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HomeMy WebLinkAboutAppendix I - Floor Study and Lake ReportWest Ming Specific Plan - Draft EIR Michael Brandman Associates H:\Client (PN-JN)\0216\02160029\DEIR 9-1\02160029_Appendices.doc Appendix I: Flood Study and Lake Report FLOOD STUDY FOR WEST MING SPECIFIC PLAN BAKERSFIELD, CALIFORNIA PREPARED FOR: Castle & Cooke - CA, Inc. 10000 Stockdale Highway – Suite 300 Bakersfield, California 93311 (661) 664-6500 Prepared by: 2001 Wheelan Court Bakersfield, CA 93309 (661) 834-4814 May 12, 2005 #6811.11(09) S:\02160029 - West Ming Specific Plan\Technical Studies\Flood Study\FLOOD STUDY COPY Rev 5-12-05.doc SECTION 1.0 - INTRODUCTION 1.1 Scope McIntosh & Associates has prepared this flood study to provide technical information for the development of the West Ming Specific Plan project in the City of Bakersfield, Kern County, California. The objective of this study has been to develop a flood analysis of the Kern River adjacent to the development site, a flood-potential study for the site itself, to develop a plan to prevent post- development flooding of the project area, and to develop mitigation measures to reduce the potential for post-construction flooding associated with a 100-year flood event to an insignificant level. This effort has included an analysis of flood stages in the Kern River, and the potential for site flooding, consequent to a 100-year frequency storm event, both prior to and following completion of development. This effort has included the analysis and recommendation of levee systems to prevent post-construction site flooding and mitigation methods to reduce potential flooding associated with a FEMA 100-year flood event to an insignificant level. 1.2 Site Description The subject property is located in the middle of the southern end of the San Joaquin Valley, in the County of Kern, City of Bakersfield and in the State of California. The subject property is in all of Sections 11, 13 and 14, and in a portion of Sections 10 and 15 of Township 30 South, Range 26 East, Mount Diablo Baseline and Meridian (See attached Location Map - Page 2). The subject properties with approval of the requested general plan amendment and zone change will allow for the development of commercial, industrial and residential development. (See Attached Site Map – Page 3). The natural slope across the site is generally to the southwest, along and parallel to the main drainage channel of the Kern River. Relief across the site is fairly gentle, with only minor variations in elevation. The only natural drainage feature bordering the site is the Kern River, which extends along the western portion of the northern boundary of the property and along a portion of the western boundary. There are no hills or natural gullies to concentrate storm runoff on the site. There is one major man-made water feature on the site, the Kern River Canal, which enters the property near the northeast corner and flows southwesterly, exiting the project area approximately 4,000-feet south of the extension of Ming Avenue. This canal is a concrete lined, trapezoidal channel that conveys water across the site. The proposed West Beltway is to be constructed near the western boundary of the site. S:\02160029 - West Ming Specific Plan\Technical Studies\Flood Study\FLOOD STUDY COPY Rev 5-12-05.doc Location Map NORTH Subject Property S:\02160029 - West Ming Specific Plan\Technical Studies\Flood Study\FLOOD STUDY COPY Rev 5-12-05.doc Portions of the site have been designated as being within a Federal Emergency Management Agency (FEMA), 100-year frequency, Special Flood Hazard Area (SFHA). The attached FEMA, Flood Insurance Rate Map (FIRM - 1) has been annotated to show the project boundaries relative to the Special Flood Hazard Area (SFHA) and to show existing levees and the cross-sections for the flood study. This map is a composite of four FEMA, FIRM panels – Kern County Panels 060075-1000 B, and 060075-1015 B, as well as City of Bakersfield Panels 060077-0022 B, and 060077-0025 B. The project area SFHA has a Zone “A” designation, a special case indicating that the area is suspected of being susceptible to flooding in the event of a 100-year frequency storm flow. However, this is an approximate FEMA designation, and is not based on, and