HomeMy WebLinkAboutHansen Design-Broadmoor Area Master Plan-SEPA 2016PROFESSIONAL SERVICES AGREEMENT
Broadmoor Area Master Plan/Planned Action SEPA
THIS AGREEMENT is made and entered into between the City of Pasco, a Washington
Municipal Corporation, hereinafter referred to as "City", and Hansen Design , hereinafter
referred to as "Consultant."
RECITALS
WHEREAS, the City desires to have certain services and/or tasks performed as set forth
below requiring specialized skills, training, equipment, and other supportive capabilities; and
WHEREAS, the Consultant represents that it is qualified and possesses sufficient skills,
experience, equipment, and necessary capabilities, including: technical and professional
expertise, when required, to perform the services and/or tasks as set forth in this Agreement upon
which the City is relying.
NOW, THEREFORE, in consideration of the mutual covenants, and performances
contained herein, the parties agree as follows:
1. Scope of Services. The Consultant shall perform such services and accomplish such
tasks, including the furnishing of all labor, materials, facilities and equipment necessary
for full performance thereof, as identified and designated as Consultant's Responsibilities
throughout this Agreement, and as more particularly described in Scope of Work detailed
in Exhibit A, attached hereto and incorporated herein (the "Project").
2. Term. This Project shall begin on March 1, 2016 , and promptly be completed before
October 1, 2016 .
3. Compensation and Payment.
3.1 Payment for services provided hereunder shall be made following the
performance of such services. Such payment shall be full compensation for work
performed or services rendered, and for all labor, materials, supplies, equipment,
and incidentals necessary to complete the Project.
3.2 No payment shall be made for any services rendered by the Consultant except for
services identified and set forth in this Agreement except as may be authorized by
a written supplemental agreement approved by the City.
3.3 The City shall pay the Consultant for work performed under this Agreement upon
timely submitted invoices detailing work performed and expenses for which
reimbursement is sought. The City shall approve all invoices before payment is
Professional Services Agreement - Hansen Design
Broadmoor Area Development Project Page 1 of 10
a-�a6-
issued. Payment shall occur within thirty (30) days of receipt and approval of an
invoice.
3.4 The City shall pay the Consultant for all work performed and expenses incurred
under this Agreement, as follows.
❑ Hourly (Single Rate): $ per hour plus actual expenses
incurred as provided under this Agreement, but not to exceed a total of
$ without prior written authorization by the City; or
X Hourly (Multiple Rate): Such rates as identified on Exhibit _"A", plus
actual expenses incurred as provided under this Agreement, but not to
exceed a total of $275,000 without the prior written authorization by the
City; or
Fixed Sum: A total of; or
❑ Other:
4. Reports and Inspections.
4.1 The Consultant at such times and in such forms as the City may require, shall
furnish to the City such statements, records, studies, surveys, reports, data, and
information as the City may request pertaining to matters covered by this
Agreement.
4.2 The Consultant shall, at any time during normal business hours and as often as the
City or the Washington State Auditor may reasonably deem necessary, make
available for examination all of its records and data with respect to all matters
covered, directly or indirectly, by this Agreement and shall permit the City, or its
designated authorized representative to audit and inspect other data relating to all
matters covered by this Agreement. The City shall receive a copy of all audit
reports made by the agency or firm as to the Consultant's activities. The City
may, at its discretion, conduct an audit at its expense, using its own or outside
auditors, of the Consultant's activities which relate, directly or indirectly, to this
Agreement. Consultant shall be provided a copy of such reports.
4.3 The Consultant, during the term of this Agreement, shall obtain all permits and
registration documents necessary for the performance of its work and for the
execution of services at its own expense, and shall maintain its validity. Upon
request, the Consultant shall deliver to the City copies of these licenses,
registration documents, and permits or proof of their issuance or renewal.
4.4 Consultant shall maintain books, records and documents, which sufficiently and
properly reflect all direct and indirect costs related to the performance of this
Agreement, and shall maintain such accounting procedures and practices as may
Professional Services Agreement - Hansen Design
Broadmoor Area Development Project Page 2 of 10
be necessary to assure proper accounting of all funds paid pursuant to this
Agreement. These records shall be subject, at all reasonable times, to inspection,
review, or audit as provided above.
4.5 The Consultant shall retain all books, records, documents or other material
relevant to this Agreement for three (3) years after its expiration. Consultant
agrees that the City, or its designee, shall have full access and right to examine
any of said materials at all reasonable times during this period.
5. Joint Ownership and Use of Documents.
5.1 All research, tests, surveys, preliminary data, information, drawings and
documents made, collected, or prepared by the Consultant for performing the
services subject to this Agreement, as well as any final product, collectively
referred to as "work product," shall be deemed as the joint property of the City
and the Consultant, including copyright as secured thereon. Consultant makes no
warranties in regards to the suitability of its work product for any other
application and use by the City, and no subsequent user may rely upon the work
product for their intended purpose. Any prior copyrighted materials owned by
the Consultant and utilized in the performance of the services under this
Agreement, or embedded in with the materials, products and services provided
thereunder, shall remain the property of the Consultant subject to a license
granted to the City for their continued use of the products and services provided
under this Agreement. Any work product used by the Consultant in the
performance of these services which it deems as "confidential," "proprietary," or
a "trade secret" shall be conspicuously designated as such. In the event the work
product is requested by third parties, or by a Public Records Act request for
copying or inspection, notice shall be provided to the other party as provided in
Section 6.3 below.
