Attachment A- Max Capacity Options_PreApp&Costs

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Attachment A

PRE-APPLICATION REVIEW SUMMARY Date of Meeting: Location of Request: Applicant/Contact: Case Manager: Meeting Attendees:

Case Number: Proposal:

October 11, 2018 5050 PEARL ST Carol Adams, StudioTerra, Inc. Michele Crane, Facilities / Building Maintenance Sloane Walbert, Planner II, 303-441-4231 Bill Fox, Fox Tuttle Hernandez Curtis Stevens, The Sanitas Group Jeff Dawson, Studio Architecture Joe Castro, Facilities / Building Maintenance Will Johnson, Public Works - Utilities Elizabeth Judd, Planning Alysha Geiger, Public Works - Flood David Thompson, Public Works - Transportation Regina Elsner, Parks and Recreation Doug Godfrey, Parks and Recreation PAR2018-00044 The city is exploring maximum capacity options for the property. All existing uses (and identified program needs) are to be accommodated in two options. One option (A) uses the Valmont Butte property for storage/laydown; the second option (B) uses only the MSC 22.9-acre site. Both options will have a public and secured side to the development. The additional building square footages accommodated are unprogrammed at this time.

QUESTIONS/TOPICS OF DISCUSSION: 1. Will the proposed project require both a use review as well as site review application? What use would the city use to define this proposal? Sloane Walbert, 303-441-4231 The site is split-zoned, with the properties at 4944-4990 Pearl St. zoned Industrial - General (IG) and the properties at 5050 Pearl St., 5027 Pearl Pkwy., and 5100 Pearl Pkwy. zoned Public (P). The Public zone district is described as: “Public areas in which public and semi-public facilities and uses are located, including without limitation, governmental and educational uses” (Section 9-5-2(c)(5), B.R.C. 1981). The Industrial – General zone district is defined as: “General industrial areas where a wide range of light industrial uses, including research and manufacturing operations and service industrial uses, are located. Residential uses and other complementary uses may be allowed in appropriate locations” (Section 9-5-2(c)(4), B.R.C. 1981). The development would be considered a governmental facility, which is defined in Section 9-16-1, B.R.C. 1981 as a “municipal, county, state, or federal structure, building, or use”. Governmental facilities are an allowed use in the IG district but require a Use Review to operate in the P district. Therefore, a Use Review would be required to expand the governmental facility use. The development is part of a Planned Unit Development (PUD). Pursuant to Section 9-2-14(b)(1)(D) of the land use code, valid planned unit developments may be modified or amended consistent with the provisions of Site Review. As part of the site review staff recommends clarifying that the properties along Pearl Parkway that were subdivided in 2010 and sold to private developers have been removed from the PUD.

Pre-Application: 5050 PEARL ST

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2. Could this project pursue a height modification if desirable? Sloane Walbert, 303-441-4231 Situations where height modifications can be considered through site review are outlined in Section 9-2-14(c)(2) of the land use code. It does not appear that the proposal would meet any of the allowances. In the case of the Boulder Reservoir Visitor Services Center the Parks and Recreation Department asked City Council for a nod of 5 for a special ordinance to allow a height modification. 3. Would the city prefer primary access to the site come from Pearl Pkwy on the east or 49th Street on the west? Staff doesn't support access to the site from Pearl Parkway because Pearl Parkway is higher classification road compared to either 49th Street or Old Pearl. Transportation, David Thompson, 303-441-4417 It is staff's preference that primary access to the site come from 49th Street rather than Pearl Parkway. 49th Street is classified as a local street, which is a lower roadway classification than Pearl Parkway that has a classification of a principal arterial roadway. Please note the Boulder Revised Code requires site access to be taken from the lowest category street (Section 9-9-5(c)(4) B.R.C. 1981). 4. Will the city require these buildings be designed to a net zero energy or net zero carbon level? Christin Whitco, 720-564-2342 Currently, the 2017 City of Boulder Energy Code only requires that new construction projects demonstrate, through energy modeling, that they outperform the ASHRAE 90.1-2010 Baseline by 30%. However, city staff are currently working on above code requirements for city facilities that will require all new construction to be net zero energy. Staff expect these requirements to take effect in 2019. This project should be designed as a net zero energy facility. Additionally, the project should avoid natural gas fired equipment where economically feasible (within a 20-year payback) and maximize solar PV potential on site. The project should also anticipate any demolition of existing facilities be done with embodied energy considerations in mind. A deconstruction plan and process will be required. 5. How does the split zoning (IG & P) of the property impact the project? Since there is a maximum FAR in IG would it make sense to rezone IG to P or vice versa (40' max. height in I zones)? Can the project request rezoning prior to site and use review? Sloane Walbert, 303-441-4231 The following aspects of the proposal are impacted by the split zoning: Use – The use is considered a governmental facility across the site regardless of the zoning. Pursuant to Section 9-9-2(d), “Zoning Standards for Lots in Two or More Zoning Districts”, B.R.C. 1981, existing buildings located in more than one zoning district shall be regulated according to the applicable use standards for the zoning district in which the majority of the existing building is located. In this case, a Use Review would document the operational characteristics across the site. Form and Bulk Standards – Pursuant to Section 9-9-2(d), “Zoning Standards for Lots in Two or More Zoning Districts”, B.R.C. 1981, any building additions or site improvements shall be regulated according to the zoning district in which such additions or improvements are located. Intensity Standards – Pursuant to Section 9-9-2(e), “Entire Use Located on One Lot”, land located in one district cannot be used toward calculating density of land in another district. Specifically, the portions of land in the IG portion cannot be used toward meeting the intensity standards in the P district, and vice versa. Parking – Similar to use, required parking is calculated based on the portion of the building and use located within a specific zone district. Off-street parking may be located on any property within the same development under the provisions of Section 9-2-14, "Site Review," B.R.C. 1981.” A rezoning must be consistent with BVCP goals and policies and must meet one of the criteria in Section 9-2-19(e) of the land use code. Per these criteria, the city council may only grant a rezoning application if the rezoning is consistent with the policies and goals of the BVCP. The underlying land use designations of the property on the Boulder Valley