does not require, a detailed hydrologic study by FEMA. In addition, this Zone “A” designated area, as shown on the 1986 FEMA, FIRM, lacks a defined “floodway” as well as specific flood elevations (Base Flood Elevations or BFEs). Consequently, in the absence of a detailed FEMA Flood Study of the Kern River adjacent to the project site, the present flood study makes use of the most recent FEMA approved flood study flow volumes for the project area. S:\02160029 - West Ming Specific Plan\Technical Studies\Flood Study\FLOOD STUDY COPY Rev 5-12-05.doc - [SITE MAP] S:\02160029 - West Ming Specific Plan\Technical Studies\Flood Study\FLOOD STUDY COPY Rev 5-12-05.doc S:\02160029 - West Ming Specific Plan\Technical Studies\Flood Study\FLOOD STUDY COPY Rev 5-12-05.doc SECTION 2 – ENGINEERING METHODOLOGY 2.1 Hydrology This flood study has been carried out in accordance with the standards of the Federal Emergency Management Agency (FEMA). These standards are recognized and approved by the City of Bakersfield and by Kern County. The most recently published information for a 100-year frequency storm-event, based on a FEMA, Flood Insurance Study (FIS) for the area, was used in this analysis. The FIS estimated that the 100-year frequency discharge in the Kern River, in the vicinity of the project, would be 10,200 cubic feet per second (10,200 cfs). 2.2 Channel Hydraulics This analysis included development of hydraulic-flow models of the Kern River and of the project area. These models were extended upstream and downstream to distances sufficient to insure full coverage of the proposed project. The modeling method used was the United States Army, Corp of Engineers - Hydrologic Engineering Center – River Analysis System, HEC-RAS 3.1.1. This is the latest version of the HEC-RAS model available for general use and it is recognized and supported by the City of Bakersfield and by Kern County. An existing HEC-2 model used in a flood study for a FEMA, Conditional Letter of Map Revision (CLOMR) application for an area at the upstream end of this project was modified to include the proposed construction (Upstream - Revised Conditions Model – Appendix A). The Revised Conditions Model used in the earlier study was used as the Effective Model for the present study. The present study Effective Model was extended upstream to Cross-Section 11.69 (CS-11.69) of the previous CLOMR study and downstream approximately 6,000-feet, along the Kern River channel, beyond the end of the previous study (i.e. CS-10.37 See attached FIRM - 1). Extending the present study upstream is consistent with the FEMA standards and allowed the current model to be tied into the earlier model hydraulically. Extending the present study more than a mile downstream of the downstream limit of the earlier study was consistent with FEMA standards and was considered essential to development of an adequate flood analysis for the West Ming Specific Plan project. 2.3 Hydraulic Modeling Duplicate Effective Model: A Duplicate Effective Model was created from the Revised Conditions HEC-2 model used in the previous CLOMR application for the upstream levee. The water surface profiles from the Duplicate Effective Model were compared to the profiles from the earlier Revised Conditions Model and were found to be within the FEMA guidelines for an effective tie-in. The Revised Conditions Model was selected from the earlier study because of the absence of a detailed FEMA, FIS for the project area and because 5,280-feet of S:\02160029 - West Ming Specific Plan\Technical Studies\Flood Study\FLOOD STUDY COPY Rev 5-12-05.doc the levee proposed in the earlier study has now been constructed. This construction has modified the river profile and represents the current conditions along the river within the project reach. Copies of the “Revised Conditions Model” and the “Duplicate Effective Model” results are attached in Appendix A and B, respectively. Revised Conditions Model: The Revised Conditions Model includes the proposed improvements and established the levee elevations required to protect the West Ming Specific Plan study area from the FEMA-defined, 100-year frequency flood event. The pertinent elements added to the Duplicate Effective Model to create the Revised Conditions Model include, the extension of the Ming Avenue levee