of undeveloped land in the northeast quadrant of the HMC property,
on the east side of the mainline BART tracks north of the existing maintenance
and engineering facility and rail storage yard. The northernmost 6 acres of the
Phase 2 area would be developed as the site of the Northern Mainline
Connector. The project includes the installation of traction power, train
Northgate Mall Redevelopment Project
Environmental Impact Report
for the City of San Rafael
JOHN T. STEPHENS
ASSOCIATE / NOISE RESOURCES
PROJECT EXPERIENCE (CONTINUED)
LSA
control, and communications systems, gap breaker stations, train control houses, train wash, cleaning platform,
and various track work modifications. The Noise and Vibration Impact Assessment is being prepared to evaluate
the existing noise conditions at sensitive receptors, the proposed construction and operations related noise and
vibration impacts, and potential mitigation measures necessary for compliance with the Federal Transit
Administration Manual. Additionally, LSA staff continues to meet with BART staff and the project team
throughout the process to efficiently achieve desired outcomes.
City of Concord, Clayton Road Townhomes Environmental Checklist
Concord, California
Mr. Stephens prepared the technical noise and vibration analysis for the Clayton Road Townhomes Project in
Concord. The proposed project consists of 70 residential townhouse units on 3.86 acres, located at 3512 Clayton
Road between Roslyn Drive and Barbis Way.
City of Antioch, Deer Valley Estates Project EIR
Antioch, California
Mr. Stephens prepared the technical noise and vibration analysis for the Deer Valley Estates Project in Antioch.
The project involves the construction of 121 single-family homes located north of the existing Kaiser
Permanente Antioch Medical Center.
City of Richmond, 205 Cutting Boulevard Project
Richmond, California
Mr. Stephens served as Noise Resources Specialist. As part of LSA's on-call contract with the City of Richmond,
LSA prepared supporting technical documents and a Categorical Exemption under Section 15332 of the CEQA
Guidelines for the proposed Barnof Holdings Self -Storage Facility. LSA prepared technical analyses related to
biological and cultural resources, traffic, air quality, and noise to support the findings that implementation of
the proposed project would result in no potentially significant impacts. LSA also prepared a memorandum to
support the Categorical Exemption, documenting how the proposed project met the conditions identified in
Section 15332 of the CEQA Guidelines.
Weddington Street Residential Project IS/MND
Los Angeles, California
LSA prepared an IS/MND for the Weddington Street Residential Project in the Sherman Oaks area of Los Angeles.
Mr. Stephens served as the Noise and Vibration Task Lead. The proposed project involves the demolition of an
existing three-story apartment building constructed in 1966, with 169 units and on-site amenities including an
existing swimming pool, tennis court, and basketball court. The proposed project would include the construction
of five four-story condominium buildings consisting of a total of 270 residential condominiums and one level of
subterranean parking. The proposed projectwould include two courtyards, totaling 32,266 square feet of shared
on-site open space for residents. The IS/MND was circulated for public review in June 2016 and was approved
by the City's Planning Commission in October 2016.
Balmore Court Residential Project
El Sobrante, California
Mr. Stephens prepared the technical noise and vibration analysis for the Balmore Court Residential Project in EI
Sobrante. The project involves the construction of 30 single-family homes located south of an existing shopping
center and Interstate 80.
JORDAN L. ROBERTS
NOISE SPECIALIST
EXPERTISE
• Noise and Vibration
Measurement and
Monitoring
• Data Processing and
Procedures
• Acoustical Review and
Analysis
• Sound Propagation Modeling
and Noise Contour Maps
• Noise Control Mitigation and
Recommendations
EDUCATION
B.A., Audio Arts and
Acoustics, Columbia College
Chicago, Illinois, 2008
PROFESSIONAL
EXPERIENCE
Noise Specialist, LSA, Point
Richmond, California,
January 2021—Present
PROFESSIONAL
AFFILIATIONS
Institute of Noise Control
Engineering
Acoustical Society of
America
Association of
Environmental Professionals
PROFESSIONAL RESPONSIBILITIES
LSA
Mr. Roberts is a Noise Specialist with more than 12 years of experience. He has
worked on a wide variety of noise assessment projects and has an extensive
background in project compliance with regulatory criteria and industry
standards. As an acoustical consultant representing clients, he has conducted
site inspections, presented at public hearings, and provided mitigation
recommendations. He also has experience in architectural acoustics,
entertainment sound enforcement, and mechanical noise control. His software
proficiency includes noise prediction modeling programs SouncIPLAN and
CadnaA (Computer Aided Noise Abatement), which utilize practical applications
of AutoCAD and GIS.
PROJECT EXPERIENCE
City of Dublin, Inspiration Drive Memory Care and Assisted Living Facility
Project Supplemental IS/MND
Dublin, California
Mr. Roberts planned and conducted the noise monitoring survey as well as
performed data analysis. He prepared a draft of the Noise Land Use
Compatibility Assessment and the noise section of the Supplemental IS/MND
for the proposed project to evaluate the potential environmental impacts
associated with development of a 55 -bed Memory Care Facility and a 90 -bed
Assisted Living Facility on two parcels adjacent to the Valley Christian Center.