Pre-Application: 5050 PEARL ST

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Comprehensive Plan (BVCP) Land Use Map are Public (PUB) and General Industrial (GI), consistent with the zoning. Therefore, a change would be necessary to the BVCP Land Use Map to allow a rezoning. A change to the land use designation must meet the criteria for requested changes to the land use map, found in Section A.1 of Appendix C of the BVCP. In particular, the proposed designation must be consistent with the policies and overall intent of the BVCP. A change proposed in conjunction with an application for rezoning requires both City Council and Planning Board approval. The rezoning and Land Use Map change applications could be reviewed concurrent with the site and use review applications. 6. We believe a concept plan review phase would make sense to get feedback from PB prior to moving forward with site and use review applications. However, is a concept plan review required? Sloane Walbert, 303-441-4231 The proportion of the property within IG zoning meets the thresholds for required Concept Plan and Site Review in Table 2-2 of the land use code (5 acres or 100,000 square feet of floor area). Therefore, a Concept Plan Review is required. This review would be a good opportunity to get staff, Planning Board, and City Council feedback on a potential height modification, BVCP land use map change, and/or rezoning. 7. What is the estimated amount and type of land use that will likely be constructed on the parcel just east of the Pollard site? This will be necessary for trip generation and traffic on adjacent shared access. Sloane Walbert, 303-441-4231 The property at 5125 Pearl Pkwy. has approved technical documents (Stormwater Plan and Report, Transportation Plan, Utility Plan, and Landscaping) for the development of a 54,511 square foot industry and arts building with mixed occupancy including business and assembly areas (“Boulder Industry and Arts Center”). Transportation, David Thompson, 303-441-4417 The Traffic Assessment Letter for the Boulder Industry and Arts Center (5125 Pearl Parkway) is attached. 8. In an effort to support city-wide transportation and climate goals would staff recommend we pursue a parking reduction for the property in conjunction with a robust TDMP? What level of Transportation Demand Management (TDM) effort will be required and/or reasonably achievable in this location? Excellent access to multi-use path system, but limited access to bus transit currently. AV use, carpool, telework for office staff, etc.? This will influence trip generation assumptions. Transportation, David Thompson, 303-441-4417 The project is eligible to request a parking reduction. The criteria that must be met in support of a parking reduction can be found in Section 9-9-6(f)(3) and Section 9-2-14(h)(2)(K) of the Boulder Revised Code, 1981. The ability and extent of the project to meet the parking reduction criteria should be used to determine if a parking reduction is feasible at this location as well as the amount of the parking reduction. Sloane Walbert, 303-441-4231 The applicant should note the following Site Review criteria related to transportation demand management and parking: (h)(2)(D)(iv) – Alternatives to the automobile are promoted by incorporating site design techniques, land use patterns and supporting infrastructure that supports and encourages walking, biking and other alternatives to the single-occupant vehicle. (h)(2)(D)(v) – Where practical and beneficial, a significant shift away from single-occupant vehicle use to alternate modes is promoted through the use of travel demand management techniques. (h)(2)(E)(ii) – The design of parking areas makes efficient use of the land and uses the minimum amount of land necessary to meet the parking needs of the project.

Pre-Application: 5050 PEARL ST

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9. Will the City be required to reconstruct and/or make significant improvements to either 49th Street between Pearl Parkway and Old Pearl Street, or to Old Pearl Street between 47th Street and 49th Street? Does this answer depend on which option is selected given the probable location of the “front door”? Will access control need to be implemented along either of these roadways adjacent to the many existing businesses? Transportation, David Thompson, 303-441-4417 Per Section 9-9-8(g) of the Boulder Revised Code the project will be required to construct right-of-way improvements up to the half width or centerline of the right-of-way on 49th Street and Old Pearl Street where the two streets are adjacent to the site. The half-width public improvements would be consistent with the base street standard components listed in Table 2-3 of the City Design and Construction Standards. The project would also be responsible for the dedication of additional right-of-way to accommodate the street improvements. Additionally, the applicant could also be responsible for additional street improvements on both 49th Street and Old Pearl Street to include sidewalk and on-street parking improvements on the other side of those streets in support of any requested parking reduction. 10. Offsite Roadway Improvement Requirements A. Old Pearl: Assume full reconstruction along project frontage only. We assume the Right of Way and associated Design and Construction Standards (DCS) cross section would be applied to Old Pearl only as far as secure entry to MSC. B. 49th Street: Full Reconstruction of north end adjacent to City owned parcel. Will increased traffic require improvements to intersection of Pearl Parkway and 49th? C. Access from Pearl Parkway on east side – could serve as primary site access if desired? Staff supports access into the site from Old Pearl D. Would any of the proposed MSC redevelopment potentially trigger the requirement to improve Pearl Parkway? Transportation, David Thompson, 303-441-4417 A. An access street would need to be constructed beyond the proposed gated entries to provide circulation within the site for both the public and employees accessing the site. In meeting the site review criteria for landscaping, circulation and parking discussed in Section 9-2-14 BRC 1981 the access street might require the construction of on-street parking, a tree planting area and a detached sidewalk or multi-use path. B. Staff would evaluate the need for Pearl Parkway / 49th Street intersection improvements based on the conclusions and recommendations of the traffic study. C. Please see staff's previous response regarding site access. D. The redevelopment of the MSC could trigger public improvements along Pearl Parkway which might include planting trees and constructing a concrete sidewalk along Pearl Parkway. If a curb-cut for the site from Pearl Parkway is agreed upon by staff the applicant could be responsible for additional public improvements on Pearl Parkway. 11. As the site is mostly developed at this time and is directly adjacent to Goose Creek, based on current DCS requirements we do not anticipate the redevelopment to require stormwater detention for runoff rate control. Will Johnson, 303-441-3273 Runoff for the initial and major storm events from the entire tributary basin must be conveyed directly to the major drainage system without adverse impact on upstream, surrounding, or downstream properties and storm water detention to meet water quality mitigation measures is not required. 12. 500-Year Floodplain: The project site is impacted by the 500-year floodplain. It is our understanding that portions of or all of this facility is considered a Critical Facility within the City, and therefore improvements will be required to meet the City of Boulder Revised Code requirements related to Critical Facilities. In the case of the MSC, what component of the site would the City consider to be “critical facilities” that need to be protected from the 500-year floodplain? All new buildings including maintenance shops? Storage/lay down yard areas? Full MSC facility including drives?