to the west, where it intersects the proposed West Beltway, and the West Beltway to the south. In addition, consideration has been given to the impact of the Kern River Canal crossing of the proposed West Beltway. At this crossing the model has indicated that the 100-year frequency flood stage will be higher than adjacent land elevations but below the top of the existing canal bank. The elevation of the top of the canal bank is estimated to be less than three feet above the 100-year frequency flood stage. In this situation, the minimum freeboard required by FEMA is three feet. As the Kern River Canal will represent an opening in the Beltway levee, additional levee modifications will be necessary The results of the Revised Conditions Model for this study are presented in Appendix “C.” Based on FEMA standards, there are two sets of Revised Conditions Model results; one set assumes that the existing City, County, and prove levees remain intact during the 100-year flood (Appendix C), while the second set assumes that these levees are destroyed by the flood (Appendix D). 2.4 Floodplain Delineation The existing levees upstream of the proposed construction, the proposed project, and the proposed levees and the model cross-sections are shown on the attached FEMA Work Map. The 100-year frequency storm, post-construction floodplain is delineated on the attached Annotated Flood Insurance Rate Map – FIRM 2. This map shows the limits and flood stage for the 100-year frequency event based on the detailed hydraulic analysis for the Kern River, within the relevant range. According to the most recent Federal Emergency Management Agency (FEMA), Flood Insurance Rate Maps (FIRMs attached to Flood Study), the entire northern portion of the site, north of the Kern River Canal, is currently within a FEMA Zone “A” flood zone. In addition, a portion of the site to the south of the Kern River Canal is within a FEMA Zone “A” flood zone, as is a small area of the southwestern portion of the site. Local restrictions, City of Bakersfield and Kern S:\02160029 - West Ming Specific Plan\Technical Studies\Flood Study\FLOOD STUDY COPY Rev 5-12-05.doc County, require the removal of areas to be developed from this FEMA designated flood zone. The means to accomplish this is to request that FEMA redefine the flood zone. The justification for the revision is based on proposed levee modifications to the site and the preparation of, among other options, a Letter of Map Revision (LOMR) to be approved by the local controlling agencies, City and/or County. The levees discussed in this flood study are the proposed means of protecting the site from future flood events. The LOMR process is based on constructed facilities, not on proposed improvements. Plans are in progress to prepare a LOMR for the project area. In addition to City and County issues, in order to qualify for flood insurance, a development area must be protected from the FEMA 100-year flood event. SECTION 3 – STUDY CONCLUSIONS AND RECOMMENDATIONS 3.1 Study Conclusions In accordance with the California Environmental Quality Act, Appendix “G” – Section VIII - (g), (h), and (i), a project will have a significant adverse impact on hydrology and water quality if the project would result in placing housing within a 100-year flood hazard area mapped on a Federal Flood Hazard Boundary or Flood Insurance Rate Map or other flood hazard delineation map, place within a 100-year flood hazard area structures which would impede or redirect flood flows, or expose people or structures to a significant risk of loss, injury or death involving flooding, including flooding as a result of the failure of a levee or dam. The developer will construct levees to provide protection against flooding associated with a 100-year flood event and to reduce the potential for flooding associated with a 100-year flood event to less than significant levels. In addition, the developer will obtain a Letter of Map Revision from FEMA, based on the levee construction. The LOMR is to be obtained prior to the issuance of building permits by the City of Bakersfield for structures to be built within the existing FEMA Flood Zone “A” area. The present study Duplicate Effective Model results are within the limits of the FEMA standards for effective tie-in to the previous