Dublin San Ramon Services District, Redgwick Water Connection
Tassajara Hills, Dublin, California
Mr. Roberts prepared a draft of the Construction Noise and Vibration
Assessment for the noise section of the IS/MND. The assessment included noise
and vibration calculations based on equipment and phasing expected with the
project as well as location of nearest noise sensitive receptors to the project
site. The project proposes to install approximately 1,110 linear feet of 8 -inch -
diameter high-density polyethylene pipeline to connect an existing 10 -inch -
diameter pipeline within an unpaved extension of Cydonia Court with an
existing 8 -inch -diameter pipeline within Delamar Drive in the Tassajara Hills
Development in Dublin.
EXPERIENCE PRIOR TO LSA
Noise Assessment and Compliance
San Francisco, California
As a Senior Inspector for a municipal government entertainment commission,
an entity which works with venues, festivals and events, and the community to
mitigate the impacts of entertainment through mediation, conditioning, and
outreach, Mr. Roberts performed a variety of tasks related to noise assessment.
He evaluated and maintained enforcement division policies, and he developed
sound measurement and data processing standard operating procedures and
best practices. He scheduled and conducted noise measurements to set sound
limits for permit holders to ensure compliance with governmental noise
ordinances and the police code.
JORDAN L. ROBERTS
NOISE SPECIALIST
PROJECT EXPERIENCE (CONTINUED)
LSA
He presented recommendations to the commission at public hearings and determined appropriate
recommended conditions, to be sent administratively to the planning department. He served as an educator
and mediator among city agencies, permit holders, permit applicants, consultants, and the general public
regarding enforcement actions, complaint response, mitigation, and acoustical analysis and tracking.
Noise and Vibration Control, and Sound Propagation and Noise Contour Modeling
Various Locations, California
As a Senior Consultant for an acoustical consulting firm, Mr. Roberts worked on a wide variety of projects,
including noise and vibration control of environmental and entertainment sources, architectural elements of
buildings, heating, ventilation, and air conditioning systems, and mechanical systems. He conducted unique
measurements and assessments, built and designed various sound propagation and noise contour models, and
performed room acoustics analyses. He developed measurement protocol and new Place of Entertainment
analysis for municipal government entertainment commission projects. He also inspected and monitored
acoustical performance of building materials and in -field construction activities.
Noise Studies and Hydroacoustic Monitoring
Various Locations, California
As a Staff Consultant for an acoustical consulting firm, Mr. Roberts worked on more than 200 environmental
noise studies, including residential, commercial, industrial, transportation, and institutional projects. He wrote
noise sections for general plan updates, EIRs, specific plans, CEQA assessments, and construction noise
assessments, and he planned and conducted field measurements and noise exposure analyses. He also served
as Hydroacoustic Monitor on more than 20 pile -driving construction projects, such as the San Francisco -Oakland
Bay Bridge project, which required monitoring, calculating, analyzing, modeling, and reporting of underwater
noise levels.
Building Material Testing Procedures and Acoustical Modeling Software Calibration
Illinois
As an Acoustics Intern for a laboratory, Mr. Roberts worked on projects involving industry -standard testing
procedures for building materials. He also was involved in the calibration of previously unreleased acoustical
modeling software.
SELECTED PUBLICATIONS
Roberts, Jordan. 2018. Downtown Living Is Exciting ... But Can Be Too Noisy. California Buildings News Q12018:4.
Northgate Mall Redevelopment Project
Environmental Impact Report
for the City of San Rafael
LLOYD SAMPLE LSA
PRINCIPAL / ARCHAEOLOGICAL & PALEONTOLOGICAL RESOURCES
EXPERTISE
• Paleontological and
Archaeological Monitoring
Coordinator
• Chief Safety Officer
• Developer/Construction
Management Liaison
PROFESSIONAL
AFFILIATIONS
Society of Vertebrate
Paleontology
PROFESSIONAL RESPONSIBILITIES
Mr. Sample serves as LSA's Principal in Charge of the LSA paleontological and
archaeological group. He is the paleontological and archaeological monitoring
coordinator, Chief Safety Officer, and liaison with developers/construction
management. He directs paleontological and archaeological staff on multiple
concurrent projects. Mr. Sample is also responsible for coordinating tasks
including monitoring and directing fossil salvage operations before and during
earth -disturbing activities. He the preparation and curation of paleontological
resources as well. Mr. Sample is adept at designing and setting -up interpretive
displays for clients.