5.2 In the event of Consultant's default, or in the event that this Agreement is
terminated prior to its completion, the work product of the Consultant, along with
a summary of the services performed to date of default or termination, shall
become the property of the City, and tender of the work product and summary
shall be a prerequisite to final payment under this Agreement. The summary of
services provided shall be prepared at no additional cost, if the Agreement is
terminated through default by the Consultant. If the Agreement is terminated
through convenience by the City, the City agrees to pay Consultant for the
preparation of the summary of services provided.
6. Public Records.
6.1 Consultant acknowledges that the City is an agency subject to Chapter 42.56
RCW "Public Records Act." All preliminary drafts or notes prepared or gathered
by the Consultant, and recommendations of the Consultant are exempt prior to the
Professional Services Agreement - Hansen Design
Broadmoor Area Development Project Page 3 of 10
acceptance by the City or public citation by the City in connection with City
action.
6.2 If the Consultant becomes a custodian of public records of the City and request
for such records is received by the City, the Consultant shall respond to the
request by the City for such records within five (5) business days by either
providing the records, or by identifying in writing the additional time necessary to
provide the records with a description of the reasons why additional time is
needed. Such additional time shall not exceed twenty (20) business days unless
extraordinary good cause is shown.
6.3 In the event the City receives a public records request for protected work product
of the Consultant within its possession, the City shall, prior to the release of any
protected work product or as a result of a public records request or subpoena,
provide Consultant at least ten (10) business days prior written notice of the
pending release and to reasonably cooperate with any legal action which may be
initiated by the Consultant to enjoin or otherwise prevent such release.
Independent Contractor Relationship.
7.1 The parties intend that an independent contractor relationship is created by this
Agreement. The City is interested primarily in the results to be achieved; subject
to the scope of services and the specific requirements of this Agreement, the
implementation of services will lie solely with the discretion of the Consultant.
No agent, employee, officer or representative of the Consultant shall be deemed to
be an employee, agent, officer, or representative of the City for any purpose, and
the employees of the Consultant are not entitled to any of the benefits or
privileges the City provides for its employees. The Consultant will be solely and
entirely responsible for its acts and for the acts of its agents, employees, officers,
subcontractors or representatives during the performance of this Agreement.
7.2 In the performance of the services provided in this Agreement, Consultant is an
independent contractor with full authority to control and direct the performance of
the details of the work, however, the results of the work contemplated herein must
meet the approval of the City and shall be subject to the City's general rights of
inspection and review to secure the satisfactory completion thereof.
7.3 The Consultant shall comply with all State and Federal laws including, but not
limited to:
7.3.1 The definition requirements of RC W 50.04.140 (Employment Security).
7.3.2 RCW 51.08.195 (Industrial Insurance).
7.3.3 Obtain a City of Pasco business license.
Professional Services Agreement - Hansen Design
Broadmoor Area Development Project Page 4 of 10
7.4 The City may, at its sole discretion, require the Consultant to remove any
employee, agent or servant from employment on this Project who, in the City's
sole discretion, may be detrimental to the City's interest.
8. Indemnification.
8.1 The Consultant shall defend, indemnify, and hold harmless the City, its officers,
officials, agents, employees, and volunteers from any and all claims and causes of
action, including, but not limited to, actions of law or administrative proceedings
for all injuries to persons or damages to property, and all losses, damages,
demands, suits, judgments, including attorney fees, arising out of, or as a result
of, or in connection with the work performed under this Agreement, and caused or
occasioned in whole or in part by reason of errors, negligent acts or omissions of
the Consultant or its subcontractors in the performance of this Agreement, except
for injuries and damages caused by the sole negligence of the City, its officers,
employees, agents, and volunteers.
8.2 The City shall defend, indemnify, and hold harmless the Consultant, its officers,
officials, agents, employees, and volunteers from any and all claims and causes of
action, including, but not limited to, actions of law or administrative proceedings
for all injuries to persons or damages to property, and all losses, damages,
demands, suits, judgments, including attorney fees, arising out of, or as a result of,
or in connection with the work performed under this Agreement, and caused or
occasioned in whole or in part by reason of errors, negligent acts or omissions of
the City or its subcontractors in the performance of this Agreement, except for
injuries and damages caused by the sole negligence of the Consultant, its officers,
employees, agents and volunteers.
8.3 It is fiuther agreed that the indemnification provided herein constitutes the
Consultant's waiver of immunity under Industrial Insurance, Title 51 RCW,
solely for the purposes of this indemnification.
8.4 No liability shall attach to the City by reason of entering into this Agreement
except as expressly provided herein.
