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HomeMy WebLinkAboutEcoTierra Consulting, Inc.CITY OF DIAMOND BAR Proposal to Prepare a CEQA Document for a 49-Unit Attached and Detached Condominium Project Prepared For: City of Diamond Bar Mayuko Nakajima, Senior Planner 21810 Copley Drive Diamond Bar, CA 91765 (909) 839-7033 MNakajima@DiamondBarCA.gov July 31, 2025 Table of Contents 1400 Montefino Avenue Attached and Detached Condominium Residential Project 0 1. Cover Letter 2. Qualifications ........................................................................................................................ 2 3. Project List and Schedule........................................................................................................ 7 4. Scope of Work ..................................................................................................................... 12 5. Budget Estimate................................................................................................................... 21 6. Accceptance of Conditions ................................................................................................... 23 EcoTierra Consulting 633 W 5th Street, 26th Floor Los Angeles, CA 90071 (213) 235-4770 July 31, 2025 Mayuko Nakajima, Senior Planner City of Diamond Bar Community Development 21810 Copley Drive Diamond Bar, CA 91765 RE: Proposal for the 1400 Montefino Avenue Attached and Detached Condominium Residential Project Initial Study/MND Dear Ms. Nakajima: EcoTierra Consulting, Inc. (“EcoTierra”) is pleased to submit this proposal to prepare and publish the Initial Study/MND for the proposed 1400 Montefino Avenue Attached and Detached Condominium Residential Project (“project”). This proposal is submitted in response to a request for proposal sent to EcoTierra via email. I will serve as Principal-in-Charge and Project Manager for this project and will be your main point of contact. My contact information includes the following: Curtis Zacuto, EcoTierra Consulting, Inc. 5776-D Lindero Canyon Road, #414 Westlake Village, CA 91362 Phone: (818) 356-9496 (direct line), Cell: (805) 907-2342 (best number) Email: curtis@ecotierraconsulting.com EcoTierra will prepare the technical analyses for Air Quality, Greenhouse Gas Emissions, Energy and Noise. South Environmental will prepare the Biological Resources Assessment and Cultural Resources Assessment and provide AB 52 consultation support. EcoTierra will prepare an Initial Study/MND on the proposed 49-unit condominium project located at 1400 Montefino Avenue. We appreciate the opportunity to submit this proposal and look forward to working with you on this Project. Please feel free to contact me at (818) 356-9496 if you have any questions or require any additional information regarding this proposal. Sincerely, EcoTierra Consulting, Inc. Curtis Zacuto, Principal 2 Qualifications 1400 Montefino Avenue Attached and Detached Condominium Residential Project 2 1. FIRM BACKGROUND EcoTierra Consulting, Inc. (EcoTierra) is an S-Corporation environmental consulting firm that specializes solely in environmental analysis and documentation for public and private sector clients. The founding Principals, Curtis Zacuto and Craig Fajnor, established the firm in 2010, after previously serving as the Senior Vice Presidents for a Southern California CEQA firm. Mr. Zacuto and Mr. Fajnor have over 72 years of collective experience in CEQA compliance and document preparation. EcoTierra is comprised of eight experienced CEQA/NEPA professionals with extensive environmental analysis experience. Our professional staff brings a reliable combination of knowledge and experience to each project. As a team of professionals who have collectively provided consulting services on hundreds of projects, successfully and efficiently guiding them through the environmental clearance process, EcoTierra staff has earned a reputation for comprehensive, thorough, and conscientious work. Staff background in private and public sector planning has resulted in a comprehensive understanding of the complex relationships between land use regulations, environmental impact, and project implementation. Our in- house experts understand legal issues, best practices, and special considerations to develop innovative, appropriate, and defensible solutions. We are a nimble, efficient, and highly cost-effective environmental consulting firm that can handle projects of any size and complexity. Being small and agile, we are not encumbered by a large, corporate structure and provide Principal level of attention and detail to all of our projects. EcoTierra staff provides the highest quality work at a reasonable cost. EcoTierra’s success is based upon the success of projects and the partnerships that EcoTierra builds with each client. 2. PROJECT TEAM EcoTierra will serve as the primary consultant and project manager on the project. EcoTierra is teaming with the South Environmental for Biological Resources and Tribal Cultural Resources assistance. Our team assigned to this project currently has the capacity to take on this assignment and immediately start working on this project. We have prepared a number of IS/MNDs (as well as EIRs and Categorical Exemptions) for projects throughout Southern California and are fully able to provide these services to the Project Team. EcoTierra Team Descriptions of the EcoTierra’s team personnel are provided below. Brief resumes for team members detailing qualifications and experience follow. Curtis Zacuto Curtis Zacuto, Co-Founder and Principal of EcoTierra, with over 38 years of experience, specializes in urban and rural projects and has managed large and complex and controversial projects throughout the Southern California region. Mr. Zacuto will serve as Principal in Charge and will be responsible for the overall work effort, quality control, manager of the budget and schedule and will be the primary contact for the City on all aspects of the project. Mr. Zacuto has prepared a number of environmental documents for urban infill mixed use projects. In addition, Mr. Zacuto has direct experience with projects that are highly visible and (sometimes controversial). Mr. Zacuto has been involved as Principal and/or Project Manager of a number of projects throughout Southern California. Mr. Zacuto recently has prepared environmental documents in the Diamond Bar area for the Cities of Qualifications 1400 Montefino Avenue Attached and Detached Condominium Residential Project 3 Pomona and Chino Hills. Mr. Zacuto will also review all sections prepared by EcoTierra staff for quality control and provide overall coordination, guidance, and management. Mr. Zacuto will be the Project Manager and will be the primary author of the Project Description and various sections of the environmental documents. Percentage of time on spent on City projects would be 80%. As stated above, Mr. Zacuto will be the primary contact person and with assistance and the secondary point of contact will be Jenny Mailhot. Curtis Zacuto, Principal EcoTierra Consulting, Inc. 633 W. 5th Street, 26th Floor Los Angeles, California 90071 (818) 356-9496 (direct line); (805) 907-2342 (best during Covid) curtis@ecotierraconsulting.com Jenny Mailhot Ms. Mailhot, Project Manager, has more than 26 years of experience in the management and preparation of environmental review documents pursuant to CEQA and NEPA for clients in both the public and private sector. She has managed and prepared documentation for highly controversial projects, including residential, retail, office, mixed-use, institutional, recreational, museums, and coastal infrastructure projects. Recent experience includes infill residential development (undeveloped hillside areas and vacant and redevelopment sites) retail centers, mixed-use, office buildings projects. Ms. Mailhot was the