Pre-Application: 5050 PEARL ST

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Alysha Geiger, 303-441-4053 The property is located in the 500-year floodplain of Goose Creek. All buildings, new and existing, are considered critical facilities as defined by Section 9-16 of the BRC. Any remodel of an existing structure, or a new structure or addition, will require a floodplain development permit and must comply with Section 9-3 of the BRC. A floodplain development permit shall contain certified drawings demonstrating: a. Any person constructing a new nonresidential structure shall elevate all lodging units within the structure to or above the flood protection elevation and shall floodproof in a manner requiring no human intervention or elevate the lowest floor, including the basement, to or above the flood protection elevation. b. The proposed buildings will have structural components capable of resisting projected hydrostatic and hydrodynamic loads and the effects of buoyancy and be constructed with materials resistant to flood damage. c.

Any proposed structures will be properly anchored to prevent flotation, collapse, or lateral movement and be capable of resisting hydrostatic and hydrodynamic loads.

d. Proposed improvements will be constructed with electrical, heating, ventilation, plumbing, air conditioning equipment, and other service facilities that are designed and located (by elevating or floodproofing) so as to prevent water from entering or accumulating within the components during conditions of flooding. Materials essential to operations during and after a flood event shall be protected in a manner that allows them to be accessible and available at all times. Safe access shall be provided to all critical areas of the site during a flooding event. The City of Boulder has adopted floodplain regulations for critical facilities and lodging facilities that impact this project. The regulations require critical facilities to develop an Emergency Management Plan that addresses activities and procedures for effective response from flood and disaster events when the site meets redevelopment criteria, Section 9-3-2(i)(3) of the Boulder Revised Code, 1981. The Emergency Management Plan must be approved before any building permit for this project. Any person constructing or establishing a new hazardous material facility shall secure all hazardous materials from flooding and from being released during a five hundred-year flood event or shall floodproof the facility. No person owning, operating, or otherwise using a hazardous material facility shall fail to secure all hazardous materials from flooding and from being released during five hundred-year flood events or to floodproof the facility before January 2024 or five years after the effective date of a map change that placed the facility into the five hundred-year floodplain, whichever date is later. 13. Are any City water or sewer system upgrades planned in the immediate area that will impact the proposed redevelopment? Will Johnson, 303-441-3273 None known at this time. 14. Existing overhead utilities exist along Old Pearl adjacent to the site as well as along the west side of the parcel. Will redevelopment require undergrounding? Will Johnson, 303-447-3273 New, replacement or relocated electrical utilities/telecom/cable shall be installed underground. It is a major goal of the city to get all overhead utilities under-grounded. All options should be evaluated. 15. In either option, will parking be “paid” for employees and public access? If so, can TDM programs result in a lessening of the required parking at the MSC, or will standard city rates be required? Transportation, David Thompson, 303-441-4417 Staff has concerns about requiring employees and the public to pay for parking given the absence of a parking district in this area and the absence of frequent transit service along Pearl Parkway. That said, the applicant can propose paid parking based on a prepared Parking Management Plan that's supported by a comprehensive TDM Plan for staff's review and comment.

Pre-Application: 5050 PEARL ST

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16. Will southbound left and right turn lanes be added to the new shared access onto Pearl Parkway, particularly in Option A where this appears to be the “front door” of the site. Transportation, David Thompson, 303-441-4417 The 5125 Pearl Parkway site is required to strip a left-turn lane on Pearl Parkway should a building permit application for the site be submitted to P&DS. The City is obligated to construct an access road on city owned property to provide access into the 5125 Pearl Parkway site from Pearl Parkway. 17. How does the location and spacing of this new shared access relate to a new or relocated access east of the site that will serve future park improvements? Transportation, David Thompson, 303-441-4417 The access road is not part of any transportation connections plan or master plan but rather represents the infrastructure required to satisfy an agreement between the city and the 5125 Pearl Parkway site. ADDITIONAL COMMENTS: Area Characteristics and Zoning History, Sloane Walbert, 303-441-4231 The properties at 5050 Pearl St., 5100 Pearl Pkwy., 5125 Pearl Pkwy., 5075 Pearl Pkwy., 5027 Pearl Pkwy., and 5025 Pearl Pkwy. are part of one Planned Unit Development and are impacted by the following discretionary approvals: •

Planned Unit Development #P-87-30 for the redevelopment of the city yards to include the renovation of the existing administration building as well as the construction of a new fleet maintenance building, vehicular storage buildings, park shops and offices, material storage areas and vehicular maintenance facilities including a fuel and wash station.

•

PUD Amendment #P-93-16 to allow for adjustments in the size and location of the Vehicle Storage Facility and Fleet Services Building.

•

Subdivision of the City Yards property creating 4 new lots and 3 outlots (TEC2009-00048 and LUR2009-00069).

Wetlands, Alysha Geiger, 303-441-4053 If improvements are proposed within a delineated wetland or wetland buffer area, as defined under the City’s streams, wetlands and water body protection ordinance, an applicant for construction approval shall satisfy and comply with all applicable regulations and requirements as set forth in Section 9-3-9, “Streams, Wetlands, and Water Body Protection,” B.R.C. 1981, including any necessary identification, analyses, avoidance and mitigation measures, and improvements needed to address wetlands protection requirements.

