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Johnson Economics ~ C200069 City of Tigard CONTRACT CHANGE ORDER 13125 SW Hall Blvd. � Tigard, Oregon 97223 AMENDMENT SUMMARY Phone- (503) 639-4171 ' FIELD CHANGE ORDER FORM Fax- (503) 684-7297 www.tigard-or.gov Project Title: City Center Futures Project Project Manager: Sean Farrell (Lloyd Purdy for amendment 3) Contractor:Johnson Economics Original Contract#: C200069 Effective Dates: 2/10/20-12/31-20 to 03/31/21) Chane Order/Amendment Amount: $6,200.00 Accounting String: 100-3700-54001 Amendment Percentage Running Total: 25% AMENDMENT DETAILS Additional Development Opportunity Study,increase compensation from $99,470 to $105,670 for amendment #3. CHANGE ORDER DETAILS UNIT QTY UNIT$ TOTAL$ Original Contract I $79,576.00 Amendment 1 $16,000.00 Amendment 2 $3,894.00 Amendment 3 $6,200.00 Total Contract $105,670.00 REASONING FOR CHANGE ORDER/AMENDMENT Additional sco e and compensation for 5-task IMPLAN economic analysis for CFC project at$6,200. BUDGET IMPACT AND REQUIRED ACTIONS Budgeted for in Economic Development Contractual/Professional Services REQUESTING PROJECT MANAGER APPROVING CITY STAFF Lloyd Purdy Lloyd Purdy Signature Si nature-' February 6, 2021 February 6, 2021 Date Date Contractor is hereby authorized by the City of Tigard to perform CONTRACTOR the additional work described below in accordance with the terms and conditions detailed in the original contract along with all applicable rules,regulations,and laws that may be in effect for the work. The unit pricing in the original contract shall apply to all Signature additional work. A copy of this form, once completed, is to be forwarded to the Purchasing Office to ensure all changes to the encumbrances are met. Remember— the cumulative total of Amendments cannot exceed the project's FY budget. Date CITY OF TIGARD,OREGON AMENDMENT TO CONTRACT TIGARD CITY CENTER FUTURES PROJECT AMENDMENT #3 The Agreement between the City of Tigard,a municipal corporation of the State of Oregon,hereinafter called City,and Johnson Economics,hereinafter referred to as Contractor,entered into on the 10th day of February, 2021,is hereby amended as follows: 1. SERVICES TO BE PROVIDED Contractor agrees to complete the additional tasks as outlined in Exhibit A-1, incorporated herein by reference. 3. COMPENSATION The City agrees to pay Contractor in accordance with the fee schedule outlined in Exhibit A. The total amount paid to the Contractor by the City may not exceed Ninet-nine 44iettsftnd Four Hundred Se ent-v and Nal!(40 Dollars (S99,470.0(� One Hundred Five Thousand Six Hundred Seventy and No/100 Dollars (S105,670.00). IN WITNESS WHEREOF, City has caused this Amendment to be executed by its duly authorized undersigned officer and Contractor has executed this Amendment upon signature and date listed below. CITY"OF TIGARD JOHNSON ECONOMICS- Signature Signature' Steve Rymer �12iacV� SGl 1�SGrl Printed Name Printed Name 02/09/2021 Date Date Page I of 2 EXHIBIT A-1 SERVICES TO BE PROVIDED The following scope of work will provide a conclusion-oriented document with supporting methodological documentation.To model the economic and fiscal impacts of the development,Johnson Economics would utilize IMPLAN (IMPact for Planning) input/output multiplier model methodology. The time necessary to complete the work scope is approximately four weeks Fulfillment of the aforementioned objective will entail completion of the following analytical steps: Task 1: Estimate the potential economic impacts associated with the construction of the proposed development programs. Estimate the temporary direct, indirect, and induced economic impacts (jobs, payroll, business revenues),driven by construction activity of the development.The projects evaluated will include the City facilities as well as the assumed residential development on the vacated parcels. Impacts will be generated in current dollars,and then escalated based on assumed timing. Task 2: Estimate the likely economic Impacts of on-going operations at the assumed residential development,as well as from City operations. Estimate the permanent, annual commerce, jobs, and labor income generated directly by the operation of the new facilities and indirectly via economic ripple effects in other industries. Task 3: Estimate indirect and induced economic benefits resulting from construction and on-going operations at the proposed development. Using the input-output model, estimate ancillary local business revenues, jobs, and labor income generated by on-going operations of the development program. Provide a narrative outlining the nature of these impacts and examples in an intuitively understandable manner. The report will elaborate on how the marginal increase in activity and use will increase the local demand for goods and services,including a breakdown by type at full development. Task 4: Evaluate the impacts of an additional redevelopment program on an adjacent site Applying the same approach outlined in tasks 1-3,assess the incremental impact of an additional residential development program(s) on a site north of the new CFC facility. This analysis would be broken out so it can be reported independently. Task 5: Prepare a report documenting findings,methodology and any other pertinent information suitable for public review. Construction and operating cost estimates will be based on the assumptions in the Business Plan analysis. Page 2 of 2 City of Tigard CONTRACT CHANGE ORDER 13125 SW Hall Blvd. AMENDMENT SUMMARY Tigard,Oregon 97223 Phone- (503) 639-4171 FIELD CHANGE ORDER FORM Fax- (503) 684-7297 www.tigard-or.gov Project Title: City Center Futures Project Project Manager: Sean Farrell Contractor:Johnson Economics Original Contract #: C200069 Effective Dates: 2/10/20-12/31-20 Chane Order/Amendment Amount: $3,894.00 Accounting String: 100-3700-54001 Amendment Percentage Running Total: 25% AMENDMENT DETAILS Additional Development Opportunity Study,increase compensation to $99,470. CHANGE ORDER DETAILS UNIT QTY UNIT$ TOTAL$ Original Contract $79,576.00 Amendment 1 $16,000.00 Amendment 2 $3,894.00 Total Contract $99,470.00 REASONING FOR CHANGE ORDER/AMENDMENT Additional scope and compensation BUDGET IMPACT AND REQUIRED ACTIONS Budgeted for in Economic Development Contractual/Professional Services REQUESTING PROJECT MANAGER Mq Or APPROVING CITY STAFF Signature Signature Date Date Contractor is hereby authorized by the City of Tigard to perform CONTRACTOR the additional work described below in accordance with the terms and conditions detailed in the original contract along with all applicable rules,regulations,and laws that may be in effect for the ignature work. The unit pricing in the original contract shall apply to all additional work. A copy of this form, once completed, is to be forwarded to the Purchasing Office to ensure all changes to the encumbrances are met. Remember —the cumulative total of Amendments cannot exceed theproject's FY budget. Date CITY OF TIGARD,OREGON AMENDMENT TO CONTRACT TIGARD CITY CENTER FUTURES PROJECT C200069 AMENDMENT #2 The Agreement between the City of Tigard,a municipal corporation of the State of Oregon,hereinafter called City, and Johnson Economics,hereinafter referred to as Contractor,entered into on the 10th day of February, 2020, is hereby amended as follows: 3. Compensation The City agrees to pay Contractor in accordance with the fee schedule outlined in Exhibit A.The total amount paid to the Contractor by the City may not exceed Niffety fi-ve Thousand Five 14undfed Seventy Sim Ninety-nine Thousand Four Hundred Seventy and No/100 Dollars ($99,470.00) Exhibit A Services to be Provided Additional Scope TASK 2: Update Downtown Vision 2.9 Up to `"�( Four 4 Development Opportunity Studies (DOSS Subcontractor will prepare one additional development opportunity study of the extended Knoll Drive site, using the assumption of a relocated future light rail alignment and realigned Knoll Drive per discussions currently underway between City of Tigard, TriMet, and other SW Corridor project partners. This study will assess the potential feasibility of prospective development on the site,based on allowed or prospective zoning standards, site constraints, and market conditions. Subcontractor will assume a multifamily housing/ mixed- use development program and on-site parking. The primary intention of the study is to determine if terrain and slope constrains on the site significantly limit development feasibility. Subcontractor will produce: • A deliverable package series of slides describing the study findings • A basic terrain/contour map of the site,used to describe key existing slope issues. • Two alternative concepts: 1: Describing development restricted to no- or low-slope unconstrained portions of the site. 2:A speculative,but generally architecturally feasible and practical,development using a larger portion of the site including significantly sloped area • Alternatives will be documented each in one (1) plan view showing building footprints and basic floorplates describing program areas (residential, circulation,parking, commercial, amenity, service), parking, circulation, and open spaces; brief descriptive text of the concept and constraints; and a sample of precedent images to describe similar conditions and potential design solutions.Floorplates will not include unit definition layouts;basic unit counts will be calculated using agreed-upon assumptions about unit size mix and efficiency factor for floorplates. 