Loading...
HomeMy WebLinkAboutTO 2023_0X BusinessParkMPTASK ORDER 2023-XX Bowers Business Park Feasibility Study Page 1 of 9 A MASTER AGREEMENT for Engineering Services entered into and effective on the 3rd day of January 2023, shall be appended herein as Task Order No. 2023-XX, made as of _________ day of ______________ 2023, by and between Kittitas County, 205 West 5th Avenue, Suite 108, Ellensburg, Washington, hereinafter referred to as the CLIENT, and J-U-B ENGINEERS, Inc., 999 W. Riverside Ave. Suite 700, Spokane, Washington, hereinafter referred to as the ENGINEER. PROJECT OBJECTIVE The County’s objective for this task is to evaluate the feasibility of development of up to approximately 850 acres of land surrounding the Kittitas County Airport (Bowers Field). This land has been previously identified as Areas 1-6 as shown on the attached exhibit, “Bowers Business Park Development Phases”. In addition, land previously used for the closed crosswind Runway 7-29 will be evaluated for development opportunities. This effort will produce a Master Plan document to report existing conditions of the properties and recommendations of actionable items to promote future development. SCOPE OF SERVICES J-U-B’s Services under this agreement are limited to the following tasks: TASKS Task 1: Project Management 1. Set up project into J-U-B’s financial and record keeping systems for document retention and project controls. 2. Conduct project planning and risk assessment. 3. Coordinate quality assurance / quality control (QA/QC) processes. 4. Communicate and coordinate J-U-B team activities with kickoff and progress meetings as required. 5. Communicate and coordinate subconsultant activities under J-U-B, if necessary. 6. Regularly monitor project status, budget and schedule. 7. Attend monthly client meetings to report project status. 8. During periods of project activity, provide a regular report to CLIENT on project status, budget and schedule. 9. Provide a monthly invoice including budget status. 10. Provide ongoing document handling and filing. Task 2: Kick-off Meeting 1. An important component of this effort will be the communication between County leaders/staff, stakeholders, and the J-U-B team, helping us understand the major issues and goals this project, and how you would like it implemented. We propose to hold a project kick-off meeting with the J-U-B team, appropriate County staff and TASK ORDER 2023-XX Bowers Business Park Feasibility Study Page 2 of 9 other key stakeholders at the beginning of the project. This will help establish unity and focus which will lead to better end results. In this meeting we will accomplish the following: • Allow introductions between key County and J-U-B staff to build solid communication pathways over the entire project. • Review the key elements of the project and communicate expectation and schedule. • Communicate the importance of team member involvement and support throughout the project. • Discuss the overall vision of the project. • Discuss potential constraints that would hinder the success of the project. • Discuss potential opportunities that would enhance the project. • Identify follow-up meetings with key individuals, if necessary. 2. As part of the kick-off meeting, we will gather important information relative to the study. The information gathered will be analyzed and used to chart the course for the project and to develop the scope of work. Task 3: Topographic Survey 1. Research previous surveys and documents. 2. Set control as necessary in the vicinity of the site. 3. Travel to the site and mark the project area for utility locates, prepare an exhibit, and order utility locates. 4. Perform field surveying of each site location. 5. Processing field data into a basemap in AutoCAD (.dwg) format. 6. If allowed by the Airport and FAA, performing LIDAR survey or scanning through use of a drone may be used as an alternative. 7. It is likely that the topographic survey needed for this study will be less than the entire 850 acres. Rather, the survey may be limited to the “Ready to Lease” properties identified as Areas 1, 2, and 3 on the attached “Bowers Business Park Development Phases” exhibit. Areas 4, 5, and 6 are likely to be prioritized lower as “Future Development”. Task 4: Public Involvement 1. The goal of public involvement is to identify and understand needs and perspectives of key stakeholders to help create a master plan that is appropriate for the area. J-U-B will coordinate with the County to identify key stakeholders and host meetings to discuss the master plan vision/benefits and listen to their feedback. As directed by the CLIENT, J-U-B will provide project updates and host these informational meetings with the identified key stakeholders, Kittitas County staff and/or Kittitas County Commissioners. J-U-B envisions four (4) project update and informational meetings at key project milestones. Task 5: Inventory 1. Based on the issues and concerns developed as part of other tasks, the J-U-B Team will conduct an inventory of the study area to represent existing conditions. This will be a process of collecting and reviewing existing information available regarding the study area, including but not limited to: TASK ORDER 2023-XX Bowers Business Park Feasibility Study Page 3 of 9 • Environmental Documents • Land Ownership • Appraisal Information (previously provided as “Appraisal Report, 2021”). • Existing Development Plans • Site Topography • Local & Regional Demographics (existing & projected) • Community Land Use issues (residential, parks, schools, etc.) • Utility and roadway Information • Future and Existing Land Use maps & Plans • Zoning Designations • Land Use Restrictions/Encumbrances • Airspace Analysis Task 6: Economic/Market Feasibility 1. The overall goal of the Economic Feasibility Study work scope component is to analyze economically feasible industrial uses for the proposed site. This task will be vital in the future phases of the project. The economic analysis will allow us to identify key industries who may be interested in this site. This information will be used later in this project to identify lot size and configuration, infrastructure needs, and wastewater treatment options. Tasks will include: • Interview key stakeholders to gather and review pertinent project background data. • Assess the locational characteristics of the site relative to the industrial market. • Evaluate the overall Kittitas County area economic outlook for industrial real estate development. • Conduct interviews with selected key persons in the Ellensburg catchment area knowledgeable of demand potentials by various industrial uses (e.g. complementary agricultural processing/supplier needs, light manufacturing, warehouse distribution, flex spaces, etc.). • Identify and evaluate potentially competing site and corresponding industrial uses. This will include industrial comps within the county and any conclusions that can be drawn from the “Appraisal Report, 2021.” If additional analysis is needed, Valbridge Properties (or another appraiser) may be engaged, with approval by the client. • Analyze which target industries may locate at the site, including a supply chain analysis to identify potential growth opportunities. • Recommend specific industries (and possibly specific businesses) that should be targeted prospective tenants. • Forecast economic impacts (jobs) to Kittitas County and City of Ellensburg if the site is fully tenanted with the prescribed potential industrial users. • Recommend a project marketing and funding strategy for the site. TASK ORDER 2023-XX Bowers Business Park Feasibility Study Page 4 of 9 Task 7: Preliminary Environmental Review 1. This will investigate the properties to determine if there is a potential for environmentally hazardous conditions which would require additional work or limitations to development. Constraints of sensitive existing areas such as wetlands may cause conditions that could jeopardize the value of the property and ability for a developer to perform construction. Task 8: Conceptual Site Plan 1. The purpose of this task is to prepare a conceptual site layout to meet the needs of potential industrial users. The results of the economic analysis (Task 6) will identify specific types of users looking for property within the area and their site needs including access and lot size. It is anticipated that up to three conceptual lot layouts will be developed for review by the County. For this task, J-U-B will: • Prepare base maps for the site. • Review any identify any constraints and/or significant physical impediments to development to the site to aid in the suggested phasing of various areas. • The conceptual site plan will focus only on areas with limited constraints as the initial phase of development. This is anticipated to be the “Ready to Lease” properties identified as Areas 1, 2, and 3 on the attached “Bowers Business Park Development Phases” exhibit. Areas 4, 5, and 6 are likely to be prioritized lower as “Future Development” and may not be shown in detail in the Conceptual Site Plan. • Prepare up to three conceptual lot configurations which will include roadway alignments and lot stubs and easements, flexible lot line layouts, etc. • Prepare a conceptual utility plan (of the selected lot configurations) which will show the proposed size and locations of the proposed water services to proposed lots. • Rendering of build out of the project area to include generic building envelopes, roadways, parking areas and generic planting features. J-U-B will provide rendering to the Client in pdf or jpeg format for their use in marketing. Task 9: Utility/Infrastructure Analysis 1. The purpose of this task is to evaluate on and off-site infrastructure available to support the project area. Figures and graphics will be prepared showing the proposed required infrastructure to service the project area. For these tasks, J-U-B will: Review existing conditions and available documents, evaluate overall capacity, and identify potential roadway and intersection improvements. Analysis information will be provided in the draft and final master plan documents. TASK ORDER 2023-XX Bowers Business Park Feasibility Study Page 5 of 9 Summarize the results of the Comprehensive Sewer System Plan and the ability to serve the site with sanitary sewer. Review any impacts to off-site sanitary sewer collection system facilities owned by the City based upon build-out of the site. It is assumed that any potential process wastewater from development would be discharged into the sanitary sewer system. Identify stormwater collection options to service the area. It is assumed that post- development flows will be limited to a peak flow equivalent to that of existing conditions. i. Task 9.51: Irrigation Identify irrigation demands/requirements and providers for the proposed industrial site. ii. 9.52: Electrical Coordinate with the appropriate electrical utility provider to identify the main infrastructure requirements to serve the Industrial Area. iii. Task 9.53: Telecommunications Coordinate with the