99-088b Keyser Marston - Proposed Vallco Fashion Park Redevelopment Project EIR reportRedevelopment Plan Adoption Proposal
. The City of Cupertino
Proposed Vallco Fashion Park Redevelopment Project Area
Scope of Services and Cost Estimate
Keyser Marston Associates, Inc.
Introduction and Background
The City of Cupertino is considering adopting a redevelopment project and has requested the
plan adoption services of Keyser Marston Associates, Inc. (KMA) to assist with'the proposed
plan adoption of Vallco Fashion Park. The proposed Project Area is limited to the existing
shopping center and the "rose bowl" site. KMA proposes to complete the scope of services
within a 6 -month time period with a target adoption date of December 1999. However, the
ability to adopt the plan within this timeframe will depend in large part on the Environmental
Impact Report schedule.
It is KMA's understanding that Vallco Fashion Park has experienced a decline in retail activity,
with private sector attempts to revitalize the shopping center proving to be unsuccessful. Upon
initial review by KMA of the proposed redevelopment Project Area, the shopping center was
found to exhibit a number of factors that contribute to blight. Vallco Fashion Park is
characterized by buildings that are functionally obsolete. Many of the retail spaces and layout -
within the shopping center do not meet the needs of modern retail uses. Additionally, multiple
parcels under multiple ownerships, a condition that would likely inhibit retail development, also
characterize the shopping center. Compounding these issues is the City's concern over the .
loss of sales tax revenues to nearby competing malls. It is the City's intent to use
redevelopment as a tool to help alleviate these blighting conditions and to facilitate private
sector development within the proposed Project Area.
The Keyser Marston approach to the work effort will be to provide a strong team of
redevelopment specialists to work closely with City staff to ensure that all analyses and work
products comply with the requirements of the•Califomia Community Redevelopment Law
("CRL"). As requested, we have'assembled a team to provide plan adoption services for this
project which includes, in addition to KMA, Nicole Murphy, Esq., who will provide redevelopment
legal counsel and Wagstaff Associates, who will provide environmental review services. KMA
has worked closely with Ms. Murphy and Wagstaff Associates in many plan adoptions. One of
the hallmarks of KMA's excellent level of service is the close involvement of the principals of the
firm in all aspects of a project. The Principal -in -Charge, Martha Packard, will work closely with
KMA staff, City staff and redevelopment legal counsel to ensure that work efforts are thorough
and completed according to the schedule.
The KMA team project manager will be responsible for overall coordination of the work
assignments within the firm, Agency staff, legal counsel, and EIR amendments that have a role
in the redevelopment process. The project manager will communicate regularly with other team
members and City -staff as to the status of the work efforts.
Within -the framework of KMA's understanding of the project, the scope of services for the plan
adoption of the proposed Vallco Fashion Park Project Area is divided into two general service
areas: (A) Document Preparation and (B) Administrative/Advisory Services. Each service area
is further divided into distinct tasks.
A. Document Preparation
1. Schedule of Actions
KMA will prepare a master plan -adoption schedule for the.project, incorporating all actions
involved in the legal and administrative process of adopting a redevelopment plan (including the
EIR). The schedule will list specific actions, responsible parties, scheduled dates for
completion, and review time. The schedule will be updated as necessary during the process.
This scope of services assumes that the adoption process will be completed within a 6 -month
period.
Estimated KMA Cost: $2,000
2. Preliminary Plan
KMA will prepare a draft and final of the Preliminary Plan on the redevelopment project. The
Preliminary Plan is prepared in accordance with Section 33324 of the Community
Redevelopment Law and includes a description of the proposed project area; a general
statement of the land uses, layout of principal streets, population densities, and building
intensities and standards; a discussion of how the purposes of the CRL would be- served by
redevelopment of the project area; a description of the proposed redevelopment's conformity to
the General Plan of the City; a discussion of the general neighborhood impact of the proposed
redevelopment project, and a map of the proposed project.
Estimated KMA Cost: $2,000
3. Taxing Agency Identification and Preparation of 33327 Notices
KMA will identify the taxing entities that levy a tax within the boundaries of the proposed Vallco
Fashion Park Redevelopment Project Area. KMA will also prepare the notices and letters to be
sent to the State Board of Equalization, Santa Clara County officials, and affected taxing entities
pursuant to Section 33327 of the CRL. A map meeting the requirements of the State Board of
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Equalization (SBE), and a legal description must be prepared for these notices. KMA is
available to help coordinate these products with the City Engineer.
Estimated KMA Cost:. $2,000
4. Preliminary Report
KMA will prepare one draft and one final version of the Preliminary Report for the proposed
redevelopment project. The Preliminary' Report will be prepared in accordance with the
requirements of Section 33344.5 of the CRL. Information gathered for the Feasibility Study will
be incorporated into the Preliminary Report. The Preliminary Report will include the following
information:
■ The reasons for selecting the project area
■ A description of the physical and economic conditions in the project area
■ An analysis of urbanization
• Identification of projects and programs proposed by the Agency
• The blight alleviation effects of the proposed projects and programs
■ The proposed method of financing the redevelopment plan
To date, KMA has completed sections of the Preliminary Report relating to: reasons for
selecting the project area; physical and economic conditions in the area; and projects and
programs proposed by the Agency. However, KMA will need to update the retail sales, vacancy
levels and assessed values gathered for the Feasibility Report prior to incorporating figures into
the Preliminary Report.
KMA will analyze the financial feasibility of the plan adoption based upon a determination of
anticipated expenditures and a projection of potential financing sources, including tax increment
revenues (as projected by KMA), for implementation of a specific public-private redevelopment
program. Given that the property owner is=appealing the current tax assessment, KMA will
initially project the property tax increment under two scenarios: (1) assuming that the
assessment appeal is successful and that the reduction is reflected in the project area's base
year value; and (2) assuming that the assessment appeal is successful but that the reduced
value is not reflected in the project area's base year value. Once an agreement has been
reached with the assessor, KMA will prepare a third tax increment projection which reflects the
negotiated base year value.
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KMA will prepare a projection of the project area's expenditures. Anticipated expenditures may
include estimated costs for identified projects and redevelopment public participation efforts. To
the extent available, existing plans for capital facility and infrastructure improvements will be
reviewed and estimated costs for necessary or planned public improvements will be derived
from available studies and conversations with staff. Administration costs will be projected by
KMA. -
Estimated KMA Cost: $33,000
5. Report to City Council
KMA will prepare one draft and one final version of the Report to City Council for the proposed
redevelopment project. The Report to City Council will be prepared in accordance with the
requirements of the Section 33352 of the CRL and will incorporate the evidence from which the
City Council will make-certafn findings upon adoption of the redevelopment plan. The Report to
City Council will also contain a summation of the processes followed in adoption.the
redevelopment plan as required in the CRL, and the information contained in the Preliminary
Report in addition to the following:
■ The five-year implementation plan
■ An explanation of why redevelopment cannot be accomplished by the other government
activities or the private sector acting alone
■ An analysis of the preliminary plan
■ The EIR (by reference)
■ The report and recommendation of the planning commission
■ A summary record of the project area committee and/or consultations with residents,
community organizations, and others
■ The report of the county fiscal officer (base year report) and an analysis thereof
■ The summary of consultations with affected taxing entities
Because of the nature of the assignment, the Report to Council will also include a detailed
analysis demonstrating the inability of the private sector to act alone in alleviating blight.
Estimated KMA Cost: $20,000
TOTAL TASK A ESTIMATED COST: $59,000
99900\900a-796.doc Pana d
B. Administration/Advisory Services
1. Advisory Services
KMA will be available to provide advisory services not included in the above tasks on an as -
needed basis:- Examples of such services may include:
■ Consultation with affected taxing entities
• Preparation of materials requested by affected tax entities
■ Attendance of Joint Public Hearing
■ Post -adoption materials for filing with Santa Clara County officials and State Board of
Equalization
2. Schedule Monitoring
KMA will plan a principal role in assuring that plan adoption actions are completed on time to
achieve a target adoption date. KMA will also consider the role of responsible parties in fulfilling
timely information requests. KMA will also monitor any other related process associated with
plan adoption such as the environmental review process.
3. Coordination/Management
KMA will provide on-going coordination of plan adoption activities with Agency staff, other
consultants, and outside contacts. Services will include budget monitoring, maintaining contacts
and referrals, maintaining a record of plan adoption actions, and other similar services not
included in tasks otherwise described in this scope of services.
TOTAL TASK B ESTIMATED COST: Time and materials not to exceed $10,000 without your
authorization
C. Contingency
KMA recommends that a 15% contingency be set aside for additional services that may be
required but not currently anticipated. These services could include attendance at additional
public meetings or hearings; providing written responses to comments of owners and their
advisors, the county and other interested parties; coordination with the Jacobs Group; or the
review of documents prepared by others as part of the redevelopment plan adoption process.
KMA Estimated Cost: $10,650
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D. Redevelopment Legal Counsel
Legal services to the City would generally consist of: consultation and advice concerning all
procedural and sulastantive matters related to the formation of a redevelopment project area, the
preparation of required legal documents; the review of evidentiary documents for legal
adequacy; attendance at staff and consultant meetings and at City Council, Redevelopment
Agency and Planning Commission meetings, as necessary and desirable; the preparation of
such other documents or the performance of such other actions as may be necessary and
requested by the City; and consultations regarding Disposition and/or Owner Participation
Agreements.
The required legal documents which would be prepared include:
■ The ordinance establishing the Redevelopment Agency;
• The organizational documents for the Agency, such as Bylaws, Personnel Rules, Conflict of
Interest Codes, EIR Procedures, Relocation Rules, Cooperation Agreement with the City,
and resolutions adopting these documents;
• The resolution designating the redevelopment survey area;
• The Redevelopment Plan and Owner Participation Rules;
• The public hearing notice and letters to property owners, residents, businesses and taxing
agencies;
• The resolutions of the Agency, City Council and Planning Commission approving various
reports and authorizing the mailing of notices and/or submittal of documents throughout the
redevelopment plan adoption process; and
■ The ordinance approving and adopting the redevelopment plan.
Estimated Legal Services Cost: $20,000
E. Expenses
The scope of services includes expenses associated with the above terms. Expenses are
expected to include travel, report preparation, photographs, data service, mapping and
graphics.
KMA Estimated Cost: $1,500
The cost for the services described in this scope is as follows:
Task A Document Preparation
$59,000
Task B Administration/Advisory Services[Time and Materials
$10,000
Contingency
$10,650
--Expenses
$1.500
Total Estimated KMA Costs
$81,150
Legal Services
20,000
EIR (proposal attached)
53,050
Total Plan Adoption
$154,200
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Wagstaff and Associates
Urban and Environmental Planning
2512 Ninth Street, Suite 5
Berkeley, Califomia 94710
(5 10) 540-0303 FAX (5 10) 540-4788
June 8, 1999
Mr. Don Brown
City Manager
City of Cupertino
10300 Torve Avenue
Cupertino, California 95014
RE: PROPOSAL FOR SERVICES TO PREPARE A PROGRAM
ENVIRONMENTAL IMPACT REPORT FOR THE PROPOSED VALLCO
FASHION PARK REDEVELOPMENT PROJECT
Dear Mr. Brown:
At the request of Martha Packard at Keyser Marston Associates, we have prepared the
attached proposed for services to prepare a program environmental impact report
("program EIR") for the Vallco Fashion Mall Redevelopment project.
In October 1998, our office submitted a letter of interest in completing the
environmental documentation component of the Vallco redevelopment program.. At
that time, either a mitigated negative declaration (MND) or program EIR were being
contemplated. Since then, we understand from the redevelopment consultant's legal
counsel that a program EIR is the preferred approach. We have prepared similar
program EIRs for over 20 redevelopment plans in California over the last fewr years. `
Some of these efforts began as MNDs; virtually all ended up as program EIRs.
The EIR work scope described in our attached proposal has been designed to provide
the documentation necessary to achieve redevelopment program compliance with all
applicable state redevelopment law and California Environmental Quality Act (CEQA)
environmental review requirements, while keeping the EIR scope and budget within
reasonable bounds. We believe that the community -wide environmental data base
already developed by the City in completing its 1993 Cupertino General Plan Update
Master EIR still provides a useful background data base, providing significant
efficiencies for preparation of the Vallco Fashion Park Redevelopment Plan EIR. In
addition, we expect that the applicant -commissioned traffic analysis currently being
completed for this project by Fehr & Peers, Inc., under City staff supervision, can be
readily incorporated into the EIR.
Mr. Don Brown -
June 8, 1999
Page 2
We also understand that the City may be undertaking a review and update of its
General Plan and associated Master EIR in the near future. In this light, the Vallco
EIR studies would be designed to be readily incorporated into the broader, community-
wide General Plan Master EIR update effort.
As we indicated in our October 1, 1998 letter, we are particularly interested in this
Vallco Fashion Park Redevelopment Plan EIR prospect for a number of reasons:
1. Redevelopment Project CEQA Experience. The project would benefit from our
extensive experience in preparing CEQA documentation for similar redevelopment
programs. Our office has successfully prepared EIRs for 20 recent California
redevelopment plans. In the last 12 months, we have completed EIRs for
redevelopment programs in. Sunnyvale, Hayward, Citrus Heights, Fremont, Redwood
City, and Redding. We are currently completing the EIR for the Sonoma County
Community Development Commission's Russian River Corridor Redevelopment Plan.
2. Regional Shopping Center Renovation and Multi -screen Cinema CEQA
Experience. The project would also benefit from our recent experience preparing
EIRs for numerous regional and shopping center renovation projects, and for four
multi -screen cinemas. In May of this year, our office completed an EIR for the
Sunnyvale Town Center Redevelopment Project, a similar redevelopment agency
assisted modification and expansion of the existing Sunnyvale Town Center Mall
complex to incorporate a new multi -screen cinema and other updated uses (the Final
EIR certified by the City on March 12, 1999). We also recently prepared the EIR for
The Great Mall of the Bay Area in Milpitas, as well as a follow-up supplemental EIR for
proposed modifications to that complex, including introduction of a 3,866 -seat, 20 -
screen cinema. In 1998 we completed the EIR for the Sierra Vista Regional Shopping
Center Expansion in Clovis, California, which included a 5,100 -seat multi -screen
cinema. In 1997, we completed the EIR for a large, mixed-use project at the- Del Norte
BART Station in El Cerrito, which included a 3,686 -seat, 20 -screen cinema component.
3. Management Skills and Qualifications of Key Staff. Wagstaff and Associates
key staff are well-qualified to manage a project of this scope. John Wagstaff, who
would perform as Principal -in -Charge, is a graduate architect with a Masters of Urban
and Regional Planning degree from the University of Oregon and over 28 years of
professional experience with project team assembly and management. He was
Principal -in -Charge on all of the similar redevelopment and shopping center EIRs
described in this proposal, and has managed numerous similar program and project -
specific EIR efforts throughout the state.