project manager for the Paradise Ranch residential subdivision project in Chino Hills. Ms. Mailhot will serve as environmental analyst on the Diamond Bar project and will also be available as alternate Project Manager. Percentage of time on spent on the project would be 60%. Marisa Wyse Marisa Wyse is an Environmental Planner with over 20 years of experience managing and preparing CEQA and NEPA environmental documents. Ms. Wyse also serves as a Project Manager for many Categorical Exemptions and IS/MNDs and projects throughout Southern California. She has assisted and managed projects involving the preparation of environmental documentation for both private and public sector projects. Her project experience includes urban infill mixed use developments projects for which she coordinates between agencies, applicants, consultants, and attorneys to certify CEQA documents as part of the overall project entitlement process. Ms. Wyse responsibilities for this project would include conducting research and writing various document sections. Percentage of time on spent on the project would be 50%. Katie Wilson Katie Wilson, MS, an Air Quality and Noise Senior Analyst with over 17 years of experience, will oversee preparation of the air quality, greenhouse gas, and noise impact analysis. Her professional expertise includes preparing air quality and noise impact studies for the development industry. Project experience includes comprehensive studies for recreation, residential, commercial, and industrial developments as well as public projects throughout California. Ms. Wilson obtained a Bachelor of Science degree in biology with a minor in Criminal Justice at California State University, San Bernardino, and a Master of Science degree in environmental toxicology at University of California, Riverside. She is also a chemistry laboratory instructor at California State University, San Bernardino. Ms. Wilson will prepare the air quality, greenhouse gas emissions, noise, and health risk assessment analyses for this project. Percentage of time on spent on the project would be 20%. Qualifications 1400 Montefino Avenue Attached and Detached Condominium Residential Project 4 South Environmental, Inc. 2061 N. Robles Avenue, Ste. 205 Pasadena, California 91104 (818) 485-1162 phone South Environmental, Inc. is a certified Woman-Owned Business Enterprise (WBE) and Small Business Enterprise (SBE). We use the latest technologies and best science available to further the conservation and preservation of natural and cultural resources in Southern California while helping our clients obtain their project goals and objectives. Our firm builds close relationships with agencies and organizations whose missions align with ours, and we assist with the planning and implementation of projects dedicated to the preservation and conservation of California’s natural areas, rare species, and historic resources. Our team of technical experts includes a Certified Wildlife Biologist, Urban Forester, Certified Arborists, Registered Professional Archaeologists, Architectural Historians, GIS Analysts, and Data Scientists that ensure the quality and strength of our science. We understand how to efficiently move projects through complicated permitting processes, saving our clients time and money by producing polished and professional work products that balance project goals with federal, state, and local agency requirements. Specific services we offer fall into four general categories: Biological Resources, Cultural Resources, Urban Forestry, and GIS & Data Science. South Environmental specializes in completion of environmental compliance documentation to support the required permitting processes of the California Environmental Quality Act (CEQA), the National Environmental Policy Act (NEPA), Sections 401 and 404 of the Clean Water Act, Section 106 of the National Historic Preservation Act (NHPA), and all applicable local regulations. Our primary work products include biological and cultural resources assessments, historic resource evaluation reports, biological resource management planning (habitat conservation plans, avian and nesting bird protection plans, mitigation and monitoring plans, urban forest management plans), wetland delineations and Clean Water Act permitting, rare and endangered species surveys, protected tree permitting, urban tree inventories, database construction and management, and web map application development. Samantha Murry, Owner and Cultural Resources Director Samantha Murray is a dual-trained cultural resources expert with 16 years’ professional experience in both architectural history and archaeology and meets the Secretary of the Interior’s Professional Qualification Standards for both disciplines. Her professional experience includes serving as a cultural resources project manager, principal architectural historian, archaeologist, human osteologist, and subject matter expert. Most recently in her career, Samantha successfully grew and managed an architectural history department at a large environmental consulting firm, serving as the company’s Historic Built Environment Lead for 7 years. Samantha’s educational background and professional experience give her a well-rounded understanding of all facets of cultural resources management and environmental compliance. Samantha’s management experience includes multidisciplinary projects (including both cultural and biological resources) in the transportation, transmission and generation, federal land management, land development, state and local government, and the private sectors. She brings extensive experience preparing environmental Qualifications 1400 Montefino Avenue Attached and Detached Condominium Residential Project 5 compliance documentation pursuant to CEQA, NEPA, and Section 106 of the National Historic Preservation Act, and has served an as expert witness in legal proceedings. Matthew South, Principal Biologist Matthew South is a Certified Wildlife Biologist with 15 years’ professional experience providing natural resources consulting services for a wide variety of clients that include residential, commercial, government, utility, infrastructure, research, and non-profit projects. He is an expert in the local ecology and has demonstrated his expertise as an environmental consultant in southern California acting as a Wildlife Biologist, Project Manager, and Geographic Information System (GIS) Analyst. Matthew’s expertise is in avian ecology and sensitive species impact analysis. He has extensive experience preparing natural resource management plans, mitigation and monitoring plans and technical biological resources assessments that are compliant with federal, state, and local regulations, and managing projects that result in natural resources development permits. As a professional GIS Analyst, Matthew is an expert in the science of data collection, management, and presentation. He has built, developed, and managed large spatial datasets for natural resources management for the Department of Defense. He has also mastered ESRI products for the desktop and for mobile applications. This experience allows him to efficiently and effectively collect, analyze, and report complex natural resources data in a format that is easily understood by everyone. REFERENCES EcoTierra’s project experience throughout Southern California brings an in-depth and unique understanding of the environmental issues similar to City of Diamond Bar. Our experience includes urban, in-fill projects for built- out communities in which development opportunities are limited to redevelopment of existing parcels with intensified land uses. Our experience also includes annexation and policy documents such as housing element updates, general plan updates, and specific plans and peer review of environmental documents. We have carefully provided below references (with description of the projects) of recent projects. These projects demonstrate urban in-fill experience and some of which could be the types of projects proposed for the City of Diamond Bar. We are currently providing CEQA On-Call work for a number of jurisdictions including the cities of Anaheim, El Segundo, Fontana, Huntington Beach, Los Angeles, Pasadena, Santa Monica, South Pasadena to name a few. These projects have been prepared by EcoTierra within the last five years. 