HomeMy WebLinkAboutA037 - Agreement for Public Improvements Pertaining to ISU Research Park Phase IV dated October 9, 2018 DO NOT WRITE IN THE SPACE ABOVE THIS LINE,RESERVED FOR RECORDER
Prepared by:Mark Lambert,City Attorney,City of Ames,515 Clark,Ames,Iowa 50010(Phone: 515-239-5146)
Return to: Ames City Clerk,P.O.Box 811,Ames,Iowa 50010-0811
AGREEMENT FOR PUBLIC IMPROVEMENTS
AND OTHER WORK PERTAINING TO
THE IOWA STATE UNIVERSITY RESEARCH PARK
PHASE IV
THIS CONTRACT AND AGREEMENT, made and entered into this Pday of October,
2018, by and between IOWA STATE UNIVERSITY RESEARCH PARK (an Iowa
non-profit corporation hereinafter called "Research Park") and THE CITY OF AMES,
IOWA (hereinafter called the "City"); for a portion of the subdivision known as Iowa
State University Research Park Phase III, Third Addition as defined in Exhibit A.
WITNESSETH:
WHEREAS, it is the intention and representation of the Research Park to undertake an
expansion of the Iowa State University Research Park, heretofore known as Phase IV,
at below market cost located in the City of Ames, Iowa; and,
WHEREAS, the Research Park desires that the City assist the aforesaid project by
designing, constructing, financing, and facilitating certain public improvements and other
work to serve Phase IV of the Iowa State University Research Park; and,
WHEREAS, the parties desire that the cost of constructing and financing the City's
public improvements be funded by an increment in the property taxes based on the
progress of the project as well as by funding from the Iowa Department of
Transportation's Revitalize Iowa's Sound Economy (RISE) and United States Economic
Development Administration (EDA) grants; and,
WHEREAS, it is found that the work and improvements related to Phase IV of the Iowa
State University Research Park will serve the public purpose of economic development
by encouraging private development that will increase permanent employment
opportunities, add revenue support for government services, and expand the property
tax base; and,
WHEREAS, in recognition of the significant infrastructure investment by the City of
Ames, the Research Park agrees to establish commercial and industrial uses that pay
property taxes and to control the cost of land; and
WHEREAS, the Research Park controls the land necessary to accomplish Phase IV
expansion of the Iowa State University Research Park;
NOW, THEREFORE, in consideration of these premises and of the mutual promises
hereinafter set out, the parties hereto do agree and covenant as follows:
I
PARTIES
A. The Parties to this agreement are the City and the Research Park. No other
parties shall be admitted to this agreement, nor shall there be any assignment of
this agreement without the express written consent of the existing parties hereto.
B. It is not the intention of the parties to this agreement that any new legal entity be
created by virtue of this agreement, and the provisions of this agreement shall
not be deemed to have created a partnership, thrust or other legal entity.
II
DURATION
This agreement shall endure and remain in effect until all parties agree in writing that its
purpose has been fully and completely served, or mutually agree to terminate this
agreement sooner for whatever reason and on whatever terms the parties may then
agree to.
III
PURPOSE
A. In General. The purpose of this agreement is to provide for a joint and
cooperative effort by the parties hereto, in the prompt development of Phase IV of the
Iowa State University Research Park, by performance of the respective tasks and duties
stated in this agreement.
B. Research Park Development. The Research Park, either directly or by means
of agreements with other parties of its choice, shall construct and market facilities and
sites on land shown on the Research Park Master Plan attached hereto as Exhibit B,
and by this reference incorporated herein and made part hereof. Said Plan may be
amended by written agreement of the parties hereto.
The Research Park covenants that all structures on and other improvements on land in
Phase IV as generally described on the Research Park Master Plan shall be done in
compliance with the ordinances, policies, and rules of the City of Ames, Iowa, and all
said requirements for plans, permits, or approvals shall be adhered to by the Research
Park.
The Research Park shall comply with all other federal, state, and local regulations
applicable to the development of the said Phase IV of the Iowa State University
Research Park. This obligation expressly includes compliance with the City's Zoning
and Subdivision ordinances, and applies both to the initial uses and any future uses of
land within Phase IV of the Research Park.
The making of agreements by the Research Park with developers of its choice shall not
relieve the Research Park of the obligations, duties, and tasks stated in this agreement
that are not expressly those of the City.
C. Official Platting. The Research Park shall prepare and submit for final City
approval an official plat of subdivision lots.