Donald Dean, Senior Planner, would perform as Project Manager, has a Master of City
Planning degree from the University of California, Berkeley and 14 years of
PROPOSAL FOR SERVICES TO THE CITY OF CUPERTINO
- ENVIRONMENTAL IMPACT REPORT FOR THE
VALLCO FASHION PARK REDEVELOPMENT PLAN
Submitted by
WAGSTAFF AND ASSOCIATES
Urban and Environmental Planners
in Association with
Fehr & Peers Associates, Inc., Transportation Consultants
Illingworth & Rodkin, Inc., Noise Quality Consultants
Donald Ballanti, Air Quality Management Consultant
June 8, 1999
Mr. Don Brown
June 8, 1999
Page 3
professional planning experience. At Wagstaff and Associates, Mr. Dean was recent
Project Manager for the Fremont Redevelopment Plan Amendment and Merger EIR,
the Citrus Heights Commercial Corridor Redevelopment Plan EIR, the San Ramon City
Center Environmental Assessment project, and the Buckeye Redevelopment Program
EIR (Redding).
4. Proven Performance Record. Our impact assessment and planning products are
known for their thoroughness, clear and concise writing style, and effective graphic
techniques. Our strengths in public presentation'are also proven. For redevelopment
projects in particular, the ability to clearly explain and defend the impact assessment
methodology can be critical in achieving program approval. These qualities have
resulted in a high level of client satisfaction and repeat business for our office.
5. General CEQA Expertise., Wagstaff and Associates has 20 years of experience
in preparing defensible environmental documentation for large and controversial
projects throughout northern. California. Many have involved highly sensitive sites and
been subject to high levels of scrutiny from the. general public and interested agencies.
None of our EIR products. has been successfully challenged in court.
This EIR proposal includes a preliminary work scope, budget, and time schedule that is
certainly open to modification.
We have enclosed one relevant Wagstaff and Associates work example, the Sunnyvale
Town Center Mall Modifications EIR, for City/Agency review. Please return this
document at your convenience.
We appreciate the opportunity to submit this proposal. Feel free to contact us if you
have any questions or additional information needs.
Sincerely,
WAGSTAFF AND ASSOCIATES
John Wagstaff
JW:sr\s828
Enclosure: Proposal for Services
cc: Martha Packard; Keyser Marston Associates, Inc.
Wagstaff and Associates
City of Cupertino
June 8, 1999
CONTENTS
Proposal for Services
Vallco Fashion Park Redevelopment Plan EIR
Page I
I. PROJECT UNDERSTANDING AND EIR APPROACH
II. RECOMMENDED WORK SCOPE
III. PROPOSED EIR TABLE OF CONTENTS
IV. PRODUCTS AND WORK SCHEDULE
V. TEAM MANAGEMENT AND KEY PERSONNEL
Vi. FEE ESTIMATE
VII. QUALIFICATIONS OF THE CONSULTANT TEAM
VIII. REFERENCES
IX. RELEVANT WORK EXPERIENCE
X. RESUMES OF ASSIGNED PERSONNEL
Exhibits
1. Estimated Total Contract Fee
r
Wagstaff and Associates Proposal for Services
City of Cupertino Vallco Fashion Park Redevelopment Plan EIR
June 8, 1999 Page 1--1
I. PROJECT UNDERSTANDING AND EIR APPROACH -
A. PROJECT OVERVIEW
The Richard E. Jacobs Group, owners of the existing Vallco Fashion Park shopping center in
downtown Cupertino, are proposing to modify and expand the center to increase its
competitiveness in today's retail environment. The City of Cupertino Redevelopment Agency
is proposing to facilitate the shopping center improvement program through adoption of an
"associated -redevelopment plan.
The existing shopping center includes: (1) an enclosed approximately 995,830 -square -foot
enclosed mall with three anchor department stores, a number of secondary mall stores, and
an ice rink; (2) approximately 18,460 square feet of fringe commercial development comprised
of two sit-down restaurants (El Torrito and TGI Fridays); and (3) an associated parking
_inventory of surface and "deck" (parking structure) spaces.
The proposed shopping center redevelopment plan includes the following modifications and
additions to the center:
• the addition of two more anchor department stores of 120,000 and 240,000 square feet
each to the enclosed central mall area;
• the addition of an approximately 2,986 -seat multiscreen cinema within the fringe area of
the center; and
• associated modifications to the center's surface and "deck" {parking provisions to provide
a total of 5,665 parking spaces (i.e., a parking ratio of 4.00 cars per 1,000 square feet).
Under state redevelopment law, implementation of the Vallco Fashion Park Redevelopment
Plan will require the Redevelopment Agency to prepare and adopt. a series of five documents:
(1) a Preliminary Plan, (2) a Preliminary Report, (3) the Redevelopment Plan, (4) an
Environmental Impact Report, and (5),a Final Report. This proposal for services by Wagstaff
and Associates describes a recommended work scope, time schedule, and cost estimate for
the preparation, processing, and certification of the Environmental Impact Report (EIR)
component of the redevelopment program in compliance with CEQA and California
Community Redevelopment Law (California Health and Safety Code section 33333.3).
In addition to the redevelopment plan, implementation of the project may also require City
approval of a development agreement amendment, a use permit amendment, and an
Wagstaff and Associates _.
• Proposal for Services
City of Cupertino Vallco Fashion Park Redevelopment Plan EIF�
Page II
June 8, 1999
I
Wagstaff and Associates Proposal for Services
City of Cupertino Vallco Fashion Park Redevelopment Plan EIR
June 8, 1999 Page 1--2
associated development plan. The EIR will also be designed to provide the necessary CEQA
documentation for all of these anticipated approval requirements.
B. EIR PREPARATION APPROACH AND OBJECTIVES
1. Program EIR Format
Following the advice of the redevelopment team legal counsel, the Vallco Fashion Park
Redevelopment Plan EIR will be prepared as a program EIR under the authority of CEQA
Guidelines section 15168; i.e., it will address the aggregate effects of the series of related
actions (the "program") that would be facilitated by the redevelopment plan. The program EIR
will describe the likely cumulative environmental consequences of full realization of the
redevelopment plan goal to foster blight elimination and economic development in the Vallco
Fashion Park shopping center precinct, plus any anticipated offsite housing or other
improvement programs associated with the. redevelopment program.
2. EIR Scope
It is anticipated that a careful and thorough Initial Study exercise at the outset by the EIR
consultant will permit focussing the program EIR on the following specific issues:.
■ land use and visual impacts,
■ population and housing impacts,
• transportation and parking impacts,
• public services impacts (specifically police, fire, and emergency medical services; project
impacts on schools, sewer, and water services will probably be determined to be less
than significant in the Initial Study); _ - -
air quality impacts (the anticipated level of growth and associated traffic increment will
trigger the need for an air quality impact analysis); and
• noise impacts (the projected Vallco redevelopment -related traffic increase along major
downtown streets will be sufficient to require a noise impact analysis).
Depending upon existing site conditions, the Initial Study may also determine that the
proposed Vallco mall and surrounding site modifications warrant evaluation of associated _
geotechnical, drainage, public health and safety (hazardous materials), and/or -cultural -
resources impacts. These particular analysis tasks are therefore identified in this proposed
EIR scope as optional items. -
Wpt11Qp9R1Qp7R-1 PRC
Wagstaff and Associates _.
City of Cupertino
June 8, 1999
3 Use of Exlstlnq Data
Proposal for Services
Vallco Fashion Park Redevelopment Plan EIR
Page 1--3
In preparing the Vallco Fashion Park Redevelopment Plan EIR, Wagstaff and Associates will
rely on information contained in the 1993 City of Cupertino General Plan Master EIR, and on
data from site-specific traffic and other studies currently being or recently conducted by the
City.
C. SPECIFIC EIR OBJECTIVES
The assessment program set forth in this proposal is designed to prepare a program EIR that
achieves the following specific objectives:
a. Fully informs the Redevelopment Agency, City decision makers, other affected taxing
agencies, and the public, of the redevelopment plan program and the environmental
consequences if the various proposed redevelopment actions are implemented;
b. Provides the CEQA documentation necessary to support full processing of the Vallco
Fashion Park redevelopment plan, development agreement amendment, use permit
amendment, and development plan;
C., Is internally consistent with other relevant redevelopment plan documents (e.g., the
Preliminary Plan, Preliminary Report, etc.);
d. Makes efficient use of existing background information from the City/Agency and owner/
applicant;
e. Provides a comprehensive and. clear project description, including overall
redevelopment plan actions, including anticipated specific developmentpian characteristics
proposed by the Richard E. Jacobs Company, any associated offsite housing or other
improvement assistance activities, required jurisdictional approvals, and anticipated
implementation timing;
f. Describes appropriate significance criteria for each impact section, based on the latest
CEQA Guidelines, pertinent City policies, and. common practice;
g. Describes the land use and planning issues associated with the project, including
project compatibility with internal, adjacent, and surrounding uses;
h. Describes the visual implications of the project, including potential impacts of the
proposed new department store, cinema, and parking structure designs;
i. Incorporates the current Fehr & Peers, Inc. traffic study to describe the impacts of the
project on future transportation, circulation, and parking characteristics in and around the
Wagstaff and Associates Proposal for Services
City of Cupertino Vallco Fashion Park Redevelopment Plan EIR
June 8, 1999 Page 1--4
Vallco Fashion Park project area, including impacts due to displacement of existing parking,
project -generated traffic increases, evening and weekend traffic generation and parking
demands associated with the proposed additional retail and cinema uses, and cinema patron
drop-off and pick-up activity along the cinema's Vallco Parking frontage;
j. Describes the local and regional air quality impacts associated with project -generated
traffic increases, based on the impact assessment guidelines and modeiing requirements of
the Bay Area Air Quality Management District;
k. Describes the noise implications of the project, including the noise effects of project -
related traffic volume increases along principal local travel routes;
�I. Describes project and cumulative implications for future public services provisions and
needs, including additional demands for police, fire protection, and emergency medical service
needs;
m. If -determined necessary during the Initial Study process:
■ Describes the soils and geology impacts of project buildout, including the
implications of potential seismic shaking and other geologic and soil factors and
constraints; and/or
■ Describes the public health and safety implications of project buildout, including
potentials for construction period exposure to hazardous materials and conditions
(asbestos, lead, contaminated soils, etc.); and/or
■ Describes the potential impacts of the project on identified or possible cultural and
historic resources underlying or adjacent to the project site;
n. Describes the relationship of the proposed project. to relevant adopted local and
regional plans; - — - -'
o. Includes identification and comparative evaluation of a realistic range of project
alternatives (to be identified in consultation with City and Agency staff and Keyser Marston),
possibly including modifications to the proposed shopping center modifications/expansion
program, one or more modified redevelopment area boundary configurations, and/or a
modified combination of redevelopment actions;
p. Recommends a set of realistic mitigation measures as warranted to reduce -or avoid. all-
identified adverse impacts; and — ;
q. Includes an easy-to-use impact and mitigation summary table linked with coding to the
main EIR text and follow-up Mitigation Monitoring Checklist;
WP511982819828-1. PRO
Wagstaff and Associates _. Proposal for Services
City of Cupertino Vallco Fashion Park Redevelopment Plan EIR
June 8, 1999 Page 1--5
r. Provides for City/Agency compliance with state mitigation monitoring requirements
(CEQA section 21081.6), including a concise, coded checklist indicating monitoring
responsibility, monitoring timing, and implementation verification needs, with coding to directly
relate the checklist to the EIR and the City's statement of findings.
D. SUMMARY OF EIR PREPARATION TASKS AND SCHEDULE
Our recommended work program would produce an administrative draft EIR in nine weeks (45
working days) following City/Agency authorization to proceed and receipt of all relevant
background information; and would consist of the following nine tasks (detailed descriptions of
each task are provided in the next section, RECOMMENDED WORK PROGRAM):
TASK I. INITIAL SCOPING AND PROJECT DESCRIPTION
A. Initial Staff Meeting
B. Public Scoping Meeting (optional)
C. Initial Field Surveys
D. Initial Data Collection and Review
E. Project Description
F. Clarification of Key Issues and Concerns
G. Completion of Initial Study Checklist and NOP
TASK II. DESCRIPTION OF SETTING, IMPACTS, AND MITIGATIONS
A. Land Use and Planning
B. Visual Factors
C. Traffic, Circulation, and Parking
D. Air Quality
E. Noise — - -
F. Public Services
G. Soils and Geology (optional)
H. Public Health and Safety (optional)
I. Cultural and Historic Resources (optional)
TASK III.
RELATIONSHIP TO LOCAL AND REGIONAL PLANS
A.
City of Cupertino General Plan
B.
Pertinent Regional Plans
TASK IV.
CEQA-REQUIRED ASSESSMENT CONSIDERATIONS
A.
Growth -Inducing Effects
B.
Unavoidable Adverse Effects
C.
Irreversible Environmental Changes
Wagstaff and Associates Proposal for Services
City of Cupertino Vallco Fashion Park Redevelopment Plan EIR
June 8, 1999 Page 1--6
i
D. Cumulative Impacts
E. Effects Found Not to be Significant
TASK V. ALTERNATIVES TO THE PROPOSED ACTION
A. No Project
B. Alternative Project Layout
C. Alternative Renovation Program
(variations on proposed 'new uses, e.g.; larger cinema/less retail or smaller
cinema, more retail, etc.)
D. Modified Redevelopment Area Boundaries
-„TASK VI. __ P_REPARATION OF THE DRAFT EIR
A. Administrative Draft EIR
B. Screen Draft EIR
C. Draft EIR
TASK VII. PREPARATION OF THE FINAL EIR ADDENDUM
A. Administrative Draft Final EIR Addendum: Response -to -Comments
B. Final EIR Addendum: Response-to-Comments/Revisions to the Draft EIR
TASK VIII. MITIGATION MONITORING CHECKLIST
TASK IX. MEETINGS AND HEARINGS
info c I i oa9R14A28-1. PRO
Wagstaff and Associates
City of Cupertino
June 8, 1999
II. RECOMMENDED WORK PROGRAM
Revised Proposal for Services
Vallco Fashion Park Redevelopment Plan EIR
Page II --1
The following tasks will be undertaken by the EIR consultant. An Administrative Draft EIR will
be submitted to the City/Agency within nine weeks (45 working days) from contract execution
and receipt of all relevant background information:+ A detailed schedule is included in Section
III of this proposal.
TASK I. INITIAL SCOPING AND PROJECT DESCRIPTION
A Initial Staff Meeting
Upon City/Agency authorization to proceed, an initial meeting will be held with City and
Redevelopment Agency staff, the EIR consultant team principal -in -charge and project
manager, and if the Agency desires, the redevelopment consultant and/or legal counsel to
discuss and refine the EIR preparation approach, work scope, alternatives, schedule, and
information needs.
B Public Scoping Meeting (optional)
If requested by the City/Agency, Wagstaff and Associates will attend a public scoping meeting
to assist staff in describing the EIR process and the environmental issues raised by the
project, and fo solicit public comment on the EIR scope.
C Initial Field Surveys
The project site and its surrounding environs will be driven and walked to identify existing
conditions relevant to the project and its potential impacts.
D. Initial Data Collection and Review
Relevant data and analyses available at the Cupertino Department of Community
Development, pertinent information from other appropriate sources, and background
information from the applicant, will be collected and reviewed. ^
E. Proiect Description
The objectives and characteristics of the proposed Vallco Fashion Park redevelopment plan
will be described to the extent needed for adequate evaluation of environmental impacts.