Note: Comments provided by City staff are based on the information received at the time of the Pre-Application and do not

constitute a formal review, an approval, or conditions of approval for the application. Additional staff comments and project requirements will be provided to the applicant after review of a formal application submittal. All development applications are required to comply with all applicable City of Boulder codes and ordinances.

PEDESTRIAN CONNECTION TO PARK

GATED ENTRY OPEN SPACE COURTYARD

PUBLIC TURN AROUND

GATED ENTRY

OPEN SPACE COURTYARD

RECEIVING/ STORES

FLEET

LARGE WASH

OM E

STAFF PARKING STRUCTURE 3 LEVELS ~ 430 SPACES

SMALL WASH

2-STORY OFFICE WITH 1ST FLOOR SHOPS

OPEN SPACE COURTYARD

SECURED AREA GATED ENTRY

3-STORY OFFICE 35'

OPEN SPACE COURTYARD

288,500 SF

FUELING

PUBLIC ENTRY

STAFF & PUBLIC PARKING STRUCTURE 3 LEVELS

SCALE: 1" = 100'-0"

100

CITY VEHICLES ONLY ON FIRST FLOOR ~ 430 SPACES

100 FT SANDERS COVERED STORAGE

PUBLIC PARKING

CONDITIONED STORAGE

WINTER MATERIALS

WATER QUALITY

NOTE: NEED TO VERIFY PROPERTY BOUNDARY FOR SITE REVIEW PURPOSES. CURRENTLY USING 22.9 AC

PUBLIC ENTRY

POLICE IMPOUND

OPTION A - MSC AND VALMONT BUTTE

AUGUST 28, 2018

MUNICIPAL SERVICE CENTER MAX CAPACITY PLANNING

AERIAL VIEW LOOKING SOUTH

AERIAL VIEW LOOKING NORTH

OPTION A - MSC AND VALMONT BUTTE

AUGUST 28, 2018

MUNICIPAL SERVICE CENTER MAX CAPACITY PLANNING

GATED ENTRY

PEDESTRIAN CONNECTION TO PARK

GATED ENTRY

PUBLIC ENTRY

STAFF & PUBLIC PARKING STRUCTURE 4 LEVELS

OPEN SPACE COURTYARD

WATER QUALITY YARD STORAGE

CITY VEHICLES ONLY ON FIRST FLOOR ~ 580 SPACES

PUBLIC PARKING 3-STORY OFFICE 35'

SECURED AREA

185,000 SF

PUBLIC ENTRY

CONTRACTOR YARD STORAGE

RECEIVING/ STORES

2-STORY OFFICE WITH 1ST FLOOR SHOPS READY LINE

LARGE WASH GATED ENTRY

FLEET

SCALE: 1" = 100'-0" CONDITIONED STORAGE

COVERED STORAGE

100

100 FT

DROP OFF

YARD STORAGE

FUELING

YARD STORAGE

PUBLIC TURN AROUND

SMALL WASH

VEHICLE TRAINING

SANDERS POLICE IMPOUND

NOTE: NEED TO VERIFY PROPERTY BOUNDARY FOR SITE REVIEW PURPOSES. CURRENTLY USING 22.9 AC

WINTER MATERIALS

OPTION B - MSC SITE ONLY

AUGUST 28, 2018

MUNICIPAL SERVICE CENTER MAX CAPACITY PLANNING

AERIAL VIEW LOOKING SOUTH

AERIAL VIEW LOOKING NORTH

OPTION B - MSC SITE ONLY

AUGUST 28, 2018

MUNICIPAL SERVICE CENTER MAX CAPACITY PLANNING

PARTIAL CROSS SECTION THROUGH SITE

AUGUST 28, 2018

MUNICIPAL SERVICE CENTER MAX CAPACITY PLANNING

PRELIMINARY SITE PROGRAM

OFFICE/SHOPS PARKING/ VEHICLES Parking Structure Surface Parking TOTAL PARKING/VEHICLES YARD STORAGE - OPEN CONDITIONED STORAGE COVERED STORAGE WINTER MATERIALS COVERED AREA FOR SANDERS FLEET BUILDING VEHICLE TRAINING FUELING AND WASHING POLICE IMPOUND CENTRAL RECEIVING/STORES WATER QUALITY/LANDSCAPE

OPTION A 288,500 1,000 req'd 860 290 1,150 250,000 41,000 77,500 13,000 7,000 28,300 29,500 60,000 3,500 7,000 133,000

OPTION B 185,000 665 req'd 580 110 690 180,000 41,000 39,750 13,000 5,500 28,300 24,000 40,660 3,500 7,000 116,000

DIFFERENCE 103,500

460 70,000 37,750 1,500 5,500 19,340 17,000

NOTE: OPTION A INCLUDES YARD AND COVERED STORAGE AT VALMONT BUTTE SITE.