8.5 This indemnification shall include damages, penalties and attorney fees sustained
as a result of Consultant's delayed or failed performance of Section 6 above.
8.6 This waiver has been mutually negotiated by the parties, and the provisions of this
section shall survive the expiration or termination of this Agreement.
9. Insurance. The Consultant shall procure and maintain for the duration of the
Agreement, insurance against claims for injuries to persons or damage to property which
may arise from or in connection with the performance of the work hereunder by the
Consultant, its agents, representatives, employees, or subcontractors.
Professional Services Agreement - Hansen Design
Broadmoor Area Development Project Page 5 of 10
9.1 Minimum Scope of Insurance. Consultant shall obtain insurance of the types
described below:
9.1.1 Automobile Liability insurance covering all owned, non -owned, hired and
leased vehicles. Coverage shall be written on Insurance Services Office
(ISO) form CA 00 01 or a substitute form providing equivalent liability
coverage. If necessary, the policy shall be endorsed to provide contractual
liability coverage.
9.1.2 Commercial General Liability insurance shall be written on ISO
occurrence form CG 00 01 and shall cover liability arising from premises,
operations, independent contractors and personal injury and advertising
injury. The City shall be named as an insured under the Consultant's
Commercial General Liability insurance policy with respect to the work
performed for the City.
9.1.3 Workers' Compensation coverage as required by the Industrial Insurance
laws of the State of Washington.
9.1.4 Professional Liability insurance appropriate to the Consultant's profession.
9.2 Minimum Amounts of Insurance. Consultant shall maintain the following
insurance limits:
9.2.1 Automobile Liability insurance with a minimum combined single limit for
bodily injury and property damage of $1,000,000 per accident.
9.2.2 Commercial General Liability insurance shall be written with limits no
less than:
® $1,000,000 each occurrence;
❑ $2,000,000 general aggregate; or
❑ $ each occurrence; and $ general aggregate
9.2.3 Professional Liability insurance shall be written with limits no less than:
® $1,000,000 per claim;
❑ $1,000,000 policy aggregate limit; or
❑ $ per claim; and $ per policy aggregate limit
9.3 Other Insurance Provisions. The insurance policies are to contain, or be endorsed
to contain, the following provisions for Automobile Liability, Professional
Liability, and Commercial General Liability insurance:
9.3.1 The Consultant's insurance coverage shall be primary insurance as
respects the City. Any insurance, self-insurance, or insurance pool
Professional Services Agreement - Hansen Design
Broadmoor Area Development Project Page 6 of 10
coverage maintained by the City shall be excess of the Consultant's
insurance and shall not contribute with it.
9.3.2 The Consultant's insurance shall be endorsed to state that coverage shall
not be cancelled by either party, except after thirty (30) days prior written
notice by certified mail, return receipt requested, has been given to the
City.
9.4 Acceptability of Insurers. Insurance is to placed with insurers with a
current A.M. Best rating of not less than A: VII.
9.5 Verification of Coverage. Consultant shall furnish the City with original
certificates and a copy of the amendatory endorsements, including but not
necessarily limited to the additional insured endorsement, evidencing the
insurance requirements of the Consultant before commencement of the work.
10. Nondiscrimination. In the performance of this Agreement, the Consultant will not
discriminate against any employee or applicant for employment on the grounds of race,
creed, color, national origin, sex, marital status, age or the presence of any sensory,
mental or physical handicap; provided that the prohibition against discrimination in
employment because of handicap shall not apply if the particular disability prevents the
proper performance of the particular worker involved. The Consultant shall ensure that
applicants are employed, and that employees are treated during employment in the
performance of this Agreement without discrimination because of their race, creed, color,
national origin, sex, marital status, age or the presence of any sensory, mental or physical
handicap. Consultant shall take such action with respect to this Agreement as may be
required to ensure full compliance with local, State and Federal laws prohibiting
discrimination in employment.
11. Covenant Against Contingent Fees. The Consultant warrants that it has not employed
nor retained any company, firm, or person, other than a bona fide employee working
exclusively for the Consultant, to solicit or secure this Agreement; and that it has not paid
or agreed to pay any company, person or firm, other than a bona fide employee working
exclusively for the Consultant, any fee, commission, percentage, brokerage fee, gift, or
other consideration contingent upon or resulting from the award or making of this
Agreement. For breach or violation of this warranty, the City shall have the right to
terminate this Agreement.
12. Assignment and Subcontracting.
12.1 The City has awarded this Agreement to the Consultant due to its unique
qualifications to perform these services. The Consultant shall not assign (or
subcontract other than as specifically identified in Exhibit A) its performance
under this Agreement or any portions of this Agreement without the prior written
consent of the City, which consent must be sought at least thirty (30) days prior to
the date of any proposed assignment.
Professional Services Agreement - Hansen Design
Broadmoor Area Development Project Page 7 of 10
12.2 Any work or services assigned or subcontracted hereunder shall be subject to each
provision of this Agreement including Section 6, Public Records; Section 10,
Nondiscrimination; proper bidding procedures where applicable; and all local,
State and Federal statutes, ordinances and guidelines.
