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Home My WebLink AboutCHANGE ORDER - GENERAL CORRESPONDENCE - 2204769PROJECT TITLE: CONTRACTOR: PROJECT NUMBER: PURCHASE ORDER NO.: DESCRIPTION: CHANGE ORDER NO.3 City Plan Update EDAW 2204769 1. Reason for change: During the process of updating City Plan, a potential change of current plans along Harmony Road from an employment zone to a regional center has been proposed. These additional tasks will enable the City to analyze how such a significant change in this area would impact the long-term economic development prospects and the potential impact of this center on existing retail areas and the City's operating budget. 2. Description of Change: The additional funds will be used for the Contractor to provide additional assistance in the following items, per the attached scope of work: • Labor: o Task 1. Project Initiation o Task 2. Analysis of Retail Impacts o Task 3. Analysis of Fiscal Impacts o Task 4. Analysis of Employment Land Availability o Task 5. Conclusions and Recommendations • Expenses 3. Change in Contract Cost: $19,560 Total (Labor - $18,860 and Expenses - $700) 4. Change in Contract Time: None ORIGINAL CONTRACT COST $388,750 TOTAL APPROVED CHANGE ORDERS $ 90,000 TOTAL PENDING CHANGE ORDERS $ 0 TOTAL THIS CHANGE ORDER $ 19,560 TOTAL % OF ORIGINAL CONTRACT, THIS CO.O.: 0.050% TOTAL % OF ORIGINAL CONTRACT, ALL C.O.'S 0.041% ADJUSTED CONTRACT COST $4989310 (Assuming all change orders approved.)) �� kx" DATE: 3 I , o ACCEPTED BY: ACCEPTED BY REVIEWED BY APPROVED BY cc: Purchasing ED W's Representative t DATE: 2�,f�la i ject er, Ken aido DATE: 3 O J c Di for DATE: d3 oe Fra c, ire-ctor FORT COLLINS LIFESTYLE CENTER ANALYSIS PROJECT APPROACH AND METHODOLOGY A private developer has approached the City of Fort Collins about the possibility of locating a lifestyle retail center within the City. While recognizing that such a major regional retail draw could have significant economic and fiscal benefits, the City is understandably concerned about the potential impact of this center on existing retail areas, including Foothills Mall and downtown. Additionally, it would also like a better understanding of how this center will impact the City's operating budget. The developer has indicated that it is interested in 50 to 60 acres along Harmony Road. Current plans designate that area as an employment zone and the City would like to understand how a potential change in this area will impact its long-term economic development prospects. TASK 1: PROTECT INITIATION EPS will meet with City Staff to initiate the project and obtain additional information concerning the developer's plans for the lifestyle center. This may include any market studies, conceptual site plans, building size, tenant mix, and project schedule that the developer has provided. Any information regarding changes or plans for Foothills Mall would also be helpful. EPS understands the confidential nature of this information and will not divulge such information to anyone outside of the immediate project team. We would also like to meet with the City's Finance Department to discuss information it has available to facilitate the analysis of impacts on other retail centers. EPS would request sales tax disaggregations for the past five to ten years by retail area (i.e. Foothills Mall, downtown, etc.) from the City's Finance Department, in addition to information on the City's revenues and expenses for the same time period. This information will be analyzed to determine the significance of the retail areas to the City's budget. EPS will also conduct a brief visual survey, with a particular emphasis on Foothills Mall and downtown, to document the retail stores currently operating in these areas. TASK 2: ANALYSIS OF RETAIL IMPACTS EPS will develop a possible tenant mix for the lifestyle center and estimate potential retail sales levels and origin of sales by location (e.g. from City residents and from the larger trade area). This will be based on information provided by the developer. EPS will calibrate its retail inflow -outflow model already developed for use in the City Plan update. The model will be adjusted to account for the new retail center and to accommodate the retail store types found within a lifestyle center. This will result in an estimate of the potential demand for certain retail store types. The demand potential will be compared with the supply of regional -type retail goods, primarily general 