PROJECT EXPERIENCE
San Francisco Bay Trail: Lone Tree Point, Rodeo
Contra Costa County, California
Mr. Sample is the Principal in Charge for archaeological and paleontological
monitoring services for the Mitigation and Monitoring Reporting Program of
the Lone Tree Point project. Earlier, In 2018 LSA prepared the IS/MND for this
project and identified mitigation measures. The East Bay Regional Park District
proposes to open approximately 2,750 feet (0.5 mile) of the San Francisco Bay
Trail along the San Pablo Bay shoreline, north of the Lone Tree Point parking
lot in the community of Rodeo in Contra Costa County. Project ground -
disturbing activities within the vicinity of the precontact site P-07-000138/CA-
CCO-258 and historic -period site LSA-BKF1702-01 were monitored. Site
excavation requiring archaeological monitoring was conducted and reported
to confirm project compliance with CULT -1a. Project ground -disturbing
activities within the paleontologically sensitive geologic units Pinole Tuff and
Neroly Formation that occur within the project site were also monitored, and
a subsequent report for CULT -2 compliance confirmation was developed.
County of Orange Public Works, La Pata Avenue Gap Closure Project
Orange County, California
During grading activities for the La Pata Avenue Gap Closure Project, Mr. Sample served as Monitoring
Coordinator for Hill International, directing monitors' duties when ground -disturbing activities occurred in
sensitive sediments. This OC Public Works project took La Pata Avenue from Ortega Highway through to San
Clemente. The most notable fossils recovered during the project are a Miocene walrus from the Capistrano
Formation and the lower jaw of an extinct member of the baleen whale family from the 10 -million -year-old
Puente Formation. The recovery of fossil specimens was completed without delaying the project schedule. The
paleontological discoveries were highlighted in the Orange County Register article "Digging for New Road
Uncovers History: Fossils, Trash, and Pepsi Cans."
Santa Clara Unified School District, Agnews East School Site Project
Santa Clara Unified School District, California
Mr. Sample was the Principal in Charge. The Agnews campus was located at 3534, 3556, and 3588 Zanker Road
in San Jose. Prior to and during construction, as needed, LSA provided paleontological resource awareness
trainings for construction project personnel to discuss the regulations regarding paleontological resources, the
types of paleontological resources that may be encountered during project development, and the procedures
to follow in the event of a discovery. The training sessions were provided in English and Spanish, and LSA
Northgate Mall Redevelopment Project
Environmental Impact Report
for the City of San Rafael
LLOYD SAMPLE LSA
PRINCIPAL / ARCHAEOLOGICAL & PALEONTOLOGICAL RESOURCES
PROJECT EXPERIENCE (CONTINUED)
prepared pamphlets summarizing this information in English and Spanish for distribution to project personnel.
In addition, LSA was available on an on-call basis in the event of any fossil discoveries.
Paleontological Monitoring for the Bakersfield City School District Projects
Bakersfield, Kern County, California
Mr. Sample was Principal in Charge of the coordination of paleontological monitoring during development of a
proposed new elementary and intermediate school located within the Bakersfield City School District in
Bakersfield. Paleontological monitoring was required during ground -disturbing construction activities. The
project involved development of an elementary and intermediate school. The project area was in sensitive
paleontological sediments that could contain significant, non-renewable fossil resources. Monitoring was
required when construction activities were in previously undisturbed sediments. LSA prepared a report
discussing how monitoring was conducted and the results of the monitoring efforts.
Sage Hill School
Newport Beach, California
During grading activities for the Sage Hill School, Mr. Sample served as Monitoring Coordinator for the Sage Hill
School Foundation, directing monitors' duties when ground -disturbing activities occurred in sensitive
sediments. Sage Hill School is an independent high school in Newport Beach. Monitoring and acceptance of the
final report were promptly completed.
Long Beach City College
Long Beach, California
Mr. Sample is the Project Manager coordinating all tasks including monitoring on an on-call basis for
construction projects on the Long Beach City College campus. A selection of projects monitored include the GG
Building, the Front Quad, Building V, the Storm Water Storage System, and the Storm Water Runoff Compliance
Project.
Fossils in Your Backyard, Orange County Schools
Orange County, California
Mr. Sample provided paleontological/geological curriculum support and classroom visits for the "Fossils in Your
Backyard" program. Transportation Corridor Agencies funded the program for 15 years that was observed by
over 50,000 students in 4 years.
Irvine Company, Planning Areas 1, 4, 5, 6, 8, 9, 17, 18, 27, 39, 40, and 50, Future School Sites
Irvine, California
As Project Manager and Monitoring Coordinator for archaeology and paleontology, Mr. Sample directs the
monitors on a full-time basis when ground -disturbing activities occur in sensitive sediments for Irvine Company
properties. Sensitive bedrock consisting of the Puente, Capistrano, Monterey, and Vaqueros Formations have
been encountered during development of future school sites for the Irvine Unified School District and Crean
Lutheran High School as well as home sites, and parks and fire stations. Various marine and terrestrial plant and
animal remains, such as cetacean skulls (Odontoceti and Mysticeti) and associated postcranial material, have
been recovered, identified in the field, and salvaged for future preparation and analysis. Invertebrates that were
also collected included bivalves, gastropods, and sand dollars. Mr. Sample directs all involvement for cultural
and paleontological resources for the Irvine Company and its subsidiaries as their sole source consultant.