0 One review with City staff and basic revisions following IN WITNESS WHEREOF, City has caused this Amendment to be executed by its duly authorized undersigned officer and Contractor has executed this Amendment upon signature and date listed below. CITY OF TIGARD JOHNSON ECONOMICS -- o.,e ail=jj@johnned by erald Johnson DN:cn=Jerald Johnson,o=Johnson Economics LLC, ou,email=jwj@johnsoneconomics.com,c=US �4�- Date:2020.08.25 09:17:24-07'00' Signature Signature Marty Wine Jerald Johnson Printed Name Printed Name 8/25/2020 8/25/2020 Date Date City of Tigard CONTRACT CHANGE ORDER 13125 SW Hall Blvd. � Tigard, Oregon 97223 AMENDMENT SUMMARY Phone- (503) 639-4171 ' FIELD CHANGE ORDER FORM Fax- (503) 684-7297 www.tigard-or.gov Project Title: City Center Futures Project Project Manager: Sean Farrell Contractor:Johnson Economics Original Contract#: C200069 Effective Dates: 2/10/20-6/30-20 Chane Order/Amendment Amount: $16,000.00 Accounting String: 100-3700-54001 Amendment Percentage Running Total: 20% AMENDMENT DETAILS Add related scope for Civic Center Development,increase compensation to $95,576, extend expiration date to 12/31/20 CHANGE ORDER DETAILS UNIT QTY UNIT$ TOTAL$ Additional City Center Analysis $16,000.00 REASONING FOR CHANGE ORDER/AMENDMENT Additional scope, compensation, and time to complete BUDGET IMPACT AND REQUIRED ACTIONS Budgeted for in Economic Development Contractual/Professional Services REQUESTING PROJECT MANAGER Mr APPROVING CI STAFF Signature i ture 6/17/2020 Date Date Contractor is hereby authorized by the City of Tigard to perform CONTRACTOR the additional work described below in accordance with the terms and conditions detailed in the original contract along with all applicable rules,regulations,and laws that may be in effect for the Signature work. The unit pricing in the original contract shall apply to all additional work. A copy of this form, once completed, is to be forwarded to the Purchasing Office to ensure all changes to the encumbrances are met. Remember— the cumulative total of Amendments cannot exceed the project's FY budget. Date CITY OF TIGARD,OREGON AMENDMENT TO CONTRACT TIGARD CITY CENTER FUTURES PROJECT C200069 AMENDMENT #1 The Agreement between the City of Tigard,a municipal corporation of the State of Oregon,hereinafter called City,and Johnson Economics,hereinafter referred to as Contractor,entered into on the 10th day of February, 2020,is hereby amended as follows: 2. Effective Date and Duration This agreement shall become effective upon the date of execution, and shall expire, unless otherwise terminated or extended, on completion of the work ore-38820 December 31, 2020 whichever comes first.All work under this Agreement shall be completed prior to the expiration of this Agreement. 3. Compensation The City agrees to pay Contractor in accordance with the fee schedule outlined in Exhibit A.The total amount paid to the Contractor by the City may not exceed Ninety-five Thousand Five Hundred Seventy-Six and No/100 Dollars ($95,576) Exhibit A Services to be Provided TASK 3: Update Downtown Vision 3.1 Review Downtown Future Vision (2009) Consultant will review the Tigard Downtown Future Vision,which provided a visual depiction of potential urban form, green space, circulation and other elements over 20- and 50-year periods. feedbftek on the status of the eNisfing vision, itteluding elements thftt should or shotAd ftof earry over to e—enprat Primary Responsibility: SERA 3.2 Work Session Croup: Visioning Consultant will conduct a small-group visioning exercise with the project team, city Staff, and/or others deemed appropriate by the City , . City shall provide feedback on the status of the existing inion including elements that should or should not carry over to the current project.The visioning work session will discuss the high-level vision for development downtown, and the Burnham Street and Commercial Street corridors in particular. Issues to consider will be the community's goals for the study area, general progress of development, the potential impacts of Urban Renewal projects and funding, the implications of the future LRT station,other planned and proposed transportation projects. The work session will be aimed at arriving at an urban design language for future land uses, densities, forms, circulation and other elements of the updated Downtown Vision. Consultants will provide meeting materials including preliminary design work and examples to guide discussion and run the event, likely remotely. City sfftff ' Primary Responsibility: SERA/Jobnson Econ 3.3 Rough concept drawings Based on the analysis of previous tasks, and the feedback and ideas generated in the visioning work session, the Consultant will prepare preliminary rough concept drawings of an updated Downtown Vision. The updated Downton Vision will depict a planning period of 25 years from today (2045), and be used to help property owners, developers, and the public visualize what is planned for the Downtown area. The concept drawings of the Downtown Vision will include the following: • Vision for urban form(land uses and building masses) • Multi-modal circulation concept • Green space network • f figh-level vision of urban form One(4) eeneep+ of broader Downtown Study area to include future LRT station • Two (2) Concepts of areas of special focus: Burnham Street and Commercial Street corridors. The Consultant will primarily determine the ultimate number and combination of drawings, renderings, or other graphic illustrations necessary to best portray the elements listed above, for the three concept areas listed. Consultant will compile rough concept drawings into a package for submittal to the City for review and comment. by the Cerlstlk-a� Primary Responsibility: SERA 3.4 Refined concept drawings Based on the feedback received on the rough concept drawings, Consultant will prepare a refined set of concept drawings for inclusion in the final updated Downtown Vision. Consultant will compile refined concept drawings into a package for submittal to the City for review and final comment. Primary Responsibility: SERA 3.5 Deliverable: Final Updated Downtown Vision schematics Consultant will compile the final updated Downtown Vision schematics into a design package. The package will be designed to concisely present the visual renderings and may contain other graphic or textual elements to summarize and explain the concepts contained in the Downtown Vision conceptual renderings. The updated Downtown Vision is not intended to fully reproduce the 2009 "Future Vision" document in length, content, format, or graphical style. Primary Responsibility: SERA TASK 6: Estimate Cost of Downtown Civic Center Development Operations,Facilities 6.1 Review Tigard Civic Center Development Program Consultant will review recently completed development programing and pro forma analysis for the Civic Center site, the Public V`orks site, and environs. This work includes a proposed development program for these sites, strategic timeline, cost and revenue estimates, pro forma analysis, and other key data points that will provide many of the underlying assumptions for this project. This project will integrate this work but will not seek to replicate this work. Some assumptions may be updated if the review indicates it is warranted by changing market conditions and/or costs since the analysis was completed. 6.2 Quantify Current Operations Consultant will meet with City Staff in person or by phone to build an understanding of current City operations taking place at the two sites, and how operations would be configured under the proposed redevelopment scenario. Consultant will build an understanding of the perceived advantages and disadvantages of current facilities vs. the proposed facilities from a cost and operations standpoint. These meetings will include one or more in-depth discussions with the City's Central Service Director, facilities and finance staff,and other appropriate sources as necessary. The goal of these discussions will be to understand current operations and quantify the dollar cost of operations of the existing Civic Center and Public Works facilities. Consultant will review data and information provided on operating budgets,utilities costs,estimates of deferred maintenance and replacement reserves. Staff will assist by providing available data and expertise. With Staff input, Consultant will prepare planning-level cost estimates for on-going operations and maintenance of the existing facilities over a short and long-term basis. Consultant and Staff�vffl also discuss potential capital costs for future expansion or major modernization if operations were to remain on the current sites. 6.3 Forecast Operations Under Redevelopment Scenario Relying on the development program modeled in Task 1.1, and in consultation with staff in Task 1.2, Consultant will develop planning-level cost estimates of on-going operations of the proposed consolidated public facilities at the current Public Works site, including maintenance, utilities, and reserves. Annual and long-term cost estimates will be designed for direct comparison to status quo cost estimates. `I"ASK 7: Cost-Benefit Analysis 7.1 Fiscal Cost-Benefit Analysis Building off the knowledge base built in Task 1, Consultant will use the prior redevelopment analysis as a baseline for modeling the costs and potential fiscal benefits of the relocation and redevelopment scenario, as well as the status quo scenario. The relocation scenario will consider the potential short-term and long-terra fiscal impact of disposition of the current Civic Center site, and tax revenue generation potential over time from its redevelopment. In addition, the analysis will look at the projected occupancy cost of the new and existing facilities. 