Using text, tables, and graphics, the description will provide a clear illustration of the
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June 8, 1999
Revised Proposal for Services
Vallco Fashion Park Redevelopment Plan EIR
Page II --2
redevelopment site, and associated redevelopment plan and project objectives. Through
close collaboration with City and Redevelopment Agency staff, the redevelopment project
description will identify the objectives and characteristics of the redevelopment project, and the
range and extent of redevelopment actions likely to be implemented through the
redevelopment plan. Specifically, the project description will include the following:
• the project's regional and local setting;
• precise location and boundaries of the project;
• the basic project objectives;
■ the various jurisdictional entitlements and approvals requested from the City/Agency to
implement the project;
• the mall renewal plan physical characteristics and design particulars, with text, data, and
graphics depicting the overall land use and circulation design (site plan), site access and
internal circulation provisions, floor plans, architectural elevations, parking displacement
and replacement plans; pedestrian, bicycle, transit provisions; signage features, exterior
lighting features, street landscape features, building height and lot coverage information,
grading aspects, etc.;
• the anticipated construction schedule;
• project operation and maintenance provisions (site and building ownership, 'proposed
hours of operation, anticipated cinema operational characteristics and peak patronage,
times and numbers, etc.); and
• required jurisdictional approvals and permits necessary to permit construction and
operation of the project.
Note: Four (4) full size sets of project plans and one (1) reproducible 11 " x 17" reduction will
be requested by the Wagstaff and Associates forteamuse in preparation of the EIR. It is
also assumed for purposes of this proposal that the project application submitted to the City/
Agency by the applicant will be accurate and complete, and that no substantive changes to
the project description will be proposed during the course of EIR preparation.
F. Clarification of Key Issues and Concerns
Wagstaff and Associates will clarify the environmental issues and concerns associated with
the proposed project, based. on City/Agency staff contacts, data review, field survey, and
telephone contacts as necessary.
G. Completion of Initial Study Checklist and -NOP
Based on the information gathered, Wagstaff and Associates will complete an Initial Study
Checklist and accompanying narrative. to determine more precisely the appropriate scope of
the EIR, using the current format recommended by the State Resources Agency, or if desired
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by the City, the City's own Initial Study checklist format. Wagstaff and Associates will also
prepare the accompanying Notice of Preparation. The City/Agency will be responsible for
reproducing and circulating the NOP and Initial Study.
TASK II. DESCRIPTION OF SETTING, POTENTIAL IMPACTS, AND MITIGATIONS
Existing onsite and offsite conditions relevant to the environmental implications of the
redevelopment project will be described in written, and graphic form. Potential project impacts
and associated mitigation needs will then be identified. Emphasis will be placed on key
issues and concerns identified in Task I. Suggested impact categories and related subtasks
are discussed below. (The team member with principal responsibility is identified next to each
-subtasks heading.)
In preparing these analyses, the consultant team will seek to avoid duplication of effort by
making maximum possible use of existing environmental documents and other relevant
studies available at or through the City (including any technical studies by the applicant).
A Land Use and Planning (Wagstaff and Associates)
The primary land use issues raised by the mall _renewal proposal are expected to include
compatibility of the project (especially the multi -screen cinema) with existing and planned
adjacent and surrounding uses in the downtown area, and project consistency with Cupertino
General Plan goals and policies for the downtown. The following subtasks will be completed
to address these land use and planning concerns:
1. Setting. --The existing land use pattern in the project's downtown vicinity will be concisely
described in narrative, map, and aerial photograph form. General Plan policies related to the
project site will be reviewed and reiterated:
2. Potential Impacts. The potential land use impacts of the project will then be evaluated
and described, including:
• Land use and other planning implications of the redevelopment plan, development
agreement amendment, use permit amendment and any other planning approvals
necessary to accommodate the project;
• Compatibility with adjacent existing and planned retail, service, office, and residential -
uses; and _
• Internal compatibility of the general shopping center modifications la rout.
3. Mitigation. Measures will be recommended as warranted to mitigate any identified
potentially significant adverse land use impacts.
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City of Cupertino
June 8. 1999
Revised Proposal for Services
- Vallco Fashion Park Redevelopment Plan EIR
Page II --4
B. Visual Factors (Wagstaff and Associates)
Wagstaff and Associates will use the architectural and landscape drawings and any other
project description materials submitted by the applicant to evaluate the visual implications of
the project. Wagstaff and Associates will apply its particular strengths in visual impact
analysis and urban design to address these impacts. Primary visual issues raised by the
proposed mall changes may include the marquee and other cinema design aspects, and the
proposed height and bulk of the new - department store, cinema and parking structures in
relationship to the surrounding existing downtown ,environment.
1. Setting. The existing visual character of the mall edges and surrounding downtown area
will be described with concise narrative, photographs, and illustrative map diagram. The
--description--will address any pertinent visual factors that have been identified as important in
the City's Cupertino General Plan, and will include:
• Site relationships to the overall downtown layout;
Site relationships to existing commercial frontages (storefronts) along and on the
opposite sides of Vallco Parkway and Wolfe Road; and
• Important viewpoints of the project site from surrounding streets.
2. Potential Impacts. The potential impacts of. the redevelopment project on -the visual
character of the area will then be evaluated. Adopted Cupertino General Plan policies
relevant to the downtown area and any adopted City design guidelines pertinent to the project
and its building height and bulk, architecture, signage, exterior lighting, and landscape
provisions will be considered in determining the significance of project visual impacts.
3. Mitigation. If necessary, project modifications and refinements will be recommended as
conditions of negative declaration to: reduce any identified significant adverse visual impacts.
C. Traffic, Circulation, and Parking (Fehr & Peers Associates)
Fehr & Peers Associates, consulting transportation engineers, are currently completing a
traffic and parking study for the project under contract to the applicant, and under the
supervision of City Public Works Department staff. The study, which will be completed in the
next 10 to 15 working days, will evaldate project impacts on average daily traffic and peak
hour volumes along affected city and region -serving streets and highways, as well as
vehicular access and internal project circulation adequacy; impacts on public transit, and
cumulative circulation and parking impacts. The study will be subject to review and approval
by the City's traffic engineer.
Note: For purposes of this EIR, Wagstaff and Associates recommends that the Fehr & Peers
traffic study scope be modified to include two additional tasks: (1) evaluation of projected
parking demand in relation to the proposed shared parking supply; and (2) up to four hours of
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traffic engineer time to respond to public comments received on traffic and parking aspects of
the Draft EIR. -
For purposes of this EIR proposal, it is assumed that the Fehr & Peers traffic and parking
study will, to City staff satisfaction, provide an adequate evaluation of project and cumulative
traffic and shared parking impacts for summarization in the EIR. Following review and
acceptance of the study by City staff, Wagstaff and Associates will incorporate appropriate
findings into the EIR. Using the traffic and parking analysis and current City policies as a
basis, the EIR will focus on: (1) the need for offsite transportation mitigations; (2) any need
for changes to onsite circulation, access, and parking provisions; and (3) the adequacy
(convenience) of the proposed parking program.
- -D. Air Ouallty (Donald Ballanti, Air Quality Consultant)
The Bay Area Air Quality Management District (SAAQMD) has established stringent
thresholds of significance for regional air quality impacts. The BAAQMD considers projects
that generate more than 80 pounds per day of ozone precursors or PM -10 (combining
stationary and mobile sources) to be significant. The air quality analysis for the Vallco
Fashion Park Redevelopment Plan EIR will use these significance thresholds to determine the
significance of the project's air quality impacts. Donald Ballanti will complete the following
tasks to provide these findings:
1. Setting.
• A description of the climate, meteorology, and historical air quality data for the project
area, and of current efforts to attain and maintain the state and federal air quality
standards, will be prepared.
• Any existing sources of air pollution in the study area, including mobile sources,
stationary sources and sources of toxic air -pollutants, will be documented.
2. Potential Impacts.
■ Any potential for nuisance impacts during the construction period both within the project
site and for any neighboring properties will be identified.
• Microscale modeling of local carbon monoxide levels near major intersections that would
be affected by project -generated traffic will be performed, using the CALINE-4 computer
model. _
• URBEMIS-5 modeling for project regional air quality impacts will be conducted.
• The significance of project construction, local and regional impacts wiif then be
determined, using the thresholds. of significance recommended by the Bay Area Air
Quality Management District (BAAQMD).
Wagstaff and Associates Revised Proposal for Services
City of Cupertino Vallco Fashion Park Redevelopment Plan EIR
June 8, 1999 Page II -6
3. Mitigation.
• Construction -phase controls and practices warranted to reduce dust impacts associated
with construction will be identified.
• Air quality mitigation measures or programs already included within the project operation
and design will be identified.
• If required, additional mitigation measures for any identified significant air quality impacts,
and evaluate the effectiveness of these measures will be developed.
E. Noise (Illingworth & Rodkin, Inc.)
Illingworth & Rodkin will describe the noise implications of the proposed mall renewal project,
~ including the effects of associated traffic increases on ambient and cumulative future noise
levels in the project area amd along principal local travel routes.
Implementation of the redevelopment plan could affect the local noise environment in two
ways: (1) by increasing vehicular traffic, and (2) by generating short-term construction noise.
The following tasks will be completed to address these issues.
1. Setting. The principal noise sources currently affecting the mall vicinity include vehicular
traffic on the 1-280 freeway and the local street network, and aircraft overflights. The noise
environment in the downtown area will be defined by Illingworth & Rodkin. A noise
measurement will be conducted in order to quantify existing noise levels at the site. The
setting discussion will also describe pertinent noise/land use compatibility standards set forth
in the City of Cupertino General Plan Noise Element.
2. Impacts. The likely effects of the anticipated project -related traffic changes on the local
noise environment will then be ideritified. The project -related traffic changes identified by Fehr
& Peers will provide the primary basis for -the noise impact assessment- General conclusions
will be documented with respect to potential cumulative adverse noise effects of the project
and their significance. Emphasis will be placed on potential creation or intensification of
noise -related land use conflicts.
Short-term noise impact potentials associated with the proposed project demolition and new
construction activities will also be generally described.
3. Mitigation Measures. Measures warranted to mitigate any identified significant adverse
noise impacts will be recommended.
F
Public Services (Wagstaff and Associates)
The EIR will include an evaluation of project impacts on police, fire protection and emergency
medical services needs. Project sewer, water, school, and parks and recreation impacts are
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expected to be less -than -significant. (This assumption will be confirmed through the Initial
Study process described in Task LG above.)
1 Fire Protection/Emergency Medical Services. Wagstaff and Associates will describe
existing fire protection, paramedic and ambulance service in the city and project vicinity based
on consultation with the Cupertino Fire Department. Potential project demands on future fire
protection, paramedic and ambulance service will be evaluated. The proposed mall
modifications site plan will be analyzed for fire and emergency vehicle access. Any possible
special training or equipment needs associated with the mulfi-screen cinema or parking
garage components will be identified in consultation with the Fire Department. Associated
mitigation measures or site plan changes will then be recommended.
2. Police:' Wagstaff and Associates will describe existing police station locations, beats,
response times, officer -to -population ratios, and adequacy of existing facilities and equipment,
based on consultation with the Cupertino Police Department. Potential project impacts related
to increase demands for police service, including possible additional patrolling, personnel or
,facilities needs associated with the cinema and other new uses, will then be identified, and
mitigation measures recommended.
G. Solis and Geology (Optional; Wagstaff and Associates)
If a potential for a greater than normal geotechnical impact is identified in the Initial Study
process (Task I.G), the City/Agency may authorize that the EIR scope be amended to include
a Soils and Geology section. If this work scope option is selected, the following subtasks will
be completed to concisely address the geologic conditions of the project site and the degree
of hazard potential associated with the proposed mall changes and proposed occupancy.
1. Setting. Existing conditions pertaining to surface faulting, groundshaking, groundwater,
and other potential development constraints would.be summarized. The -analysis would be
based on existing data," including any geotechnical investigations available from the applicant.
2. Potential Impacts. The information described above would be considered in evaluating
any site potentials for long-term instability, and to gauge the hazards to the project associated
with earthquake -induced groundshaking, and any other geotechnical factors.
3. Mitigation. It is expected that the construction on the project site in conformance with the
Uniform Building Code would provide a sufficient level of structural integrity to resist -
catastrophic failure, so mitigations would likely focus on any need for special fo-undation or
remediation techniques that may have been recommended in available geotechnical reports.
H Public Health and Safety (Optional; Wagstaff and Associates)
If the Initial Study identifies concems regarding possible hazardous building materials in the
existing structures to be modified or demolished, or possible soil or groundwater
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City of Cupertino Vallco Fashion Park Redevelopment Plan EIR
June 8, 1999 Page II --8
contamination in the areas to be excavated, the City/Agency may elect to amend the EIR
scope to address these EIR concerns, as -follows: _
1. Setting. The potential for presence of hazardous materials within the proposed
demolition and construction (excavation) areas that could pose a significant health and safety
risk would be described, based on existing available information. (The description would be
based on a computer-assisted interagency records search commissioned by Wagstaff and
Associates.) No onsite sampling would be conducted.
2. Impacts. The proposed modifications to existing structures would be evaluated to
determine the potential for contact by construction period personnel with any existing
hazardous materials during demolition (friable asbestos, lead paint, etc.), or contaminated
--soils or groundwater during excavation of the construction sites, based on available data.
3. Mitigation Measures. Any mitigation measures warranted to reduce or eliminate
identified significant hazardous materials exposure impacts, including anticipated investigation
and remediation protocols, would be identified.
I. Cultural and Historic Resources (Optional, Wagstaff and Associates)
Similar to Task G and H above, the Initial Study may identify a concern regarding project
impacts on or relationships to an underlying or adjacent cultural or historic resource (historic
building or neighborhood, etc.). If so, the City/Agency may elect the amend to EIR scope to
address such concerns, as follows:
1. Setting. Wagstaff and Associates would describe the existing setting and the likelihood
that underlying cultural artifacts may be found during project -related excavation activities, or
an adjacent historic resource may be affected by the project, and _would describe the City's
policies regarding such resources.
2. Potential Impacts. Potential for project disturbance of any potential subsurface
archaeological values or adjacent historic values would be evaluated and documented based
on existing available information, and the relative impact significance described.
3. Mitigation. Measures warranted -to mitigate any identified archaeological or historic
resource impact potentials would be recommended.
TASK 111. RELATIONSHIP TO LOCAL AND REGIONAL PLANS
Wagstaff and Associates will discuss the compliance of the proposed project and its
anticipated impacts with relevant policies of the City of Cupertino General Plan and any other
pertinent City -adopted downtown policies and/or development guidelines.
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As required by CEQA, project consistency with relevant adopted regional plans (Santa Clara
County Congestion Management Program, Bay Area Air Quality Management District
Bbay
Area '97 Clean Air Plan, Regional Water Quality Control Board Water Quality Control Plan,
etc.) will also be concisely discussed.
TASK IV. CEQA-REQUIRED ASSESSMENT CONSIDERATIONS
A Growth -Inducing Effects
Aspects of the project that would be growth -inducing will be described.
-B. Unavoidable Adverse Effects
Significant environmental effects identified in the EIR that could not be avoided if the project
were implemented will be identified. (Unavoidable adverse impacts are those that could not
be reduced to less than significant levels by the mitigation measures. recommended in the
EIR.)
C Irreversible Environmental Changes
Unavoidable adverse environmental changes due to the project that would be permanent will
also be identified.