1. Michael Hofflinger, Planning Manager City of Chino Hills  General Plan Update EIR Community Development Department  Paradise Ranch EIR 14000 City Center Drive Chino Hills, CA 91709 (909) 364-2777; mhofflinger@chinohills.org Qualifications 1400 Montefino Avenue Attached and Detached Condominium Residential Project 6 2. Daniel Casey, Senior Planner City of Rialto  Santa Ana Truck EIR Peer Review Community Development Department  Olive Grove EIR Peer Review 150 S. Palm Avenue  Birtcher Logistics EIR Peer Review Rialto, CA 92376 (909) 820-2525; dcasey@rialto.gov 3. Nicholas Taylor, AICP, Principal Planner City of Anaheim  A-Town Areas B and E Initial Study Planning & Zoning Depart., Planning Division  A-Town Areas C and D Initial Study 200 S. Anaheim Boulevard, Suite 162  A-Town Areas F Initial Study Anaheim, CA 92805 (714) 765-4323; NJTaylor@anaheim.net 4. Scott Kolwitz, Senior Planner Justine Kendall, Senior Planner City of Thousand Oaks  1300 Lawrence MND Community Dev. Dept., Planning Division  Hyatt Hotel Initial Study 2100 Thousand Oaks Boulevard Thousand Oaks, CA 91362 (805) 449-2319; Skolwitz@toaks.gov (805) 449-2355; jkendall@toaks.gov 5. Lynda Ramos, Senior Park Planner (Formerly Associate Planner with City of Pomona) Riverside County Regional Parks & Open Space City of Pomona Projects: 4600 Crestmore Road  42 Rio Rancho Road Cat. Exemption Jurupa Valley, CA 92509  55-65 Rancho Camino EIR Addendum (800) 234-7275 3 Project List and Schedule 1400 Montefino Avenue Attached and Detached Condominium Residential Project 7 PROJECT LIST EcoTierra’s project experience throughout Southern California brings an in-depth and unique understanding of the environmental issues similar to City of Diamond Bar. Our experience includes urban, in-fill projects for built- out communities in which development opportunities are limited to redevelopment of existing parcels with intensified land uses. Our experience also includes annexation and policy documents such as housing element updates, general plan updates, and specific plans and peer review of environmental documents. ECOTIERRA PROJECT EXPERIENCE We have carefully provided below references (with description of the projects) of recent projects. These projects demonstrate urban in-fill experience and some of which could be the types of projects proposed for the City of Diamond Bar. These projects have been prepared by EcoTierra within the last five years. Projects in the Diamond Bar Area Chino Hills General Plan Update EIR (City of Chino Hills). The update of the General Plan accommodates land use changes promulgated by the Chino Hills 2021-2029 Housing Element, adopted August 16, 2022. The Housing Element update identified 19 Regional Housing Needs Assessment sites. Of those sites, 11 required amending General Plan designations and revisions to the Land Use Element and Land Use Map of the City of Chino Hills General Plan.  The Housing Element also necessitates rezoning of some proposed RHNA sites.  In addition, the City is required to make other changes to the General Plan in response to recent State legislation. Year completed: 2025. Project contact: Michael Hofflinger, Planning Manager, (909) 364-2777; mhofflinger@chinohills.org. Chino Hills Paradise Ranch EIR (City of Chino Hills). EcoTierra staff prepared an EIR for the Paradise Ranch Project. The proposed Paradise Ranch Project would subdivide an 85-acre property into a total of 51 lots. The Project would include the development of 50 cluster lots ranging in size from 7,200 to 12,412 square feet. Each of the 50 lots would include the development of a two-story single family residential home. The dwelling units would range in size from 3,946 to 4,616 square feet of living area (including three-car garages). The residential uses would include six architectural styles, and four different floor plans for each style. Lot 51 will maintain the existing single-family home, and Lot A will remain as vacant native land. Year completed: 2022. Project contact: Michael Hofflinger, Planning Manager, (909) 364-2777; mhofflinger@chinohills.org. 55-65 Rancho Camino Hyatt Hotel and Residential EIR Addendum (City of Pomona). EcoTierra prepared an EIR Addendum that included two phase modifications to the original project. The Original project was approved by the City of Pomona in August 2016. The Original Project consisted of the following primary elements: 6-story, 200-room hotel (with conference facilities and supporting amenities) totaling 159,000 square feet; a 3-story office building (75,000 square feet); 250 space, 3-story parking structure; and 566 space surface parking lots. The project went through a number of modifications in 2018, 2020 and 2021. The Project included removing a fitness component and convert to additional parking space; adding 42 new apartment units with pool amenity (for a total of 147 dwelling units); removing banquet hall and reducing the number of hotel rooms from 215 to 142; construction of 86 new apartments within the hotel footprint. Year completed: 2023. Project contact: Lynda Ramos, Senior Park Planner, formerly with the City of Pomona, (800) 234-7275. Project List and Schedule 1400 Montefino Avenue Attached and Detached Condominium Residential Project 8 42 Rio Rancho Road Project CE (City of Pomona). EcoTierra prepared a CEQA Exemption (Section 15183) for a proposed new fueling station. The Project included eight fuel pumps (16 pump positions) and an approximately 4,600-square-foot overhead canopy; an approximately 2,977-square-foot 24-hour convenience store with Type 20 (Off-Site Beer & Wine) alcohol license; an approximately 3,387-square-foot restaurant with Type 47 (On-Sale Beer & Wine – Eating Place) alcohol license with drive-through; an approximately 2,638-square-foot mechanical drive-through car wash and self-vacuum area; and an approximately 2,610-square-foot office building. Year Completed: 2022. Project contact: Lynda Ramos, Senior Park Planner, formerly with the City of Pomona, (800) 234-7275. Residential Related Projects A-Town, Areas B and E Initial Study (City of Anaheim). EcoTierra prepared an Initial Study. The project would include development on two parcels in the A-Town Master Plan area. Area B would include development of an eight-level, mixed-use building consisting of 270 dwelling units (for-rent) and 21,640 square feet of ground floor indoor retail space. Area E would include development of The project would include development of a five-level, wrap around, apartment building consisting of 257 dwelling units. Year completed: 2022. Project contact: Nicholas Taylor, Principal Planner, (714) 765-4323; NJTaylor@anaheim.net. A-Town, Area F Initial Study (City of Anaheim). EcoTierra prepared an Initial Study. The project would include development of 17 multi-family residential buildings consisting of 73 dwelling units with associated infrastructure and common area improvements including a recreation center with a pool, spa and community room and pocket park for residents’ use and leisure. Year completed: 2022. Project contact: Nicholas Taylor, Principal Planner, (714) 765-4323; NJTaylor@anaheim.net. A-Town, Areas C and D Initial Study (City of Anaheim). EcoTierra prepared an Initial Study. The project would include development on two parcels in the A-Town Master Plan area. Area C would include 253 residential dwelling units and 17,277 square