MICHAEL HIBMA,
AICP
ASSOCIATE /ARCHITECTURAL
HISTORIAN / HISTORIAN
LSA
CERTIFIED PLANNER
PROFESSIONAL RESPONSIBILITIES
Mr. Hibma has over 14 years of experience in cultural resources management,
including archival and historical research, architectural field surveys,
architectural inventories, analysis, and reporting. Mr. Hibma conducts
historical research and field studies; he authors cultural resource reports as
well as Initial Studies, and EIR sections. He documents and evaluates historical
built environmental cultural resources in accordance with the California
Register of Historical Resources. Mr. Hibma also conducts studies to address
Section 106 of the National Preservation Act, as well as compliance with State
and local regulations.
Mr. Hibma holds an M.A. in History from California State University,
Sacramento; meets the Secretary of the Interior's Professional Qualifications
EXPERTISE
Standards as an architectural historian and historian (36 CFR Part 61); is
• Architectural History
certified by the American Institute of Certified Planners (AICP #32009); and is
• History
listed in the Directory of Professionals in Public History, maintained by the
• California History
California Council for the Promotion of History.
EDUCATION
Mr. Hibma spent 2 years as a Research Associate with the California
Certificate Land Use and
Department of Transportation's Community and Cultural Studies Office
Environmental Planning,
University of California, Davis
located in the Headquarters Building in Sacramento. While there, Mr. Hibma
Extension, 2012
assisted Caltrans staff with field surveys, background research, and technical
M.A., History, California State
editing. He has documented and evaluated hundreds of residential and
University, Sacramento, 2007
commercial buildings, structures, and objects and has worked on cultural
B.A., History, Humboldt state
resource studies in the San Francisco Bay Area, Central Valley, Sierra Nevada,
University, Arcata, California, 2003
North and Central Coasts, and southern California.
36 CFR 61 Qualified Historian and
Qualified Architectural Historian;
PROJECT EXPERIENCE
Oral Historian; Regional
Historian; Historic Preservation;
San Francisco Department of Public Works and San Francisco General
Preservation Planning
Hospital, San Francisco General Hospital Seismic Compliance, Hospital
Replacement Program
PROFESSIONAL
City and County of San Francisco, California
CERTIFICATIONS/
Mr. Hibma served as Architectural Historian for this project and prepared a
REGISTRATIONS
Historical Resources Evaluation (HRE) that identified the San Francisco
Listed in the Directory of
General Hospital Historic District (District). The District was found eligible for
Professionals in Public History,
listing in the National Register and California Register. Mr. Hibma assessed
California Council for the
potential direct and indirect impacts to the District from three project
Promotion of History
alternatives and participated in the analysis of architectural variants. Results
American Institute of Certified
from the cultural resources analysis were included in an EIR and as part of the
Planners (AICP #32009)
mitigation proposed to offset impacts, and were incorporated into a
PROFESSIONAL
landscape rehabilitation plan for the District. The HRE and mitigation
AFFILIATIONS
recommendations were approved by the Planning Department.
California Council for the
Napa County Health and Human Services Campus Project
Promotion of History;
Napa, Napa County, California
California Preservation
Foundation
Mr. Hibma served as Architectural Historian for this project and prepared a
cultural resources technical study in support of an Environmental Impact
Report (EIR). The project included phased construction of a new campus at
Northgate Mall Redevelopment Project
Environmental Impact Report
for the City of San Rafael
MICHAEL HIBMA, AICP
ASSOCIATE / ARCHITECTURAL HISTORIAN / HISTORIAN LSA
CERTIFIED PLANNER
PROJECT EXPERIENCE (CONTINUED)
2344 Old Sonoma Road in Napa that would provide additional administrative space and patient services
capacity. Mr. Hibma conducted background research and a field survey to assess the potential project impacts
on three c. 1910-1912 buildings and archaeological resources. Mr. Hibma determined that the three buildings
and associated historic landscape elements on the existing campus constituted "historical resources" under
CEQA and prepared feasible mitigations for inclusion in the EIR.
City and County of San Francisco, 3333 California Street Project
City and County of San Francisco, California
Mr. Hibma served as Architectural Historian for this mixed-use project and prepared a Historical Resources
Evaluation. From 1854 to 1946, the 10.25 -acre project site was part of a cemetery. In 1953, the Fireman's Fund
Insurance Company (FFIC) purchased the site and constructed the existing campus and landscaping in phases
between 1955 and 1966. In January 1985, the University of California Regents purchased the property. Today
the site is known as the Laurel Heights Campus of the University of California, San Francisco (UCSF). Mr. Hibma
conducted research and field surveys and concluded that the Midcentury Modern -designed corporate campus
appeared eligible for inclusion in the California Register at the local level of significance. As an individual
property under Criterion 1 as an urban adaptation of a typically suburban property type and under Criterion 3
for its uniform Midcentury Modern commercial architecture, the property is considered a "historical resource"
for the purposes of CEQA and in accordance with the Planning Department's Preservation Bulletin 16. The
Planning Department accepted LSA's findings.