13806wrlt r2-28-03.doc merchandise, apparel, home furnishing and other shoppers goods store types predominately found in the Foothills Mall area and in downtown. EPS will then estimate what portion of the new center sales represent net new sales within Fort Collins and what portion will be sales transfers from existing store locations, specifically Foothills Mall. These sales transfers will be allocated by store type and major location. Based on these sales estimates, the level of impact on existing centers will be quantified and further explained regarding the potential impacts (if significant) on the viability of existing retail centers. The analysis of sales flows will be conducted on up to three development scenarios to be mutually agreed on potentially including the following: ■ Addition of the Lifestyle Center to the current competitive pattern ■ Current competitive pattern ■ Expanded Foothills Mall TASK 3: ANAL_YSIS OF FISCAL IMPACTS The analysis of fiscal impacts will translate the estimates of net new retail sales and sales transfers into sales tax revenues and the resultant impacts on City General Fund revenues. The fiscal impacts will be estimated over a ten year period following project development. The fiscal analysis will also include a baseline provision of revenues that will account for the development of a lifestyle center in Loveland and the impacts of that project on the City of Fort Collins. It will also address the implications of a potential investment in Foothills Mall and the benefits versus the impacts of a decline in Foothills Mall revenue assuming no improvements are made to the site. TASK 4: ANALYSIS OF EMPLOYMENT LAND AVAILABILITY The developer has exercised an option on approximately 50 to 60 acres of land along Harmony Road on land owned by LSI. The City is interested in better understanding the long term impacts on business and economic development of this change in land use. EPS' employment projections for the City Plan update were based on the State Demographer's long-term projections for the region. These employment projections, along with an analysis of how much of this potential can be absorbed in other parts of the Harmony Corridor and the City will be compared. While land information acquired from the City Plan process was generated on a general basis for the City, more specific information for the Harmony Corridor area is needed. Available information that can be provided by the City will be obtained to ascertain how much of an impact the removal of these lands from the employment lands area in the City will affect long-term economic development. 13806=1 &2-28-03.do TASK 5: CONCLUSIONS AND RECOMMENDATIONS EPS will summarize its findings over the course of the project in several technical memoranda and its conclusions and recommendations in a final report. The technical memoranda will be presented after Tasks 213 and 4. A final report approximately 10 to 15 pages in length will summarize the technical memoranda including the analysis undertaken and data sources. It will also include final conclusions and recommendations. EPS will be available to make presentations, answer questions or visit with appropriate Staff and/or Council to review any of the analysis, conclusions, and recommendations. 73806cvr1t r2-28-03. doc BUDGET AND SCHEDULE FPS proposes to complete the scope of services within 45 to 60 days of project initiation. The work will be completed on a time and materials basis up to a maximum of $19,560 as shown in Table 1 below. Any public meetings will be billed at cost. (Two public meetings with preparation time are estimated at $2,880.) EPS is prepared to begin work with a notice to proceed from the client and receipt of a signed contract. Table 1 Proposed Budget Fort Collins Lifestyle Center Analysis Description Principal Dan Guimond Vice President Associate Arleen Nicole M. Taniwaki Layman Total Hours Total Costs Labor Task 1: Project Initiation 8 8 8 24 $3,080 Task 2: Analysis of Retail Impacts 4 20 24 48 $5,420 Task 3: Analysis of Fiscal Impacts 4 12 12 28 $3,300 Task 4: Analysis of Employment Land Availability 4 12 0 16 $2,220 Task 5: Conclusions and Recommendations 8 16 16 40 $4,840 Total Hours 28 68 60 156 Hourly Rate $165 $130 $90 Dollars by Person $4,620 $8,840 $5,400 $18,860 Expenses Local Travel $400 Report Production $200 Miscellaneous Expenses 100 Total Expenses $700 Total Labor and Expenses $19,660 Source: Economic & Planning Systems 13806cvr1tr2-28-03.doc