D. Design. The Research Park will be responsible for the design of all
infrastructure, site, and building improvements within the area reflected on the Research
Park Master Plan, except for the design of the City public improvements specified in
Section IV(A).
IV
INFRASTRUCTURE
A. City Public Improvements. As generally shown on Exhibit C (Preliminary
Engineering Report for South Riverside Drive and Collaboration Place Extension as
prepared by CGA and signed July 13, 2018), the City shall be responsible for the design
and installation for the following public improvements to complete Phase IV.
1. Water mains, sanitary sewers, and stormwater improvements funded by EDA
and Tax Increment Financing (TIF).
2. Street improvements funded through the IDOT RISE and EDA grants, including
street lighting, street related storm sewer facilities, bike lanes on Collaboration
Place, and shared use trail on the west side of South Riverside Road.
3. Electric distribution facilities funded through EDA, TIF, and City of Ames Electric
Fund.
B. Research Park Obligations to Facilitate Public Improvements.
1. The Research Park shall convey to the City, without cost, all land needed for public
infrastructure improvements, including streets, sidewalks, utility easements, rights-of-
way, and other public facilities as determined by the City's Public Works Director. The
Research Park shall also convey to the City, without cost, any easements needed to
facilitate construction of these street improvements and utilities prior to platting. These
conveyances shall occur prior to the City awarding each contract for public
improvements specified in this section.
2. The Research Park shall cooperate with the City to meet the requirements of the
RISE and EDA grant programs which will include, but will not be limited to the following:
a. Acquire all rights-of-way in accordance with 761 Iowa Administrative Code,
Chapter IV and the Federal Uniform Relocation Assistance and Real Property
Acquisition Act of 1970;
b. Obtain environmental concurrence from appropriate state and federal agencies
before acquiring or conveying all rights-of-way; and
C. Certify that any needed environmental permits have been received and all
environmental regulations have been met prior to letting of EDA and RISE
funded public improvements.
C. Other Improvements. The Research Park, or subsequent property owners of
individual lots, shall be responsible for funding or otherwise procuring the design and
installation of all other improvements necessary to complete Phase IV and in
accordance with the Research Park Master Plan, which shall include, but not be limited
to the following:
1. Storm water management and drainage facilities not funded by the EDA or RISE
grants.
2. Open space and natural areas.
3. Natural gas distribution system to bring natural gas to each platted lot.
4. Construction of all streets, sidewalks, and walking/bike trails not funded by the
RISE and EDA grants.
5. Signage.
6. Telecommunication facilities to serve each platted lot.
7. Electric, water, and sanitary sewer services to serve each platted lot.
8. Any additional water and sanitary sewer mains and electric distribution lines not
included as part of Section IV(A).
9. Grading of the site.
10. Landscaping, including completion of all landscaping materials to be installed in
the public right-of-way that are not funded by the RISE grant. Said landscaping
shall be installed within two years of the final acceptance of the RISE funded
project by the City.
V
URBAN RENEWAL AREA AND TAX INCREMENT FINANCING
Phase IV is within a previously established Urban Renewal Area. In accordance with
commitments made in this Agreement by property owners to pay property taxes, the
City may make provisions to collect incremental property tax revenues generated from a
Tax Increment Financing District which may be established within the Urban Renewal
Area and may devote those tax revenues to pay principal of and interest on debt
incurred by the City to finance the construction of the City Public Improvements as
described in Section IV(A).
The City shall not be responsible for any other development costs associated with the
development of the Phase IV of the proposed Iowa State University Research Park
expansion.
VI
ALLOCATION OF PROCEEDS FROM SALE OF LAND
The Research Park has the right to set the price charged for land in the Phase IV
expansion. In recognition of the significant land value that the Research Park has
assembled for this expansion, it is agreed that the Research Park shall be entitled to
charge and retain the first $72,000 per acre, or an equivalent lease rate, for lots shown
in the Research Park Master Plan.
In recognition of the significant investment made by the City in public infrastructure to
serve this expansion for lots shown in the Research Park Master Plan, it is further
agreed that both parties will share equally in any proceeds of land sold at a price
greater than $72,000 per acre, or an equivalent per acre amount calculated as part of a
lease agreement.
For land sales, the Research Park shall pay the City one half of this added increment
after closing on any such land sale. For land lease agreements, the Research Park shall
pay the City one half of the land cost greater than $72,000 per acre that has been
calculated in any such monthly lease rate. Payments under this lease obligation for
each calendar year shall be accumulated and paid to the City by December 30 of each
year.