D. Cumulative Impacts
A reference to identified significant cumulative impacts of the project described within the
various topical sections of the EIR will be provided.
E Effects Found not to be Significant
Based on the Initial Study (Task I G), a brief statement will be provided explaining why various
possible environmental effects were determined not to be significant and are therefore not
discussed in detail in the EIR.
TASK V. ALTERNATIVES TO THE PROPOSED PROJECT
The alternatives chapter of the EIR will include an analysis of the "no project" alternative as'.
required by CEQA, plus three or four additional project alternatives. Identification of the
altematives to be evaluated will be finalized in consultation with City/Agency staff. The
alternatives will be developed to meet most of the basic goals of the project and to eliminate
or reduce any identified significant environmental impacts. The alternatives could include
mitigating modifications to the proposed project site layout and/or mitigating variations on the
Wagstaff and Associates Revised Proposal for Services
City of Cupertino -" Vallco Fashion Park Redevelopment Plan EIR
June 8, 1999 Page II --10
proposed new uses (e.g., a smaller cinema with increased retail and other entertainment
space; or a larger cinema with reduced retail and other space).
A comparative evaluation of the alternatives will be provided that includes a qualitative, order -
of -magnitude comparison of .key impacts such as land use and visual compatibility, traffic
impacts, public service implications, air quality impacts, noise effects, etc.
As stipulated in the CEQA Guidelines, the "environmentally superior alternative" will also
be identified. If the "no project" alternative is the environmentally superior alternative, the
environmentally superior alternative among the other alternatives will be identified.
---TASK VI. -PREPARATION OF DRAFT EIR
The Draft EIR will be organized with existing condition, impact, and mitigation findings
grouped by major topic (land use; visual factors; population and housing; transportation; public
services; air quality; noise; etc.). The EIR will be concise and will be written for clear and
easy understanding by City decision -makers and the general public. Appendices will be
limited.
A. Administrative Draft EIR
Project description, existing setting, impact assessment, and mitigation measures developed in
Tasks I and II will be refined and presented in an Administrative Draft EIR (ADEIR). The
ADEIR will identify whether each impact is less -than -significant or significant. The ADEIR will
also clearly identify whether an impact would be reduced to a less -than -significant level with
mitigation, or`whether it would represent an unavoidable significant impact. These statements
will be listed in a distinctive format so that they are easily ideritifiab_le. (For example,
statements of significance will be coded and italicized.)
Ten (10) copies of the Administrative Draft will be submitted to City/Agency staff for internal
review and comment.
B. Screen Draft EIR
Wagstaff and Associates expects that one consolidated set of comments will be submitted by
City/Agency staff regarding changes needed to the Administrative Draft EIR. A Screen Draft
EIR will then be prepared, incorporating as necessary, revisions and refinements to the
Administrative Draft based on City/Agency staff comments. Two (2) copies of the Screen
Draft will be delivered to City/Agency for approvat before releasing the Draft EIR for public
review.
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June 8, 1999
C. Draft EIR
Revised Proposal for Services
Vallco Fashion Park Redevelopment Plan EIR
Page II --11
A public -release Draft EIR will then be released, incorporating any final refinements requested
by City/Agency staff. Fifty (50) copies of the Draft EIR will be prepared and submitted to the
City/Agency.
The City/Agency will be responsible for distributing and circulating the Draft EIR pursuant to
CEQA and Cupertino environmental review procedures.
TASK VII. PREPARATION OF THE FINAL EIR
-A. Administrative Draft Final EIR Addendum.
An Administrative Draft Final EIR Addendum will be prepared to incorporate revisions to the
DEIR text deemed necessary in response to public review period comments, as well as the
Written responses of the EIR authors to substantive review period comments on the Draft EIR
received from the public, the Planning Commission, and other responsible or interested
parties. The FEIR will also include a list of persons and agencies that commented on the
DEIR, an index to and summary of comments received, and a collection of verbatim
comments (letters, memoranda, minutes, etc.). Five (5) copies of the Administrative Draft
FEIR Addendum (with the document content limited to the responses to comments and
associated DEIR text revisions only) will be submitted for City/Agency staff review and
comment.
B. Final EIR Addendum
A Final EIR Addendum will be prepared, incorporating as necessary revisions and refinements
to the Administrative Draft FEIR Addendum based. upon City/Agency staff responses.
Fifty (50) copies of the Final EIR will be submitted to the City/Agency for distribution.
TASK VIII. PREPARATION OF MITIGATION MONITORING PROGRAM
For a project of this nature, most of the environmental mitigation measures likely to be
recommended in the EIR will. be subject to effective monitoring through the normal City project
approval and implementation process. However, to satisfy CEQA section 2108J.6, a_
documented record of implementation will be necessary. A monitoring approach and chedklist
will be prepared by Wagstaff and Associates for use by City/Agency staff to ensure that those
mitigation measures that are ultimately required as plan changes or conditions of plan
approval are implemented.
f
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City of Cupertino - Vallco Fashion Park Redevelopment Plan EIR
June 8, 1999 Page II --12
TASK IX. PUBLIC HEARINGS AND MEETINGS
John Wagstaff, Principal -in -Charge, will attend up to two (2) public meetings (Planning
Commission and/or City Council) to present the EIR findings and answer questions regarding
the environmental review process and content. John Wagstaff or Don Dean, Senior Planner
and Project Manager, will also be available to attend up to two (2) additional work sessions
with City staff during the preparation of the EIR and mitigation monitoring program. .
Attendance by Wagstaff and Associates staff at additional meetings, or meeting attendance by
any of the EIR subconsultants, could be provided for an additional fee.
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III. PROPOSED EIR TABLE OF CONTENTS
To meet the environmental documentation requirements described in sections I and ll,
the following Table of Contents fpr the Vallco Fashion Park Redevelopment Plan EIR Is
proposed. This preliminary table represents the EIR organization and content currently
envisioned by Wagstaff and Associates. The EIR format would be finalized in
consultation with City and Agency staff at the outset of the work program.
I. INTRODUCTION
A. EIR Purpose and Intended Use
B. EIR Approach --"Program EIR"
C. EIR Scope --Significant Issues and Concerns
D. "Significant Impacts" and Other Key EIR Terminology
E. Report Organization and Content
F. Fiscal Impacts (reference to other reports)
II. SUMMARY
A. Proposed Project
B. Environmental Issues
C. Summary of Significant Impacts and Mitigation Measures
D. Summary of Project Relationships to Adopted Plans
E. Summary of Alternatives
F. Mitigation Implementation _
III. PROJECT DESCRIPTION
A. Project Location
B. Project Background
C. Basic Project Objectives
D. Anticipated Overall Range of Redevelopment Plan Actions
E. Project Scheduling and Environmental Assessment Time Frame
F. Required Project Documentation and Approvals
IV. SETTING, IMPACTS, AND MITIGATIONS
A. Land Use and Planning
B. Visual Factors
C. Population and Housing
D. Transportation and Parking
- O nnn
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June 8, 1999
Proposal for Services
- Vallco Fashion Park Redevelopment Plan EIR
Page II1--2
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E.
Public Services
1. Police
2. Fire Protection
3. Emergency Medical Services
4. Parks
F.
Air Quality
G.
Noise
H.
Geology and Soils (optional)
I.
Public Health and Safety (optional)' '
J.
Cultural and Historic Resources (optional)
V.
RELATIONSHIP TO ADOPTED PLANS AND POLICIES
A.
City of Cupertino General Plan
B.
Pertinent Regional Plans
VI.
CEQA-REQUIRED ASSESSMENT CONSIDERATIONS
A.
Growth -Inducing Impacts
B.
Unavoidable Significant Adverse Impacts
C.
Irreversible Environmental Changes
D.
Cumulative Impacts
E.
Effects Found Not to Be Significant
VII.
ALTERNATIVES TO THE PROPOSED PROJECT
A.
No Project
B. -_
Modified Project Layout
C.
Modified Redevelopment Actions
D.
Modified Redevelopment Boundaries _ .
E.
Altemative Sites - -
F.
Conclusions: Environmentally Superior Altemative
VIII.
MITIGATION MONITORING
A.
Monitoring Requirements
B.
Monitoring Checklist
IX.
ORGANIZATIONS AND PERSONS CONTACTED
A.
City of Cupertino
B.
Cupertino Redevelopment Agency,
C.
Others
X.
REFERENCES
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Page III --3
June 8, 1999
XI, APPENDICES
A. Program EIR Authority
B. Notice of Preparation and Initial Study
C. Supplemental Land Use, Housing, and Population Information
D. Supplemental Transportation Information
E. Supplemental Air Quality Data
F. CEQA Standards for EIR Adequacy
G. CEQA Definition of 'Mitigation" _
H. EIR Consultant Team
Wagstaff and Associates
.City of Cupertino
June 8, 1999
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June 8, 1999
IV. PRODUCTS AND WORK SCHEDULE
Revised Proposal for Services
Vallco Fashion Park Redevelopment Plan EIR
Page IV -1
Wagstaff and Associates will submit the Administrative Draft EIR within approximately nine
weeks (45 working days) of contract execution. This schedule assumes City/Agency
acceptance of .complete project description information and all needed background material
from the applicant prior to commencing work. The schedule also assumes receipt of a City
staff -approved version of the applicant -commissioned traffic and parking study (by Fehr &
Peers) within two weeks of contract execution. Altematively (whichever occurs later), the
'Administrative Draft EIR will be delivered within approximately two weeks (10 days) of receipt
of the City staff -approved tGaffic and parking study.
Product/Milestone Copies Delivery Schedule
A. Contract Execution -- Week 1
B. Administrative Draft EIR Ten (10)' copies Week 9 (45 working days from start date,
or 10 days following City staff approval of
applicant. Is traffic and parking study)
C. City/Agency Staff Comments on One (1) copy Week 11 (2 weeks/10 working days from
ADEIR receipt of ADEIR)
D. Screen Draft EIR Two (2) copies Week 12 (one week/5 working days from
receipt of City/Agency staff comments on
ADEIR)
E. Draft EIR
F. 45 -day Public Review Period Ends
G. Administrative Draft Final EIR/
Mitigation Monitoring Plan
H. City/Agency Staff Comments on
ADFEIR
I. Final EIR Attachment
Fifty (50) Week 14 (2 weeks/10 working days from
copies receipt of City/Agency staff comments on
SDEIR)
'Week 2f (45 days after release of Draft
EIR)
Five (5) copies Week 23 (2 weeks/10 working days after
receipt from City/Agency staff of all public
review period comments)
One (1) copy Week 24 (1 week/5 working days from
receipt of ADFEIR)
Fifty (50) Week 25 (1 week/5 working days from
copies receipt of City/Agency comments on
ADFEIR) _
These delivery times are preliminary. Given our current and projectedworkload, we foresee
no problem with completing the EIR within this timeframe. The Wagstaff and Associates team
remains flexible with respect to changes in this schedule to meet City/Agency and
redevelopment consultant team needs.
Wagstaff and Associates
City of Cupertino -"
June 8, 1999
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r
Wagstaff and Associates
City of Cupertino
June 8, 1999
Proposal for Services
- Vallco Fashion Park Redevelopment Plan EIR
Page V-1
V. PROJECT MANAGEMENT AND KEY PERSONNEL -
Wagstaff and Associates will have overall responsibility for all EIR preparation. Principal -in -
Charge will be John Wagstaff. Mr; Wagstaff will have overall responsibility for EIR team
management, staff liaison, and the preparation and editing of all work products; he will be
editor of all environmental documents, and will attend up to two (2) public meetings and up to
two staff/redevelopment team meetings. Mr. Wagstaff is a graduate architect with a master's
degree in Urban and Regional Planning from the University of Oregon and over 28 years of
experience -in urban planning, urban design, and environmental impact assessment.
Mr. Wagstaff was Principal -in -Charge of the 1999 Town Center Mall Redevelopment Project
EIR for the City of Sunnyvale (included a 16 -screen cinema); the 1999 Great Mall
Modifications SEIR for the City of Milpitas -(included a 20 -screen cinema); the 1999 .Sierra
Vista Shopping Center Modifications EIR for the City of Clovis (included a 16 -screen cinema),
the 1998 Downtown Hayward Redevelopment Plan Amendment EIR for the Hayward
Redevelopment Agency, the 1998 Citrus Heights Redevelopment Plan EIR for the City of
Citrus Heights, the 1998 Buckeye Redevelopment Plan EIR for the Redding Redevelopment
Agency, 1997 Folsom Redevelopment Plan EIR for the City of Folsom Redevelopment
Agency, the 1997 Highway 101 Redevelopment Plan EIR for the Redwood City
Redevelopment Agency, the 1996 Highway 29 Corridor Redevelopment Plan EIR for the
American Canyon Redevelopment Agency, the 1996 Arvin Community Redevelopment Plan
EIR for Kern County, the 1995 Sonoma General Plan Update EIR for the City of Sonoma, the
1994 Hollister Community Development Plan EIR for the Hollister Redevelopment Agency, the
1994 EI Camino Corridor Redevelopment Plan EIR for the City of South San Francisco
Redevelopment Agency, and the 1994 EI Cerrito Redevelopment Plan Amendment EIR for the
City of EI Cerrito. He has also been Project Manager on. a•number of other similar program
EIRs for redevelopment programs, general plan updates, and specific plans.
Donald Dean, Senior Planner with Wagstaff and Associates, will be EIR Project Manager for
Wagstaff and Associates with responsibility for day-to-day project administration, subcontractor
administration, staff liaison, completion of necessary research and analysis update tasks, field
surveys, and product preparation. Don Dean holds a Bachelor of Arts degree Magna Cum
Laude from the State University of New York (SUNY), a Master of City Planning (MCP)
degree from the University of California at Berkeley, and has over 14 years of professional _
experience as a planning and environmental.consultant. 'He has had project management
and/or other major responsibilities in preparation of numerous similar environmental impact
and urban planning projects, including the current"Russian River Corridbr Redevelopment Plan
EIR for the Sonoma County Community Development Commission, 1998 Fremont
Redevelopment Plan Amendment and Merger EIR for the Fremont Redevelopment Agency,
the 1998 Citrus Heights Redevelopment Plan EIR for the Citrus Hts. Redevelopment Agency,
the 1998 Buckeye Redevelopment Plan EIR for the Redding Redevelopment Agency, the
u mcrin000ina 94.8 DD('1
Wagstaff and Associates Proposal for Services
City of Cupertino - Vallco Fashion Park Redevelopment Plan EIR
June 8, 1999 Page V-2
1995 Oakley Old Town Specific Plan and Redevelopment Plan EIR for the Contra Costa
County Redevelopment Agency, and the. 1993 Alameda Redevelopment Plan EIR for the City
of Alameda Redevelopment Agency.
Natalie Macris, Senior Planner with Wagstaff and Associates, will assist with various research,
analysis, and editing tasks. Ms. Macris holds a Bachelor of Arts and Master of City Planning
degrees from the University of California, Berkeley, and has nine years of professional
planning experience, including seven as a planning consultant. Most recently, Ms. Macris has
been Wagstaff and Associates' Prbject Manager fdr completion of the 1999 Sierra Vista
Regional Shopping Center Modifications EIR for the City of Clovis, the 1998 Downtown
Hayward Redevelopment Plan Amendment EIR for the Hayward Redevelopment Agency, the
1998 Cowell Ranch Proiect EIR for Contra Costa County (a 5,300 -unit new community near
---Brentwood); and the 1998 Southeast Annexation.EIR for a 2,700 -acre addition to the city of
Pittsburg.