OPTIONS A & B - PRELIM SITE PROGRAM

AUGUST 28, 2018

MUNICIPAL SERVICE CENTER MAX CAPACITY PLANNING

PUBLIC

500 YEAR FLOODPLAIN

IS-2

ZONING

FLOODPLAIN

WETLANDS

CITY MAPPING

AUGUST 28, 2018

MUNICIPAL SERVICE CENTER MAX CAPACITY PLANNING

City of Boulder - MUNICIPAL SERVICE CENTER Redevelopment (MSC) with Valmont Butte : OPTION A August 23. 2018

Required Scope

Description of Scope

unit

quantity

unit price

subtotal

Demolition o Corner Parcels o Existing Building A o Fleet Maintenance Facility o Storage Facilities / Car Wash / Fueling o Impervious Improvements

sf sf sf sf sf

26,100 34,000 20,900 56,850 435,000

$3.75 $5.15 $5.00 $4.25 $1.15

$97,875 $175,100 $104,500 $241,613 $500,250

Environmental Remidiation / Clean-Up

$1,000,000.00

$1,000,000

Pedestrian / Public Access o Low Water Crossing - Goose Greek o Concrete Sidewalks o Multi-Use Crusher Fines Path

lf lf lf

180 3,540 1,880

$90.00 $25.00 $12.50

$16,200 $88,500 $23,500

Roads / Site Access o Main Access off Pearl Parkway to Property o Pearl Street Corner to South Property Corner o Property Corner to Improved Road (match design) o Intersection / Connection Improvements

Work Assumed to be completed by City of Boulder lf 285 $400.00 $114,000 lf 498 $0.00 $0 ls 1 $0.00 $0

Perimeter Protection o Masonry Screen Wall - 6 foot CMU / or Precast o Motorized Acces Gates o 8 foot chain link fencing o Manual Gates

lf ea lf ea

650 2 4,050 8

$258.00 $10,000.00 $34.00 $750.00

$167,700 $20,000 $137,700 $6,000

ls ls ls ls ls ls

1 1 1 1 1 1

$325,000.00 $145,000.00 $328,000.00 $250,000.00 $350,000.00 $25,000.00

$325,000 $145,000 $328,000 $250,000 $350,000 $25,000

Desired Scope

totals

unit

quantity

unit price

subtotal

sf sf sf sf sf

26,100 34,000 20,900 56,850 435,000

$3.75 $5.15 $5.00 $4.25 $1.15

$97,875 $175,100 $104,500 $241,613 $500,250

$1,000,000.00

$1,000,000

lf lf lf

180 3,540 1,880

$90.00 $25.00 $12.50

$16,200 $88,500 $23,500

totals

Site Preperation $1,119,338

$1,000,000

$1,119,338

$1,000,000

Off-Site Improvements $128,200

$114,000

$687,700 Work Assumed to be completed by City of Boulder lf 285 $400.00 $114,000 lf 498 $650.00 $323,700 ls 1 $250,000.00 $250,000

$331,400

Utilities & Services o Water o Sanitary o Storm o Storm Water Retention / Water Quality Control o Power Primary o Dry / Empry (Data / Phone / Cable etc.)

$128,200

$331,400 lf ea lf ea

650 2 4,050 8

$258.00 $10,000.00 $34.00 $750.00

$167,700 $20,000 $137,700 $6,000

ls ls ls ls ls ls

1 1 1 1 1 1

$325,000.00 $145,000.00 $328,000.00 $250,000.00 $350,000.00 $25,000.00

$325,000 $145,000 $328,000 $250,000 $350,000 $25,000

$1,423,000

Buildings o New Office Building (Shell & Tenant Finish) - LEED Platinum o Net Zero Carbon Premium o Conditioned Storage o Covered Storage o Fleet / Receiving / Vehicle Wash o Fueling

$64,863,750 sf sf sf sf sf ls

288,500 288,500 41,000 77,750 28,300 1

$175.00 $0.00 $90.00 $55.00 $200.00 $750,000.00

$50,487,500 $0 $3,690,000 $4,276,250 $5,660,000 $750,000

cy ls

51,852 1.00

$20.00 $250,000.00

$1,037,037 $250,000

sf sf sy stalls sf

148,000 148,000 28,605 150 28,500

$86.00 $86.00 $36.00 $704.00 $11.50

$12,728,000 $12,728,000 $1,029,780 $105,600 $327,750

kW kW kW

2,000 275 200

$0.00 $0.00 $0.00

$0 $0 $0

sf ea ea sf sf sf ls sf

181,260 80.00 750.00 108,756 54,378 18,126 1.00 76,500

$0.35 $600.00 $50.00 $0.40 $0.75 $1.50 $185,000.00 $18.00

$63,441 $48,000 $37,500 $43,502 $40,784 $27,189 $185,000 $1,377,000

ea al ls ls ls

4.00 1.00 1.00 1 1.00

$15,000.00 $50,000.00 $75,000.00 $35,000.00 $50,000.00

$60,000 $50,000 $75,000 $35,000 $50,000

Flood Proofing o Site (Secure Areas only) - Raise by 24" o Buildings

51,852 1.00

$20.00 $250,000.00

$1,037,040 $250,000

sf sf sy stalls sf

148,000 148,000 28,605 150 28,500

$86.00 $86.00 $36.00 $704.00 $11.50

$12,728,000 $12,728,000 $1,029,780 $105,600 $327,750

kW kW kW

2,000 275 200

$2,750.00 $2,750.00 $2,750.00

$5,500,000 $756,250 $550,000

sf ea ea sf sf sf ls sf

181,260 80.00 750.00 108,756 54,378 18,126 1.00 76,500

$0.35 $600.00 $50.00 $0.40 $0.75 $1.50 $185,000.00 $25.00

$63,441 $48,000 $37,500 $43,502 $40,784 $27,189 $185,000 $1,912,500

ea al ls ls ls

4.00 1.00 1.00 1 1.00

$15,000.00 $50,000.00 $75,000.00 $35,000.00 $1,000,000.00

$60,000 $50,000 $75,000 $35,000 $1,000,000

$1,287,040

$26,919,130

$6,806,250

$2,357,916

$270,000

Valmont Butte Improvements: o Historic / Cultural Site o Open Space o Covered Storage o Driver Training Area - Gravel o Future Solar Array Area o Overflow / Detention o Laydown / Storage - Paved

cy ls

$1,822,416

Others o Trash Enclosure(s) o Site Furnishing Allowance o Monument / Directional Signage o Site Security & Surveillance o Public Art Allowance

$50,487,500 $3,462,000 $3,690,000 $4,276,250 $5,660,000 $750,000

Landscaping / Hardscapes & Irrigation o Soil Prep o Trees o Shrubs / Plantings o Seeding o Sodding o Mulching o Irrigation System o Courtyards