feet of ground floor commercial space with 972 square feet of accessory outdoor dining space. Area D proposed structure will consist of six-levels, with two subterranean levels, and four levels above grade. The multiple family structure will include 255 residential dwelling units. Year completed: 2023. Project contact: Nicholas Taylor, Principal Planner, (714) 765- 4323; NJTaylor@anaheim.net. 1442 Dale Avenue Categorical Exemption (City of Anaheim). EcoTierra prepared a CE. The Project includes the construction of 18 single-family, attached homes grouped into three buildings (Building 1, Building 2, and Building 3). The proposed homes would total 24,915 square-feet. Year completed: 2023. Project contact: Nicholas Taylor, Principal Planner, (714) 765-4323; NJTaylor@anaheim.net. Hyde Park EIR (City of Los Angeles). EcoTierra is currently preparing an EIR. The Project involves the demolition of approximately 187,013 square feet of existing multi-family residential buildings (206 units in 27 residential buildings), and the construction of up to 782 new apartment units in approximately 851,404 square feet. This Project is located in the Dorset Village which is potentially eligible for listing in the National Register of Historic Places, and the California Register of Historic Places and as such requires the analysis of Historic Resources. Year completed: current. Project contact: Jason McCrea, (213) 847-3672; jason.mccrea@lacity.org. Project List and Schedule 1400 Montefino Avenue Attached and Detached Condominium Residential Project 9 1100 E. 5th Street EIR (City of Los Angeles). The Project would include up to 220 live/work units, 22,725 square feet of residential open space, up to 46,548 square feet of commercial uses. Eleven percent of the units (approximately 25 live/work units) would be deed- restricted for Very Low Income households. The proposed eight-story building would be a maximum height of 116 feet to the top of the parapet and include three levels of subterranean parking. Year completed: 2024. Project contact: Kathleen King, City Planner, (213) 847-3624; kathleen.king@lacity.org. 676 Mateo Street EIR (City of Los Angeles). EcoTierra prepared an EIR. Project would involve the demolition of the existing warehouse and surface parking lot, and the construction of an up to 197,355-square-foot mixed-use building including up to 185 live/work units, approximately 15,320 square feet of open space for residents, up to 23,380 square feet of art-production and commercial space, and associated parking facilities, resulting in a 4.74:1 FAR. Eleven percent of the units (20 live/work units) would be deed-restricted for Very Low Income households. The proposed building would be up to 116’-0” to the top of the parapet and 110’-0” to the top of the roof (8 above-ground levels) plus three levels of subterranean parking. Year completed: 2021. Project contact: Jivar Afshar, City Planner, (213) 847-3630 (no longer with the City of Los Angeles); Jivar.afshar@lacity.org. The Plaza at Santa Monica EIR (City of Santa Monica). EcoTierra prepared an EIR for a mixed-use affordable housing project with public space for the City of Santa Monica. The project would include a 17,800 SF ground level Grand Public Plaza and a smaller street corner plaza, two ground level pocket parks, a 11,000 SF second level public park, a 12,000 SF cultural amenity, 42,200 SF of ground floor retail, 48 affordable housing units, an approximately 280 room hotel, and 106,800 SF feet of creative workspace. Year completed: 2019. Project contact: Rachel Kwok, Environmental Coordinator, (310) 458-8303; Rachel.Kwok@SMGOV.NET. 6727 Melrose Avenue Housing Element Streamlining (City of Santa Los Angeles). EcoTierra prepared the Housing Element Streamlining Checklist Form for the 6727 Melrose Ave project, a 32-unit residential building at Melrose Avenue and Mansfield Avenue. EcoTierra prepared the Streamlining Checklist form, providing explanations for applicable and non-applicable Housing Element Mitigation Measures, and coordinated with subconsultants to prepare and provide the necessary technical analyses and reports. Year completed: 2024. Project Contact: Valentina Knox-Jones, City Planner, (213) 978-1741; valentina.knox.jones@lacity.org. 1246 Hope Street Class 32 Categorical Exemption (City of Santa Los Angeles). EcoTierra prepared the Class 32 CE for the Morrison residential project that includes 531 residential units next to the Morrison Hotel property. Year completed: 2023. Project Contact: Ira Brown, City Planner, (213) 978-1453; ira.brown@lacity.org. 924 S. Park View Street Class 32 Categorical Exemption (City of Santa Los Angeles). EcoTierra prepared the Class 32 CE for the Morrison residential project that includes 65 unit residential development. Year completed: 2023. Project Contact: Oliver Netburn, City Planner, (213) 978-1382; oliver.netburn@lacity.org. 825 Hampton Court Housing Element Streamlining (City of Santa Los Angeles). EcoTierra prepared the Housing Element Streamlining Checklist Form for the 825 Hampton Court Ave project, a 30-unit residential building in the Venice neighborhood. EcoTierra prepared the Streamlining Checklist form, providing explanations for applicable and non-applicable Housing Element Mitigation Measures, and coordinated with subconsultants to prepare and provide the necessary technical analyses and reports. Year completed: 2024. Project List and Schedule 1400 Montefino Avenue Attached and Detached Condominium Residential Project 10 Project Contact: Ira Brown, City Planner, (213) 978-1453; ira.brown@lacity.org. 2357 Durfee Multi-Family Categorical Exemption (City of Santa Los Angeles). EcoTierra is currently preparing a Class 32, In-Fill Categorical Exemption mixed use development consisting of 5,000 square feet of ground floor/restaurant space with 26 residential units in a 4-story building. A historic report is being prepared for the 3 existing on-stie buildings. Year completed: 2024. Project contact: Henry Ho, (626) 799- 8818 x 104. SCHEDULE Table 1 outlines the proposed project schedule and deliverables. This schedule below includes an approximate 5 month (22 weeks) timeframe from authorization to proceed to public hearings. For purposes of this schedule, we have provided only two review cycles, but the schedule can be adjusted if the City needs an additional review cycle. The schedule after public review is unpredictable due to the amount of potential comment letters, if any, received and the time City staff will require for review time. The schedule is predicated on the City approval of the applicant prepared studies. Table 1 1400 Montefino Avenue Project Initial Study Schedule Task Duration (Weeks) Cumulative Duration (Weeks) Task 1: Project Initiation / Data Collection Task 1a: Data Collection 0.5 0.5 Task 1b: Prepare Project Description 0.5 1 Task 2: Native American Outreach 0.5 1 Task 3: Prepare Technical Studiesa Review Applicant Prepared Studies 2 3 Prepare Technical Studies 6 9 Task 4: Prepare Initial Studya Task 4a: Administrative Draft Initial Studya 1 10 Task 4b: Revise and Finalize Initial Study City Review “Administrative” Draft Initial Study (1st Review) 2 12 City Review “Proofcheck” Initial Study (2nd Review) 1 13 EcoTierra Prepares NOI/NOC 1 day 13 City Review NOI/NOC 1 day 13 EcoTierra Finalizes NOI/NOC 1 day 13 Printing and Distribution 2 days 13 PUBLIC CIRCULATION 30 Days 17 Task 5: Final Initial Study Project List and Schedule 1400 Montefino Avenue Attached and Detached Condominium Residential Project 11 Table 1 1400 Montefino Avenue Project Initial Study Schedule Task Duration (Weeks) Cumulative Duration (Weeks) Task 5a: Prepare Response to Comments 2 19 Task 5b: Review/Revise Response to Comments City Review 2 weeks 21 EcoTierra Revises 3 days 21.5 City Review 4 days 22 EcoTierra Finalizes 1 day 22 Task 6: Public Hearings TBD Task 7: Check In Calls Throughout TOTAL DURATION 22 NOTE: Tasks 3 and 4 will commence after data has been collected (Task 1). Thus, Task Tasks 3 and 4 will commence simultaneously and Task 4 will require one additional week to incorporate technical studies. 