12.3 Any technical or professional service subcontract not listed in this Agreement,
must have prior written approval by the City.
13. Termination.
13.1 Termination for Convenience. Either party may terminate this Agreement for any
reason upon giving the other party no less than ten (10) business days written
notice in advance of the effective date of such termination.
13.2 Termination for Cause. If the Consultant fails to perform in the manner called for
in this Agreement, or if the Consultant fails to comply with any other provisions
of this Agreement and fails to correct such noncompliance within five (5)
business days of written notice thereof, the City may terminate this Agreement for
cause. Termination shall be effected by serving a notice of termination on the
Consultant setting forth the manner in which the Consultant is in default. The
Consultant will only be paid for services and expenses complying with the terms
of this Agreement, incurred prior to termination.
14. General Provisions.
14.1 For the purpose of this Agreement, time is of the essence.
14.2 Notice. Notice provided for in this Agreement shall be sent by:
14.2.1 Personal service upon the Project Administrators.
14.2.2 Certified mail to the physical address of the parties, or by electronic
transmission to the e-mail addresses designated for the parties below.
14.3 The Project Administrator for the purpose of this Agreement shall be:
14.3.1 For the City: Rick White, or his designee
Director, Community and Economic Development,
City of Pasco
525 North 3`d Avenue
Pasco, WA 99301
whiter@pasco-wa.gov
Professional Services Agreement - Hansen Design
Broadmoor Area Development Project Page 8 of 10
14.3.2 For the Consultant: David Hansen, AIA or his/her designee
Principal, Hansen Design
2311 N. 45`h Street #256
Seattle, WA 98103
david ,hansen-desi ng com
15. Dispute Resolution.
15.1 This Agreement has been and shall be construed as having been made and entered
into and delivered within the State of Washington and it is agreed by each party
hereto that this Agreement shall be governed by the laws of the State of
Washington.
15.2 In the event of a dispute regarding the enforcement, breach, default, or
interpretation of this Agreement, the Project Administrators, or their designees,
shall first meet in a good faith effort to resolve such dispute. In the event the
dispute cannot be resolved by agreement of the parties, said dispute shall be
resolved by arbitration pursuant to RCW 7.04A, as amended, with both parties
waiving the right of a jury trial upon trial de novo, with venue placed in Pasco,
Franklin County, Washington. The substantially prevailing party shall be entitled
to its reasonable attorney fees and costs as additional award and judgment against
the other.
16. Nonwaiver. Waiver by the City of any provision of this Agreement or any time
limitation provided for in this Agreement shall not constitute a waiver of any other
similar event or other provision of this Agreement.
17. Integration. This Agreement between the parties consists in its entirety of this document
and any exhibits, schedules or attachments verified by initials as a part of Exhibit A. Any
modification of this Agreement or change order affecting this Agreement shall be in
writing and signed by both parties.
18. Authorization. By signature below, each party warrants that they are authorized and
empowered to execute this Agreement binding the City and the Consultant respectively.
IN WITNESS WHEREOF, the parties have caused this Agreement to be executed on
the day and year first written above.
CITY OF PASCO, WASHINGTON CONSULTANT
Dave Zabell, City Manager David Hansen, AIA, Principal
Hansen Design
Professional Services Agreement - Hansen Design
Broadmoor Area Development Project Page 9 of 10
A TEST:
I
ebbie Clark, City 6erk
I\9'Tell B113MIM 3WORuE
Leland B. Kerr, City Attorney
Professional Services Agreement - Hansen Design
Broadmoor Area Development Project Page 10 of 10
Hansen
March 23, 2016
Mr. Rick White
City of Pasco
52S N. 3rtl Avenue
Pasco, WA.
99301
RI .Scope. DocumonI Iv1asIpi Planning Soivw.e (1b10:i_p:)
Dear Rick,
We are pleased to present this Master Planning/Economic Analysis Services Letter of Agreement (LOA)
for the 'Broadmoor" property in Pasco, Washington.
PROJECT DESCRIPTION
The Broadmoor Scope Area is approximately 2000 acres of semi -undeveloped land located north and
south of Interstate 182 and east of the Columbia River. The primary goal of this exercise is to
establish a development program and SEPA/EIS strategies that brings an immediate impact to the
area and is backed up by detailed economic analysis, phasing/implementation diagrams and an
overall short and long range vision in the form of 3D renderings of what the development could be.
The graphic diagrams will be sufficient in detail to work with current property owners and the City of
Pasco in establishing a phased scope diagram that will start to determine infrastructure needs and
leasing/development strategies for market analysis (ICSC, Re -Con) and potential development
agreements. In addition to the master planning exercise, the design team will look at the traffic, civil
and environmental impacts of the proposed scope in preparation for SEPA/EIS and master plan
entitlement.
SCOPE OF WORK
1. Program/Economic Analysis
It is our experience that starting with a clear understanding of the current economic situation of an
area is crucial in informing the master planning process and eliminating guess work. Over the years
we have developed a unique process in evaluating sites; enabling our team to master plan sites with
economic forecasting information. A list of proposed services is as follows:
A. Create an economic survey of the Tri -Cities region and the City of Pasco that will
show the health and trend of the current economy.