Fehr & Peers Associates, Inc., transportation consultants, is currently conducting the
transportation impact analysis which will be incorporated into the EIR. Jane Bierstedt, P.E.
Principal, is managing the transportation impact analysis for the applicant, under the
supervision of City staff. Ms. Bierstedt holds a Master of Science in Engineering
_(Transportation) from U.C. Berkeley and a Bachelor of Science in Civil Engineering from
Drexel University. She has 16 years of experience in transportation planning, including traffic
impact analyses, parking studies, traffic engineering projects, neighborhood traffic studies,
transit studies, and congestion management programs. Representative projects have included
the Downtown Sunnyvale Parking Analysis, the Monterey Corridor Redevelopment Plan,
operational analyses for state Route 85 in Santa Clara County, and the Capital Corridor
Project Definition Study and Downtown Evergreen Corridor Alternatives Planning Study for the
Santa Clara County Transportation Agency. 4
Illingworth & Rodkin, Inc„ acoustical engineers, will be responsible for the noise impact and
mitigation aspects of the program EIR. The firm has prepared similar analyses for numerous
other Bay Region EIRs, including six recent redevelopment plan EIRs and four recent multi-
screen cinema EIRs for Wagstaff and Associates. The Vallco Fashion Park Redevelopment
Plan EIR work will be supervised by Richard Rodkin, P.E., principal of the firm with over 20
years of acoustical consulting experience. Mr. Illingworth will be assisted on the noise
analysis by James Reyff, Project Scientist. Mr. Reyff has effectively performed a similar role
on seven recent Wagstaff and Associates EIRs.
Donald Ballanti, certified consulting meteorologist, will be responsible for the air quality -
analysis of the EIR. Mr. Ballanti has more than 18 years of experience as a consultant in -the .
areas of air pollution meteorology, air pollution impact analysis, air quality -planning, and
meteorological and climatic analysis. Mr. Ballanti also completed the air quality analysis for
numerous Bay Area EIRs, including nine recent Wagstaff and Associates redevelopment plan
EIRs.
WP511982819828-5. PRO
Wagstaff and Associates Proposal for Services
City of Cupertino Vallco Fashion Park Redevelopment Plan EIR
June 8. 1999 Page V1-1
VI. FEE ESTIMATE
Please note that the cost estimate and compensation schedule described below are
preliminary; we can, of course, modify or refine any aspect of our proposed work
program and related budget to meet additional or reduced City or Agency needs.
1. Estimated Contract Fee
The approximate contract fee for professional labor and miscellaneous costs described
herein through preparation and submittal of the Draft EIR and Final EIR Addendum would total
$53,050. Cost breakdowns, including current labor rates, are itemized in Table 1. The
The contract fee total includes attendance at the specified meetings (see Task IX) and the
printing and delivery to the Agency of ten (10) copies of the Administrative Draft EIR, two (2)
copies of the Screen Draft EIR, fifty (50) copies of the Draft EIR, ten (10) copies of the
Administrative Final EIR Addendum, fifty (50) copies of the Final EIR Addendum, and related
PC computer disks for all products.
The estimate is based on the assumption that no more than $9,354 of the total fee for primary
and subcontractors will be allocated to preparation and delivery of the Final EIR Addendum.
Any additional services requested of the EIR consultants by the City or Agency for labor
(revisions, meetings, testimony, etc.), reproduction (additional copies) or other items beyond
the scope of work described herein .and itemized below would be billed to the Agency on a
time -and -materials basis at our standard rates.
2. Compensation
Payments to Wagstaff and Associates for services rendered in accordance with the scope of
services and schedule described herein will be based upon submission of monthly statements.
These statements will itemize monthly totals and running totals.
The following payment schedule is proposed:
A. 15 percent of the total project fee upon -contract execution;
B. Monthly payments not exceeding 75 percent of the total fee prior to completion of the
Administrative Draft EIR;
WP411QR9R1QR29-6 PRO
Wagstaff and Associates Proposal for Services
City of Cupertino - Vallco Fashion Park Redevelopment Plan EIR
June 8, 1999 Page VI -2
C. Monthly payments not exceeding 80 percent of the total fee prior to completion of the
Draft EIR; _
D. Monthly payments not exceeding 90 percent of the total fee prior to completion and
delivery of the Final EIR Addendum; and
E. Monthly payments not exceeding 100 percent of the total fee prior to certification of the
Final EIR, or 75 days after submittal of the Final EIR Addendum, whichever occurs first.
I
or
WP -151 WR2R19628-6. PRO
Wagstaff and Associates
City of Cupertino
June 8, 1999
Proposal for Service
Vallco Fashion Park Redevelopment Plan EIR
Page VI -3
Table 1
$,
Report Production and Delivery
Administrative Draft EIR (13 copies, 10 to City)
ESTIMATED EIR COSTS FOR PROGRAM EIR
- Screen Draft EIR (4 copies, 2 to City)
112:
Draft EIR (65 copies, 50 to City)
1,820 -
Labor Hours
234
Final EIR (60 copies, 50 to City)
Labor Costs
Personnel Adm 1 II III IV V
VI VII VIII IX
Ttl
$/hr
Ttl $
Wagstaff & Assoc.
Other miscellaneous
250
Subtotal
500
J. Wagstaff 10 14 23 2 2 4
20 13 1 16
1.05
138
14,490
D. Dean 20 31 43 10 6 12
DeanMacri
48 44 ' 6 6
226
110
24,860
N. -- -- 10 -- -- --
-- -- -- --
10
110
1,100
Draftsperson -- 4 3 1 -- --
.2.1 -- --" --
10
55
550
41,000
Total
Subcontractors
Fehr & Peers, Transportation
4,200
allingworth &.Bodkin, Inc., Noise
Donald Ballanti, Air Duality
3,740
Subcontractor subtotal
7,940
TOTAL LABOR WITHOUT OPTIONS
$,
Report Production and Delivery
Administrative Draft EIR (13 copies, 10 to City)
364
- Screen Draft EIR (4 copies, 2 to City)
112:
Draft EIR (65 copies, 50 to City)
1,820 -
Administrative Final EIR (13 copies, 10 to City)
234
Final EIR (60 copies, 50 to City)
1,080
Subtotal
3,610
Miscellaneous Costs
Map and photo reproduction
250
Other miscellaneous
250
Subtotal
500
Total Reproduction, Delivery and Miscellaneous _ _ 4,110
TOTAL ESTIMATED FEE- $53,050
Optional Tasks:
Soils and Geology Section $950
Public Health and Safety Section 950
Cultural and Historic Resources Section 950
Wagstaff and Associates Proposal for Services
Ciry of Cupertino - — Vallco Fashion Park Redevelopment Plan EIR
June 8, 1999 Page VI -4
WP511982819828-6. PRO
Proposal for Services
Wagstaff and Associates
City of Cupertino Vallco Fashion Park Redevelopment Plan EIR
Page VI{ -1
June 8, 1999
VII. QUALIFICATIONS OF WAGSTAFF AND ASSOCIATES
The Wagstaff and Associates team is well qualified to prepare an EIR for the proposed Vallco
Fashion Park Redevelopment Plan EIR, given the collective skills and backgrounds of the four
firms, plus past experience successfully working together onnumeroussimilar redevelopment
project EIRs, regional shopping mall modification project EIRs, and multi -screen cinema EIRs.
A description of the general qualifications of each firm is provided below. A description of the
relevant work experience of each firm follows in section IX. Resumes of key personnel are
included insectionX.
WAGSTAFF AND ASSOCIATES
Wagstaff and Associates is a Bay Area firm providing urban planning and environmental
documentation services to public and private clients. The six -person office offers professional
services in the following areas:
• Environmental and community impact assessment
• Community general plan and specific plan formulation
• Contract planning and environmental review for local agencies
• Site planning and analysis
• Visual impact analysis
The firm has successfully completed numerous EIRs, mitigated negative declarations, specific
plans, and other environmental and planning documents for cities, counties and
redevelopment agencies throughout Northern California. Private and quasi -public clients have
included real estate developers, public utilities, and the University of California.
In particular, the firm has had extensive ekpedence preparing and processing the CEQA-
required environmental documentation for 20 similar California redevelopment programs. In
1999, Wagstaff and Associates prepared EIRs for the Great Mall modifications project in
Milpitas, the Sierra Vista Regional Shopping Center modifications project in Clovis, and the -
Town Center Mall modifications project in Sunnyvale. In 1998, Wagstaff and Associates
prepared EIRs for the Downtown Hayward Redevelopment Plan Amendment, Fremont
Redevelopment Plan Amendment and Merger, Citrus Heights RedevelopMent Plan, 101
Corridor Redevelopment Project in Redwood City, and Buckeye Redevelopment Project in
Redding. In 1997, the office completed EIRs for redevelopment projects in the cities of
Folsom and Sonoma. In the recent past, Wagstaff and Associates has completed similar
program EIRs for twelve other redevelopment plans and redevelopment plan amendments for
Wagstaff and Associates Proposal for Services
City of Cupertino Vallco Fashion Park Redevelopment Plan EIR
June 8, 1999 Page VII -2
California communities including EI Cerrito, American Canyon, Arvin, Hollister, Milpitas, South
San Francisco, Rodeo, West Pittsburg, North Richmond, Pittsburg, and Morgan Hill.
All professionals in the six -person office have master's degrees and extensive professional
experience in urban planning. The office is committed to direct principal involvement on a
day-to-day basis on all its projects, a factor that has resulted in exemplary products, highly
satisfied clients, and substantial repeat business.
As urban planners with broad experience in general and specific plan formulation, the firm is
able to combine planning, design, and impact assessment skills to provide environmental
documents that are responsive to the city's or county's development review needs and
policies. Wagstaff and Associates has a strong commitment to thorough, yet concisely
--presented-impact assessments. The firm views the environmental assessment and EIR
procedure as an effective tool for use in the community planning process, with significant
benefits to both city/county and the proponents of individual projects. The firm's urban
planning strengths have been effectively applied in all of its environmental documentation
programs. The office also offers special skills in visual analysis and urban design, and is
often contracted by public agencies and prime contractors to address specific urban design
and visual impact issues.
The firm is headed by John Wagstaff, a graduate architect with a Master's degree_ in Urban
and Regional Planning from the University of Oregon, and more than 29 years -of professional
experience in urban and environmental planning and design. Wagstaff and Associates' work
is guided by two principles: first, that study projects and recommendations are realistic and
implementable; and, second, that study findings
are effectively presented through a clear and
concise writing style, good graphic design, and skillful oral presentation.
Wagstaff and Associates' Recent Clients
City .of American Canyon
City of Daly City'
American Canyon Redevelopment Agency
John Dykstra & Associates
City of Arvin
East Bay Municipal Utility District
Barzo Corporation
City of EI Cerrito'
City of Belmont`
EI Dorado County
City of Berkeley'
Environmental Science Associates'
Berkeley Redevelopment Agency
City of Folsom
Contra Costa County'
Ford Motor Land Development
Contra Costa County
Corporation'
Redevelopment Agency'
City of Foster City'
Town of Corte Madera'
-- City of Hayward' -
Town of Danville
City of Hollister
i
WP511982819828-7. PRO
Wagstaff and Associates
City of Cupertino
June 8, 1999
Hollister Redevelopment Agency
Katz Hollis Coren & Associates, Inc.`
City of Larkspur
City of Livermore -
City of Martinez
City of Menlo Park'
City of Milpitas
M/J Properties, Inc.'
Town of Moraga'
City of Morgan Hilt'
Napa County
Napa County LAFCO
•--Naphtali Knox & Associates
NBBJ Architects
Oliver de Silva, Inc.
City of Oakland'
City of Palo Alto'
City of Palmdale
City of Petaluma'
Petrie, Dierman & Kughn
City of Pittsburg'
Rancho Arroyo Development Company
Redding Redevelopment Agency
City of Redwood City
Redwood City Redevelopment Agency
'Indicates repeat clients.
Proposal for Services
Vallco Fashion Park Redevelopment Plan EIR
Page VII -3
John Northmore Roberts Associates
City of Rohnert .Park
City of Sacramento
Sacramento County
Port of San Francisco
City of San Leandro
City of San Ramon
City of Sausalito'
City of -Scotts Valley
Shepherd Canyon Heights
Development Company
City of Sonoma -
Sonoma County Development Agency
City of South San Francisco'
South San Francisco Redevelopment
Agency
State Coastal Conservancy
City of Tiburon
City of Tulare
City of Turlock
University of California -
City
City of Vallejo
City of Walnut Creek'
Town of Windsor
Town of Woodside`
Wagstaff and Associates
City of Cupertino
June 8, 1999
FEHR & PEERS ASSOCIATES, INC.
Proposal for Services
Vallco Fashion Pari Redevelopment Plan EIR
Page VII -4
Fehr & Peers Associates, Inc. provides professional consulting services for all modes of
transportation for both public and private sector clients. The firm has performed as traffic
planner and engineer on numerous recent Wagstaff and Associates EIR programs. The firm's
principals have extensive experience in the transportation planning and traffic and parking
engineering fields and, in addition to their management and administrative responsibilities,
participate actively in the technical analyses. The firm is a reflection of these principals and
their established reputation for providing cost-effective and result -oriented solutions to
transportation problems.
The firm is often called upon to resolve problems where others have failed to identify solutions
--or build a consensus. The experience and range -of skills offered by Fehr & Peers Associates
staff allows the firm to act as facilitators in difficult situations. Many transportation
developments designed or evaluated by this firm have received awards or have been
recognized as outstanding achievements in the field.
ILLINGWORTH & RODKIN, INC.
-Illingworth & Rodkin, Inc., was founded in March, 1987. The firm's goal is to provide clients
with the benefit of expertise and experience in solving environmental noise problems and air
quality analysis. The firm has completed approximately 700 projects in the San Francisco Bay
Area, 150 projects in other areas of Califomia and other western states, including over 50
noise studies for Wagstaff and Associates. Computers and a wide array of noise and air
quality analysis equipment are used to complete challenging technical assignments. The
firm's pertinent capabilities include environmental and architectural acoustics, noise control
engineering, -noise measurement, meteorological and air quality investigations, and expert
testimony. The firm has completed the noise analyses for numerous Wagstaff and Associates
EIRs over the past 14 years, including five recent redevelop ment program EIRs.
DONALD BALLANTI
Donald Ballanti is a Certified Consulting Meteorologist under the certification program of the
American Meteorological Society. Mr. Ballanti has more than 18 years of experience as a
consultant in the areas of air pollution, meteorology, air pollution impact analysis, air quality
planning, meteorological and climatic analysis and physical modeling in wind tunnels. Mr.
Ballanti has M.S and B.S. degrees in meteorology from San Jose State University.
Since establishing his own practice in 1977, Mr. Ballanti has prepared air quality, climate and
wind impact analyses on more than 500 projects -in Califomia, Hawaii, Oregon and the
Caribbean, including numerous air quality analyses for projects in Santa Clara County. Mr.