$175.00 $12.00 $90.00 $55.00 $200.00 $750,000.00

$26,919,130

Photovoltaic (PV) Improvements o Office Buildings o Parking Structures o Others / Site

288,500 288,500 41,000 77,750 28,300 1

$1,287,037

Parking Structures / Onsite Parking & Pavement o Parking Structure A - Staff only (430 Spaces +/-) o Parking Structure B - Staff & Public only (430 Spaces +/-) o Interior Roadways / HBP o Interior Surface Parking - HBP o Concrete Paving / Apron Allowance - 8"

$68,325,750 sf sf sf sf sf ls

$1,220,000

$3,221,944

sf sf

37,750 29,560

250,000

No Work Assumed No Work Assumed $55.00 $1.15 No Work Assumed No Work Assumed $2.45

$3,221,944

$2,076,250 $33,994

sf sf

37,750 29,560

$612,500

250,000

No Work Assumed No Work Assumed $55.00 $1.15 No Work Assumed No Work Assumed $2.45

$2,076,250 $33,994

$612,500

o 24 Foot Gravel Access Road o Valmont Decel / Accel Lanes & Grade Control o Security Fencing & Gates o Environmental Remidiation Allowance

lf lf ls ls

Subtotal Hard Costs CM/GC, Soft & Development Costs: o Pre-Development Fees o Design / Engineering / Planning o City of Boulder Development / Linkage Fee's o CM/GC General Requirements o Insurance & Bonding o Permitting & Use Taxes o CM/GC Overhead & Profit o Development & Escallation Contingency

TOTAL Construction Costs - OPTION A

3900.00 600.00 1.00 1.00

$28.00 $425.00 $35,000.00 $100,000.00

$109,200 $255,000 $35,000 $100,000

$102,500,214

lf lf ls ls

$102,500,214

3900.00 600.00 1.00 1.00

$28.00 $425.00 $35,000.00 $100,000.00

$109,200 $255,000 $35,000 $100,000

$114,827,667

$44,843,844 0.50% 6.00% 15.00% 3.50% 1.00% 3.75% 4.00% 10.00%

$512,501 $6,150,013 $15,375,032 $3,587,508 $1,025,002 $3,843,758 $4,100,009 $10,250,021

$147,344,058

$50,237,104 0.50% 6.00% 15.00% 3.50% 1.00% 3.75% 4.00% 10.00%

$147,344,058

$114,827,667

$574,138 $6,889,660 $17,224,150 $4,018,968 $1,148,277 $4,306,038 $4,593,107 $11,482,767

$165,064,772

City of Boulder - MUNICIPAL SERVICE CENTER Redevelopment (MSC) : OPTION B August 23. 2018

Required Scope

Description of Scope

unit

quantity

unit price

subtotal

Demolition o Corner Parcels o Existing Building A o Storage Facilities / Car Wash / Fueling o Impervious Improvements

sf sf sf sf

26,100 34,000 56,850 435,000

$3.75 $5.15 $4.25 $1.15

$97,875 $175,100 $241,613 $500,250

Environmental Remidiation / Clean-Up

$1,000,000.00

$1,000,000

Pedestrian / Public Access o Low Water Crossing - Goose Greek o Concrete Sidewalks o Multi-Use Crusher Fines Path

lf lf lf

180 2,258 1,880

$90.00 $25.00 $12.50

$16,200 $56,450 $23,500

Work Assumed to be completed by City of Boulder lf 285 $400.00 $114,000 lf 498 $0.00 $0 ls 1 $0.00 $0

Perimeter Protection o Masonry Screen Wall o Motorized Acces Gates o 8 foot chain link fencing o Manual Gates

lf ea lf ea

1,040 2 3,660 8

$258.00 $10,000.00 $34.00 $750.00

$268,320 $20,000 $124,440 $6,000

ls ls ls ls ls ls

1 1 1 1 1 1

$300,000.00 $130,000.00 $295,000.00 $200,000.00 $350,000.00 $20,000.00

$300,000 $130,000 $295,000 $200,000 $350,000 $20,000

Desired Scope

totals

unit

quantity

unit price

subtotal

sf sf sf sf

26,100 34,000 56,850 435,000

$3.75 $5.15 $4.25 $1.15

$97,875 $175,100 $241,613 $500,250

$1,000,000.00

$1,000,000

lf lf lf

180 2,258 1,880

$90.00 $25.00 $12.50

$16,200 $56,450 $23,500

totals

Site Preperation $1,014,838

$1,000,000

$1,014,838

$1,000,000

Off-Site Improvements $96,150

$114,000

$687,700 Work Assumed to be completed by City of Boulder lf 285 $400.00 $114,000 lf 498 $650.00 $323,700 ls 1 $250,000.00 $250,000

$418,760

Utilities & Services o Water o Sanitary o Storm o Storm Water Retention / Water Quality Control o Power Primary o Dry / Empry (Data / Phone / Cable etc.)

$96,150

$418,760 lf ea lf ea

1,040 2 3,660 8

$258.00 $10,000.00 $34.00 $750.00

$268,320 $20,000 $124,440 $6,000

ls ls ls ls ls ls

1 1 1 1 1 1

$300,000.00 $130,000.00 $295,000.00 $200,000.00 $350,000.00 $20,000.00

$300,000 $130,000 $295,000 $200,000 $350,000 $20,000

$1,295,000

Buildings o New Office Building (Shell & Tenant Finish) - LEED Platinum o Net Zero Carbon Premium o Conditioned Storage o Covered Storage o Fleet Building - New o Fleet Building - Renovation o Central Receiving / Storage o Fueling o Vehicle Wash