B. Provide detailed economic data that will be used in establishing a mixed-use program
and phasing strategy for the proposed site.
C. Create an economic master plan that indicates the priority of initial investment and
the economic effects of that investment on subsequent phases and adjacent
properties.
D. Land value forecasting of the master plan in 5 year increments.
E. Create diagrams and graphics that show the regional and local economic reach of the
tri -cities as it relates to the Broadmoor property.
Fee Allowance: $4,500.00
Hansen
March 23, 2016
2. Site/Project Due -Diligence
Initial site due -diligence to include, but not limited to:
A. Analyze site topography and existing conditions thru 3D modeling prepared from
available plans, boundary survey and GIS. Review for anomalies or concerns; the 3D
model will also aid us in identifying program placement (both vertical and
horizontal) for the site, analysis of existing conditions to include buildings, water
features, access, power/water/sewer capacity, land -use codes and locating any
existing drawings and documents
B. Overlay the 3D model with the economic survey, to include analyzing the health of
existing business clusters and their locations, review the demographic trends of the
area and asses any business/economic needs for the area.
C. Initial thoughts and concepts from the City of Pasco regarding program use, site
placement, budget and schedule.
D. Review program and applicable laws, codes and regulations.
E. Meet with the Department of Natural Resources (DNR) regarding the feasibility and
permitting of a Marina/Reservoir possibly located at the existing quarry currently on
site; look at phasing options.
F. Establish a conceptual program that allows for efficient phasing of mixed-use
districts within the site.
G. Work with the City of Pasco in creating a development agreement (DA) that protects
the city's interests and investment. This may include a development strategy,
cursory design guidelines and graphic support for DA exhibits.
H. Develop initial program and master plan that locate in detail on a site plan the City
of Pasco's future needs for Fire and Police stations, Community Centers and Parks.
I. Develop the following documents for owner review:
1. Preliminary Program, EIS and SEPA review.
2. Preliminary Master Plan showing 3D program placement and possible phasing
3. Conceptual planning, design, phasing schedule.
4. Leasing, development and implementation strategy for the initial phase.
5. Create an overall marketing strategy that combines the efforts of other similar
projects around the region; primarily the Port of Pasco, City of Kennewick and
Richland.
Fee Allowance: $25,800.00
3. Master Planning/initial Entitlement Strategy/Design Guidelines
Based off of the information gathered in the economic/program analysis phase and previous master
planning exercises; our design team will create a detailed 3D master plan that will establish a strategy
for design guidelines and entitlement.
A. Create a phased master plan for the entire 2000 -acre area with an emphasis on the
following:
1. Location of phase one and two areas.
2. Incorporate the traffic analysis with infrastructure location and scale.
3. Shoreline management plan: Columbia River and marina.
4. Lot coverage and proposed FAR
S. Zoning adjustments and mixed-use strategies.
Hansen
March 23, 2016
B. Detail program and master plan design for the initial Broadmoor 2000 acres to
include:
1. Establish building, open space and access placement, scale and use.
2. Multiple renderings and 3D modeling with enough detail to express the
vision for the development.
3. Indicate traffic and infrastructural needs with access and parking ratios for
identified programs and uses. Detailed layouts of parking fields, access and
loading for marketing retail development.
4. Establish the marina design, access and entitlement plan and schedule.
S. Conceptual planning, design, permitting schedule.
6. Leasing, development and implementation strategy for the initial phase.
7. Overall marketing strategy for the project to various developers and retailers.
8. Develop initial design guidelines that will guide the proposed look and feel of
the development and land use policy.
9. Create a Parks and Recreation plan with an access and maintenance strategy.
10. Establish a zoning and planned development strategy.
Fee Allowance: $167,000.00
4. Planned Action SEPA/Development Options and Due -diligence
Hansen Design will work with the City of Pasco throughout the initial planning process in creating a
development strategy that protects the interests of the City of Pasco and makes sound economic sense.
Options may include: 1) a joint venture with a private developer, 2) hiring a "fee" developer, 3)
solicitation of a development project manager or, 4) in conjunction with a current or new tenant. Our
unique experience as a planning/architectural team (being able to see projects through from concept to
construction) provides an advantage in the market by planning a project with an understanding of lease
negotiations and revenue generating design. Our team has extensive experience in advising clients on
development agreement language and graphics as well as joint venture partnerships. We have
facilitated discussions between cities and private developers and private land owners. In addition,
Hansen Design will also complete the initial assessment of the EIS and SEPA checklist, work with the city
and landowners on establishing an entitlement strategy as well as schedule and execute the initial pre -
application meetings.
Fee Allowance: $5,000.00
S. Pre -Application for Land -use Permit/City of Pasco
Land -use Planning
HDJ will lead the initial land -use planning; establishing foundation for permit and SEPA/NEPA strategy
development. HDJ will work with Hansen Design to understand the parameters of the project early on;
site constraints, permitting schedules, prioritization of tasks and the political/economic climate around
this project all will have an initial impact.