Ballanti was responsible for the air quality analyses for numerous recent Wagstaff and
Associates EIRs, including seven of the firm's recent redevelopment program EIRs. Prior to
WP511982819828-7. PRO
Proposal for Services
Wagstaff and Associates
City of Cupertino Vallco Fashion Park Redevelopment Plan EIR
Page VII' -5
June 8, 1999
1977, Mr. Ballanti was an air pollution meteorologist and project manager at Environmental
Impact Planning Corporation.
i
WP5108281028-7. PRO
Wagstaff and Associates
City of Cupertino
June 8, 1999
i
u ioc I In A�aA9AJ Apl�
Proposal for Services
Vallco Fashion Park Redevelopment Plan EIR
Page VII -6
Wagstaff and Associates -
City of Cupertino
June 8, 1999
VIII. REFERENCES
WAGSTAFF AND ASSOCIATES
Proposal for Services
Vallco Fashion Park Redevelopment Plan EIR
Page VIII -1
Sylvia Ehrenthal
Lisa Grote
Community Development Director
Zoning Administrator
City of Hayward
City of Palo Alto
(510) 293-5345
(415) 329-2441
Melanie Hobden
Sandra Meyer, AICP .
Community Development Director
Senior Planner
City of Orinda
City of Walnut Creek
(925) 253-4211
(925) 943-5836
Phil Wong
Drummond Buckley
Planning Director
Senior Planner
City of San Ramon
City of Orinda
(925) 275-2272
(925) 253-4240
Jay Tashiro
Gary Calame -
Planning Director
Senior Planner
Town of Moraga
City of Hayward
(925) 376-5200
(510).583-422-6
Tom Bane
Trudi Ryan
Redevelopment Project Manager
Senior Planner
Sonoma County Development Commission
City of Sunnyvale
(707) 524-7508
(408) 730-7435
Edward Phillips
Curtis Banks
City Planner
Senior Planner
City of EI Cerrito
City of, Morgan Hill
(510) 215-4330
(408) 79-7248
Curtis Williams
Rick Jones
Town Planner
Senior Planner
Town of Los Altos Hills
Town of Windsor
(415) 941-7222
(707) 838-5331
Wagstaff and Associates _
'City of Cupertino
June 8, 1999
Peter Oswald
Executive Vice President
Sunset Development Company
(925) 866-0100
Bill McNair
Western Regional Development &
Operations Manger
Ford Motor Land Development Company
(408) 942-8897
Jack Nagel, Attomey
"'Goldfarb & Lipman
(415) 788-0999
,.inciino�oin071�_A PD(i
Proposal for Services
Vallco Fashion Park Redevelopment Plan EIR
Page VIII -2
Fran Layton, Attorney
Shute Mihaly & Weinberger -
(415) 552-7272
Lori Wider, Attomey
Sheppard, Mullin, Richter & Hampton
(415) 434-9100
Wagstaff and Associates
City of Cupertino
June 8, 1999
Proposal for Services
- Vallco Fashion Park Redevelopment Plan EIR
Page IX -1
IX. RELEVANT WORK EXPERIENCE -
The following recent Wagstaff and Associates projects are relevant to the Vallco Fashion Park
Redevelopment Plan EIR program:
Environmental Impact Assessment—Redevelopment Plans
Town Center Mall Modifications EIR for the City of Sunnyvale. Wagstaff and Associates
prepared this EIR for a proposed modification and expansion of the existing Town Center Mail
regional shopping complex in downtown Sunnyvale. The project included modifications to the
existing 710,900 -square -foot shopping center and adjoining pad areas to accommodate the
addition of an 82,000 -square -foot 20 -screen cinema, plus approximately 205,000 square feet
of other additional retail, entertainment, and restaurant space. Environmental issues
addressed included project visual compatibility with an adjacent historic district and adjacent
residential neighborhoods, project downtown circulation and parking impacts; the police, fire
and emergency medical implications of a multi -screen cinema, and project noise and air
quality impacts. (Subcontractors: Fehr & Peers, Illingworth & Rodkin, Inc., and Donald
Ballanti.)
Great Mall of the Bay Area Modifications Project SEIR for the City of Milpitas. Wagstaff
and Associates prepared this supplement to the previous Great Mall of the Bay Area Regional
Shopping Center EIR, also prepared by Wagstaff and Associates. The SEIR addressed the
land use, viscial, traffic, public services, air quality, and noise impacts of a proposed program
of modifications to the existing 1.557million-square-foot Great Mall. The proposed medications
37
included the addition of a 20 -screen cinema and related 3-foot=high theme tower,,plus other
new restaurant and entertainment space. (Subcontractors: Hexagon Transportation
Consultants, Environmental Vision, Illingworth & Rodkin, Donald Ballanti.)
Sierra Vista Regional Shopping Center Expansion EIR for the City of Clovis. Wagstaff and
Associates prepared this EIR for a proposed expansion of an existing regional shopping mall.
The project included .construction of up to 200,000 square feet of additional major retail space;
construction of up to 12,000 square feet of additional secondary retail space; construction of a
new 70,000 -square -foot, 3,300 -square -foot cinema; and possible conversion of an existing -
onsite 22,750 -square -foot cinema to general _retail use. The EIR focused on three issues of
concern: (1) transportation factors, including critical peak hour effects on local and regional
roads, and project access, internal circulation; and parking adequacy; (2) air quality factors;
and (3) project relationships to adopted plans. (Subcontractors: Crane Transportation Group
and Donald Ballanti)
Wagstaff and Associates Proposal for Services
City of Cupertino Vallco Fashion Park Redevelopment Plan EIR
Page IX -2
June 8, 1999
Downtown Hayward Redevelopment Plan Amendment EIR for the City of Hayward and
Hayward Redevelopmeht Agency. Wagstaff and Associates prepared an EIR on the proposed
amendment of the existing Downtown Hayward Redevelopment Plan. The proposed
amendment included (1) expansion of the approximately 240 -acre existing project area
boundary to encompass an additional 370 -acre contiguous area; (2) extension of the time
limitations applicable to the existing downtown redevelopment plan to the maximum limits
allowed by law; and (3) an increase in the dollar limitations on the redevelopment plan.
Issues addressed in the EIR included land use and visual factors; population, housing, and
employment; transportation and parking; public facilities and -services; vegetation and wildlife;
geology, soils, and seismicity; storm drainage and water quality; hazardous materials and
waste; air quality; noise; and cultural resources. (Subcontractors: DKS Associates, Illingworth
& Rodkin, and Donald Ballanti)
Del Norte BART Station Mixed -Use Project EIR for the city of EI Cerrito. Wagstaff and
Associates is currently preparing an EIR for this joint development proposal (BART and a
private developer) to construct a four-story, mixed-use residential -commercial -parking complex
adjacent to the Del Norte BART station. The project includes a 20 -screen cinema. complex,
216 multiple -family residential units, 41,000 square feet of general retail space, a BART police
.facility, and a BART -shared parking structure. Principal impact issues include visual/urban
-design compatibility with surrounding residential, commercial, .BART and other land uses;
transportation and parking impacts, including the adequacy of the proposed multifaceted
parking program to serve varying cinema, housing, commercial and BART needs, and public
services impacts, including additional security and police protection needs (city and BART).
(Subcontractors: Fehr & Peers Associates, Questa Engineering, Freedman Tung & Bottomley,
Parker & Associates, Illingworth & Rodkin, and Donald Ballanti.)
Buckeye Redevelopment Project EIR for the City of Redding and the Redding
Redevelopment Agency. Wagstaff -and Associates -prepared an EIR for a new 1,100 -acre
redevelopment area on the- northern edge of the community of Redding.- The focus of the
redevelopment plan is on eliminating blight through redevelopment activities including
infrastructure improvements and affordable housing efforts. The EIR addressed a number of
environmental issues raised by the project, including impacts on the land use and visual
characteristics of the project area; the effects of the project on population, housing,
employment, and jobs -housing ratio characteristics; project and cumulative effects on the
transportation system; impacts on existing and future infrastructure and public service needs;
drainage and water quality impacts; impacts on cultural resources; noise and air quality
effects; impacts on vegetation and wildlife; and the potential for hazardous materials exposure
impacts. (Subcontractors: DKS Associates,_ Donald Ballanti, and Coyote & Fox)
Fremont Redevelopment Plan Amendments and Merger Program EIR-for the Fremont
Redevelopment Agency. Wagstaff and Associates prepared the program EIR for this
proposed merger of four existing redevelopment areas for the purpose of pooling and
distributing revenue from the separate .areas. The PEIR included a description of project
environmental impacts on each of the four major areas, as well as the cumulative impacts of
.,.,nn,n n Don
Wagstaff and Associates _ _ Proposal for Services
City of Cupertino Vallco Fash on Park Redevelopment Plan E!R
June 8, 1999 Page IX -3
the consolidation. Impact issues included traffic impacts, land use and visual effects, cultural
resource (historic) implications, and biotic impacts (wetlands). (Subcontractors: Fehr & Peers
Associates, Inc., Donald Ballanti, and Illingworth & Rodkin, Inc.)
Folsom Redevelopment Plan Amendment EIR for the city of Folsom and Folsom
Redevelopment Agency. Wagstaff and Associates, as subcontractor to: consulting
redevelopment legal counsel Goldfarb and Lipman, prepared a program EIR for a proposed
expansion of the Central Folsom Redevelopment Plan boundary from 1,050 current acres to
approximately 1,507 acres. The boundary expansion is intended to allow the Agency to
continue meeting its central area blight elimination and economic development goals. The
EIR addressed the impacts and mitigation needs associated with cumulative, program -
facilitated buildout. (Subcontractors: Fehr & Peers Associates, Inc., Donald Ballanti, and
'Charles Patterson)
Downtown Sunnyvale Redevelopment Plan Amendment EIR for the City of Sunnyvale
Redevelopment Agency. Wagstaff and Associates is currently completing a program EIR for a
proposed amendment to the existing Downtown Sunnyvale Redevelopment Plan to increase
the tax increment revenue limits of the plan, extend the time limit for incurring debt, revise the
plan boundary, and expand the scope of redevelopment actions to be undertaken in the area.
The program EIR will describe the anticipated aggregate effects of these proposed actions on
the character of the downtown, and associated environmental impacts (land use -visual
factors, traffic and parking, public services, air quality, noise, etc.). (Subcontractors: Fehr &
Peers, Illingworth & Rodkin, Donald Ballanti.)
EI Camino Corridor General Plan Amendment and Redevelopment Plan EIR for the City
of South San Francisco and the South San Francisco Redevelopment Agency. Working with
the redevelopment consultants, Keyser Marston Associates, Wagstaff and Associates recently
prepared an EIR for a 150 -acre general plan amendment and a companion amendment to an
existing redevelopment plan to facilitate significantJncreases in multi -family residential and
commercial developil around the proposed South San Francisco BART station on EI
Camino Real. The redevelopment project included a number of physical improvements to the
corridor, including but not limited to the undergrounding of the planned BART line. The EIR
addressed a number of significant concerns raised by the proposal including impacts on
surrounding land uses, visual and urban design factors, effects on the local and regional
transportation system, noise, public infrastructure implications, and impacts on soils and
geology, air quality, and vegetation and wildlife. (Subcontractors: Crane Transportation
Group, Freedman, Tung and Bottomley, Andrew Leahy, R.C.E., Illingworth & Rodkin, Donald
Ballanti.) - - I
Highway 101 Corridor Redevelopment Plan OR for Redwood City and the Redwood City
Redevelopment Agency. Wagstaff and Associates prepared an EIR for a redevelopment plan
proposed for a 400 -acre area along U.S. Highway 101 in Redwood City. The plan.calis for a
number of programs and improvements to facilitate redevelopment of commercial and
industrial parcels along the corridor, including relocation of existing Redwood City automobile
Wagstaff and Associates
City of Cupertino -
June 8, 1999
Proposal for Services
Vallco Fashion Park Redevelopment Plan EIR
Page IX -4
dealerships to the site, and redevelopment of the large AMPEX industrial property.
Environmental concerns raised by the plan include possible impacts on surrounding residential
land uses; population, employment, housing, and jobs/housing ratio effects; local and regional
transportation impacts; and effects on public services, noise, and air quality. (Subcontractors:
Barton-Aschman Associates, Questa Engineering, Illingworth & Rodkin, Donald Ballanti, and
Charles Patterson)
Sonoma Redevelopment Plan Project Area Amendment EIR for the City of Sonoma and
the Sonoma Community Redevelopment Agency. Wagstaff -and Associates recently
completed an EIR for a redevelopment plan amendment that would add 256 acres to the city's
existing redevelopment area. The proposed amendment area includes a broad mix of
additional land uses including a primary retail commercial corridor along Broadway, plus
---surrounding-single family homes, apartment buildings, a mobile home park, professional
offices, and some light general industrial uses. The intent of the project area amendment is to
provide for assistance towerds the economic revitalization of the Broadway commercial
corridor, the correction of housing an infrastructure deficiencies in subareas, and the
correction of parking and infrastructure deficiencies that exist in the amendment area.
Environmental concerns raised by the redevelopment program included impacts on land use
and visual factors; population, housing and employment; transportation; water, sewer, police,
-fire, school, parks, and solid waste service; soils and geology; drainage and flooding;
hazardous materials; vegetation and wildlife; air quality; noise; and cultural resources.
Highway 29 Corridor Redevelopment Plan EIR for the City of American Canyon and the
American Canyon Redevelopment Agency. Wagstaff and Associates recently prepared an
EIR for a redevelopment plan proposed for a 600 -acre portion of American Canyon in
southern Napa County. The redevelopment plan would facilitate the development of a mixed-
use town center through a program of interregional and local roadway improvements, urban
design improvements, affordable housing assistance, and individual developer assistance
programs. Environmental concerns raised by the..redevelopment'program included impacts on
land use and visual factors; population, housing and employment; transportation; water,
sewer, police, fire, school, parks, and solid waste service; soils and geology; drainage and
flooding; hazardous materials; vegetation and wildlife; air quality; noise; and cultural
resources.
Arvin Redevelopment Plan EIR for the City of Arvin and the Arvin Redevelopment Agency.
Wagstaff and Associates recently prepared an EIR for a redevelopment plan proposed for a
1,170 -acre area encompassing a significant portion of the city of Arvin, an agricultural
community located in southern Kern County. The redevelopment plan would fund 'a number 6f
improvements to facilitate commercial, industrial, and residential development, including curb,,
gutter, other drainage and roadway improvements; and rehabilitation of•e)i+sting commercial
and residential structures. Environmental concerns raised by the plan included possible
impacts on surrounding agricultural land uses; population, employment, housing and
jobs/housing ratio; transportation; air quality; public services; noise; biological resources; and
cultural resources. (Subcontractor: PH Associates.)
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Proposal for Services
Wagstaff and Associates _. Vallco Fashion Park Redevelopment Plan E1,9
City of Cupertino Page IX -5
June 8, 1999
Hollister Redevelopment Plan Amendment EIR for the City of Hollister Redevelopment
Ass
Agency. In association with John Dt e Hol steSsociates, Wagstaff aRedevelopment Plan Theplanamendment
the Draft EIR for an amendment to
would add approximately 300 acres around the Hollister Airport to the city's existing
redevelopment area, and would increase the existing tax increment revenue "cap." The
revised redevelopment plan would fund a number of projects including, but not limited,
developer assistance programs, public street and infrastructure improvements, hazardous
waste remediation, park improvements, city administrative facility improvements, urban design
improvements, and affordable housing assistance., - This program EIR will evaluate project -
facilitated growth impacts on land use, population, employment, housing, transportation,
geotechnical factors, public facilities and services, noise, air quality, and cultural resources.