CLOMR study, Revised Conditions Model. Consequently, the new Duplicate Effective Model and Revised Conditions Model methodologies are considered appropriate for the present study. The Revised Conditions Model results indicate that the FEMA, 100-year frequency event of 10,200 cfs would create a flood stage (water surface elevations) along the western extension of Ming Avenue beyond the recently constructed levee, that requires additions to the existing levee system in order to meet the three-foot freeboard requirements of FEMA for removing this area from the SFHA. S:\02160029 - West Ming Specific Plan\Technical Studies\Flood Study\FLOOD STUDY COPY Rev 5-12-05.doc There are no inconsistencies between the proposed project and local flood control/prevention plans. According to the Metropolitan General Plan, the City of Bakersfield entered the Regular Phase of the National Flood Insurance Program as administered by FEMA in 1985, in order to assure that private property owners would be able to purchase affordable flood insurance through the National Flood Insurance Program and to allow the community to retain eligibility to federally backed disaster relief funds. Both the City and the County participate in this program. The levees for the current project have been designed to be within the guidelines established by the City of Bakersfield and the County of Kern. The existing City, County, and privately owned levee system south and west of the project area was built in the mid-1980s and was constructed to be above the 100-year event flood stage. However, current FEMA standards require a freeboard of three feet, which the existing levee system does not meet. As a consequence, while the existing levee system is fully expected to be capable of preventing a 100-year, 10,200 cfs event from creating a flood hazard for the West Ming Specific Plan project, a new levee system to be constructed by the developer, is required to meet the FEMA three-foot freeboard requirement. The Kern River Canal opening at the proposed West Beltway will also require additional levee protection, to be constructed by the developer, in order to meet the FEMA three-foot freeboard requirement. The HEC-RAS 3.1.1, Revised Conditions Model for the current study shows the backwater flood stage in the canal to be at approximately elevation 347.6’ while the recent McIntosh & Associates survey of the site indicates that the top of the levee is at roughly elevation 348.7’ for a freeboard clearance of a little more than one-foot. With the adjacent ground levels at elevations between 343’ and 345’, FEMA requires that the canal levee be raised to elevation 351.7’ to provide three feet of freeboard. 3.2 Recommendations And Mitigation Measures The existing City of Bakersfield, Kern County, and privately owned levee system should be considered as a part of the flood protection system for the proposed West Ming Specific Plan project. However, to meet current FEMA requirements, additional levees, to be constructed by the developer, will be needed along portions of the north and western boundaries of the site. The following mitigation measures are suggested so as to reduce potential flood impacts to levels of insignificance: 1. Along the northern boundary of the site, the recently constructed levee should be extended, by the developer, to intersect the proposed West Beltway. The recommended elevation at the intersection, based on the Revised Conditions Model, is 353.6’. Building permits will not be issued within the FEMA Flood Zone “A” area until the levee construction has been completed and the S:\02160029 - West Ming Specific Plan\Technical Studies\Flood Study\FLOOD STUDY COPY Rev 5-12-05.doc developer has obtained a LOMR from FEMA for the removal of the site from the FEMA Zone “A” designation. 2. The developer shall continue the construction of the levee system along the westerly boundary of the site to the south of Ming Avenue along the proposed West Beltway alignment. This portion of the levee may be a separate embankment or it may be incorporated into the proposed Beltway. In either case, the developer shall construct the levee in accordance with the attached FIRM – 2 which establishes the water surface elevation for the 100-year frequency event. The required levee elevation to meet the requirements of the FEMA is three-feet above the water surface elevation. The profile of the proposed levee is shown on the attached annotated FIRM – 1 and 2. Building permits will not be issued within the FEMA Flood Zone “A” area until the levee construction has been completed and the developer has obtained a LOMR from FEMA for the removal of the site from the FEMA Zone “A” designation. 