In order to determine how each land lease rate compares to the aforementioned per
acre land sale amount, the Research Park shall provide to the City each such lease
agreement, along with the calculation for land cost included in such agreement. Such
agreements and calculations shall be provided to the City upon signing of each lease
agreement.
The funds received by the City in accordance with this section will be reserved by the
City to be used as incentives to encourage existing businesses to expand or new
businesses to locate in the Iowa State University Research Park, or to be used to pay
off the City's debt service obligation for improvements specified in Section IV(A).
VII
CONDITIONS PRECEDENT
The City shall not be under an obligation to award a contract related to any of the public
improvements identified in Section IV(A) until after the City has received:
A. A signed agreement between the City and the Iowa Department of
Transportation for a RISE Grant to pay at least 50% of the total costs for all
transportation related improvements specified in Section IV(A) with no job
creation requirements, and
B. A signed agreement between the City and the U.S. Economic Development
Administration for a grant up to $1,743,558 for the improvements specified in
Section IV(A).
C. A signed agreement between the City and Deere & Company for a minimum
assessment of $5,000,000 as of January 1, 2020 for Lot 1, Iowa State University
Research Park Phase III, Third Addition. The parties agree that the Research
Park will work with the Deere & Company to secure the agreement.
Vlll
PROPERTY TAXES
It is expressly understood, covenanted, and agreed by the parties hereto that all of the
land encompassed by the aforesaid Phase IV Research Park Master Plan and any and
all improvements now or hereafter pertaining to said land, shall be subject to any and all
taxes on real estate that normally would be generated as a commercial or industrial
classified parcel, regardless of each parcel's actual classification or exempt status; and
that the Research Park, its successor or assigns, shall not claim or apply for any
exemption from or abatement of property taxes for said land or improvements. In the
event that said property in the Iowa State University Research Park Phase IV, or any
portion thereof except Lot 1 Iowa State University Research Park Phase III, Third
Addition, becomes tax exempt or receives tax abatement, by legislation or other
process, the Research Park, its successor or assigns, shall make payments to the City
in lieu of taxes in such amounts as are equivalent to the tax receipts the City and other
local taxing jurisdictions would have received had the property not become tax exempt
or received an abatement. This obligation upon the Research Park applies regardless of
ownership of the property subject to tax exemption or abatement.
All payments in lieu of taxes shall be due and payable in accordance with the statutory
schedule for payment of property tax and 'any minimum assessment agreement then in
effect.
The Research Park agrees to allow and cooperate with the City Assessor as the City
Assessor calculates the assessed value of any properties within Phase IV that may be
tax-exempt.
The Research Park further agrees to include clauses in all ground leases and real
property sales agreements which notify the lessees or buyers of the obligations under
this subsection.
IX
MINIMUM ASSESSMENT
For all lots on which a building is constructed in the TIF district, the parties do hereby
agree that the City Assessor shall establish an assessed value of at least $500,000 per
acre.
X
TIMELINE FOR CONSTRUCTING BUILDINGS
The parties agree that the purchasers of lots within Phase IV of the Iowa State
University Research Park shall make improvements promptly and not hold the property
in an undeveloped state or delay making improvements. Therefore, if the purchaser of
any lot within Phase IV of the Iowa State University Research Park does not complete
construction of all buildings within twenty-four (24) months of taking title to the land,
then the Research Park shall make payments to the City in lieu of taxes in such
amounts as are equivalent to the tax receipts the City and other local taxing jurisdictions
would have received had the property been assessed at $500,000 per acre.
XI
MISCELLANEOUS
A. Maintenance. The traveled portion of the City streets within the area reflected on
Research Park Master Plan shall be maintained by the City. The Research Park shall
maintain the landscaped area on both sides of those public roadways. In addition, all
green space, storm water management areas, and trail system (off-street bike and
pedestrian paths) within the area reflected on the Research Park Master Plan (Exhibit
B) shall be maintained by the Research Park or its assigns.
B. Records. The parties hereto shall keep all contracts, change orders, invoices,
payroll time sheets, memoranda, and other accounting documents needed to document
and substantiate the actual cost of designing, constructing, and financing the said City
public improvements specified in Section IV(A) for a period of at least five years
following completion and acceptance of said improvements. Photocopies of all such
documents shall be exchanged by the parties on request.
C. Land Covenant. This contract and agreement, and all promises and covenants
herein expressed, shall be a covenant running with the land described herein and be
binding on the Research Park, its successors and assigns, and upon the Research
Park's grantees of rights in said land, including tenants and mortgagees, except the land
granted to the City for streets, utility easements, and other right-of-ways shall not be
subject to said covenant.