4 Scope of Work 1400 Montefino Avenue Attached and Detached Condominium Residential Project 12 PROJECT UNDERSTANDING The Project Site is located at 1400 Montefino Avenue on the south side of the road between S. Diamond Bar Boulevard and Porto Grande Drive. The Project Site measures approximately 3.93 acres and is currently developed with a 2-story commercial/office building and surface parking lot (APN 8293-044-015 & -016). The site is surrounded by residential uses (attached condominiums) and U.S. Postal Service office to the north of Montefino Avenue; retail uses to the immediate east; residential uses (single family homes) to the south; and residential uses (attached condominiums) to the west. The site is characterized by a south facing slope that starts from the west of the adjacent condominiums to the east property line adjacent to the Project Site. The site is zoned Commercial Office (CO) with a General Plan land use designation of General Commercial (C). The project Applicant has proposed a 49-unit attached and detached condominium development consisting of nine 4-bedroom units at 1,929 square feet (Plan 1), ten 4-bedroom units at 1,940 square feet (Plan 2), and 30 and 3-bedroom units at 1,966 square feet (Plan 3). The buildings will be three-stories tall and situated in 21 pairs and seven detached units on the site. Each unit will include an attached 2-car garage on the first level. Ingress and egress to the site will be from one driveway on Montefino Avenue. There will be approximately 16 guest parking spaces mostly situated along the main driveway that bisects the site. The Applicant is requesting the following:  Tentative Tract Map – For condominium purposes;  General Plan Amendment and Zone Change – To change the land use designation to Medium High Density Residential (RMH) and rezone the site to Medium-High Density Residential (RMH) with a Planned Development (PD) Overlay to allow for the proposed residential development;  Development Review – Design review of 49 attached and detached residential condominiums; and  Conditional Use Permit – Required for all development proposed on a site with a PD Overlay, which may include specific modifications to any development standards. CEQA APPROACH/STRATEGY The Community Development Department of the City of Diamond Bar is seeking to engage the services of a qualified environmental consulting firm to prepare an Initial Study (IS) in support of a Mitigated Negative Declaration (MND) in accordance with the California Environmental Quality Act (CEQA). In order to assure that the resulting IS/MND is both analytically correct and legally defensible, EcoTierra will prepare a comprehensive and factual IS/MND that addresses existing conditions, project impacts, mitigation measures, cumulative impacts to the Project. The IS/MND will meet the exacting standards of quality employed by EcoTierra in the preparation of our previous IS/MNDs throughout California. All issue areas as outlined in the CEQA Guidelines, Appendix G will be discussed in the IS. It is our understanding that the following studies have been prepared which will be reviewed by the City and will be available to the selected consultant team to review for CEQA completeness and incorporate the findings into the IS:  Traffic Study  Sewer Study  Geotechnical Report  Low Impact Development (LID) Report  Stormwater Pollution Prevention Plan (SWPPP) Scope of Work 1400 Montefino Avenue Attached and Detached Condominium Residential Project 13  Hydrology/hydraulic Report The city has requested the selected consultant to prepare the following:  Biological Resources Report  Cultural Resources/Tribal Cultural Resources Consultation Support EcoTierra has teamed with South Environmental to assist in the preparation of the Biological Resources Report technical study and Tribal Cultural Resources Consultation Support. Environmental Topics Approach Given the urban setting, key environmental issues that need to be addressed in the EIR, with focus on the effects that could be experienced in surrounding area, are expected to include:  Aesthetics: the project would include architectural designs provided by the project architect and include discussion of the project compared to the CEQA Guidelines Appendix G checklist item for Aesthetics (e.g., scenic vista, scenic resources, visual character and light/glare). We will include existing views with photographs of the site and immediate area and utilize the Architectural Plans provided by the project architect.  Air Quality/Energy/Green House Gas Emissions: the expected pollutant and potential emissions from project construction, vehicles traveling to the site, and energy consumption by the Project. We have provided specific scope of work under Task 3, Technical Studies, below.  Biological Resources: South Environmental will prepare a Biological Resources Assessment Report that will describe the results of the site survey and tree inventory, characterizes the biological resources present or with potential to occur, and assesses the potential for impacts to biological resources in the context of Appendix G of the CEQA guidelines. This report will be utilized to address CEQA Guidelines Appendix G checklist questions and will be attached as an appendix to the study. We have provided a detailed scope of work for Biological Resources analysis under Task 3, Technical Studies, below.  Cultural Resources: We will contact the South Central Coastal Information Center (SCCIC) at Cal State Fullerton for a records search (California Historical Resources Information Systems) for archaeological resources. The results of this effort will be provided in the Initial Study section. We will also rely upon other recently published documents in the City of Diamond Bar and independent research to address checklist questions.  Geology and Soils: The Applicant has prepared a Geotechnical Report that we assume will address the physical characteristics of the Project Site, and any geological hazards associated with the site. This report will be utilized to address CEQA Guidelines Appendix G checklist questions. We will also rely upon other recently published documents in the City of Diamond Bar and independent research to address checklist questions. We expect the Study to be furnished to EcoTierra by the City of Diamond Bar.  Hazards and Hazardous Materials: we understand that no Environmental Site Assessments (ESAs) have been prepared yet. However, we assume the Applicant will prepare a Phase I Environmental Site Assessment s (ESAs) that addresses potential exposure of any underlying potential hazards associated with the site from previous use. EcoTierra will summarize the data/information provided by the ESA in this IS section. Scope of Work 1400 Montefino Avenue Attached and Detached Condominium Residential Project 14  Hydrology/Surface Water Runoff: the site is a developed parcel with mostly impervious surfaces and implementation of the project will result in the site remaining mostly with impervious surfaces. The Applicant has prepared Low Impact Development (LID) Report, Stormwater Pollution Prevention Plan (SWPPP) and a Hydrology/hydraulic Report. These reports will be used to describe the existing and proposed hydrology/surface water runoff conditions. In addition, Regulations are in place that govern storm water runoff quantity and quality, which will be described in this IS section.  