3. The levee along the proposed West Beltway should be extended, by the developer, for a distance of 2,800-feet south of the Kern River Canal crossing where it will blend into the natural ground at an elevation of approximately 349’. To the east of the of the Beltway, along the north and south sides of the Kern River Canal, the developer shall raise the canal levee to elevation 351.6’ and maintain that elevation until the levee blends into the existing embankment at elevation 351.6’. Building permits will not be issued within the FEMA Flood Zone “A” area until the levee construction has been completed and the developer has obtained a LOMR from FEMA for the removal of the site from the FEMA Zone “A” designation. The City of Bakersfield Metropolitan General Plan requires flood protection per Section 4.8. With the construction of the levee improvements outlined above and the issuance of a LOMR by FEMA, all of the West Ming Specific Plan project will be protected against flooding resulting from the FEMA, 100-year frequency storm flow of 10,200cfs, the project will meet the requirements of Section 4.8, and potential flood impacts will be reduced to a level of insignificance. These improvements should be constructed in accordance with the standards of the Federal Emergency Management Agency (FEMA) and a Letter of Map Revision obtained from FEMA prior to issuance of building permits in any area designated as a Zone “A” on the most current Flood Insurance Rate Maps for the project area. Flood Hazard: As planned, the project will not place housing within a 100-year frequency event flood hazard area as mapped on a Federal Flood Hazard Boundary or Flood Insurance Rate map or other 100-year frequency event flood S:\02160029 - West Ming Specific Plan\Technical Studies\Flood Study\FLOOD STUDY COPY Rev 5-12-05.doc hazard delineation map. As proposed the flood hazard impacts of the project will be less than significant. Flood Hazard: The project will not place any structures within a 100-year flood frequency event hazard area which will substantially impede, redirect, or alter, flood flows from existing conditions. As proposed the flood hazard impacts of the project will be less than significant. There are no documented cases or recorded floods for the project area along the Kern River Canal and, as proposed, the project will not cause flooding within the project boundary, under the 100-year frequency flood event. As proposed the flood hazard impacts of the project will be less than significant. The project will not result in significant redirection of the 100-year frequency flood flows west or north of the project which would cause significant negative impacts. As proposed the flood hazard impacts of the project will be less than significant. Significant Risk of Loss, Injury or Death Due to Levee or Dam Failure: The project is located within the inundation area as estimated by the State of California, Office of Emergency Services, as is the greater part of the Bakersfield and surrounding areas of Kern County. In recognition of this, Kern County and the City of Bakersfield have developed the “Kern County Flood Evacuation Plan for Kern County and the Greater Bakersfield Area - Below Lake Isabella Dam.” The purpose of this plan is to provide residents and others in the potential inundation area adequate warning in the unlikely event that the Isabella dam should be breached at any time, but especially at a time when there is a significant volume of water storage behind the dam. The OES has estimated that the first areas of Bakersfield to be impacted would experience flooding roughly three to six hours following a breach, with the first flooding in the project area not occurring until eight to twelve hours after a breach. The OES map estimate that the near the project site could be on the order of one to two-feet. Given the OES estimated travel time following a potential breach