7.2 Deliverable: Tigard City Center Facilities Assessment&Business Case Consultant will prepare a draft and final memo that summarizes the findings of the analysis and presents a market-based comparison of the facilities planning options under review. The memo will be designed to present the information in a straightforward way for decision makers and third parties to understand and weigh the comparison and business case for each option. 7.3 \X,"ork Session Consultant will attend one work session or public meeting to present the findings of the analysis, foster discussion and answer questions. IN WITNESS WHEREOF, City has caused this Amendment to be executed by its duly authorized undersigned officer and Contractor has executed this Amendment upon signature and date listed below. CITY OF TIGARD JOHN Signature Si u Martha Wine � Lg Printed Name Printed Name 6/17/2020 Z � Date Da� i a 1k Y (j CITY OF TIGARD,OREGON-CONTRACT SUMMARY FORM (THISFORMMUSTACCOMPANYEVERYCONTRACT) �� Contract Title: Tigard City Center Futures Project Number: 9 Contractor: Johnson Economics Contract Total: $79,576 Contract Overview: Provide 1 urban renewal plan analysis and strategy memo 2 Redevelo ment Action Plan with u to three development oortuni , studies and 3 Update Downtown vision with drawing and schematics Initial Risk Level: ❑ Extreme ❑ High ❑ Moderate ® Low Risk Reduction Steps: Risk Comments: Risk Signature: Contract Manager: Sean Farrelly Ext: 2420 Department: CD Type: ❑ Personal Svc ® Professional Svc ❑ Public Imp ❑ General Svc ❑ Coop Purchase ❑ Other: Start Date: 2/12/20 End Date: 6/30/20 Quotes/Bids/Proposal: FIRM AMOUNT CORE Johnson Economics 1 EcoNW 2 Leland Consulting 3 Account String: Fund-Division-Account Work Order— TXVe Amount FY 20 100-3700-54001 S79,576 FY FY FY FY Approvals - LCRB Date: _ Department Comments: Department Signature: Purchasing Comments: Purchasing Signature: City Manager Comments: City Manager Signature: After securing all required approvals, forward original copy to the Contracting and Purchasing Office along with a completed Contract Checklist. Contract Number CITY OF TIGARD,OREGON PERSONAL SERVICES CONTRACT TIGARD CITY CENTER FUTURES PROJECT THIS AGREEMENT made and entered into this 10`' day of February, 2020 by and between the City of Tigard, a municipal corporation of the State of Oregon, hereinafter called City, and Johnson Economics, hereinafter called Contractor. RECITALS WHEREAS, the City's 2019-2020 fiscal year budget provides for services related to urban renewal, real estate/land use economics and architecture;and WHEREAS, City has need for the services of a company with a particular training, ability, knowledge, and experience possessed by Contractor,and WHEREAS, City, has determined that Contractor is qualified and capable of performing the professional services as City does hereinafter require,under those terms and conditions set forth, THEREFORE, the Parties agree as follows: 1. SERVICES TO BE PROVIDED Contractor will initiate services immediately upon receipt of City's notice to proceed together with an executed copy of this Agreement. Contractor agrees to complete work that is detailed in Exhibit A, incorporated herein by reference. 2. EFFECTIVE DATE AND DURATION This Agreement is effective upon the date of execution and expires on June 30,2020,unless otherwise terminated or extended. All work under this Agreement must be completed prior to the expiration of this Agreement. 3. COMPENSATION The City agrees to pay Contractor in accordance with the fee schedule outlined in Exhibit A. The total amount paid to the Contractor by the City may not exceed Seventy-Nine Thousand Five Hundred Seventy-Six and No/100 Dollars ($79,576.00). Payments made to Contractor will be based upon the following applicable terms: A. Payment by City to Contractor for performance of services under this Agreement includes all expenses incurred by Contractor, with the exception of expenses, if any, identified in this Agreement as separately reimbursable. B. Payment will be made in installments based on Contractor's invoice, subject to the approval of the City Manager, or designee, and not more frequently than monthly. Unless otherwise agreed, payment will be made only for work actually completed as of the date of invoice. C. Payment by City releases City from any further obligation for payment to Contractor for services performed or expenses incurred as of the date of the invoice. Payment may not be considered acceptance or approval of any work or waiver of any defects therein. D. Contractor must make payments promptly,as due, to all persons supplying labor or materials for the performance of the work provided for in this Agreement. E. Contractor may not perinit anj, lien or claim to be filed or prosecuted against the Cite on any account of any labor or material furnished. F. Contractor will pay to the Department of Revenue all sums withheld from employees pursuant to ORS 316.167. G. Contractor will pap all contributions or amounts due the Industrial Accident Fund from the contractor or any subcontractor. H. If Contractor fails,neglects,or refuses to make prompt payment of any claim for labor or services furnished to Contractor or a subcontractor by any person as such claim becomes due, City's Finance Director may pay such claim and charge the amount of the payment against funds due or to become due the Contractor. The payment of the claim in this manner does not relieve Contractor or their surety from obligation with respect to any unpaid claims. I. Contractor will promptly, as due, make payment to any person, co-partnership, association, or corporation, furnishing medical, surgical, and hospital care or other needed care and attention, incident to sickness or injurv, to the employees of Contractor, of a.11 sums that Cont-Vactor agrees to pay for the services and all moneys and sums that Contractor collected or deducted from the wages of employees pursuant to any law, contract, or agreement for the purpose of providing or paying for services. J. Contractor and its employees, if any, are not active members of the Oregon Public Employees Retirement System and are not employed for a total of 600 hours or more in the calendar year by any public employer participating in the Retirement System. K. Contractor must obtain,prior to the execution of any performance under this Agreement, a City of Tigard Business License. The Tigard Business License is based on a calendar year with a December 31st expiration date. New businesses operating in Tigard after June 30th of the current year will pay a pro-rated fee though the end of the calendar year. L. The City certifies that sufficient funds are available and authorized for taus agreement during the current fiscal year. Funding during future fiscal years is subject to budget approval by Tigard's City Council. 4. OWNERSHIP OF WORK PRODUCT City is the owner of and is entitled to possession of any and all work products of Contractor which result from this Agreement,including any computations,plans,correspondence,or pertinent data and information gathered by or computed by Contractor prior to termination of this Agreement by Contractor or upon completion of the work pursuant to this Agreement. 5. ASSIGNMENTZ DELEGATION Neither party may assign, sublet or transfer any interest in or duty under this Agreement without the written consent of the other and no assignment has any force or effect unless and until the other party 2 1 Page Cita Center Future Project has consented. If City agrees to assignment of tasks to a subcontract,Contractor is fully responsible for the acts or omissions of any subcontractors and of all persons employed by them. Neither the approval by City of any subcontractor nor anything contained herein creates any contractual relation between the subcontractor and City. The provisions of this Agreement are binding upon and will inure to the benefit of the parties to the Agreement and their respective successors and assigns. 6. STATUS OF CONTRACTOR AS INDEPENDENT CONTRACTOR Contractor certifies that: A. Contractor acknowledges that for all purposes related to this Agreement, Contractor is an independent contractor as defined by ORS 670.600 and not an employee of City. Contractor is not entitled to benefits of any kind to which an employee of City is entitled and is solely responsible for all payments and taxes required by law. Furthermore,in the event that Contractor is found by a court of law or any administrative agency to be an employee of City for any purpose, City is entitled to offset compensation due, or to demand repayment of any amounts paid to Contractor under the terms of this Agreement, to the full extent of any benefits or other remuneration Contractor receives (from City or third party) as a result of said finding and to the full extent of any payments that City is required to make (to Contractor or to a third party) as a result of said finding. B. Contractor is not an officer,employee,or agent of the City as those terms are used in ORS 30.265. 7. CONFLICT OF INTEREST The undersigned Contractor hereby represents that no employee of the City, or any partnership or corporation in which a City employee has an interest, has or will receive any remuneration of any description from Contractor,either directly or indirectly,in connection with the letting or performance of this Agreement, except as specifically declared in writing. If this payment is to be charged against Federal funds,Contractor certifies that he/she is not currently employed by the Federal Government and the amount charged does not exceed their normal charge for the type of service provided. 