$43,704,250 sf sf sf sf sf sf sf ls ls

185,000 185,000 41,000 39,750 2,600 25,700 7,000 1 1

$175.00 $0.00 $90.00 $55.00 $150.00 $90.00 $150.00 $750,000.00 $950,000.00

$32,375,000 $0 $3,690,000 $2,186,250 $390,000 $2,313,000 $1,050,000 $750,000 $950,000

cy ls

41,481 1.00

$20.00 $200,000.00

$829,630 $200,000

sf sy sy stalls sf

197,400 41,290 21,950 118 21,900

$86.00 $36.00 $36.00 $704.00 $11.50

$16,976,400 $1,486,440 $790,200 $83,072 $251,850

kW kW kW

1,300 180 200

$0.00 $0.00 $0.00

$0 $0 $0

sf ea ea sf sf sf ls sf

181,260 70.00 600.00 108,756 54,378 18,126 1.00 40,200

$0.35 $600.00 $50.00 $0.40 $0.75 $1.50 $170,000.00 $18.00

$63,441 $42,000 $30,000 $43,502 $40,784 $27,189 $170,000 $723,600

ea al ls ls ls

3.00 1.00 1.00 1 1.00

$15,000.00 $50,000.00 $60,000.00 $35,000.00 $25,000.00

$45,000 $50,000 $60,000 $35,000 $25,000

Flood Proofing o Site o Buildings

$175.00 $12.00 $90.00 $55.00 $150.00 $90.00 $150.00 $750,000.00 $950,000.00

$32,375,000 $2,220,000 $3,690,000 $2,186,250 $390,000 $2,313,000 $1,050,000 $750,000 $950,000

cy ls

41,481 1.00

$20.00 $200,000.00

$829,620 $200,000

sf sy sy stalls sf

197,400 41,290 21,950 118 21,900

$86.00 $36.00 $36.00 $704.00 $11.50

$16,976,400 $1,486,440 $790,200 $83,072 $251,850

kW kW kW

1,300 180 200

$2,750.00 $2,750.00 $2,750.00

$3,575,000 $495,000 $550,000

sf ea ea sf sf sf ls sf

181,260 70.00 600.00 108,756 54,378 18,126 1.00 40,200

$0.35 $600.00 $50.00 $0.40 $0.75 $1.50 $170,000.00 $25.00

$63,441 $42,000 $30,000 $43,502 $40,784 $27,189 $170,000 $1,005,000

ea al ls ls ls

3.00 1.00 1.00 1 1.00

$15,000.00 $50,000.00 $60,000.00 $35,000.00 $600,000.00

$45,000 $50,000 $60,000 $35,000 $600,000

$1,029,620

$19,587,962

Photovoltaic (PV) Improvements o Office Buildings o Parking Structures o Others / Site

185,000 185,000 41,000 39,750 2,600 25,700 7,000 1 1

$1,029,630

Parking / Pavement o Parking Structure A (580 Spaces +/-) o Interior Roadways / HBP o Yard Storage / Contractor Storage / Vehicle Training o Interior Surface Parking o Concrete Paving / Apron Allowance - 8"

$45,924,250 sf sf sf sf sf sf sf ls ls

$19,587,962

$4,620,000

Landscaping / Others: Landscaping & Irrigation o Soil Prep o Trees o Shrubs / Plantings o Seeding o Sodding o Mulching o Irrigation System o Courtyards

$1,140,516

Others o Trash Enclosure(s) o Site Furnishing Allowance o Monument / Directional Signage o Site Security & Surveillance o Public Art Allowance

$215,000

Subtotal Hard Costs CM/GC, Soft & Development Costs: o Pre-Development Fees

$1,421,916

$69,616,105

$790,000

$69,616,105

$77,886,195

$31,327,247 0.50%

$348,081

$77,886,195 $35,048,788

0.50%

$389,431

o Design / Engineering / Planning o City of Boulder Development / Linkage Fee's o CM/GC General Requirements o Insurance & Bonding o Permitting & Use Taxes o CM/GC Overhead & Profit o Development & Escallation Contingency

TOTAL Construction Costs - OPTION B

7.25% 15.00% 3.50% 1.00% 3.75% 4.00% 10.00%

$5,047,168 $10,442,416 $2,436,564 $696,161 $2,610,604 $2,784,644 $6,961,611

$100,943,352

7.25% 15.00% 3.50% 1.00% 3.75% 4.00% 10.00%

$100,943,352

$5,646,749 $11,682,929 $2,726,017 $778,862 $2,920,732 $3,115,448 $7,788,620

$112,934,983

City of Boulder - MUNICIPAL SERVICE CENTER Redevelopment (MSC) : OPTION C (Reuse / Remodel Existing Facilities) August 23. 2018

Required Scope

Description of Scope

unit

quantity

unit price

subtotal

Demolition o Corner Parcels o Impervious Improvements

sf sf

26,100 435,000

$3.75 $1.15

$97,875 $500,250

Environmental Remidiation / Clean-Up

$750,000.00

$750,000

Pedestrian / Public Access o Low Water Crossing - Goose Greek o Concrete Sidewalks o Multi-Use Crusher Fines Path

lf lf lf

180 2,258 1,880

$90.00 $25.00 $12.50

$16,200 $56,450 $23,500

Work Assumed to be completed by City of Boulder lf 285 $400.00 $114,000 lf 498 $0.00 $0 ls 1 $0.00 $0