Santa Clara County, Alum Rock Park Resources Study
Santa Clara County, California
Mr. Hibma served as Architectural Historian for this project and prepared a historic resources study. Mr. Hibma
evaluated a 720 -acre regional park (established by the State Legislature in 1872 as a municipal park) within the
boundaries of Alum Rock Park in Santa Clara County as a possible historic district. Mr. Hibma's evaluation
included archival research, field study, and extensive documentation of historic resources to identify potential
interpretive and planning opportunities as well as ongoing maintenance operations. The study involved a
National Register of Historic Places, California Register, and City of San Jose Historic Resources Inventory
evaluation of the property.
Santa Clara County Parks and Recreation, Martial Cottle Park Master Plan Project
Unincorporated Santa Clara County, California
Mr. Hibma served as Architectural Historian for this project and conducted a historical resources evaluation. Mr.
Hibma conducted a study of significant historical resources to identify potential interpretive and planning
opportunities as well as ongoing maintenance operations as part of the Martial Cottle Park Master Plan. The
project would develop a historic former farm that spans over 300 acres in an unincorporated pocket of Santa
Clara County surrounded by the City of San Jose and dates from the 1860s. Mr. Hibma conducted background
research, a field survey, and an oral interview with the landowner. Mr. Hibma identified a historic farmstead
adjacent to the Martial Cottle Park Master Plan area and assisted in preparing effective mitigation measures
that would reduce potential impacts to cultural resources to a less -than -significant level.
KERRIE COLLISON, RPA
ASSOCIATE / SENIOR ARCHAEOLOGIST
EXPERTISE
• Cultural Resources
Management
• Native American
Consultation
• California Prehistory
• Lithic Analysis
EDUCATION
M.A., Anthropology, California
State University, Northridge,
2013
B.S., Social Sciences, California
Polytechnic State University,
San Luis Obispo, 2008
PROFESSIONAL
EXPERIENCE
Archaeologist, LSA, San Luis
Obispo, California, November
2013—Present
PROFESSIONAL
CERTIFICATIONS/
REGISTRATIONS
Register of Professional
Archaeologists #28731436
Professionally Listed
Archaeologist for the Counties
of Orange and Riverside
PROFESSIONAL
AFFILIATIONS
Society for California
Archaeology
Association of Environmental
Professionals
Northgate Mall Redevelopment Project
Environmental Impact Report
for the City of San Rafael
PROFESSIONAL RESPONSIBILITIES
LSA
Ms. Collison's primary duties include preparing cultural resources reports for
CEQA- and NEPA-level projects, conducting Native American outreach,
assisting Lead Agencies with formal Native American consultation, and
directing and participating in archaeological surveys and subsurface studies.
She is skilled in lithic analysis and identifying the various stages of Native
American stone tool production. Her field experience includes work in the
California Central Coast, Solano County, Orange County, Riverside County,
Ventura County, Mono County, Inyo County, the Tahoe region of the Sierra
Nevada, and the Great Basin. Ms. Collison also has experience collaborating
on eligibility reports for the National Register and preparing archaeological
reports for Section 404 permit applications.
PROJECT EXPERIENCE
Seacliff Senior Housing Project
Huntington Beach, California
Ms. Collison was the Cultural Resources Lead on this project. She provided
Assembly Bill 52 consultation assistance to the City of Huntington Beach and
prepared the cultural resources study for this project. The cultural resources
study included a record search, review of historic aerial photographs and
maps, coordinating with the staff for a field survey of the project site, and
development of recommendations for the project.
Davis Road Bridge Replacement and Road Widening Project
Monterey County, California
As Lead Archaeologist for this project, Ms. Collison conducted a supplemental
cultural resources study per Section 106. She assisted in developing the APE
map, requested the archaeological record search, conducted the
archaeological field survey, prepared the Archaeological Survey Report, and
prepared the Historic Property Survey Report. The cultural study received
Caltrans District 5 approval.
On -Call Environmental Services
Northern, Coastal, and Southern California
Ms. Collison has been serving as Lead Archaeologist and Cultural Resources
Task Manager for various projects throughout California under LSA's retainer
agreement with the Department of General Services (DGS). She has
coordinated field staff, prepared archaeological technical memoranda with
project recommendations, and assisted DGS staff with the tribal consultation
process under Assembly Bill 52.
On -Call Environmental Services
San Luis Obispo, California
Ms. Collison has acted as Lead Archaeologist for multiple projects under LSA's
on-call agreement with the City of San Luis Obispo. She has conducted
archaeological monitoring during underground utility construction activities
and prepared monitoring results reports. Ms. Collison has also prepared
archaeological monitoring reports for upcoming underground utility
construction projects.
KERRIE COLLISON, RPA
ASSOCIATE / SENIOR ARCHAEOLOGIST LSA
PROJECT EXPERIENCE (CONTINUED)
Salvation Army Multifamily Affordable Housing Development Project
Anaheim, California
Ms. Collison served as Project Archaeologist for a City of Anaheim housing development project that proposed
to use Department of Housing and Urban Development funds. In order to comply with Section 106, Ms. Collison
completed the following tasks: developing an APE map; requesting a record search and conducting archival
research; preparing a cultural resources study memorandum; assisting the City with Native American
consultation with federally recognized tribes; and assisting the City with consultation with the California State
Historic Preservation Officer (SHPO). The SHPO did not object to the cultural resources findings for the
undertaking.