8. INDEMNIFICATION City has relied upon the professional ability and training of Contractor as a material inducement to enter into this Agreement. Contractor represents that all of its work will be performed in accordance with generally accepted professional practices and standards as well as the requirements of applicable federal, state, and local laws,it being understood that acceptance of a Contractor's work by City will not operate as a waiver or release. Contractor agrees to indemnif,and defend the City,its officers,employees,agents,and representatives and hold them harmless from any and all liability,causes of action,claims,losses,damages,judgments, or other costs or expenses,including attorney's fees and witness costs (at both trial and appeal level, whether or not a trial or appeal ever takes place including any hearing before federal or state administrative agencies), that may be asserted by any person or entity which in any way arise from, during, or in connection with the performance of the work described in this contract, except liability arising out of the sole negligence of the City and its employees. Such indemnification will also cover claims brought against the City under state or federal worker's compensation laws. If any aspect of 3 1 P City Center Future Project this indemnity is found to be illegal or invalid for any reason whatsoever, such illegality or invalidity does not affect the validity of the remainder of this indemnification. 9. INSURANCE Contractor and its subcontractors must maintain insurance acceptable to City in full force and effect throughout the term of this contract. Such insurance must cover risks arising directly or indirectly out of Contractor's activities or work hereunder,including the operations of its subcontractors of any tier. The policy or policies of insurance maintained by the Contractor must provide at least the following limits and coverages: A. Commercial General Liability Insurance Contractor will obtain,at Contractor's expense,and keep in effect during the term of this contract, Comprehensive General Liability Insurance covering Bodily Injury and Property Damage on an "occurrence" form (CG 2010 1185 or equivalent). This coverage must include COntractual Liability insurance for the indemnity provided under tlus contract. The following insurance will be carried: Coverage Limit General Aggregate $3,000,000 Products-Completed Operations Aggregate $2,000,000 Personal&Advertising Injury $1,000,000 Each Occurrence $2,000,000 Fire Damage (Any one fire) $50,000 B. Commercial Automobile Insurance Contractor must also obtain, at Contractor's expense, and keep in effect during the term of the contract,Commercial Automobile Liability coverage including coverage for all owned, hired, and non-owned vehicles on an "occurrence" form. The Combined Single Limit per occurrence may not be less than$2,000,000. If Contractor uses a personally-owned vehicle for business use under this contract,the Contractor will obtain, at Contractor's expense, and keep in effect during the term of the contract, business automobile liability coverage for all owned vehicles on an "occurrence" form. The Combined Single Limit per occurrence may not be less than$2,000,000. C. Workers' Compensation Insurance The Contractor, its subcontractors, if any, and all employers providing work,labor, or materials under this Contract that are subject employers under the Oregon Workers' Compensation LaNv must comply with ORS 656.017,which requires there to providc Nvorkers'compensation coverage that satisfies Oregon law for all their subject workers. Chu-of-state employers must provide. Oregon workers' compensation coverage for their workers who work at a single location within Oregon for more than 30 days in a calendar year. Contractors who pert orm work without the assistance or labor of any employee need not obtain workers' compensation coverage. All non- exempt employers must provide Emplover's Liability Insurance with coverage limits of not less than$1,000,000 each accident. 4 1 P a g c City Center Future Project D. Additional Insured Provision All required insurance policies, other than Workers' Compensation and Professional Liability, must name the City its officers,employees,agents,and representatives as additional insureds with respect to this Agreement. E. Insurance Carrier Rating Coverages provided by the Contractor must be underwritten by an insurance company deemed acceptable by the City. All policies of insurance must be written by companies having an A.M. Best rating of "A-VII" or better, or equivalent. The City reserves the right to reject all or any insurance carrier(s) with an unacceptable financial rating. F. Self-Insurance The City understands that some contractors may self-insure for business risks and the City will consider whether such self-insurance is acceptable if it meets the minimum insurance requirements for the type of coverage required. If Contractor is self-insured for commercial general liability or automobile liability insurance, Contractor must provide evidence of such self-insurance. Contractor must provide a Certificate of Insurance showing evidence of the coverage amounts on a form acceptable to the City. The City reserves the right in its sole discretion to determine whether self-insurance is adequate. G. Certificates of Insurance As evidence of the insurance coverage required by the contract, Contractor will furnish a Certificate of Insurance to the City. No contract is effective until the required Certificates of Insurance have been received and approved by the City. The certificatewill specify and document all provisions within this contract and include a copy of Additional Insured Endorsement. A renewal certificate will be sent to the below address prior to coverage expiration. H. PrimaU Coverag.e Clarification The parties agree that Contractor's coverage is primary to the extent permitted by lay. The parties further agree that other insurance maintained by the City is excess and not contributory insurance with the insurance required in this section. I. Cross-Liability Clause A cross-liability clause or separation of insureds clause will be included in all general liability, professional liability,pollution, and errors and omissions policies required by this Agreement. A certificate in form satisfactory to the City certifying to the issuance of such insurance will be forwarded to: City of Tigard Attn: Contracts and Purchasing Office 13125 SW Hall Blvd. Tigard,Oregon 97223 At the discretion of the City, a copy of each insurance policy, certified as a true copy by an authorized representative of the issuing insurance company,may be required to be forwarded to the above address. Citi-Center Future Project Such policies or certificates must be delivered prior to commencement of the work The procuring of such required insurance will not be construed to limit Contractor's liability hereunder. Notwithstanding said insurance, Contractor is obligated for the total amount of any damage, injury, or loss caused by negligence or neglect connected with this agreement. 10. METHOD &PLACE OF SUBMITTING NOTICE BILLS AND PAYMENTS All notices,bills and payments will be made in writing and may be given by personal delivery,mail,or by fax. Payments may be made by personal delivenf, trail, or electronic transfer. The following addresses will be used to transmit notices, bills,pay-trtents,and other information: JOHNSON ECONOMICS Attn: Sean Farrelly Attn: Jern_!ohnson Address: 13125 Ste%Hall Blvd Address: 621 S`V alder St Ste 605 Tigard, OR 97223 Portland OR 97205 Phone: (503) 718-2420 Phone: (503) 295-7832 Email: seanW)dgard-or. ov Email: jw Wjohnsoneconomics.com Notice will be deemed given upon deposit in the United States mail, postage prepaid, or when so faxed,upon successful fax. In all other instances,notices,bills and payments will be deemed given at the time of actual delivery. Changes may be made in the names and addresses of the person to who notices,bills,and payments are to be given bygiving written notice pursuant to this paragraph. 11. SURVIVAL The terms, conditions, representations, and warranties contained in this Agreement survive the termination or expiration of this Agreement. 12. MERGER This writing is intended both as a final expression of the Agreement between the parties with respect to the included terms and as a complete and exclusive statement of the terms of the Agreement. No modification of this Agreement will be effective unless and until it is made in writing and signed by both parties. 13. TERMINATION WITHOUT CAUSE At any time and without cause,City has the right in its sole discretion to terminate this Agreement by giving notice to Contractor. If City terminates this Agreement pursuant to this paragraph, City will pay Contractor for services rendered to the date of termination. 14. TERMINATION WITH CAUSE A. City may terminate this Agreetnent effective upon delivery of written notice to Contractor, or at such later date as may be established by City, under any of the following conditions: l) If City funding from federal, state, local, or other sources is not obtained and continued at levels sufficient to allow for the purchase of the indicated quantity of services. This Agreement may be modified to accommodate a reduction in funds. 