Hansen
March 23, 2016
Civil Engineering
After understanding the initial site constraints HDJ survey and Civil teams will quickly provide a
preliminary survey of the site for the Consultant team to use as a background. HDJ will also coordinate
with Geo -Tech and Archaeology in developing a soil test strategy; using the initial master plan concept
as a guide. This will reduce the amount of borings.
1. Prepare a schematic utility plan for the
entire site, including sanitary sewer, water line for potable and fire flow, storm water
collection, conveyance and disposal systems.
2. Provide for the civil engineer to attend the pre -application conference
Fee Allowance: $26,500.00
Traffic Engineering
A trip generation and distribution memo will be prepared for a pre -application conference that will
assist City staff assess potential impacts and provide direction of what locations and issues need to be
covered by the Traffic Impact Analysis. Below is our suggestion for a Phase 1 scope.
Phase 1— Preliminary Transportation Assessment
• Conduct weekday morning (7-9 AM) and evening (4-6 PM) traffic counts at five intersections
including:
0 1-128 Eastbound Ramp/Broadmoor Boulevard
0 1-128 Westbound Ramp/Broadmoor Boulevard
o Harris Road/Broadmoor Boulevard
o Sandifur Parkway/Broadmoor Boulevard
o Dent Road/Broadmoor Boulevard
• Using the traffic counts, identify local trip distribution patterns for the Phase 1 site -generated
trips.
• Estimate the Phase 1 daily, AM peak hour, and PM peak hour trip generation using trip rates
from Trip Generation, 9'h Edition.
• Assign the Phase 1 daily, AM peak hour, and PM peak hour trip generation between the site and
1-182 to assess anticipated travel demand.
• Use the trip assignment to identify the number of travel lanes likely required on key arterial and
collector facilities serving the site.
• Conduct a preliminary portal analysis at the 1-182 ramp terminals during the weekday AM and
PM peak hours to assess if capacity improvements are likely to be required to support Phase 1
development.
• Prepare a memorandum summarizing the study findings.
• Participate in up to three project conference calls.
• Participate in one meeting in Pasco.
Fee Allowance: $16,000.00
Hansen
March 23, 2016
Environmental Analysis- Section 106: Archaeological, Historical, Cultural Resource
AIN W will initially provide a cursory review based off of existing data and information gathered early on.
AINW will also work with the City of Pasco to establish procedures and protocols for any archaeological
or culturally significant finds on the site during construction.
Fee Allowance: $3,500.00
6. Land Survey
1. Provide topographic survey of the entire site. This task assumes that the boundary survey has been
prepared by others.
2. Deliverables:
a. Topographic survey in electronic AutoCAD format
Fee Allowance: $15,000
7. Geotechnical Engineering
Geotechnical analysis will be provided as necessary for our preliminary site investigations and will be
coordinated by Civil.
8. Meetings/Charrettes
Given the short timeline to complete the scope, we anticipate having 3 meeting per month between
February 1, 2016 and September 25, 2016. The recommended breakout is as follows:
A. Team meetings via phone of WebEx: 8-10 meetings
B. Charrettes/meetings in person: 5 charrettes/meetings
Fee Allowance: $9,500.00
9. Deliverables
Hansen Design will provide the necessary documentation in 8.5x11 or 11x17 format for all
presentations, events and conventions.
Fee Allowance: $1,200.00
10. RE -Con (ICSC)
Our team will coordinate the design, construction and procurement of the booth and/or display
located within the Las Vegas Convention Center.
Fee Allowance: $1,000.00
11. EXCLUSION
Exclusions to the Scope of Work include, but are not limited to:
Real Estate or brokerage services.
Permitting
Detailed single family residential design and lot planning.
Detailed storm water management plan
Full site soils investigation and report; Civil engineering.
Detailed or itemized Cost Estimating for construction purposes.
Multiple design schemes beyond scope listed in this LOA. It is assumed that the preliminary
direction set forth in the planning document titled Scheme A Site Plan Study has been accepted by
the City of Pasco.
Hansen
March 23, 2016
Meetings listed beyond scope listed in this LOA.
ICSC/Re-Con convention and membership fee for party's other than Hansen Design employees.
ICSC/Re-Con booth or display application fee.
Any architectural design for the purposes of permitting and construction.
Services and tasks not listed in Scope of Work are not included in our fee and are considered to be
additional work, which will be billed at our hourly rates as stated in Exhibit A.
PROPOSAL
This proposal is based on an hourly fee not to exceed $275,000 (Two Hundred and Seventy -Five
Thousand Dollars). Hansen Design will not exceed this amount without written approval from the
Client, and will give the Client notification once 70% of the fee has been reached.
REIMBURSABLES
Reimbursable expenses are included within the proposed fee.
SCHEDULE
Given the short nature of the schedule, Hansen Design has started the Programming and Master
Planning tasks listed above. Please review the attached Exhibit B (3/23/16) "Broadmoor Development
Task List' for an itemized scope and schedule. These tasks are to be completed by October 1, 2016.