D. Time of the Essence. It is agreed and understood by the parties to this
agreement that time is of the essence in performance of any action provided in this
agreement.
IN WITNESS WHEREOF, the parties hereto have caused this instrument to be signed
and sealed by their authorized representatives as of the date first above written.
ISU RES RC RK: CITY ES:
r
By' By
teve Cart , President John Haila, Mayor
Iowa State University Research Park
ATTE
Diane Voss, City Clerk
EXHIBIT A
All that part of Outlot X, Iowa State University Research Park Phase III, Third Addition
lying northerly of the south line of the 80-foot wide reserved right-of-way of
Collaboration Place, and
Outlot A, Iowa State Research Park Phase III, Third Addition, and
That part of South Riverside Drive right-of-way extending from the Southeast corner of
Lot 7, Iowa State University Research Park Phase III, First Addition to the Southeast
corner of Lot 1, Iowa State University Research Par Phase III, Third Addition.
EXHIBIT B: MASTER PLAN LOT LAYOUT
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EXHIBIT C
U.S. Economic Development Administration
Preliminary Engineering Report
South Riverside Drive and Collaboration Place
Extension
Iowa State University Research Park Phase IV
1805 Collaboration Place, Suite 1250
Ames, Iowa 50010
Prepared by Copyright 2018, Clapsaddle-Garber Associates, Inc.
Clapsaddle-Garber Associates,Inc. All Rights Reserved
Consulting Engineers PN 5709.04
00
June 15, 2018 EDA Prelinnnajy Engineering Report
(Revised Jat1) 13, 2018) S. Riverside Drive and Collaboration Place Extension, Ames Iotiva-
Contents
ProjectOverview ............................................................................................................................4
South Riverside Drive Components............................................................................................ 5
Collaboration Place Components................................................................................................6
PublicUtility Components.......................................................................................................... 7
ProjectOverview Summary........................................................................................................ 8
FeasibilityAnalysis.........................................................................................................................9
Engineering Services and Construction Document Delivery................................................... 10
RequiredPermitting.................................................................................................................. 10
Iowa DNR Wastewater Construction Permit........................................................................ 10
Iowa DNR Public Water Supply Construction Permit ......................................................... 11
IowaDNR NPDES Permit.................................................................................................... 11
Cityof Ames COSESCO...................................................................................................... 12
Bid Package 1: Public Utility Extension................................................................................... 13
Public Utility Extension Estimated Project Schedule........................................................... 13
Public Utility Extension Estimated Construction Costs....................................................... 13
Bid Package 2: Roadway Extensions........................................................................................ 15
S. Riverside Drive/Collaboration Place Extension Estimated Project Schedule.................. 15
S. Riverside Drive/Collaboration Place Extension Estimated Construction Costs............... 15
ProjectSummary........................................................................................................................... 18
Figure1: Overall Project Map........................................................................................................4
Figure 2: S. Riverside Drive Extension .......................................................................................... 5
Figure 3: S. Riverside Drive Typical Section................................................................................. 6
Figure 4: Collaboration Place Extension........................................................................................ 6
Figure 5: Collaboration Place Typical Section............................................................................... 7
Figure6: Utility Extension.............................................................................................................. 8
Appendix
PreliminaryProject Plan.............................................................................................................A-1
Page 3 of 18
June 15, 2018 EDA Preliminary Engineering P En ineerin Report
(Revised July 13, 2018) S. Riverside Drive and Collaboration Place Extension, Ames, Iowa
Project Overview
The ISU Research Park(ISURP)was
established in 1987 a not-for-profit
(5016) real estate development '
sW ,;
community intended as a regional
economic development effort closely, .
affiliated with Iowa State University. ,
From inception until today, Iowa State z
University,the City of Ames, Story
County,the State of Iowa and ISURP ,0",
have worked collaboratively to leverage
the initial vision and investment to w
improve the state economy.
'
The ISURP s Phase III Development
began in 2014 with an added 45 acres of ,
developable land. The park is currently
planning to complete Phase IV in order
to open up an additional 63.59 acres for
development that includes.
wt >� ifwaai
accommodations for a new 33,000 SF
Deere&Company Test Lab. � -. x'ST"'
r � N3ARY 3
This document summarizes the xtsTirvG
At 9T#IR a+w�,- WATER
preliminary design components and cost M
M
estimates associated with the public
improvement of 1,570 linear feet of
South Riverside Drive to the east of the PRaposEa
proposed Deere&Company Lot and the WATER
creation of 1,860 linear feet of g � tsT��vc R� MAIN3 1/ id'' .