6 j Pae Citi Center Future Project 2) If federal or state regulations or guidelines are modified,changed,or interpreted in such a way that the services are no longer allowable or appropriate for purchase under this Agreement. 3) If any license or certificate required by law or regulation to be held by Contractor, its subcontractors, agents, and employees to provide the services required by this Agreement is for any reason denied,revoked, or not renewed. 4) If Contractor becomes insolvent,if voluntary or involuntary petition in bankruptcy is filed by or against Contractor, if a receiver or trustee is appointed for Contractor, or if there is an assignment for the benefit of creditors of Contractor. Any such termination of this agreement under paragraph (A) will be without prejudice to any obligations or liabilities of either party already accrued prior to such termination. B. City, by written notice of default (including breach of contract) to Contractor,may terminate the whole or any part of this Agreement: 1) If Contractor fails to provide services called for by this Agreement within the time specified, or 2) If Contractor fails to perform any of the other provisions of this Agreement,or fails to pursue the work as to endanger performance of this Agreement in accordance with its terms, and after receipt of written notice from City, fails to correct such failures within ten (10) days or such other period as City may authorize. The rights and remedies of City provided above related to defaults (including breach of contract) by Contractor are not exclusive and are in addition to any other rights and remedies provided by law or under this Agreement. If City terminates this Agreement under paragraph (B), Contractor will be entitled to receive as full payment for all services satisfactorily rendered and expenses incurred,provided, that the City may deduct the amount of damages, if any, sustained by City due to breach of contract by Contractor. Damages for breach of contract include those allowed by Oregon law, reasonable and necessary attorney fees, and other costs of litigation at trial and upon appeal. 15. ACCESS TO RECORDS City, will have access to such books, documents, papers and records of Contractor as are directly pertinent to this Agreement for the purpose of making audit,examination,excerpts and transcripts. 16. HAZARDOUS MATERIALS Contractor will comply with all federal Occupational Safety and Health Administration (OSHA) requirements and all Oregon safety and health requirements. In accordance with OSHA and Oregon OSHA Hazard Communication Rules, if any goods or services provided under this Agreement may release, or otherwise result in an exposure to, a hazardous chemical under normal conditions of use (for example, employees of a construction contractor working on-site), it is the responsibility of Contractor to provide the City with the following information: all applicable Safety Data Sheets, the identity of the chemical/s, how Contractor will inform employees about any precautions necessary, an explanation of any labeling system, and the safe work practices to prevent exposure. In addition, Contractor must label,tag,or mark such goods. 7 1 P a g c Citi-Center Future Project 17. FORCE "EURE Neither City nor Contractor will be considered in default because of any delays in completion and responsibilities hereunder due to causes beyond the control and without fault or negligence on the part of the parties so disenabled,including but not restricted to, an act of God or of a public enemy, civil unrest,volcano,earthquake, fire, flood, epidemic,quarantine restriction,area-\Nide strike, freight embargo,unusually severe weather or delay of subcontractor or supplies due to such cause;provided that the parties so disenabled will within ten (10) days from the beginning of such delay, notify= the other party in writing of the cause of delay and its probable extent. Such notification will not be the basis for a claim for additional compensation. Each party*will, however, make all reasonable efforts to remove or eliminate such a cause of delay or default and will,upon cessation of the cause,diligently pursue performance of its obligation under the Agreement. 18. NON-WAIVER The failure of City to insist upon or enforce strict performance by Contractor of any of the terms .of this Agreement or to exercise any rights hereunder should not be construed as a waiver or relinquishment to any extent of its rights to assert or rely upon such terms or rights on any future occasion. 19. HOURS OF LABOR, PAYE UITY In accordance with ORS 279B.235,the following are hereby incorporated in full by this reference: A. Contractor may not employ an individual for more than 10 hours in any one day, or 40 hours in any one week, except as provided by law. For contracts fot personal services,as defined in ORS 279A.055, Contractor must pay employees at least time and a half pay for all overtime the employees work in excess of 40 hours in any one week, except for employees who are excluded under ORS 653.010 to 653.261 or under 29 U.S.C. 201 to 209 from receiving overtime. B. Contractor must give notice:in writing to employees who work on a public contract,either at the time of hire or before commencement of work c:m the contract,or by positing a notice in a location frequented by employees, of the number of hours per day and days per week that the employees may be required to work. C. Contractor may not prohibit any of Contractor's employees from discussing the employee's rate of wage,salary,benefits or other compensation with another employee or another person and may not retaliate against an employee who discusses the employee's rate of wage, salary, benefits or other compensation with another employee or another person. D. Contractor must comply with the pay equity provisions in ORS 652.220. Co.tnpliance is a material element of this Agreement and failure to comply will be deemed a breach that entitles City- to terminate this Agreement for cause. 20. NON-DISCRIMINATION Contractor will comply with all federal, state, and local laws, codes, regulations, and ordinances applicable to the provision of services under this Agreement,including,without limitation: A. Title VI of the Civil Rights Act of 1964; 8 1 P a Citi Center Future Project B. Section V of the Rehabilitation Act of 1973; C. The Americans with Disabilities Act of 1990, as amended by the ADA Amendments Act (ADAAA) of 2008 (Pub L No 101-336);and D. ORS 659A.142,including all amendments of and regulations and administrative rules,and all other applicable requirements of federal and state civil rights and rehabilitation statutes, rules and regulations. 21. ERRORS Contractor will perform such additional work as may be necessary to correct errors in the work required under this Agreement without undue delays and without additional cost. 22. EXTRA (CHANGES) WORK Only the City's Project Manager for this Agreement may change or authorize additional work. Failure of Contractor to secure authorization for extra work constitutes a waiver of all right to adjust the contract price or contract time due to such unauthorized extra work and Contractor will not be entitled to compensation for the performance of unauthorized work. 23. WARRANTIES Contractor will guarantee work for a period of one year after the date of final acceptance of the work by the owner. Contractor warrants that all practices and procedures,workmanship and materials are the best available unless otherwise specified in the profession. Neither acceptance of the work nor payment therefore relieves Contractor from liability under warranties contained in or implied by this Agreement. Any intellectual property rights delivered to the City under this Agreement and Contractor's services rendered in the performance of Contractor's obligations under this Agreement, will be provided to the City free and clear of any and all restrictions on or conditions of use, transfer, modification, or assignment, and be free and clear of any and all liens, claims,mortgages, security interests, liabilities, charges,and encumbrances of any kind. 24. ATTORNEY'S FEES In the event an action, suit of proceeding, including appeal, is brought for failure to observe any of the terms of this Agreement, each party is responsible for that party's own attorney fees, expenses, costs and disbursements for the action,suit,proceeding,or appeal. 25. CHOICE OF LAW,VENUE The provisions of this Agreement are governed by Oregon law. Venue will be the State of Oregon Circuit Court in Washington County or the U.S. District Court for Oregon,Portland. 26. COMPLIANCE WITH STATE AND FEDERAL LAWS RULES Contractor will comply with all applicable federal,state and local laws,rules and regulations applicable to the work in this Agreement. 91F « City Center Future Project 27. CONFLICT BETWEEN TERMS In the event of a conflict between the terms of this Agreement and Contractor's proposal, this Agreement will control. In the event of conflict between a provision in the main body of the Agreement and a provision in the Exhibits, the provision in the main body of the Agreement will control. In the event of an inconsistency between Exhibit A and Exhibit B,Exhibit A will control. 28. AUDIT Contractor will maintain records to assure conformance with the terms and conditions of this Agreement and to assure adequate performance and accurate expenditures within the contract period. Contractor agrees to permit City,the State of Oregon,the federal government,or their duly authorized representatives to audit all records pertaining to this:agreement to assure the accurate expenditure of funds. 