appropriate telecommunications utility providers to identify the main infrastructure requirements to serve the Industrial Area. iv. Task 9.54 Natural Gas: Coordinate with the appropriate regional natural gas supplier(s) to review possible extension of lines and to coordinate possible industrial user services for the Industrial Area. Develop cost opinions that would include external and internal roadways, stormwater facilities, domestic and process water, and sanitary sewer, as well as coordinate site electrical, telecommunications and natural gas costs. These opinions will help the County determine infrastructure costs for the overall development. Cost opinions will also include off-site infrastructure improvements needed to bring infrastructure to the project area. Task 10: Funding Assistance 1. Once costs and actionable items are identified, J-U-B will explore options for funding various improvements. A list of potential grant and/or loan funding sources will be TASK ORDER 2023-XX Bowers Business Park Feasibility Study Page 6 of 9 identified in the master plan. It is assumed that assistance with grant applications and submittals is not included in this scope of work but may be added at a later date upon request. Task 11: Draft Master Plan 1. After the preferred site plan alternative is selected and infrastructure analysis is completed, a draft plan can be prepared identifying the development standards and policies for the project area. The draft plan will incorporate other task items to include the necessary graphics and exhibits. The draft plan will be prepared and provided to the Client for review and comment. As part of the public involvement/stakeholder process, J-U-B will keep track of development standards and policies that the County would like addressed. Based on which site plan is selected, J-U-B will work with the County staff to coordinate development standards and policies for the plan. Task 12: Final Master Plan 1. After the draft plan has been completed and review comments have been received, a final Master Plan document will be prepared. However, prior to the preparation of the final plan, the project team will hold a meeting with stakeholders, County Staff and/or County Commissioners to review the draft plan and status of the project. Largely, the agenda for this meeting will be to review the outcome of the economic analysis review, the site layout plans and discuss the outcome of the infrastructure analysis. It is intended that the final plan would include all of the task items into one planning document. If needed, J-U-B can present the findings and recommendations of the study to the County Commissioners. J-U-B will provide the Client three (3) hard copies and an electronic copy in PDF format for their use. Task 13: Project Closeout 1. Archive paper and electronic files and records. 2. Communicate the project completion to CLIENT and other affected agencies and stakeholders, as required. 3. Close financial billing and accounting records in J-U-B’s financial and record-keeping systems. TASK ORDER 2023-XX Bowers Business Park Feasibility Study Page 7 of 9 ASSUMPTIONS AND EXCEPTIONS • Appraisals from the previous 2021 report will be used as the baseline for property valuation. If it is determined that additional analysis is needed, Valbridge Properties (or another appraiser) may be engaged, with approval by the client. • Design, Bidding, and Construction Administration services are not included in this scope of work. • Detailed on-site investigations regarding soil analysis, topography, etc. are not anticipated. • Engineering design of utilities, rail lines, structure or any roadway improvements are not included. • Development of design guidelines or Covenants, Conditions and Restrictions (CC&R's) for the site are not anticipated. • Lighting and landscape plans are not included. • Platting is not included. • Boundary, Topographical or ALTA surveys are not included. • Intersection plans or signal warrant analysis are not anticipated. • Geotechnical Investigations are not included. • Phase 1 Environmental is not included. • Permitting applications are not included. • Landscaping and entry monument concept are not included. • Preparation for UGA expansion application for the project area is not included. DELIVERABLES • Conceptual Site Layouts for County Review • Draft Master Plan for County Review • Final Master Plan SCHEDULE OF SERVICES J-U-B will perform all services according to the following schedule: May 2023 – March 2024 This Agreement shall be in effect from May X, 2023 to June 30, 2024. This schedule shall be equitably adjusted as the PROJECT progresses, allowing for changes in scope, character or size of the PROJECT requested by the CLIENT or for delays or other causes beyond J-U-B’s control. TASK ORDER 2023-XX Bowers Business Park Feasibility Study Page 8 of 9 COMPENSATION Compensation by the OWNER to the ENGINEER will be on a lump sum basis in the amount of Two Hundred Thirty-Six Thousand Dollars and No Cents ($236,000). This Task Order No. 2023-XX will become part of the referenced AGREEMENT when executed by both parties. IN WITNESS WHEREOF, the parties execute below: For the Owner, Kittitas County, Washington Dated this _____ day of _________________, 2023, By: _______________________________________ Name Title For the ENGINEER, J-U-B ENGINEERS, Inc. Dated this _____ day of _________________, 2023, By: ________________________________________ AIRPORT SERVICES GROUP MANAGER Name Title TASK ORDER 2023-XX Bowers Business Park Feasibility Study Page 9 of 9