(Subcontractors: Barton-Aschman Associates, Illingworth & Rodkin, Donald Ballanti.)
`Ojo de Agua Redevelopment Amendment EIR for the City of Morgan Hill. Wagstaff and
Associates recently complefed an EIR for a major amendment to the city's redevelopment
plan. The amendment would expand the city's existing redevelopment plan to provide the
additional resources needed to facilitate further improvement in the redevelopment area and to
specifically encourage employment development, affordable housing development, and an
improved local jobs/housing ratio. A range of impacts were addressed including land use,
transportation, population, employment, housing, public services, noise, air quality, and
cultural resources factors. (Subcontractor: DKS Associates)
Rodeo Area Redevelopment Plan EIR. Wagstaff and Associates recently prepared the EIR
for Contra Costa County's Rodeo Area Redevelopment Plan. The implications of past and
future oil refinery activities for land use planning in the Rodeo area and the preservation of
community character were two of the primary focuses of this program EIR. Other issues
included population, housing, employment, public services, traffic, hydrology, noise,
archaeology, and biotic resource impacts. The quality of the EIR document was commended
by the Contra Costa County Planning Commission. - -
North Richmond Redevelopment Plan EIR for the Contra Costa County Redevelopment
Agency. This EIR was prepared for a redevelopment plan proposed for the 800 -acre,
unincorporated community of North Richmond. Redevelopment plan provisions included
assistance towards major road improvements, neighborhood commercial revitalization,
industrial development programs, and "residential rehabilitation. (Subcontractors: Wilbur Smith
and Associates, Charles M. Salter Associates).
EI Cerrito Redevelopment Plan Amendment EIR for the City of EI Cerrito. Wagstaff and.
Associates recently completed the EIR for a -substantial amendment to the EI Cerrito — =
Redevelopment Plan. The amendment was proposed to continue and expand the existing
redevelopment program in order to address blighted conditions in EI Cerrito, with an emphasis
on several targeted areas of the city needing physical improvement. Much of the housing and
infrastructure improvements were focused around the city's two BART stations. Funding of
site acquisition and hazardous materials remediation were also important components of the
WP511982819828-9. PRO
Wagstaff and Associates Proposal for Services
City of Cupertino - Vallco Fashion Park Redevelopment Plan EIR
June 8, 1999 Page IX -6
plan. A range of environmental impacts were assessed in this EIR, including land use and
visual factors, public health and safety, jobs/housing balance, transportation, vegetation and
wildlife, cultural resources, noise,and air quality. (Subcontractors: Korve Engineering,
Illingworth & Rodkin, Donald Ballanti, and Geier & Geier Consulting, Inc.)
Los Medanos Redevelopment Plan Amendment EIR for the City of Pittsburg. Wagstaff and
Associates prepared the EIR for an amendment to the city's redevelopment plan that includes
expansion of the redevelopment area to encompass over 2,000 additional acres of land. A
number of environmental and planning issues are being assessed in this program EIR,
including transportation, hazardous materials, public services and utilities, vegetation and
wildlife impacts, jobs/housing balance, noise and air quality. (Subcontractors: DKS
Associates, Don Ballanti, and Charles Patterson.)
Morgan Hill General Plan EIR for the City of Morgan Hill. This project involved assessment
of the community and environmental effects likely to result from adoption of four updated
general plan elements: land use, circulation, housing, open space and conservation.
Dominant concerns in the assessment were the effects of proposed plan policies on the
regional balance. between housing and jobs, on local and regional traffic problems, and on the
city's post -Proposition 13 cost -revenue stream. (Subcontractor: LeBlanc & Company.)
Sonoma General Plan EIR for the city of Sonoma., Wagstaff and Associates prepared a
program EIR for the city's 1994 comprehensive -general plan update. Issues addressed
included anticipated effects of the proposed community development policy changes on the
pattern of local growth, on the valued historic character of the community, and on local and
regional traffic, air quality, vegetation and wildlife, environmental noise, drainage, and
municipal service concerns. (Subcontractors: Crane Transportation Group, Illingworth &
Rodkin, and -Donald Ballanti.)
WP511982819828-9. PRO
V
Wagstaff and Associates Proposal for Services `
City of Cupertino Vallco Fashion ParK Redevelopment Plan EI-�
June 8, 1999 Page X-1
X. RESUMES OF ASSIGNED PERSONNEL
JOHN WAGSTAFF, PRINCIPAL
Professional Experience
Principal; Wagstaff and Associates, Urban and Environmental Planning; Berkeley, California;
January 1988 to present. Firm owner, principal administrator, and supervisor of all office
activities in environmental impact assessment, urban planning, urban design, visual
impact analysis, and development master planning.
Partner; Wagstaff and Brady, Urban and Environmental Planners; Berkeley, California;
January 1979 to January 1988. Partner -in -Charge of firm activities in specific plan and
community general plan formulation and numerous environmental impact documentation
programs, including EIRs for a broad range of residential, commercial, industrial,
institutional, and mixed-use projects.
Associate; Sedway/Cooke, Urban and. Environmental Planners and Designers; San Francisco,
California; March 1974 to August 1978. Project manager for firm activities in the areas of
specific plan formulation, environmental impact assessment, land management, urban
design, community general plan formulation and revision, and community energy
conservation. Managed numerous multidisciplinary teams including urban planners,
traffic engineers, geologists, biologists, urban economists, hydrologists, and acoustical
engineers. -
Urban Planner; Brown/Heldt Associates, Environmental Planners and Landscape Architects;
San Francisco, California; July 1973 to March 1974. Responsibilities included land use
planning, central district rehabilitation- planning, urban design,. and development review
consulting for West Coast and Midwest municipal planning departments.
Architectural Designer; Architectural Division, Department of Engineering, General Office,
Pacific Gas and Electric Company; San Francisco, California; July 1967 to August 1971.
Responsibilities included site and architectural design for industrial and commercial -
projects from small to very large scale including district and division office complexes-,
service centers, and power generating plants. _
Wagstaff and Associates
City of Cupertino
June 8, 1999
DONALD J. DEAN, SENIOR PLANNER
Professional Experience
Proposal for Services
Vallco Fashion Park Redevelopment Plan EIR
Page X-3
Senior Planner; Wagstaff and Associates, Urban and Environmental Planners; Berkeley,
California; June 1997 to present. Project manager for numerous CEQA compliance and
urban planning projects. Responsibilities have included overall project management and
client liaison, environmental research and analysis, and. editing/production for numerous
commercial, residential, institutional, mixed-use, and redevelopment projects.
Independent Environmental Consultant; Point Richmond and Mendocino, California;
September 1987 to June 1997. Independent writer, analyst and project manager for a
variety of environmental and planning projects, including environmental impact reports,
land use studies, general plan amendments, transportation reports, and redevelopment
projects. Assignment and responsibilities included:
• Planning Associate and Project Manager; Mills Associates, Moraga, California. Project
manager for a variety of EIRs, negative declarations and land use studies. Organized
Contra Costa County's first "book" of standard conditions of approval.
• Project Manager; Omni -Means Traffic Engineering, Walnut Creek, California. Project
manager and transportation planner for a variety of projects in San Francisco and the
greater Bay Area.
• Contract Planning Associate; extension to staff for local Bay Area cities as project
coordinator for large development applications.
Environmentat Planner; EIP Associates, San Francisco, California; February 1984 to
September 1987. Environmental planner, transportation planner and project manager
responsible for preparation of environmental impact'reports and numerous San Francisco
and Bay Area transportation studies.
Land Use Analyst; Association of Bay Area Governments, Oakland, California; 1983 to
February 1984. Analyst for baseline documentation for ABAG "Projections" series.
Education
Master of City Planning (MCP), University of California at Berkeley, 1983.
Bachelor of Arts, History, State University of New York at Cortland, Magna Cum Laude, 1975.
Wagstaff and Associates
City of Cupertino
June 8, 1999
Education
Proposal for Services
Vallco Fashion Park Redevelopment Plan EtR
Page X-2
Master of Urban Planning (MUP), 1973, University of Oregon, Eugene, Oregon.
Bachelor of Architecture (B. Arch.), 1967, California State Polytechnic University, San Luis
Obispo, California.
Publications and Papers
"The Potential Impact of Industrialized Housing in the United States." University of Oregon.
"An Integrated Land Development Guidance System for Lane County, Oregon." Lane County
Planning Department and the Western Interstate Commission on Higher Education
(WICHE).
Honors and Fellowships
Teaching Fellow; Urban Planning Department, School of Architecture and Allied Arts,
University of Oregon, Eugene, Oregon; 1972-1973 academic year. Lecturer on housing
- and urban renewal, industrialized housing processes, residential site design, and new
concepts in residential land development including planned unit development. Seminar
leader for "Introduction to Urban Planning,' a three -unit undergraduate course.
WICHE Intern; Lane County Planning Department and Western Interstate Commission
on Higher Education (WICHE). Identified procedures for and implications of
consolidating all land development controls of the county into a single integrated
ordinance. Findings and recommendations published by WICHE.
Professional Memberships
American Planning Association
Association of Environmental Professionals
National Trust for Historic Preservation
Urban Land Institute
Western Governmental Research Association (WGRA)
WP511982819828-10. PRO
Wagstaff and Associates
City of Cupertino
June 8, 1999
NATALIE MACRIS, SENIOR PLANNER
Professional Experience
Proposal for Services
Vallco Fashion Park Redevelopment Plan EiR
Page X-5
Senior Planning Consultant to Wagstaff and Associates, Urban and Environmental Planners,
Berkeley, California; February 1995 to present. Independent contractor for environmental
impact assessment and urban planning projects. Responsibilities include project
management, client and team liaison, environmental research, analysis, and editing for
numerous residential, commercial, industrial, institutional, mixed-use, and redevelopment
project EIRs.
Urban and Environmental Planning Consultant; San Francisco, California; 1991 to present.
Independent writer, editor, researcher, and project manager for a variety of environmental
and urban planning projects, including environmental impact reports, general plan
housing elements, and background studies for environmental and planning consulting
firms, architectural firms, public agencies, and non-profit organizations.
Associate Planner; Duncan & Jones; Berkeley, California; 1987 to 1990. Prepared
environmental impact reports for numerous urban development and planning projects.
Supervised teams of subconsultants. Revised and updated housing elements and other
portions of city and county general plans. -
Assistant Planner; Department of Planning and Development; City of Fairfield, California;
December 1986 to April 1987 (Planning Technician, June 1985 to December 1986).
Responsibilities included processing development applications, preparing staff reports for
the Planning Commission and City Council, and providing public information and
assistance. Projects included drafting a general plan amendment to establish a
residential density transfer system; designing the city's density bonus program for low -
and moderate -income and senior citizen housing; and contributing to the revision of the
Cordelia Area Specific Plan, an element of the city's general plan.
Education
Master of City Planning (M.C.P.), 1985, University of California at Berkeley.
Bachelor of Arts, History (with Honors and Coverall Academic Distinction), University of
California at Berkeley, 1983.
Publications and Papers
"Artists' Live/Work Space in San Francisco: Strategies for Preservation and Development";
professional report. (Author)
Wagstaff and Associates
City of Cupertino
June 8, 1999
Professional organizations
American Planning Association
Association of Environmental Professionals
r�ioct�oc�oioa�a_fn PRn
Proposal for Services
Vallco Fashion Park Redevelopment Plan EI -R
Page X-4
TIME SCHEDULE
THE ADOPTION OF THE REDEVELOPMENT PLAN FOR
CUPERTINO VALLCO REDEVELOPMENT PROJECT
CITY OF CUPERTINO
July 13, 1999
SCHEDULED DATE ACTION
July 9, 1999 1. KMA transmits draft Preliminary Plan to STAFF and
LEGAL COUNSEL for review
Action or document required:
> draft Preliminary Plan
July 12, 1999 2. STAFF and LEGAL COUNSEL provide comments on
draft Preliminary Plan to KMA
Action or document required:
> Comments on draft Preliminary Plan
July 15, 1999 3. KMA prepares and transmits final Preliminary Plan to
STAFF and LEGAL COUNSEL.
Action or document required:
> Final Preliminary Plan
Prior to July 19, 1999 4. STAFF and LEGAL COUNSEL identify property
ownership and business interests through review of
Statements of Economic Interests, if any, of AGENCY,
City Council, and Planning Commission members and
other City officials in the proposed Project Area and
determine whether any conflicts exist.
July 15, 1999 5. STAFF finalizes map and legal description for Cupertino
Vallco Project Area.
NOTES:
• Must meet the requirements of the State Board of
Equalization. Map and legal description to be
attached to Preliminary Plan.
July 19, 1999 6. CITY COUNCIL designates survey area for Cupertino
Vallco Redevelopment Project [H&SC§33310]'.'
Action or document required:
> Council Resolution No.
July 19, 1999 7. PLANNING COMMISSION approves Preliminary Plan
and forwards Preliminary Plan to AGENCY [H&SC
§§33322 and 33325].
Action or document required:
> Planning Commission Resolution No.
All references are to the Health and Safety Code unless otherwise noted.
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City of Cupertino Vallco Fashion Pari Redevelopment Plan EIR
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June 8, 1999
"Improving Our Bay -Delta Estuary Through Local Plans and Programs"; guidebook. (Editor)
"Bay Area Innovations"; guidebook. (Editor)
"Environmental Restoration at the Presidio"; fact sheet. (Author)
How Cities Work; published book. (Editor)
Professional Memberships
American Planning Association
—Association -of Environmental Professionals
u cocain oeo�aC 9a_tn PLi(i
After July 20, 1999 13. Additional EIR Consultations:
The AGENCY may call a scoping meeting to obtain
comments from public agencies and others regarding
the environmental impact report and the environmental
review process.
August 3, 1999 14. LEGAL COUNSEL delivers draft proposed
Redevelopment Plan and OP Rules (Rules for Owner
Participation and Extension of Reasonable Preferences
to Businesses) to STAFF and KMA for review and
comments
Action or document required:
Draft Proposed Redevelopment Plan
Draft OP Rules
August 17, 1999 15. . STAFF and KMA transmits written comments on draft
proposed Redevelopment Plan and OP Rules to LEGAL
COUNSEL.
Action or document required:
Written comments on draft Proposed
Redevelopment.Plan and draft OP Rules
August 20, 1999 16. AGENCY STAFF transmits (a) legal description and map
of boundaries of Project Area, (b) statement that
Redevelopment Plan is being prepared, and (c) indication
of the last equalized assessment roll (1999-2000)
proposed to be used for tax increment allocations, to the
{ ) `✓ County Auditor, Assessor and Tax Collector, to the State
�v
A—\
Board of Equalization and to the governing bodies of all
taxing agencies in the Project Area [H&SC §§33327 and
33328].
� L
Action or document required:
> Letter & Statement - preparation of Redevelopment
1 Plan;
> Filing Fee (to State Board of Equalization)
Additional Options:
AGENCY may also request County Auditor to include in
its report assessed valuation data for the past five years
(instead of the standard proceeding one-year date only).