29. SEVERABILITY In the event any provision or portion of this Agreement is held to be unenforceable or invalid by any court of competent jurisdiction,the validity of the remaining terms and provisions"-ill not be impaired unless the illegal or unenforceable provision affects a significant right or responsibility,in which case the adversely affected part*may request renegotiation of the Agreement and,if negotiations fail,mal ternunate the Agreement. 30. COMPLIANCE WITH TAX LAWS Contractor represents and warrants that Contractor is, to the best of the undersigned's knowledge, not in violation of any Oregon tax laws including but not limited to ORS 305.620 and ORS Chapters 316, 317, and 318. Contractor's failure to comply with the tax laws of this state or a political subdivision of this state before the. Contractor executed this ,\greenient or during the term of this Agreement is a default for which the City may terminate.this Agreement and seek damages and other relief available under the teens of this ;Agreement or applicable law. IN WITNESS WHEREOF, City and Contractor have caused this Agreement to be executed by their duly authorized officials. CITY OF TIGARDO O ICS Signature: Si nano Name: Y Name: Jer Johnson Title: / I ldv01. 1-- Title: Principal el Date: Date: 2/11/2020 10j1' a r Citi Center Future Project EXHIBIT A SERVICES TO BE PROVIDED 1. Background The City of Tigard and its urban renewal agency, the Town Center Development Agency (TCD A), are focused on transitioning and strengthening downtown Tigard as a place where people live and gather. The city's strategic vision is to be "the most walkable commindo in the Pacif c Northwest where people of alY ages arzd abilities enjoy bealtl2y and interconmeted lives." The SW Corridor project has a planned light rail station on SVS%Hall Blvd. near SW Commercial Ave.,just outside of the urban renewal district's boundary.Although not in the downtown core,the station has the potential to catalyze new transit-oriented development in the vicinity. The City Center Urban Renewal Plan was authorized by Tigard voters,as required by the City Charter,in 2006. The maximum indebtedness was set at $22 million. The 20-year plan includes 36 named projects. Slow but steady progress has been made on implementing many projects including: 1) Burnham Street complete rebuild (sidewalks,pedestrian amenities,landscaping) —2011. 2) Main Street Green Street Phase 1 (pedestrian and streetscape amenities,green street features) — 2014. 3) Attwell Off Main (public private partnership to build 165 apartment/mixed use building at the corner of Burnham St and Ash Ave) —2017. 4) Tigard Street Heritage Trail (three-quarter mile off-street trail with small and cultural/artistic art installations) —2019. 5) Tigard Universal Plaza (signature public space off Burnham Street to be implemented in phases) —in progress. The Great Recession which began in 2007 slowed development and property value appreciation,reducing the tax increment from the district. Projections indicated that the maximum indebtedness would not be reached within 20 years.To address this,a substantial amendment to the City Center Urban Renewal Plan was proposed, expanding the size of the district from 193 acres to 228 acres. It was approved by voters in 2017. One of the Tigard City Council's goals for 2019-21 is Goal 2: Invest and connect key areas of the city to promote economic growth and community vitality. Strategy 2.2 under this goal is to "Continue to make Downtown Tigard a place people want to be by making substantial progress on projects that attract new residential and business investment."Among the tasks to implement this strategy are: • Cultivate more relationships with future developers that share our multigenerational transit- oriented development vision. • Create an inventory*of sites with high potential for transit-oriented housing redevelopment. • Evaluate the size and scope of the City= Center Urban Renewal Plan to determine whether tax increment resources in the downtown are sufficient to meet council objectives. Prepare recommendations regarding the City Center urban renewal area's possible continuation. • Update the 2007 Leland report to accelerate downtown redevelopment, focusing on leverage possibilities from SW Corridor and other active transportation investinents. 111Page Citi-Center Future Project The City of Tigard's Town Center Development Agency wants to advance this g(Yal through the'Tigard City Center Futures Project. GENERAL RESPONSIBILITIES General Contractor Responsibilities: Johnson Economics will serve as the Prime Contractor(Contractor) for this project and manage the performance of the Contractor team including SubContractors. • Contractor will not begin work on any duties and services listed in the Scope of Work.Scope) until given notice to proceed from the City. • The Contractor Project Manager(Pl\�is responsible for providing progress reports,making requests, relaying deliverables,via regular communication with the. Citv RAI. • The Contractor is primarily responsible for providing the analysis, draft: and. final deliverabtes, and meeting materials as described in the Scope. • The Contractor is responsible for responding to comments or questions from reviewers of draft materials,making a good faith effort to integrate changes and/or respond to feedback. • The Contractor will track project progress and budget expenditures by task and submit regular invoices to the City in the agreed upon format. General City Staff Responsibilities: The Cite will designate a City PILI as primary contact for the Contractor on this project. • The City will provide notice to proceed at the outset of the project. • Citi=will make good faith efforts to provide Contractors access to data sets, records, and documents helpful to the completion of this project, subject to availability. City may be asked to assist in requesting documents from other agencies or entities. • City may be asked to provide feedback on current and past planning efforts, including progress towards achieving prior project lists and action items from those. (loci ments• City will work with Contractors to identify future Urban Renewal (UR) or nota-Uh projects. • City will be primarily responsible for organizing, noticing, and inviting participants to work sessions, public meetings, and other events. City will be primarily responsible tier. identifx ing and restmng appropriate facilities for on-site meetings or events. • City will help the Contractor identify relevant stakeholders, including property owners, developers, agencies, for interviews or round table discussions. City will assist in contacting and requesting the involvement of stakeholders or facilitating contact by the Contractor as appropriate. • City will examine all materials submitted by the Contractor,including interim,draft and final materials, in a timely manner as to not unreasonably delay the services of the Contractor. City will ensure that all comments and questions from staff, reviewers and/or other stakeholders are provided in a clear and documented manner to the Contractor. SCOPE OF WORK TASK 1: Urban Renewal Plan Analysis 1.1 Review City Center UR Plan &Report Contractor will review existing documents related to the Citv Center Urban Renewal Area "URk), including the LTR Plan,Report, financial reports, Developtneilt. Strategy and Downtown Vision, and 1211) a ,,e City Center Future Project any other documents that are deemed relevant to understanding the current status of the URA and past performance. Pfirnary Re ponsibilio. Johnson Economics 1.2 Project TIF revenue (current URA boundary-) Contractor will forecast the projected TIF revenue within the adopted URA boundaries through the adopted Plan end date (2027),as well as a theoretical additional 20-year planning period. • Map URA boundary and surrounding area,using GIS data of tax assessor data on the taxlot level. • Forecast growth in taxable assessed valuation (TAV) and generate Tax Increment Finance (TIF) revenue forecasts based on natural growth in TAV, as well as the projected value of known development projects. • Estimate revenue impacts on taxing jurisdictions. • Assess maximum indebtedness, potential remaining resources, borrowing schedule and debt service. Primary Re,+ponsibilit,. Jobnson Economics 1.3 Model revised URA boundaries &TIF revenue In consultation with City staff,the Contractor will assess a broader study areas) adjacent to the URA, for a potential expanded or revised URA. Contractor and staff will select up to three (3) alternate boundary scenarios to assess. The revised URA boundaries will be assessed following the methodology outlined in Task 12. Primary Rexponsibili� Johnson Economics 1.4 Assess 3 potential Strategies for URA future Based on findings of previous steps,and in consultation with City staff,the Contractor-%il.l determine pros and cons of three potential strategies for the City Center UR Plan (Plan): • Option 1: A substantial amendment to the Plan (requiring voter approval) to increase the maximum indebtedness within the existing boundaries. • Option 2: Early shut down of existing district and formation of the new larger URA. • Option 3: Formation of a larger district after the existing one expires in 2027. • Alternate: If a different approach becomes evident during the course of this project, it may be added to or substituted for one of these options,with staff approval. Primary Responsibility: Johnson