Land Use and Planning: The Applicant seeks to construct a new a 49-unit condominium development, each 3-stories with attached 2-car garages. The site is zoned Commercial Office (CO) with a General Plan land use designation of General Commercial (C). In order to implement the project, the site’s zoning and general plan land use designations need to change to Medium High Density Residential (RMH) and rezone the site to Medium-High Density Residential (RMH) with a Planned Development (PD) Overlay to allow for the proposed residential development The proposed development will be discussed in light of City development requirements and applicable General Plan residential development policies.  Noise: The Project would generate new traffic volumes along the roadways in the vicinity of the site and these volumes could result in increased noise levels at the site due to construction activities, increased human activity and mechanical equipment and such increases could potentially exceed the City’s noise standards. We have provided a detailed scope of work for Noise analysis under Task 3, Technical Studies, below.  Public Services: The Project would include development of 49 new residential condominium units on a parcel that is currently developed with a 2-story commercial/office building. This section will address additional housing units impact upon Fire Protection, Police Protection, Schools, Parks and Library in the City of Diamond Bar. The analysis will address how the project could place a greater demand on these public services.  Transportation: the project Applicant has prepared a Traffic Study in which EcoTierra assumes will include Trip Generation and VMT screening analysis. EcoTierra will rely upon information in the study to address CEQA Guidelines Appendix G checklist questions. EcoTierra will provide a consistency analysis/discussion of the applicable General Plan goals/policies for traffic.  Tribal Cultural Resources: During the NOP process the Native American Heritage Commission will be contacted with a notice by the City of Diamond Bard. South Environmental will contact the Commission on behalf of the city to check its Sacred Lands File for the Project Site. The Sacred Lands File would indicate the presence of Native American cultural resources in the project area, if any. The City will also be required to reach out independently to Native American tribes in compliance with the requirements of AB 52. South EcoTierra will assist (as requested in the RFP) the city by preparing notification letters to be provided to the city for notification. This IS section will document and summarize the results of the outreach and any discussion resulting from this outreach.  Utilities and Service Systems: The Project would include redevelopment of the site from commercial office use with a new 49-unit condominium project which could result in greater demand for utilities service and infrastructure. EcoTierra will provide analysis of the CEQA Guidelines Appendix G checklist items for Utilities. Scope of Work 1400 Montefino Avenue Attached and Detached Condominium Residential Project 15  Wildfire: Cal Fire has generally categorized the city as Moderate regarding fire hazard with areas of higher threat correlated to open space areas and slopes. However, the Project Site is located within an urbanized area of the City of Diamond Bar. EcoTierra will discuss the Project Site’s location in comparison to fire hazard areas of the City. SCOPE OF WORK Task 1: Project Initiation Task 1a: Data Collection An EcoTierra project manager and other team members (as needed) will attend (in person or remotely) a kick-off meeting with City staff. The purpose of the meeting is to: 1) review project application and advise on any additional information needed; 2) collect all relevant reports and drawings; 3) review the scope of the environmental document; 4) review the project schedule; 5) review technical studies to be provided by the project applicant and those prepared by the EcoTierra team; and 6) resolve any issues regarding overall assumptions. To enable EcoTierra to proceed, the following information (to the extent available) should be provided by the Applicant to clearly define the project description and conduct the environmental analysis:  Existing and proposed project building and site plans;  Basic parameters regarding the project buildings including square footage, building height and room count;  Construction schedule (start and end dates in month and year)*;  Construction phasing and equipment (if applicable/known, if not, EcoTierra will model as one phase and Use CalEEMod defaults)*;  Approximately square footage of demolition needed on site (building, pavement, etc.)*;  Grading and demolition parameters;  Amy sustainability features beyond those required by current Title 24 and/or Green Building Standards (such as solar panels, LEED Certified, etc.);  Haul route information (as applicable)*;  Location of construction staging area (as applicable)*; *= estimates are fine This task will also include a site visit to 1) document in photographs the existing condition of the site and the surrounding area; 2) conduct a land use survey of surrounding uses; and 3) document existing major noise sources in the project vicinity. Additionally, this task would involve collecting data from public agencies (e.g., fire and police) for new information and identification of potential impacts of the project on them. As we understand from the RFP, the following documents and reports are currently under preparation by the project Applicant:  Traffic Study  Sewer Study  Geotechnical Report  Low Impact Development (LID) Report  Stormwater Pollution Prevention Plan (SWPPP)  Hydrology/hydraulic Report Scope of Work 1400 Montefino Avenue Attached and Detached Condominium Residential Project 16 Task 1b: Prepare Project Description The IS must include a detailed project description based on the proposed plans and program information provided by the Applicant. This project description will be used by EcoTierra to determine the potential environmental changes of the proposed Project. EcoTierra will assemble all pertinent data provided by the Applicant, the City of Diamond Bar (Lead Agency), and any other responsible agency essential for preparation of the environmental documentation, as well as any other appropriate informational documents prepared for projects in the vicinity. EcoTierra will prepare a complete project description for use in the IS based upon information provided by the Applicant and the City of Diamond Bar and provide the project description to City staff for review/confirmation. Task 2: Native American Outreach South Environmental will assist the City of Diamond Bar with Assembly Bill 52 of 2014 (AB 52) and Senate Bill 18 of 2004 (SB 18) consultation with local Native American tribes. South Environmental will contact the California Native American Heritage Commission (NAHC) for a review of their Sacred Lands File and request an AB 52 tribal contact list, if needed. This assistance is assumed to include ghostwriting notification and consultation letters to tribes on City letterhead; mailing letters to tribal contacts; assist the City with subsequent responses from tribe; and consultation meetings that occur (we assume no more than three (3) one-hour meetings with the City and tribes); and maintaining a detailed record of all AB 52/SB 18 consultation efforts in coordination with City staff. We further assume tribal consultation will begin in the earliest stages of the CEQA process. Assumptions:  No more than $150 in direct costs will be needed to send letters AB 52/SB 18 letters via certified mail.  This scope of work assumes attendance at as many as three (3) virtual meetings for AB 52/SB 18 purposes. Additional or in-person meetings would require a scope and budget augment.  