NOTES:
• Upon receipt of this information, COUNTY FISCAL
OFFICER begins preparation of report identifying
total assessed valuation of all taxable property within
Project Area for the preceding year (or, if requested
by the AGENCY, for the preceding five years), each
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July 19, 1999 8. AGENCY receives Preliminary Plan, directs preparation
of Redevelopment Plan, and authorizes transmittal of
information to taxing agencies and officials.
Action or document required:
T Resolution No.
July 19, 1999 9. KMA transmits mailing list of taxing officials, affected
taxing entities and State Board of Equalization to
AGENCY STAFF and EIR CONSULTANT.
Action or document required:
> List of taxing officials, affected taxing entities and
State Board of Equalization.
After July 19, 1999 10. . STAFF and LEGAL COUNSEL review General Plan for
compliance with state law.
July 20, 1999. 11. STAFF mails — certified mail/retum receipt requested,
Notice of Preparation of Draft EIR to:
a) Responsible agencies [CEQA Guidelines
§ 15082(a)];
b) Federal Agencies [CEQA guidelines §15082(a)];
C) Trustee Agencies [CEQA Guidelines
§15082(a)];
d) Affected taxing entities [H&SC §33333.3]
e) Cities and counties which border the City [Public
Resources Code §21153]; and
f) If the Project has statewide, regional or
areawide significance, transportation planning
agencies or public agencies with potentially
affected transportation facilities [Public
Resources Code §21092.4].
If any of the above agencies are state agencies, a copy
of the Notice must be sent to the State Clearinghouse
[CEQA Guidelines §21092.4]. AGENCY STAFF posts
the Notice with the County Clerk for 30 days [Public
Resources code §21092.3]. The Notice must state
whether any portion of the Project Area is on the
hazardous waste lists compiled under Government
Code §65962.5 [Public Resources Code §21092.6].
Action or document required:
Notice of Preparation
After July 20, 1999 12. EIR CONSULTANT commences preparation of a Draft
Environmental Impact Report.
Action or document required:
Draft.EIR
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October 11, 1999 25. KMA submits final Preliminary Report to STAFF.
Action or document required:
Final Preliminary Report
October 14, 1999 26. Newspaper publishes one time, at least ten days before
the applicable meeting, notice of public information
meeting regarding Redevelopment Plan. Newspaper
provides Agency with affidavits of publication. [H&SC
§33385].
Action or document required:
- Notice of Meeting (s);
Affidavits of Publishing
October 14, 1999 27. STAFF mails (first class mail) to all businesses in the
Project Area notice of public information meeting
STAFF prepares affidavits of mailing.[CRL §33385].
Action or document required:
Notice of Meeting (s);
Affidavits of Publishing
October 18, 1999 28. AGENCY receives Draft EIR and authorizes Draft EIR to
be circulated [CEQA_Guidelines §15084].
Action or document required:
Resolution No.
Draft EIR
October 18, 1999 29. AGENCY determines adequacy of Preliminary Report
and refers it to each affected taxing entity [H&SC
§33344.5].
Action or document required:
Resolution No.
Preliminary Report
October 18, 1999 30. AGENCY refers proposed Redevelopment Plan to
PLANNING COMMISSION for its report and
recommendation within 30 days [H&SC §§33385].
Action or document required:
Resolution No.
Proposed Redevelopment Plan
> Transmittal letter
October 19, 1999 31. STAFF transmits Preliminary Report, Draft EIR, and
Redevelopment Plan to affected taxing entities.
Action or document required:
> Preliminary Report
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taxing entity receiving taxes, estimated taxes
available to the AGENCY, etc. [H&SC §33328].
• If subsequent to receiving the report of the County
Fiscal Officer a different assessment roll will be
used, additional specific procedures are required
under H&SC §33328.5.
August 23, 1999 17. All comments due in response to Notice of Preparation of
Draft EIR (30 days from receipt of NOP) [Public
Resources Code §21080.4; CEQA Guidelines
§15082(b)].
August 24, 1999 18. LEGAL COUNSEL delivers final draft Redevelopment
Plan and OP Rules to STAFF and KMA.
Action or document required:
)-- Final draft Redevelopment Plan
Final OP Rules
September 6, 1999 19. • AGENCY adopts OP Rules (Rules for Owner
Participation and Extension of Reasonable Preferences
to Businesses).'
Action or document required:
Resolution No.
September 17, 1999 20. EIR Consultant delivers administrative Draft EIR to
STAFF, KMA and LEGAL COUNSEL for review and
comment.
Action or document required:
)-- Administrative Draft EIR
September 17, 1999 21. KMA delivers Draft Preliminary Report to STAFF and
LEGAL COUNSEL for review and comment.
Action or document required:
Draft Preliminary Report
October 1, 1999 22. STAFF, KMA, and LEGAL COUNSEL transmit written
comments on administrative Draft EIR to EIR
CONSULTANT.
Action or document required:
>-- Written comments on administrative Draft EIR
October 1, 1999 23. STAFF and LEGAL COUNSEL transmit written
comments on Draft Preliminary Report to KMA.
Action or document required:
> . Written comments on Draft Preliminary Report
October 11, 1999 24. EIR Consultant delivers final Draft EIR to STAFF.
Action or document required:
> Draft EIR
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> Planning Commission Resolution No.
November 24, 1999 38. KMA delivers draft Report to the City Council on the
Redevelopment Plan to STAFF and LEGAL COUNSEL
for review and comment.
Action or document required:
> Draft Report to the City Council.
December 3, 1999 39. Last day for receipt of public comments on Draft EIR.
AGENCY STAFF and EIR CONSULTANT evaluates
comments received from agencies and persons
reviewing Draft EIR and prepares Final EIR [Public
Resources Code §§21092 and 21153; CEQA Guidelines
§§15087, 15088 and 15089].
Action or document required:
> Final EIR
December 6, 1999 40. STAFF. and LEGAL COUNSEL submit written comments
on the draft Report to the City Council to KMA.
Action or document required:
> Written comments on the draft Report to the City
Council.
December 8, 1999 41. PLANNING COMMISSION reviews initial use permit and.
submits recommendation to the CITY COUNCIL.
Action or document required:
> Planning Commission Resolution No.
December 13, 1999 42. KMA delivers final Report to the City Council on the
Redevelopment Plan to STAFF and LEGAL COUNSEL.
Action or document required:
➢ Final Report to the City Council.
December 20, 1999 43. CITY COUNSEL receives PLANNING COMMISSION's
recommendation regarding initial use permit and adopts
resolution approving use permit.
Action or document required:
> City Counsel Resolution No.
December 20, 1999 44. AGENCY adopts its Report to the City Council on the
Redevelopment Plan, then submits Report, and proposed
Redevelopment Plan to City Council, and requests
holding joint public hearing ori Redevelopment Plan and
Final EIR [H&SC §§33351, 33352 and 33355].
Action or document required:
AGENCY Resolution No.
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> Draft EIR
> Proposed Redevelopment Plan
> Transmittal Letter
October 19, 1999 32. STAFF files Notice of Completion with the Office of
Planning and Research [Public Resources Code §21161]
and circulates Draft EIR to concerned agencies and
individuals and to each affected taxing entity for a 45 -day
review period. STAFF also publishes notice inviting
public comments on Draft EIR, and posts such notice
with the County Clerk for 30 days [Public Resources
Code §§21092, 21092.3 and 21153; CEQA Guidelines
§15087; H&SC §33333.31.
Action or document required;
> Notice of Completion
> Public Notice
After October 19, 33. STAFF consults with each taxing entity that receives
1999 taxes from property in the Project Area and prepares a
summary of the consultation [H&SC §§33328 and
33352].
NOTE.
This must occur prior to publication of the notice of
public hearing on adoption of the Redevelopment Plan.
The summary of this consultation must be included as
part of the AGENCY Section 33352 Report to the City
Council.
October 20, 1999 34. County Fiscal Officer's Report due within 60 days of the
date of filing by the AGENCY with the State Board
pursuant to Section 33327, and is submitted to the
AGENCY and all affected taxing entities [H&SC §33328].
Action or document required:
County Fiscal Officer's Report
October 25, 1999 35. PLANNING COMMISSION reviews application for- initial
use permit. Staff will introduce project and present
potential issues.
October 27, 1999 36. STAFF conducts public information meeting on proposed
Redevelopment Plan.
NOTE.-
Staff
OTE.Staff must make proposed Redevelopment Plan
available to residents, businesses and community
organizations [H&SC §33385].
November 8, 1999 37. PLANNING COMMISSION' reviews proposed
Redevelopment Plan and Draft EIR and submits report
and recommendations concerning Redevelopment Plan
to AGENCY [H&SC §33347].
Action or document required:
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Action or document required:
Notice
Affidavit of Mailing
January 5, 2000 51. STAFF mails, by first class mail, copies of Notice of Joint
Public Hearing to all businesses in the Project Area at
least thirty (30) days prior to hearing [H&SC §33349(c)].
Action or document required:
Notice of JPH
NOTE.-
Notice
OTE.Notice can be addressed to `occupant."
January 10, 2000 52. STAFF, EIR CONSULTANT, AND KMA complete
preparation of Final EIR and Section 33352 Report. to the
City Council, and either mail responses or send Final
(supplements) EIR to public agencies who commented
on the Draft EIR at least 10 days prior to the joint public
hearing [Public Resources Code §21092.51.
Action or documents required:
> Final EIR;
> Section 33352 Report;
> Send either written responses or Final EIR to those
who submitted comments.
January 17, 1999 53. AGENCY STAFF and LEGAL COUNSEL finalize review
final EIR (Supplement to the Report to Council
By January 27, 2000 54. STAFF obtains court reporter for public hearing
transcripts and prepares Procedural Outline and attaches
certified copies of exhibits for the joint public hearing,
including Affidavit of Publication, Affidavit of Mailing
Notice to Taxing Agencies, Affidavit of Mailing Notice to
Businesses, certification of certain official actions,
REPORT to CITY COUNCIL, Final EIR, Redevelopment
Plan, Owner Participation Rules and written comments
received.
Action or documents required:
> Procedural Outline with exhibits listed above.
By January 27, 2000 55. STAFF reminds all scheduled speakers of February 7,
2000 hearing and sends them copies of the Procedural
Outline.
Action or documents required:
> Procedural Outline with exhibits
By January 27, 2000 56. STAFF prepares agenda and form for speakers at
hearing.
Action or documents required:
> Agenda; Speaker Forms
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December 20, 1999 45. CITY COUNCIL receives documents from AGENCY and
consents to joint public hearing on Redevelopment Plan
[H&SC §33355].
Action or document required:
Council Resolution No.
December 21, 1999 46. EIR Consultant delivers Administrative Final EIR to
AGENCY STAFF and LEGAL COUNSEL for review.
Action or document required:
Administrative Final EIR
January 3, 2000 47. AGENCY STAFF and LEGAL COUNSEL transmit
comments on Administrative Final EIR to EIR
CONSULTANT.
Action or document required:
Written comments on Administrative Final EIR
January 5, 2000 48. STAFF sends to newspaper notice of joint public hearing
on Redevelopment Plan. The notice must contain a map
of the of the Project Area and a general statement of the
scope and objectives of the Redevelopment Plan.
Newspaper publishes notice once a week for four
successive weeks on January 10, January 17, January
24, and January 31, 2000 [H&SC §§33349 and 33361].
Action or document required:
> Notice of Joint Public Hearing
Affidavit of Publication
January 5, 2000 49. STAFF mails copies of notices of joint public hearing and
statement regarding property acquisition to property
owners in Project Area by first class mail. Notice and
statement are mailed to last known assessee of each
parcel of land as shown on the records of the County
Recorder 30 days prior to the date the notice is published
[H&SC §§33349 and 33350].
Action or document required:
> Notice
> Statement
Affidavit of Mailing
January 5, 2000 50. STAFF mails certified mail/retum receipt requested,
copies of the notice of joint public hearing to the
goveming body of each of the taxing agencies which
receives taxes from property in the Project Area [H&SC
§33349].
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February 7, 2000 57. CITY COUNCIL and AGENCY hold joint public hearing
on Redevelopment Plan and hear all evidence and
testimony for and against adoption of redevelopment.
February 7, 2000 (or 58.
February 14 if written
objections are
received)
February 7, 2000 (or
February 14 if written
objections are
received)
59
AGENCY acts on adoption of Redevelopment Plan and
certification of Final EIR.
a) AGENCY adopts resolution certifying completion
of Final EIR and makes findings based upon
consideration of the Final EIR [CEQA Guidelines
§§15091, 15092 and 15093].
Action or document required:
AGENCY Resolution No.
b) AGENCY adopts resolution finding that the use
of taxes allocated from the Project for the
purpose of improving and increasing the
community's supply of low- and moderate -
income housing outside the Project Area will be
of benefit to the project (required if the Project
Area does not include sites for low- and
moderate -income housing) [H&SC §33334.2(8)].
Action or document required:
AGENCY Resolution No.
CITY COUNCIL acts on adoption of Redevelopment Plan
and consideration of Final EIR.
a) CITY COUNCIL considers Report of AGENCY,
Final EIR, report and recommendations of
Planning Commission and all evidence and
testimony for and against the proposed
redevelopment Plan and, if applicable, adopts
written findings in response to each written
objection to the redevelopment plan from
affected taxing entities and property owners
received prior to or at the joint public hearing
[H&SC §33363].
Action or document required:
Council Resolution No.
Written objectives; written findings.
b) CITY COUNCIL adopts resolution finding that
the use of taxes allocated from the Project for
the purpose of improving and increasing the
community's supply of low- and moderate -
income housing outside the Project Area will be
of benefit to the Project (required if the Project
Area does not include sites for low- and
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February 15, 2000 (or 62.
CITY CLERK sends Ordinance to newspaper for
February 22, 2000 if
publication.
written objections
received)
February 15, 2000 (or 63.
CITY CLERK sends copy of Ordinance adopting
February 22, 2000 if
Redevelopment Plan to the COMMISSION [H&SC
written objections
§33372].
received)
Action or document required:
- Letter from .Clerk transmitting Ordinance.
February 15, 2000 (or 64.
CITY CLERK records, with County Recorder, description
February 22, 2000 if
of land in Project Area and statement that redevelopment
written objections
activities have been commenced [H&SC 33373].
received)
Action or document required:
- Letter from Clerk filing documents;
Notice of adoption of redevelopment Plan to be
recorded.
February 15, 2000 (or 65. CITY CLERK notifies the Building Department of the
February 22, 2000 if adoption of the redevelopment Plan and its effect upon
written objections their operations [H&SC §33374].
received)
Immediately following 66. Ordinance is published [Govemment Code §36933]
February 15' or 22nd
Immediately following 67. CITY CLERK transmits — by certified mail/return receipt
February 15' or 22nd requested, a copy of Ordinance adopting the
redevelopment plan, legal description of land within the
Project Area and map or plat indicating boundaries of
Project Area to County Auditor and Tax Assessor, to
State Board of Equalization and to all taxing agencies in
Project Area [H&SC §33375].
Action or document required:
Letter from Clerk transmitting documents.
March 23, 2000 (or 68. Ordinance adopting redevelopment plan becomes
March 30, 2000) effective 30 days after adoption [H&SC §33365 and
33378].
Planing Commission meets 2nd an 4d' Monday of the month
City Council/Agency meets 1" and 31 Monday of the month
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