SCHEDULE AND CONDITIONS
This letter with the enclosed Exhibit A inclusive comprises the entire schedule of conditions for our
agreement. Client acknowledges that the Client has reviewed the entire agreement and in particular
has read and agreed to the limitation of liability clause.
We thank you for including us in this incredible opportunity.
Sincerely,
David Hansen
Agreed on behalf of
(Company): C G 0 Title: C rT ( AA,&A/p,C:,F.IF
i
Signature: S'aI
Printed Name: t) A v f,
Enclosures: Exhibit A: Schedule of Conditions, Exhibit B: Broadmoor Development Task List
�a
aw
H o
m
u
m
E a
g
U
y
n`
� c
U�
w
^`
N
€ m
° n
Cc
�g
2
Y
� c
O d
N
m
W
Y
g m
f
%
'o
>F
Z q
N666
a'
a'a'n'NNNNN6
NN6'6
a66
Z
ms
n
W
n n n
-
C6N6'
om
mmm
mmmmmmmmmmmm
mmmm
mmm
r
'�oryryo^^^f000
fooN
o00
LL
dbN
�^.�
fl�h�YSN�YZ
YI
�YZN
YINmN
oY��
F
mm
mmmmmmmmmmmm
mmmmN
([
O O
O
N O
O O
O O
O O
O
N N
N
O
O O
000
�_
�00000000
M.
0_000
1�2mm
000
p V
p N
O P
P
P
p
O m
S
O
r N
n
(/i
o
Y
y
A
(O
a
€82
m
°
C
rye_»
t
z
Y
-a
J
�-
[3'
[w€e
E
m
cry
°
R C
D t
N
N
m
�pp N
N
m
e 9
a c
30 -[
E
o
E
W
F
<
[
o
m
2
o.4
o
'n
E@
E g
o
d
:X
N
c
N
E
m
N
E
m
LL
m
N
»
16
U
a
c
m
2 c
m
v
a
=�
m°
E
w�
m m
o a
°=
m
E p
@ x
'°
�'
c ._
`c i
q `m
E
3 D
n
t m
o
m
Iii
m O
z
m Z
t i�
m e
E
E
m
H
mU�in'vai
Z
aizEu��1'ain
a`a`c�.�Na
1¢¢
r�`�3yu'n'@rc¢
W
ZOJUN
fJ
f
UNN
a
6
d
nw
O
W
m
sa
�
� w UO ¢
a`
O
W
°
O
a ■
0
■
■ Rim
RJR
ama■
■■■
�
a m
D
�
W
oa
S
mN
a
a
0
� a
o
Uy
ae
a`
a
0Z
l
� �
W
q C
G o v
Y
j c
%
w m,a
r
Y
a r
X
�g�
g m
2
6161161666666666666616666
6
616166
661
666 666
Q
;
m s o
iN�_
ag
m9
��
16KKKK
K61omN
NNNNNN
NNNNNN
y N
NN%Ny6
KKK
666 KKK
m
K Z.E
N6y�K
a
K
KKKKKKKKKKKKKKKKK
K
KKKK
1-1
NK
-11
KK KKK
m
W
n n n
u
Im
b
O b
f0 O
IO 10
b b
b b
b f0 y
1_m
b.
b b
b b
b b
b b
f0
b b
b 0
10
b b
b IO Im b b
b
2
O
O O
O O
O O
O O
O O
O O O
gq O
O O
O O
O O
O O
O 0
0 0
0 0
0 0
p
^
^ ry
0
0 0
0 6
0 0
SVS
N N N O O
O
N 10
M !�
F
b
f0 fO
�O b
b fO
fO 10
�O N
b fm b
b b
b b
b b
b b
b b
b b
b b
b b
b b
10
f0 r0
b
IO
O
N
O
N
O O
O N
N
O O
O N
H N
O O
O O
O
ry
0
0 0
O
O O
(O b 1D
a
N
O
N N
O O
N (OV
O
C�
NC'�"
O O
��
CNC��
�
CC""�Q
o
C
Z1.
�i"£'C
NNN
O N O
n
N
RICO
O O
O O
O O O
Y� J
p
N N
N
N^^
HT
N
^ N M
Tit
111-
MIN
1
m
=
Q
am
n
c
=Eo
N
CS
N y
O
U' U
d
n
amaa'k
.tx
a
g
m
o �y<
y^y
LLI
7
@
W
t
NN
C WpN>
tgm
i/i
8
ma
2
_
EN
o`mu
NC
ym
cw
ON>
KZZ
NO
aa
c
D
S-t
4
m
z'
m' w
U0
a
m a
o
0 4
m a a m U
m
ao
'g-1`a'oK
U
Z
oNao�ONiva
W
w
1
2
as
IL
w
N
. ■
. .....
■ ...
.. ■
■ ..........
.
0121-1-H-1
.
■ .
■ .
. ■
.