Perimeter Protection o Masonry Screen Wall o Motorized Acces Gates o 8 foot chain link fencing o Manual Gates

lf ea lf ea

1,200 2 3,500 6

$258.00 $10,000.00 $34.00 $750.00

$309,600 $20,000 $119,000 $4,500

ls ls ls ls ls ls

1 1 1 1 1 1

$285,000.00 $85,000.00 $260,000.00 $175,000.00 $250,000.00 $15,000.00

$285,000 $85,000 $260,000 $175,000 $250,000 $15,000

80,000

$175.00

$14,000,000

Desired Scope

totals

unit

quantity

unit price

subtotal

sf sf

26,100 435,000

$3.75 $1.15

$97,875 $500,250

$750,000.00

$750,000

lf lf lf

180 2,258 1,880

$90.00 $25.00 $12.50

$16,200 $56,450 $23,500

totals

Site Preperation $598,125

$750,000

$598,125

$750,000

Off-Site Improvements $96,150

$114,000

$453,100 lf ea lf ea

1,200 2 3,500 6

$258.00 $10,000.00 $34.00 $750.00

$309,600 $20,000 $119,000 $4,500

ls ls ls ls ls ls

1 1 1 1 1 1

$285,000.00 $85,000.00 $260,000.00 $175,000.00 $250,000.00 $15,000.00

$285,000 $85,000 $260,000 $175,000 $250,000 $15,000

80,000

$175.00

$14,000,000

$1,070,000

Buildings o New Office Building (Shell & Tenant Finish) - LEED Platinum

$687,700 Work Assumed to be completed by City of Boulder lf 285 $400.00 $114,000 lf 498 $650.00 $323,700 ls 1 $250,000.00 $250,000

$453,100

Utilities & Services o Water o Sanitary o Storm o Storm Water Retention / Water Quality Control o Power Primary o Dry / Empry (Data / Phone / Cable etc.)

$96,150

$1,070,000

$26,121,600

$27,081,600

o Net Zero Carbon Premium o Conditioned Storage - New o Conditioned Storage - Renovation o Covered Storage - New o Covered Storage - Renovation o Fleet Maintenance Building - Renovation o Existing Office Building - Renovation o Fueling o Vehicle Wash

sf sf sf sf sf sf sf

80,000 14,810 25,390 23,900 34,550 25,700 27,500

$0.00 $90.00 $90.00 $55.00 $42.00 $90.00 $90.00 No Work Assumed $950,000.00

$0 $1,332,900 $2,285,100 $1,314,500 $1,451,100 $2,313,000 $2,475,000

sf sf sf sf sf sf sf

80,000 14,810 25,390 23,900 34,550 25,700 27,500

$950,000

cy ls

24,900 1.00

$20.00 $350,000.00

$498,000 $350,000

cy ls

sy sy stalls sf

37,900 26,850 405 24,740

$36.00 $36.00 $704.00 $11.50

$1,364,400 $966,600 $285,120 $284,510

kW kW kW

715 475 280

$0.00 $0.00 $0.00

$0 $0 $0

sf ea ea sf sf sf ls sf

116,000 50.00 450.00 69,600 34,800 11,600 1.00 25,200

$0.35 $600.00 $50.00 $0.40 $0.75 $1.50 $170,000.00 $18.00

$40,600 $30,000 $22,500 $27,840 $26,100 $17,400 $170,000 $453,600

ea al ls ls ls

3.00 1.00 1.00 1 1.00

$15,000.00 $45,000.00 $50,000.00 $35,000.00 $20,000.00

$45,000 $45,000 $50,000 $35,000 $20,000

Flood Proofing o Site o Buildings (New & Existing)

24,900 1.00

$20.00 $350,000.00

$498,000 $350,000

sy sy stalls sf

37,900 26,850 405 24,740

$36.00 $36.00 $704.00 $11.50

$1,364,400 $966,600 $285,120 $284,510

kW kW kW

715 475 280

$2,750.00 $2,750.00 $2,750.00

$1,966,250 $1,306,250 $770,000

sf ea ea sf sf sf ls sf

116,000 50.00 450.00 69,600 34,800 11,600 1.00 25,200

$0.35 $600.00 $50.00 $0.40 $0.75 $1.50 $170,000.00 $25.00

$40,600 $30,000 $22,500 $27,840 $26,100 $17,400 $170,000 $630,000

ea al ls ls ls

3.00 1.00 1.00 1 1.00

$15,000.00 $45,000.00 $50,000.00 $35,000.00 $350,000.00

$45,000 $45,000 $50,000 $35,000 $350,000

$950,000 $848,000

$2,900,630

Photovoltaic (PV) Improvements o Office Buildings o Existing Fleet Maintenance Facility o Others / Site

$960,000 $1,332,900 $2,285,100 $1,314,500 $1,451,100 $2,313,000 $2,475,000

$848,000

Parking / Pavement o Interior Roadways / HBP o Yard Storage / Contractor Storage / Vehicle Training o Interior Surface Parking o Concrete Paving / Apron Allowance - 8"

$12.00 $90.00 $90.00 $55.00 $42.00 $90.00 $90.00 No Work Assumed $950,000.00

$2,900,630

$4,042,500

Landscaping / Others: Landscaping & Irrigation o Soil Prep o Trees o Shrubs / Plantings o Seeding o Sodding o Mulching o Irrigation System o Courtyards

$788,040

Others o Trash Enclosure(s) o Site Furnishing Allowance o Monument / Directional Signage o Site Security & Surveillance o Public Art Allowance

$195,000

Subtotal Hard Costs CM/GC, Soft & Development Costs: o Pre-Development Fees o Design / Engineering / Planning o City of Boulder Development / Linkage Fee's

$964,440

$33,934,645

$525,000

$33,934,645

$40,017,245

$16,254,695 0.50% 8.25% 15.00%

$169,673 $2,799,608 $5,090,197

$40,017,245 $19,168,260

0.50% 8.25% 15.00%

$200,086 $3,301,423 $6,002,587

o CM/GC General Requirements o Insurance & Bonding o Permitting & Use Taxes o CM/GC Overhead & Profit o Development & Escallation Contingency

TOTAL Construction Costs - OPTION C

4.50% 1.15% 3.75% 4.75% 10.00%

$1,527,059 $390,248 $1,272,549 $1,611,896 $3,393,465

$50,189,340

4.50% 1.15% 3.75% 4.75% 10.00%

$50,189,340

$1,800,776 $460,198 $1,500,647 $1,900,819 $4,001,725

$59,185,505