No cultural resources records search or technical study is required. Task 3: Preparation of Technical Studies EcoTierra will prepare Air Quality, Greenhouse Gas Emissions, and Noise technical analyses that will be provided within the Initial Study under Air Quality, Greenhouse Gas Emissions and Noise sections. In addition, South Environmental will provide a Biological Resources Assessment report that will be used to address the Biological Resources topic in the Initial Study and will be provided as an Appendix to the Initial Study. The scopes for these studies include the following: Air Quality, Greenhouse Gas Emissions and Energy (EcoTierra) The following tasks are anticipated to be required for the air quality, greenhouse gas emissions, and energy impact analyses: Task 1: Existing Conditions  Identify the existing air quality setting in the area.  Identify greenhouse gases and their associated impacts to global climate change.  Identify thresholds of significance for the criteria pollutants and greenhouse gases. Scope of Work 1400 Montefino Avenue Attached and Detached Condominium Residential Project 17 Task 2: Air Quality and Greenhouse Gas Emissions Analyses  Evaluate and quantify regional criteria pollutant and greenhouse gas emissions associated with demolition and construction activities for the Project utilizing the most recent CalEEMod Model. If significant emission levels are found to be created from construction activities, feasible mitigation will be developed and quantified.  Evaluate local NOx, CO, PM10, and PM2.5 demolition, construction emissions at the nearest sensitive receptors. The emissions will be compared against the SCAQMD Look-Up Tables and will follow the methodology described in Localized Significance Threshold Methodology, prepared by SCAQMD, July 2008.  Evaluate and quantify regional criteria pollutant emissions associated with the operation of the Project utilizing the CalEEMod Model. All feasible mitigation will be identified and quantified through use of the CalEEMod Model.  If the traffic study is available and the data deems it necessary, prepare a micro-scale CO screening analysis of the study area intersections based on the traffic data prepared for the Project and verify if it is in accordance with the SCAQMD requirements as described in the CEQA Air Quality Handbook.  The Project’s air quality emissions and anticipated growth will be analyzed in the context of the SCAQMD AQMP to determine consistency with the AQMP.  Evaluate the operational greenhouse gas emissions using the latest version of CalEEMod.  A discussion of the project’s compliance with the City of Diamond Bar’s 2019 Climate Action Plan and the CARB Scoping Plan (as applicable). Task 3: Odor Analyses  Provide a qualitative odor analysis from the construction and operation of the proposed project. Task 4: Energy Impact Analysis  Identify the existing energy use conditions and the applicable federal, state, and local rules and regulations pertaining to Energy use.  The energy analysis will provide a CalEEMod-based quantitative analysis and discussion of project- related energy use during construction and operation. Task 5: Technical Analyses Reporting  Prepare air quality, global climate change (GCC), HRA (optional) and energy impact analyses within the IS/MND Sections summarizing the results of the previous work tasks. Noise Impact Analysis (EcoTierra) The following tasks are anticipated to be required for the noise impact analysis: Task 1: Background Review  Review relevant project and site background information, base graphics showing the site vicinity, the proposed project and adjacent land uses. Task 2: Noise Setting  Provide definitions for commonly used noise descriptors. Scope of Work 1400 Montefino Avenue Attached and Detached Condominium Residential Project 18  Identify applicable local, state and federal noise standards.  Identify sensitive receptors in the project area.  Identify potential project generated noise sources.  Visit the project site and take up to four 15-minute representative noise measurements to document ambient noise levels. Task 3: Noise Impacts Construction Noise and Vibration Impacts  Calculate construction noise impacts from the project using RCNM-based calculations and determine if project construction noise would exceed any applicable standards at nearby sensitive receptors.  Estimate groundborne vibration associated with construction activities, determine if construction vibration would exceed any applicable standards, adversely affect on-site and nearby historical resources, or disturb nearby sensitive receptors. Traffic Noise Impacts from the Proposed Project  Model future traffic noise created by the proposed project utilizing FHWA-RD-108 spreadsheets. Determine if noise associated with the addition of project traffic on area road segments will create an impact at any existing sensitive receptors. Operational Noise  Model/calculate operational noise and determine if operational noise associated with the proposed project i.e., mechanical equipment, parking area activities, etc. would exceed applicable City noise standards at closest sensitive receptors. Airport Noise  Assess whether the proposed project will be impacted by airport-related noise impacts Task 4: Mitigation  Recommend mitigation measures to reduce noise and vibration impacts sensitive receptors, if necessary. Task 5: Technical Analyses Reporting  Provide a detailed written analysis within the IS/MND Section that documents the existing noise environment; predicts the future noise environment; and discusses project noise impacts considering the applicable local, state and federal thresholds and list mitigation measures as necessary. Biological Resources (South Environmental) A reconnaissance level site survey will be conducted to map biological resources on the parcels including plant communities, special-status species, and potential jurisdictional waters. Plants and animals observed on the site will be recorded in a field notebook and representative photos will be taken. The survey area will include the parcel and a 500-foot buffer surrounding the proposed development. The project parcel will be surveyed on foot but private property in the surrounding 500-foot buffer will be surveyed using binoculars to identify potential resources to the extent that is practical. A detailed biological resources assessment report will be prepared that describes the project, environmental and regulatory settings, maps plant communities and sensitive habitats, discusses the potential for jurisdictional Scope of Work 1400 Montefino Avenue Attached and Detached Condominium Residential Project 19 features and special-status species to occur on the parcel, wildlife movement corridors and habitat linkages, and assesses the potential impacts from the proposed development to any protected resources that might occur (if any). Relevant literature will be reviewed, including but not limited to California Natural Diversity Database (CNDDB), California Native Plant Society (CNPS) Inventory of Rare and Endangered Plants, National Wetlands Inventory (NWI), National Hydrography Database (NHD), and the Natural Resources Conservation Service (NRCS) Soils Database. An analysis of the cumulative impacts to biological resources anticipated by your projects and other unrelated projects that are proposed in the area will be included. Recommendations will be made that include avoidance and mitigation measures that reduce or eliminate the potential impacts to a less than significant level according to CEQA, when possible. Assumptions:  No more than two drafts and one final version of the report will be required. We further assume no hard copies are required.  