event, flooding at the project area is not expected to expose people to a significant level of risk of injury or death. The relatively shallow depth of flow estimated by OES is not expected to expose structures in the project area to a significant risk of loss. The construction of the proposed levee system may reduce the risk of loss, injury, or death from flooding associated with a breach of Isabella dam, when compared to the existing pre-project conditions. As proposed the impacts of the project on the potential risk of loss, injury or death due to levee or dam failure will be less than significant. S:\02160029 - West Ming Specific Plan\Technical Studies\Flood Study\FLOOD STUDY COPY Rev 5-12-05.doc Groundwater Recharge and Depletion: The northwestern portion of the project will be located within the current boundaries of the Kern County Water Agency, Pioneer – Central recharge area. As proposed, the project will not substantially deplete groundwater supplies or substantially interfere with groundwater recharge such that there would be a net deficit in aquifer volume or a lowering of the local groundwater table. Pre-existing water wells will not experience a decline in production that would prevent the support of existing or planned land use for which water use permits have been granted. As proposed the impacts of the project on groundwater recharge and depletion will be less than significant. The construction of this project will have a less than significant impact on the reduction of natural flows that would affect groundwater recharge. S:\02160029 - West Ming Specific Plan\Technical Studies\Flood Study\FLOOD STUDY COPY Rev 5-12-05.doc APPENDIX – A HYDRAULIC MODEL OUTPUT – HEC-RAS 3.1.1 Upstream Revised Conditions Model HEC-RAS 3.1.1 WAS USED TO MODEL THE PROJECT HYDRAULICS S:\02160029 - West Ming Specific Plan\Technical Studies\Flood Study\FLOOD STUDY COPY Rev 5-12-05.doc APPENDIX – B HYDRAULIC MODEL OUTPUT – HEC-RAS 3.1.1 Duplicate Effective Model HEC-RAS 3.1.1 WAS USED TO MODEL THE PROJECT HYDRAULICS S:\02160029 - West Ming Specific Plan\Technical Studies\Flood Study\FLOOD STUDY COPY Rev 5-12-05.doc APPENDIX – C HYDRAULIC MODEL OUTPUT – HEC-RAS 3.1.1 Revised Conditions Model – Existing Levees Intact HEC-RAS 3.1.1 WAS USED TO MODEL THE PROJECT HYDRAULICS S:\02160029 - West Ming Specific Plan\Technical Studies\Flood Study\FLOOD STUDY COPY Rev 5-12-05.doc APPENDIX – D HYDRAULIC MODEL OUTPUT – HEC-RAS 3.1.1 Revised Conditions Model – Existing Levees Destroyed HEC-RAS 3.1.1 WAS USED TO MODEL THE PROJECT HYDRAULICS FLOOD STUDY CALCULATIONS FOR WEST MING SPECIFIC PLAN BAKERSFIELD, CALIFORNIA PREPARED FOR: Castle & Cooke - CA, Inc. 10000 Stockdale Highway – Suite 300 Bakersfield, California 93311 (661) 664-6500 Prepared by: 2001 Wheelan Court Bakersfield, CA 93309 (661) 834-4814 May 12, 2005 #6811.11(09) From: "Darcie Larman" <dlarman@mcintoshassoc.com> To: "Kimiko Lizardi" <klizardi@hogleireland.com>, "Michael Houlihan" <mhoulihan@brandman.com> Date: 12/6/2005 3:23:12 PM Subject: FW: Response to cmment no. 18 Darcie Larman McIntosh & Associates 2001 Wheelan Court Bakersfield, CA 93309 661-834-4814 - Phone 661-834-0972 - Fax dlarman@mcintoshassoc.com _____ From: Blaine Neptune [mailto:bneptune@mcintoshassoc.com] Sent: Tuesday, December 06, 2005 2:53 PM To: 'Darcie Larman' Cc: 'Ana Nogueira'; 'Roger McIntosh' Subject: Response to cmment no. 18 The response to comment no. 18 should be: The outfall station is a pump station within a detention basin that will discharge storm water from the detention basin to the Kern River Canal. It is typically sized to be able to drain the detention basin within 24 hours. The developer has received permission from the City to be able to discharge into the Kern River Canal. _____ From: Darcie Larman [mailto:dlarman@mcintoshassoc.com] Sent: Monday, December 05, 2005 4:07 PM To: Blaine Neptune Subject: FW: Request from the EIR consultant for response to City comments for WMSP Darcie Larman McIntosh & Associates 2001 Wheelan Court Bakersfield, CA 93309 661-834-4814 - Phone 661-834-0972 - Fax dlarman@mcintoshassoc.com _____ From: Kimiko Lizardi [mailto:klizardi@hogleireland.com] Sent: Friday, December 02, 2005 12:19 PM To: Darcie Larman Cc: rmcintosh@mcintoshassoc.com; Larry Hogle Subject: RE: Darcie, On a different