Economics 1.5 Potential new UR 12roiects The project team,including Contractor team and staff,will determine potential qualified UR projects to include in a new or revised Plan, based on the recommended strategy (Task 1.4). Projects may include those that remain from the adopted Plan, new projects that will facilitate connectivity to the planned light rail station,encourage redevelopment,and other priorities that become apparent during the process. Projects will be listed with brief description and order-of-magnitude cost estimates. Primary Re.ponsibilipp: Johnson EcoralSERA/City 131Pag Cite Center Future Project 1.6 Work Session:'Town Center Advisor Commission(-I'C.AC]. Contractor-,vill attend a work session with the ICAC to present the findings of"Task 1 analysis,discuss the three (3) potential URA strategies, and Contractor recommendations. City staff will organize the work session and communicate with TCAC members. Contractors are responsible for agenda, presentation,handouts,and/or other materials as needed. Prier uy Rejponsihility. Jobnson Econ/SERA 1.7 Work Session: Town Center Development_Agencv(TCDA] Contractor will attend a work session with the TCDA to present the findings of Task 1 analysis,discuss the three (3) potential URA strategies, and Contractor recommendations. City staff will organize the work session and communicate with TCDA members. Contractors are responsible for agenda, presentation,handouts,and/or other materials as needed. Pn').vaD,Responsihifio: Jobnson Econ/SER. TASK 1 Deliverables: Strategy Memo (Draft&Final) Contractor will prepare a draft and final Strategy Memorandum that summarizes the findings of Task 1 analysis, and describes the recommended strategy, and potential UR projects. City shall review and make comments on draft products in a timely manner upon submittal by the Contractor. P/i>nary Reponrihility: Johnson Economics TASK 2: Redevelopment Action Plan 2.1 Review Downtown Tigard Development Strategy 2007 2011' Contractor will review the Downtown Tigard Development Strategy and update, to Assess the currency of the analysis, and progress of the recommendations, and action items. City shall provide feedback on the status of these plans,including elements that should or should not carry over to the current project. Primary ReJpo/1J'Zbrlrty. Jobnson Econ/SERA 2.2 Review other DT/housing/plan docs assess currency/applicability; In addition to the materials mentioned in Task 1.1 and 2.1, the Contractor team will review other documents,plans and data deemed relevant to this project,relating to the Downtown area,future light rail station and station area, development dynamics, and other materials that may become relevant during this process. Contractors will assess the currency and applicability of this information to the current project. Primary R.e.�ponsibifity. Johnson Econ/SERA 2.3 Real estate market analysis Contractor will provide analysis of general real estate market and development conditions in the Downtown area that are likely to impact future development potential in the study area. The analysis will provide an overview of existing conditions relevant to three major land use categories (residential, 14 1 11agr City Center Future Project retail/commercial, and office). The market analysis will be designed to provide a knowledge base for recommendations and development feasibility analysis in subsequent tasks. Relevant factors may include but are not limited to recent development activity,rent/price levels,land value,vacancy rates, market sentiment, demographic trends,and forecasted demand. Prikury Responsibility: Johnson Economics 2.4 Stakeholder interviews focus vrou s Contractor will conduct interviews of relevant stakeholders in the Downtown Tigard real estate market. In consultation with the City, these stakeholders may include realtors, property owners, developers,staff, other governmental or non-profit agencies. Contractor will conduct up to eight (8) individual phone interviews, or up to two (2) on-site focus group events, or some combination in agreement with the City. Piiwag Responsibility: Johnson Econ/SERA 2.5 Ontiortunities and barriers anal}osis/identift, key sites Contractor will provide an analysis of opportunities and barriers to redevelopment of the study area based upon planning and urban design factors. The opportunities and barriers analvsis will be designed to provide a knowledge base for recommended strategies and action items in subsequent tasks and inform the updated Downtown Vision (Task 3). Factors considered will include: • Current land use and built space • Transportation (circulation, access,transit,multi-modal facilities) • Zoning (allowed uses,development and design standards) • Public space • Green space/environmental constraints • Potential key sites, subareas,or corridors of focus for redevelopment strategies The potential impact of the future light rail station near SW Hall Blvd. and SW Commercial St. will be a kev consideration when assessing these factors. (Site-specific analvsis of identified key sites will be done in Task 2.10.) Pnkatsy Responsibility: SERA 2.6 Work Session: TCAC Contractor team will attend a work session with the TCAC to present the key elements of the draft Redevelopment Action Plan. City staff will organize the work session and communicate with TCAC members. Contractors are responsible for agenda,presentation, handouts,and/or other materials as needed. Primary Responsibility. Johnson Econ/SERA 2.7 Work Session:TCDA Contractor team will attend a work session with the TCDA to present the key elements of the draft Redevelopment Action Plan. City staff will organize the work session and communicate with TCDA 151Page City Center Future Project members. Contractors are responsible for agenda,presentation, handouts,and/or other materials as needed. Pii1vary Responsibility: Johnson Eron/SE1-A 2.8 Property owner outreach Based on findings in preceding steps, the City and Contractor shall identify- up to three (3) key sites/locations within the study that may be good prospects for Development Opportunity Studies of the feasibility- of future development. Unless agreed otherwise, the City will have primary responsibility to make first contact with property owners as official representatives of the project. Additional property owners maN,be contacted,until up to three are willing to participate in the project. Pfinea?y Responsibility: City/Jobnson Economics 2.9 Up to Three (3) Development Opportuniiy Studies (D S) The Contractor team will complete up to three DOS profiles of the key sites identified. DOS profiles assess the potential feasibility of prospective development on a site,based on allowed or prospective zoning standards, site constraints, and market conditions. Each DOS profile will include the following: • Based on the market,zoning,and urban planning and design analyses completed in previous steps, determine a recommended development concept,in consultation with the City. Findings will be used to estimate the following parameters for the development that may best balance market feasibility,innovative design,and catalytic impact: o Supportable land uses and mix that represents the highest and best use of the propeM,; o Size, scale and building type of supportable real estate products; o Density, design, and site usage parameters; o Parking requirements; o Overall project orientation. • Contractor will prepare one (1) conceptual design per site,including graphic representation of the following: o Site design; o Building footprints; o Basic unit program,and commercial space program; o Parking configuration; o Public space,landscaping, setbacks; o Basic renderings presenting the potential building massing effects; o The concepts will help identify construction types and materials. • Contractor will generate planning-level cost estimates based on the preliminary conceptual designs,including estimates of hard and soft development costs. • Contractor will conduct financial feasibility analysis of the proposed development programs/concepts. The feasibility analysis will utilize standardized pro forma and cash flow modeling, reflecting the findings of achievable market pricing, vacancy, absorption and project cost estimates found in previous steps. Assumptions of expected on-going operating expenses, debt service, cap rates will be based on industry standards and current market conditions. Contractors will summarize findings and implications for futuree redevelopment activity arising from 16 1 Pagc Ciro Center Future Project the DOS profiles and provide planning-level feedback on considerations that might improve feasibility of desired development types in the study area over the planning period. Ptatnag Re porrsibility: Jobnxon Ecota/SERA Task 2 Deliverables: Draft Redevelopment Action Plan Contractor will prepare a draft Redevelopment Action Plan that summarizes the findings of Task 2 analysis, including market analysis and opportunities and barriers analysis, and provides a recommended redevelopment strategy,including Action Plan. The Action Plan will include specific recommendations aimed at accelerating downtown private redevelopment. City shall review and make comments on draft products in a timely manner upon submittal by the Contractor. Primary Re.3ponsibiliy: Jobnson Economics Final Redevelopment Action Plan Contractor will complete a "near final' draft of the Redevelopment Action Plan reflecting comments and feedback from the work sessions and integrating the development concepts and findings of the DOS analysis. (The