SR -55 Improvement Project (1-405 to 1-5)
Orange County, California
As the Cultural Resources Task Lead and Lead Archaeologist for the SR -55 Improvement Project, Ms. Collison
prepared the Historic Property Survey Report (HPSR), prepared the Archaeological Survey Report (ASR), and
assisted Caltrans with the Section 106 Native American consultation process. Due to tribal concerns regarding
the project, Ms. Collison worked closely alongside the Caltrans archaeologist and conducted an archaeological
sensitivity analysis as part of the ASR. The HPSR received Caltrans District 12 approval, and the project findings
received SHPO concurrence.
Northgate Mall Redevelopment Project
Environmental Impact Report
for the City of San Rafael
Bruce Abelli-Amen, PG, CHg EMBEN MEL NINE
Principal
Certified Hydrogeologist
M.S., Environmental Systems,
Applied Geology, Humboldt
State University, 1988
B.A., Geological Sciences,
University of California, Santa
Barbara
40 -hour OSHA training, 1985
Certified Hydrogeologist No.
96, 1995
Professional Geologist No.
5593, 1993
31 years of experience
Bruce Abelli-Amen, owner and Principal of Baseline, is a Certified
Hydrogeologist, Professional Geologist, and a CEQA project
manager. He also manages hazardous materials investigations.
He has experience in all phases of CEQA and NEPA projects,
including managing large multi -disciplinary teams of specialists
in the preparation of Expanded Initial Studies, Mitigated
Negative Declarations, and Environmental Impact Reports and
Statements. He has managed CEQA projects for landfill
decommissioning, new wastewater treatment plants, mining
projects, mixed-use developments, and major water and sewer
conveyance infrastructure projects.
Bruce has managed numerous on-call environmental services
contracts for municipal agencies, including SF Public Works, SF
Public Utilities Commission (SFPUC), Port of Oakland, Port of SF,
Yolo County, City of Milpitas, Town of Windsor, and others.
He also has experience with construction management and
permitting, which provides useful insights into the development
of feasible and practical bid specifications and mitigation
measures for identified significant CEQA impacts. He is currently
the project manager for preparation of the EIR for the SFPUC's
Channel Tunnel project (a nearly $1 billion sewer conveyance
capital project).
He has extensive experience managing hazardous materials
investigations and has designed and implemented groundwater
aquifer tests and remediation systems for the cleanup of
contaminated shallow groundwater aquifers. He has managed
numerous UST investigations and is familiar with local, state, and
federal regulatory requirements for such investigations. Bruce
managed the removal of over one dozen USTs from San
Francisco fire stations under a SF Public Works on-call contract.
He has supervised soil excavation, bioremediation, and backfill
operations.
What Clients Say:
Bruce Abelli-Amen's performance for the Port of San Francisco is
excellent. Bruce is client focused, anticipates my project needs, and
offers creative solutions if problems arise. The BASELINE team has
consistently provided great service and most importantly, there are no
surprises! I know that I will get a topnotch product. — Shannon Alford,
Port of San Francisco
Northgate Mall Redevelopment Project
Environmental Impact Report
for the City of San Rafael
Bruce Abelli-Amen, PG, CHg [qflBMELINEENVIRONMENTAL CONSULTING
Principal
Certified Hydrogeologist
Recent Projects
• San Rafael High School, Master Facilities Long -Range Program EIR, Technical Project Manager
• St. Mary's College, Master Plan EIR, Technical Reviewer for air quality, noise, hydrology, and hazardous
materials
• SFPUC Channel Tunnel EIR, Project Manager
• Foster City Levee Improvement Project EIR, Technical Project Manager
• New Irvington Tunnel EIR, Hetch Hetchy Water Conveyance System, SFPUC, EIR and Groundwater Project
Manager
• ACEforward-Stockton to San Jose Phased Improvement Plan EIR, Principal -in -Charge and hydrology and
hazardous materials technical reviewer
• City Place EIR, Santa Clara, Project Manager for geology, groundwater hydrology and water quality, and
hazardous materials sections
• Apple Campus EIR, Cupertino, Project Manager for geology, hazards, and hydrology EIR sections
Cem Atabek
Environmental Engineer III
B.S., Environmental I
Engineering, University of
California, Berkeley, 2006
40 -hour OSHA training
14 years of experience
Northgate Mall Redevelopment Project
Environmental Impact Report
for the City of San Rafael
q]EMLMIMENVICONSULTING
Cem Atabek is an Environmental Engineer with 14 years of
environmental consulting experience. He has managed and worked on
projects related to hazardous materials management, site
characterization, development and implementation of remedial
actions, and soil gas mitigation for city, county, port,
commercial/industrial, and school district clients. He also has extensive
experience in preparation of technical content for CEQA documents
including Initial Studies/Mitigated Negative Declarations (IS/MNDs),
and Environmental Impact Reports (EIRs). He has worked on CEQA
documents for school districts, utility districts, remediation projects,
transportation/rail projects, dredging projects, levee projects, landfills,
biomedical facilities/campuses, and residential and mixed-use
developments. His CEQA work has been heavily focused on the topics
of hazards and hazardous materials, geology and soils, and hydrology
and water quality.