note and in response to your voicemail, the information we are waiting for is a response from McIntosh to comment #18 from Public Works. The packet of city comments and our draft responses (including the request for this info) were distributed in an email/memo to Roger on 11-21-05. I have included a copy of the packet and memo for your reference. Also, just a helpful tip, I added bookmarks to the PDF to make it easier to maneuver through the document as the packet is quite large. We are in the process of updating the Specific Plan and exhibits in response to the City's comments. Please let me know if your response to #18 will require changes to the Specific Plan text and/or exhibits. I hope this helps. Please do not hesitate to call with any questions. Thank you, Kimiko Lizardi, Project Manager Hogle-Ireland, INC 2860 Michelle Drive, Suite 100 Irvine, CA 92606 (949)553-1427 klizardi@hogleireland.com _____ From: Darcie Larman [mailto:dlarman@mcintoshassoc.com] Sent: Friday, December 02, 2005 10:00 AM To: Kimiko Lizardi; Larry Hogle Cc: Roger McIntosh Subject: Larry, The pdf file that you sent to us (dated August 2005) with the West Ming Specific Plan had numerous blank pages: 6, 9, 10, 12,14,16,24,26,30,32,34,36, etc. It appears that your pdf may have been created from a two sided document that was only scanned as one-sided. Please send us a revised Specific Plan pdf file at your earliest convenience. Darcie Larman McIntosh & Associates 2001 Wheelan Court Bakersfield, CA 93309 661-834-4814 - Phone 661-834-0972 - Fax dlarman@mcintoshassoc.com CC: "'Paul Hellman'" <phellman@bakersfieldcity.us>, "'Roger McIntosh'" <rmcintosh@mcintoshassoc.com> "Kimiko Lizardi" <klizardi@hogleireland.com>; "Michael Houlihan" <mhoulihan@brandman.com> "'Paul Hellman'" <phellman@bakersfieldcity.us> FW: Response to cmment no. 18 The outfall station is a pump station within a detention basin that will discharge storm water from the detention basin to the Kern River Canal. It is typically sized to be able to drain the detention basin within 24 hours. The developer has received permission from the City to be able to discharge into the Kern River Canal. _____ From: Darcie Larman [mailto:dlarman@mcintoshassoc.com] Sent: Monday, December 05, 2005 4:07 PM To: Blaine Neptune Subject: FW: Request from the EIR consultant for response to City comments for WMSP Darcie Larman McIntosh & Associates 2001 Wheelan Court Bakersfield, CA 93309 661-834-4814 - Phone 661-834-0972 - Fax dlarman@mcintoshassoc.com _____ From: Kimiko Lizardi [mailto:klizardi@hogleireland.com] Sent: Friday, December 02, 2005 12:19 PM To: Darcie Larman Cc: rmcintosh@mcintoshassoc.com; Larry Hogle Subject: RE: Darcie, On a different note and in response to your voicemail, the information we are waiting for is a response from McIntosh to comment #18 from Public Works. The packet of city comments and our draft responses (including the request for this info) were distributed in an email/memo to Roger on 11-21-05. I have included a copy of the packet and memo for your reference. Also, just a helpful tip, I added bookmarks to the PDF to make it easier to maneuver through the document as the packet is quite large. We are in the process of updating the Specific Plan and exhibits in response to the City's comments. Please let me know if your response to #18 will require changes to the Specific Plan text and/or exhibits. I hope this helps. Please do not hesitate to call with any questions. Thank you, Kimiko Lizardi, Project Manager Hogle-Ireland, INC 2860 Michelle Drive, Suite 100 Irvine, CA 92606 (949)553-1427 klizardi@hogleireland.com _____ From: Darcie Larman [mailto:dlarman@mcintoshassoc.com] Sent: Friday, December 02, 2005 10:00 AM To: Kimiko Lizardi; Larry Hogle Cc: Roger McIntosh Subject: Larry, The pdf file that you sent to us (dated August 2005) with the West Ming Specific Plan had numerous blank pages: 6, 9, 10, 12,14,16,24,26,30,32,34,36, etc. It appears that your pdf may have been created from a two sided document that was only scanned as one-sided. Please send us a revised Specific Plan pdf file at your earliest convenience. Darcie Larman McIntosh & Associates 2001 Wheelan Court Bakersfield, CA 93309 661-834-4814 - Phone 661-834-0972 - Fax dlarman@mcintoshassoc.com S:02160029/Technical Studies/Drainage