J
0
�$
7
om�m
'u
G
C
K �
Q
a
pppC
W
<NNIOny0�1
N1�(�I�mll��lb
Q�04<dOObn
<
p
N N VNi
N uINNNbYOI
�fDb�p
�p
b b N �O
I�
W
'O a
a w
d N
w a
a
R G
E a
m
v
a`
m
w�`
dj
¢�
� a
V7
€ m
m �
o
Ti
Q�€
_
66bb
b
2
cmc
m�a
Y
E E
�Ln
m
�
a N W
%an66n'%66a6nn666a6666n6n6
n'n'
666'
n'
%%N
P C Q
x
>
,1
mi m
��`i
Z
6KKKCbb6%Nbbb%%%%bKd'CKKK
a'66
na6nnaaanaaanaaan
i-
�
_
a
61
¢
Z
E
n u
aE��
Q
6K666KC6KCCC626KCK6K66¢CC2R
CC66CC
CKC
viib6
m
W
u n •
m
bNObtO
IOOOON
fO 10
OOmfD
(O `m
fm%P
0_001000010
(Ob
b•DObNNfO
N
N
O
N
N N
O
N N
O
N tOV
O O
N
N N
p0p
N N
N
C N
N tOV
�V �V
C
2
a
O
O O
O O
O O
O
O O
O
O O
O O
O O
O O
O O
O O
O O
O O
O O
O O
O O
O O
O O
O O
O O
O O
O O
O O
O
m
m
O
N
O N
Ip n
m O
O
F
0 fp0
61 10
N 0
�m m
f0 t0
fpO
m m)
0 b
f0 N
fp_D
!O %
t0 t0
�pO 1D
b
fD
[O O
b 10
�m �O
[O 10
N m
O 0
N �O
t0 u7
NN
R N
N N
�V N
O N
pN_
N N
aOV N
N N
N N
p_0
N N
N N
N N
N ry
ry
N
O O
O O
O O
O O
O O
O O
O O
O O
00000momo00o
`0000
`0 `000000000'0
�
�
�
�
��
��
w
mmmmmmmmmmmmmmmmmmmmmol
mmmmm
���
�������nnnnnn
>
qq xx
K
N N_
t
SCJ
T 11
a
F
N
zi
CL
c
c o
0 o
a@
moi.
a
t m
3m
a
t
g:
LL
maaaar�`Ninavu
c
m 9
_i7
Q
i�>m
mc6366
S.`-�
aE_
Ama
mgco4-"�
°gin
'u
W
2
'.a
'aw
d
Q
mm
%
■ ■
■ ■
■ ■
■ ■
■ ■
■ ■
■ ■
■ ■
■ ■
■ ■
■ ■
■ ■
■ ■
■
■
■ ■
■ ■
■ ■
■ ■
■ ■
■ ■ ■
■
■ ■
J
m
a
W
5
n D
¢
.m..
■ ■
■ ■
■ ■
■ ■
■ ■
■ ■
■ ■
■
■ ■
■ ■
■ ■
■
■
■ ■
■ ■
■
■
■ ■
�
o m
p ■
Ui
■
■
■ ■
■
■
■
■
■
■ ■
K N
pp
F
f0 t0
A6!
W
m OJ
0a0mmm
OOiy
W P�
OSPPPP00000000
O�
8
_F d
° W
N %
a
v
F ¢
i <
O
0
<
V
n
I
Hill
a
`o
V
Lb
¢�
D
N
c°
=
D
Y
E`o
N
m
o %q
�
6%%¢
%
6N1b6666N%6466666¢¢¢
amdi
x
�,
Y
a �
X
�o
I
mm66nn
b664666466m¢¢m¢¢¢44m
Q
S S
a
N N%
N%
N
6
m
¢3pt.c
N
Z
Z
m
a��'m
¢¢¢mmm¢¢m¢¢¢mrcmmmmm
N4%¢
a'
W
11 tl Y
n
6 b ¢
tD f0
b 10
1° m
0
Y)
�O0°
NO0D
IZ
OO ON
NINp OrN
f
'
ryI02
ryOf0D
0_NO
O"b
O10
Of0
NO MN
.6.666..
_Ot�0
O O
O O
O O
O
O O
O
Q
`
N
N
ry
N YZ
N
N iN
N N
N N
N
N
N
h
N N
N
N
N N
d
P O
4 0
0 C�
1
L
4 Y
p
= j
- N
N
N
p
a
N
J
tD
m
J
Y
W
N
>
Z
x
o
ma
�
ma
p D
a
N m
d`u
�aN
%
a �
C
m
S` E
v`omE
yu
o
aram
Q
J
W*
q
E
a
'2
U
$sa3a
o
m'¢
o
'`0 a.
'n
m
am w
v
4
m
:zasc`cga_aai
c>a
Ny
nD
tD3
m3€0
m"
in 1'nww
:+A
.fix
aaam�>miiv
ii iv
ii,>
d"
w
a
vN
......
....■....■..........
Ww
° m 9
E<
y
D
m
om
n W U ¢
n
O
°
O'
¢
Q
�
p
a
p
F
2
r2
m
=O