He has conducted investigations and remediation activities on local
brownfields and leaking underground storage tank sites in California,
including media contaminated with petroleum hydrocarbons, solvents,
metals, and manufactured gas plant wastes.
His work has included: performing Phase I Environmental Site
Assessments (ESAs) in accordance with the ASTM guidelines;
development and implementation of work plans for site investigations;
development and implementation of work plans for remediation
activities; coordinating and performing public notification and
participation activities during the site investigation and remediation
process; and preparation of completion reports to document the
implementation of remedial actions.
He has designed and provided oversight for the installation of remedial
surface caps to prevent exposure to impacted soils, and soil gas
mitigation systems to prevent migration of soil gas to indoor air,
including development and implementation of Operation &
Maintenance Plans.
His work has also included soil and sediment characterization in
support of wetlands restoration and dredging projects, development
and implementation of quality assurance/quality control and data
validation procedures for environmental sampling efforts, and
performing human health risk assessments in accordance with
Department of Toxic Substances Control (DTSC) guidelines.
Through his work, he has developed a thorough understanding of
regulatory requirements and established working relationships with
regulatory agency staff on the state and local levels. His technical
background and experience provides useful insights into the
development of feasible and practical mitigation measures for
identified significant CEQA impacts.
Cem Atabek
Environmental Engineer III
Recent Projects
Northgate Mall Redevelopment Project
Environmental Impact Report
for the City of San Rafael
ENVIRONMENTAL NS• • E
• Contra Costa County Public Works Department, Phase I and II ESAs, 2101 Loveridge Road, Pittsburg, 2020
• Former General Electric Oakland Facility Redevelopment, EIR, 2019-2020
• Biomarin and Whistlestop/Eden Housing Project, EIR, San Rafael, 2019
• Former Potrero Power Plant, Offshore Sediment Remediation Project, IS/MND, 2016-2017
• Making Waves Academy, Charter School Campus, IS and EIR, Pittsburg, 2018
• Cal State Maritime Academy, Master Plan EIR, 2017
• 1548 Maple Street, Shorefront Development, EIR, Redwood City, 2017-2018
• Sherwin-Williams Site, Emeryville, Proposed Mixed -Use Development, EIR, 2015-2016
• Foster City Levee Improvements, EIR, 2016
• Emeryville Center of Community Life, Soil Gas Mitigation System Design and Removal Action Workplan,
2014
• Oakland Unified School District, La Escuelita Education Center, Phase I ESA, Investigation and Remediation,
Project Manager, 2008-2014
• Altamont Corridor Express (ACEforward and ACEextension) Railroad Improvements and Expansion, EIRs,
2015-2018
Northgate Mall Redevelopment Project
Environmental Impact Report
for the City of San Rafael
DAVID PARISI, PE, TE
TRANSPORTATION PLANNER AND ENGINEER TRANSPORTATION CONSULTING
- David Parisi manages a variety of challenging transportation projects throughout
: the West Coast. Mr. Parisi's 35 years of experience include various aspects of
transportation and environmental planning, and civil and traffic engineering. He
,,.. - spearheads multi -disciplinary transportation projects from inception through
design and development. These projects include environmental assessments in
- accordance with NEPA and CEOA; highway, railway, and multi -modal corridor
a studies; area -wide traffic circulation studies; rail transit projects; roadway and
interchange feasibility analyses; access planning for pedestrians, bicyclists and
people with disabilities; localized traffic impact evaluations; and transportation
system improvements.
Mr. Parisi, a 24 -year Marin County resident, has extensive experience working with the City of San Rafael on
major transportation projects, including Environmental Impact Reports. Some of his most recent projects are
described below.
BIOMARIN AND WHISTLESTOP/EDEN HOUSING PROJECT EIR, SAN RAFAEL
As a consultant to the City of San Rafael, Mr. Parisi peer-reviewed the transportation impact study for the
BioMarin and Whistlestop/Eden Housing project and prepared the transportation and circulation section of
the project's Environmental Impact Report. The project consists of two development phasesfor the downtown
San Rafael block bounded by 2"d Street, Lindaro Street, 3rd Street and Brooks Street. The transportation
analysis consisted of vehicle trip generation and distribution analyses, and traffic impact assessments including
vehicle miles traveled. Mr. Parisi developed mitigation strategies and participated in Planning Commission and
City Council hearings.
NORTHGATE MALL — COSTCO TRANSPORTATION IMPACT REPORT, SAN RAFAEL
As a consultant to the City of San Rafael, Mr. Parisi developed a work program and peer-reviewed an initial
transportation impact analysis for the proposed Northgate Costco Project, which included retail aswell as
fueling stations. Vehicle trip generation and distribution assumptions were reviewed, and analysis
methodologies, study roadways and intersections were identified. Mr. Parisi coordinated with the consultant
preparing the transportation impact report and with the City's Department of Public Works.