DOS analysis may be fully integrated with the Action Plan, included as an appendix, or as a separate memo as appropriate.) The Redevelopment Action Plan will share elements of the 2011 Development Strategy but is not intended to faithfully reproduce that document in content or format. City may review once more before finalization. Pl-unary ResponsibiliD: Jobnson Economics TASK 3: Update Downtown Vision 3.1 Review Downtown Future Vision (2009 Contractor will review the Tigard Downtown Future Vision, which provided a visual depiction of potential urban form,green space, circulation and other elements over 20- and 50-year periods. City shall provide feedback on the status of the existing vision,including elements that should or should not carry over to the current project. Pnmary Responsibility: SERA 3.2 Work Session: Visioning Contractor will conduct a group visioning exercise with any combination of the ICAC, TCDA, stakeholders, the general public, and/or others as appropriate, and agreed upon with the City. The -6sioning work session will discuss the high-level vision for development downtown,and the Burnham Street and Commercial Street corridors in particular. Issues to consider will be the community's goals for the study area,general progress of development, the potential impacts of Urban Renewal projects and funding, the implications of the future LRT station, other planned and proposed transportation projects. The work session will be aimed at arriving at an urban design language for future land uses, densities, forms, circulation and other elements of the updated Downtown Vision. Contractors will provide meeting materials and run the event. City staff will assist in organizing and facilitating the event. 171 .Pa e City Center Future Project Primark,Re.tponsil)ili�i: .S'ER4/Jobrrson Econ 3.3 Rough concept drawings Based on the analysis of previous tusks, and the feedback and ideas generated In the 6sio.ning work session, the Contractor will prepare preliminary rough concept: drawings ot.an updated Downtown Vision. The updated Downton Vision will depict a planning period of 23 year, from today (20451, and be used to help property owners, developers, and the public visualize what is planned for the Downtown area. The concept drawings of the Downtown Vision will include the following: • Vision for urban form (land uses and building masses) • Multi-modal circulation concept • Green space network • One (1) concept of broader Downtown Study area to include future LRT station • Two (2) concepts of areas of special focus: Burnham Street and Commercial Street corridors. The Contractor will primarily determine the ultimate number and combination of dra«ings, renderings, or other graphic illustrations necessary to best portray the elements .Listed abclve, for the three concept areas listed. Contractor will compile rough concept drawitigs into a package for submittal to the City for review and comment. City shall review and make conunents on draft products in a timely manner upon submittal by the Contractor. Priviag Responsibility: SEBA 3.4 Refined concels.t drawings Based on the feedback received on the rough concept drawings, Contractor will prepare a refined set of concept drawings for inclusion in the final updated Downtown Vision. Contractor will compile refined concept drawings into a package for submittal to the City for review and final comment. 1-In'N117y Re.+ponsiliilily. SERA Task 3 Deliverables: Final Updated Downtown Vision schematics Contractor will compile the final updated Downtown Vision schematics into a design package. The package will be designed to concisely present the visual renderings and may contain other graphic or textual elements to summarize and explain the concepts contained in the Downtown Vision conceptual renderings. The updated Downtown Vision is not intended to fully reproduce the 2000 "Future Vision" dOCutlletlt in length, content, format,or graphical style. Primary Responsibility: VERA 1 TASK 4: Tigard City Center Futures Project Report Task 4 Deliverable: Draft&Final Project Report Contractor shall prepare a Project Report that synthesizes the analysis,findings,and recommendations of the prior tasks and deliverables. The Project Report will summarize project objectives, methodology, and major steps. The main goal of the report will be to present the integrated plan for the future of the City Center Urban Renewal Area, the Downtown Vision, recommended strategies and Action Plan for helping achieve them. City shall review and make comments on draft products 18 1 tax ; City Center Future Project in a timely manner upon submittal by the Contractor. Contractor will prepare a final Project Report. Prima!y Responsibility: Jobnson Econl SERA TASK 5: Pro'ect Management 5.1 Kick-off meeting and site tour The Contractor team will meet with City staff to discuss and clarify project objectives,methodology, and timeline. During this meeting the project team will identify City plans, documents and data sets anticipated to be relevant to this project. The team will discuss other past and current City planning efforts and proposed developments that might inform this project. The team will tour the existing URA and potential expansion areas. Primary Respon ribili�: Johnson Econl SERA/City 5.2 Project mana ement&meeti s The Contractor Project Manager will be available to hold project update meetings by phone with the City Project Manager,and other team members who may be relevant to the subject of the call. Update calls will be held at least once per month,with additional calls held as needed. Primary Re,porrsibilit,. Jobrism Econl GO 1911'ag City Center Future Project EXHIBIT B PROIEGT SCHEDULE&Bi1DGET Feb. Mar. Apr May Jun 2020 2020 2020 2020 2020 TASK 1: Urban Renewal Plan Analysis 1.1 Review City Center UR Plan &Report. 1.2 Project TIF revenue(current URA boundary) 1.3 Model revised URA boundaries &TIF revenue 1.4 Assess 3 potential Strategies for URAfuture 1.5 Potential new UR projects 1.6 Work Session(TCAC)w/prep 1.7 Work Session(TCDA)w/prep 1.8 Task 1 Deliverable: Strategy Memo(Draft&Final) TASK 2: Redevelopment 2.1 Review Downtown Tigard Dev.Strategy(2007/2011) 2.2 Review other DT/housing/pl an docs 2.3 Real estate market analysis 2.4 Stakeholder interviews/focus groups 2.5 Opportunities and barriers analysis/i.d.key sites 2.6 Task 2 Deliverable: Draft Redevelopment Action Plan 2.7 Work Session (TCAC)w/prep 2.8 Work Session (TCDA)w/prep 2.9 Property owner outreach 2.10 Up to three(3)Development Opp.Studies 2.11 Task 2 Deliverable: Final Redevelopment Action Plan 3.1 Review Downtown Future Vision(2009) 3.2 Visioning work session 3.3 Rough concept drawings 3.4 Refined conceptdrawings 3.5 Task 3 Deliverable: Downtown Vision schematics 4.1 Task 4 Deliverable: Draft&Final Project Report 5.1 Kick-off meet!ng and site tour 5.2 Project management&meetings 20 11 City Center Future Project PRELIMINARY BUDGET ESTIMATE JOHNSON . . TOTALS Buckley Johson M.Arnold B.Weber GlalLoaanVan TBD C.Roberts E-q.Smith TBD Senior PM Principal Associate A.Principal PM PW VIII Arch VII Proj.Asst. Proj.Asst. Admin TASK 1: Urban Renewal Plan Analysis $125 $205 $90 $2011 $150 $190. $170 $95 $SS $70 Hours Cost I 1.1 Review City Center UR Plan&Report 4 2 2 s $970 1.2 Project TIF revenue(current URA boundary) 8 .14 $1,770 1.3 Model revised URA boundaries&TIF revenue8 24 $2,720 1.4 Assess 3 potential Strategies for URA future 22 $2,910 1.5 Potential new UR projects _ _ 4 16 28 $3,110 1.6 Work Session(TCAC)w/prep 5 4 6 15 $1,735 1.7 Work Session(TCDA)w/prep 5 4 6 15 $1,735 1.8 Task 1 Deliverable:Strategy Memo(Draft&Final) 16 2 18 $2,300 fOTnc t; 80 4 12 2 16 0 0 0 30 0 144 $17,250 .TASK 2: Redevelopment Action Plan 2.1 Review Downtown Tigard Dev.Strategy(2007/2011) 4 2 2 8 $970 2.2 Review other DT/housing/plan docs 4 2 2 8 $970 2.3 Real estate market analysis 16 4 16 36 $4,260 2.4 Stakeholder interviews/focus groups a 10 18 $2,500 2.5 Opportunities and barriers analysis/i.d.key sites 6 2 4 16 28 $3,110 2.6 Task 2 Deliverable:Draft Redevelopment Action Plan 20 2 426 $3,140 2.7 Work Session(TCAC)w/prep 6 2 6 14 $1,560 2.8 Work Session(TCDA)w/prep 6 2 6 14 $1,560 2.9 Property owner outreach 8 8 $1,000 2.10 Up to three(3)Development Opp.Studies 12 16 S 2 2 24 32 96 $13,320 2.11 Task 2 Deliverable:Final Redevelopment Action Plan 16 2 2 20 $2,470 TOTA}, . 106 20 24 4 28 0 24 32 38 0 276 $34,860 DowntownTASK 3: Update 3.1 Review Downtown Future Vision(2009) 2 2 2 2 8 $1,120 3.2 Visioning work session 4 2 6 5 18 $2,510 3.3 Rough concept drawings 1 4 40 45 $4,685 3.4 Refined concept drawings 2 1 2 16 21 $2,300 3.5 Task 3 Deliverable:Final Downtown Vision schematics 1 1 2 12 16 $1,795 TOTALS: 10 0 0 0 6 16 0 76 0 0 108 $12410 PRELIMINARY BUDGET ESTIMATE JOHNSON ECONOMICS . . Buckley Jahson M.Arnold! ,lastra VanLoanB.Weber Loon TBD C.Roberts E$ D Smith TB Senior PM Principal Associate A.Principal PM PLN VIII Arch VII Proj.Asst. Prof.Asst. Admin $125 $205 $90 $200 $150 $IBD $170 $95 $85 $70 Hours Cost 4.1 T8040N1verable: Draft&Final Projro A••par. 32 2 2 4 40 $5,040 it ri" MI 11 TOTALS: 32 0 0 2 2 0 0 0 4 0 40 55,040 5.1 Kirk-off meeting and site tour 4 4 4 4 4 20 $2,580 5.2 Project management&meetings 10 2 8 1 21s2'.420 TOTAL: 14 a 0 7 I2 4 0 4 4 1 41 $5 Total Hours 213 31 36 ID 64 20 A J12 M 1 509 Tote I Labor Costs $50,150 $4,920 $3,140 $2,000 $9,600 $3,800 $4,080 $10,640 $6,460 $70 $75,060 Expenses(third-partydota,materials,travel): $1,516 Project Cost Estimator Fee: $31;000 TOTAL PROJECT C057 I lE tatoL S38 410 SERA Architects tato: 3 650 $79,57