No focused surveys are included (i.e. jurisdictional delineation, rare plants) and we assume that none will be required. If these surveys are determined to be necessary in the future, there would be additional time and costs. Other Technical Studies The Applicant has prepared (or under preparation) the following technical studies that EcoTierra will review for CEQA compliance:  Sewer Study  Geotechnical Report  Low Impact Development (LID) Report  Stormwater Pollution Prevention Plan (SWPPP)  Hydrology/hydraulic Report  Phase I ESA (assuming the Applicant has prepared this report) Task 4: Prepare IS/MND Task 4a: Administrative Draft IS/MND EcoTierra will prepare an Administrative Draft IS/MND, in accordance with the requirements of CEQA and State CEQA Guidelines for review by the team and City. We will use the latest CEQA Appendix G checklist. The IS/MND will contain all applicable environmental components required by CEQA, including Introduction, Background, Project Description/Characteristics/Phasing and Discretionary Approvals, Setting, Impacts, Mitigation and Level of Significance After Mitigation, and mandatory CEQA findings. If mitigation is required, then EcoTierra will prepare a Mitigation Monitoring and Reporting Program to be provided as part of the Administrative Draft IS. We will gather data, research, and analyze all Appendix G checklist topics and incorporate into the IS/MND. We will provide the Administrative Draft IS/MND and technical studies to the City electronically for review and comment. Five (5) hard copies, one (1) electronic copy will be provided to City staff. In addition, as requested, EcoTierra will assist in the preparation of the Notice of Availability (NOA) and the City will be responsible for distribution. Task 4b: Revise and Finalize Initial Study When the first draft of the IS/MND is complete, the relevant materials will be consolidated into the preliminary Administrative Draft IS/MND. Electronica copies of the Administrative Draft IS/MND will be submitted to the city for review. Once EcoTierra receives City comments, the Administrative Draft IS/MND will be modified, and if Scope of Work 1400 Montefino Avenue Attached and Detached Condominium Residential Project 20 necessary, circulated to the City for second review. Once the City approves the Draft IS/MND for public circulation we will prepare the public review Draft IS/MND (including a Mitigation Monitoring and Reporting Program). This task also would involve preparation of the Notice of Intent (NOI) and the Notice of Completion(NOC). As we understand, City of Diamond Bar staff will be responsible for distribution of the NOI and NOC (assuming the City will distribute to the County Clerk the State Clearinghouse, public agencies and persons on a distribution list created by City staff). Task 5: Final IS/MND Task 5a: Responses to Comments The Initial Study will be circulated for a 30-day public review period. During and at the end of the period, the City will transmit all comments received on the Initial Study. Should the City received comment letters, the EcoTierra team will prepare responses to comments received. The cost for this is based on nominal comment letters from public agencies and from the general public. We have provided up to 10 hours of time for this task. If the project receives a number of controversial letters, we will need to revisit this estimate and discuss with the City accordingly. Task 5b: Review/Revise Final IS/MND EcoTierra has estimated two rounds of review by City Staff. However, this document will be reviewed and revised until the City determines it is acceptable for publication. Upon each review, EcoTierra will make changes to the sections in track changes mode. Electronic versions of each review will be provided for City staff review. Task 6: Attendance at Meetings Attendance at meetings includes the following:  Kick-off meeting – this meeting falls under Task 1 outlined above  Up to two (2) additional meetings with City staff to discuss work program and progress, resolve issues, review comments on administrative documents and/or receive any necessary direction from City staff.  Up to two (2) public hearings. Task 7: Check-In Calls The scope of work includes a minimum of three (3) conference calls with City staff to discuss the project status and issues related to the environmental review process. Deliverables The following includes a list of deliverable items related to the preparation of the 2235 Morning Canyon Road Condominium IS/MND project:  AB 52/SB 18 letters and assistance (Task 2)  Biological Resources Assessment Report (Task 3)  Review of applicant prepared studies for CEQA compliance (Task 3)  Administrative draft Initial Study and public review Initial Study (five hard copies, one electronic copy and subsequent electronic versions in both Word and PDF with clean and track changes versions).  Draft and final Notice of Availability/Notice of Completion form (one electronic copy).  Draft and final Mitigation Monitoring and Reporting Program (one electronic copy). 5 Budget Estimate 1400 Montefino Avenue Attached and Detached Condominium Residential Project 21 Table 2, IS/MND Cost Estimate for the project is presented below. The environmental consulting services would for a not-to-exceed cost of $59,020. Table 2 IS/MND Cost Estimate Principal Project Manager AQ – Noise Specialist Environ. Planner Admin/ Graphics Total Hours Total Budget Description of Work $235 $215 $160 $180 $95 Task 1: Project Initiation Task 1a: Data Collection 1 4 5 $1,095 Task 1b: Project Description 2 6 2 10 $1,950 Task 1 Subtotal 3 10 2 15 $3,045 Task 2: Native American Outreach South Environmental $2,320 Task 3: Preparation of Technical Studies Air Quality/GHG 33.25 33.25 $5,320 Noise Impact Analysis 36 36 $5,760 Biological Resources (South Environmental) $6,930 Review of Other Tech. Studies 2 4 6 $1,330 Task 2 Subtotal 2 4 69.25 75.25 $19,340 Task 4: Prepare IS/MND Task 4a: Administrative Draft IS/MND 6 54 24 2 86 $17,530 Task 4b: Revise and Finalize Initial Study 2 24 2 12 2 42 $8,110 Task 3 Subtotal 8 78 2 36 4 128 $25,640 Task 5: Final IS/MND Task 5a: Response to Comments 1 8 1 2 2 14 $2,665 Task 5b: Review/Revise Final IS/MND 1 4 1 6 $1,190 Task 4 Subtotal 2 12 1 2 3 20 $3,855 Task 6: Attendance at Meetings 12 12 $2,820 Task 7: Check In Calls Throughout Contract $0 Subtotal 27 104 72.75 38 9 250.25 $57,020 Direct costs (printing, postage, mileage, etc.) $2,000 TOTAL $59,020 Budget Estimate 1400 Montefino Avenue Attached and Detached Condominium Residential Project 22 The fees include costs for printing/reproduction, graphics, and other miscellaneous direct expenses. We assume that direct costs will be reimbursable upon provision of proper documentation. Should the scope of work or increase or change, the City understands that the consultant fee could exceed the total cost estimate amount. Such changes include, but are not limited to, the following:  Additional analysis required as a result of project modifications or delays in receiving project materials.  Changes and/or modifications in State CEQA Guidelines or legislation for preparation of Initial Studies.  Additional hours required to complete the Final IS/MND or attend project meetings, public hearings or community meetings beyond that described in this proposal. The cost estimate for preparation of the response to public comments is our best estimate at this time. The cost estimate is based on a reasonable range of comments. If additional hours are required beyond the cost estimate to respond to comments raised, then EcoTierra will consult with City staff.  Preparation of the response to comments assumes that the authors of the technical studies are available for preparation of response to comments. If these authors are not available, then EcoTierra will consult with City staff. 6 Acceptance of Conditions 1400 Montefino Avenue Attached and Detached Condominium Residential Project 23 EcoTierra Consulting, Inc. accepts all of the conditions listed in the RFP document. EcoTierra does not have any exceptions or changes to the RFP or any contractual obligations. Therefore this proposal is in compliance with all aspects of the RFP.