KAISER ANNEX PROJECT EIR, SAN RAFAEL
As a consultant to the City of San Rafael, Parisi reviewed the Kaiser Permanente Annex Project (150,000square
feet) off Lucas Valley Road/Los Gamos Drive and prepared the transportation section of the project's EIR.
Parisi identified opportunities to mitigate project impacts initially identified as significant and unavoidable.
Parisi's review led to Kaiser adopting a travel demand management program that included employee shuttles
between the SMART rail station and other Kaiser facilities, employee transit subsidies, and on-site bicycle
facilities. Kaiser also committed to improving roadways. Parisi represented the City of San Rafael in meetings
with the applicant, Marin County, Caltrans, and the City Planning Commission.
Northgate Mall Redevelopment Project
Environmental Impact Report
for the City of San Rafael
DAVID PARISI, PE, TE -
TRANSPORTATION PLANNER AND ENGINEER TRANSPORTATION CONSULTING
MANUEL T. FREITAS INTERCHANGE AREA PLANNING, SAN RAFAEL
As a consultant to the Transportation Authority of Marin and to the City of San Rafael, Mr. Parisi is leading the
evaluation and development of various multimodal transportation improvement options for the Manuel T.
Freitas Parkway/Civic Center Drive interchange in Terra Linda. Assessments of existing infrastructure, traffic,
transit, pedestrian, and bicycle conditions were performed, and near- and long- term strategies for
enhancements to Freitas Parkway, Del Presidio Boulevard, and Northgate Drive are being developed. Mr. Parisi
is closely coordinating with the City's Department of Public Works, TAM andCaltrans.
SAN RAFAEL HIGH SCHOOL MASTER FACILITIES PLAN EIR, SAN RAFAEL
Parisi prepared the transportation and circulation section of the San Rafael High School Master Plan Facilities
Long -Range and Stadium Project Environmental Impact Report. The project proposed building demolitions,
renovations, and new construction, as well as an expected enrollment increase of 200 students. Mr. Parisi
was the firm's project manager and led the traffic and parking assessments. The traffic analysis reviewed 25
intersections and multiple roadways, as well as a vehicle miles traveled assessment. The parking analysis
consisted of comprehensive parking supply and demand surveys. Mr.Parisi developed mitigation strategies
and participated in Planning Commission and City Council hearings.
Northgate Mall Redevelopment Project
Environmental Impact Report
for the City of San Rafael
Appendix B: Budget Spreadsheet
411 Page
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TASK 7. FINAL ENVIRONMENTAL IMPACT REPORT
7.1 Administrative Draft RTC
7.2 Screencheck_ Draft RTC
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7.4 Mitigation Monitoring and Reporting_ Prom
7.5 Administrative Record
. Management/Technical Editor
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CONTRACT ROUTING FORM
INSTRUCTIONS: Use this cover sheet to circulate all contracts for review and approval in the order shown below.
TO BE COMPLETED BY INITIATING DEPARTMENT PROJECT MANAGER:
Contracting Department: Community Development
Project Manager: Leslie Mendez Extension: 3095
Contractor Name: LSA
Contractor's Contact: Theresa Wallace Contact's Email: Theresa.wallace@lsa.net
❑ FPPC: Check if Contractor/Consultant must file Form 700
Step
RESPONSIBLE
DESCRIPTION
COMPLETED REVIEWER
DEPARTMENT
DATE Check/Initial
1
Project Manager
a. Email PINS Introductory Notice to Contractor
9/29/2021
❑X LM
9/29/2021
b. Email contract (in Word) and attachments to City
Attorney c/o Laraine.Gittens@cityofsanrafael.org
® MG
2
City Attorney
a. Review, revise, and comment on draft agreement
9/30/2021
❑x MG
and return to Project Manager
9/30/2021
❑x MG
b. Confirm insurance requirements, create Job on
Department Director
PINS, send PINS insurance notice to contractor
10/6/2021
3
Approval of final agreement form to send to
❑x _AG_
contractor
4
Project Manager
Forward three (3) originals of final agreement to
10/6/2021
❑x MG
contractor for their signature
5
Project Manager
When necessary, contractor -signed agreement
❑ N/A
agendized for City Council approval *
*City Council approval required for Professional Services
Or
MG ❑
Agreements and purchases of goods and services that exceed
$75,000; and for Public Works Contracts that exceed $175,000
Date of City Council approval
11/1/2021CIic
k here to
enter a date
PRINT
CONTINUE ROUTING PROCESS WITH HARD COPY
6
Project Manager
Forward signed original agreements to City
11/24/21
MG
Attorney with printed copy of this routing form
7
City Attorney
Review and approve hard copy of signed
agreement
8
City Attorney
Review and approve insurance in PINS, and bonds
tl�
(for Public Works Contracts)
9 City Manager/ Mayor
Agreement executed by City Council authorized
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official
10 City Clerk
_ _
Attest signatures, retains original agreement and
forwards copies to Project Manager
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