13
Collaboration Place on the north side of ,J WAT
the Deere &Company Lot. The project5 "
includes a trail extension on the west
side of Riverside Drive and associated
utilities in order to provide connectivity Figure 1:Overall Project Map
to the proposed Deere & Company Test
Lab site and future development.
Page 4 of 18
June 15, 2018 EDA Preliminary Engineering Report
(Revised Julv 13, 2018) S. Riverside Drive and Collaboration Place Extension Ames Iowa
South Riverside Drive Components
Currently, South Riverside Drive within the project limits is a gravel road with ditches on both
sides within an 80' wide Right-of-Way. Riverside Drive will be utilized to provide vehicular
access for the Deere site, as well as providing a corridor for public water, electricity and gas
utilities. The proposed project includes improving 1,570 linear feet of roadway between the
Sigler access road on the north and the proposed Deere&Company Test Lab Site on the south.
The new roadway will consist of a 31' wide 9"pcc pavement section with curb and gutter over a
6" subbase. A new 10' wide 5"thick pcc trail and will be installed on the west side of S.
Riverside Drive for a distance of 1,975 linear feet for a future connect to an existing trail located
south of Airport Road. This trail will also connect to an extensive trail network currently under
construction in a 30-acre Story County park located within the ISURP. Street lights will be
installed per the City of Ames standards.
;t
Figure 2:S.Riverside Drive Extension
Two new storm sewer systems will be installed to collect surface drainage. The north system
will collect 1.44 Acres of runoff into an 18" storm sewer that will outlet on the northeast end of
the project into a natural drainage swale. The south system will collect 2.40 Acres of runoff into
a 24" storm sewer that will outlet into a proposed pair of 48"culverts. The dual 48"RCP
culverts will be placed under S. Riverside Drive to allow stone water collected in a proposed
storm water management(SWM) pond between Collaboration Place and the proposed Deere&
Company Test Lab site to drain to a natural drainage swale east of S. Riverside Drive. A 6"
perforated subdrain will be installed to remove ground water and improve pavement longevity in
areas where storm sewer is not proposed.
Page 5 of 18
June 15, 2018 EDA Preliminary Engineering Report
(Revised July 13, 2018) S. Riverside Drive and Collaboration Place Extension, Ames, Iowa
-80'
0. RIGHT OF WAY
r*--10' 10 13.5'* 31, 24.5' No
TRAIL ROADWAY
-91,PCG
\-6"GRANULAR
SUBBASE
'STORM SEWER 6"SUBDRAIN
OR SUBDRAIN EXISTING/PROPOSED
12"WATER MAIN
Figure 3:S.Riverside Drive Typical Section
Collaboration Place Components
Collaboration Place will extend 1,860 linear feet of roadway to create a connection with the
proposed S. Riverside Drive within an 80' wide Right-of-Way. An existing 12"public water
main was installed during ISURP Phase III improvements and lies within the proposed
Collaboration Place Right-of-Way. This existing water main will be tapped into for a new fire
and domestic water line to serve the Deere site. The roadway will connect the Deere site to the
ISURP core facility and other critical amenities. The SWM pond for Deere will lie along the
south side of Collaboration Place, utilizing a natural low area. The new roadway will consist of
a 36' wide 9"pcc pavement section with curb and gutter over a 6"subbase. The road Right-or-
Way will be graded to accommodate a future 5' wide sidewalk on the north and south sides of
the roadway. Street lights will be installed per the City of Ames standards.
MORT
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Figure 4:Collaboration Place Extension
Page 6 of 18
June 15, 2018 EDA Preliminary Engineering Report
(Revised Julv 13, 2018) S. Riverside Drive and Collaboration Place Extension Ames Iowa
A storm sewer system will be installed to collect surface drainage. The system will collect 3.42
acres of runoff into a proposed storm sewer system. The storm sewer will outlet on the south
side of Collaboration Place into a series of detention basins sized to store storm water runoff
from the ISURP and slowly release it per the current City of Ames Stormwater Ordinance.
These detention basins will be located in Outlot B south of Collaboration Place and north of the
proposed Deere&Company Test Lab site. The west basin will collect runoff from
approximately 80 acres, has a capacity of 220,000 CF of storage, and will outlet through two 24"
RCP culverts into the east basin. The east basin will collect runoff from approximately 25
additional acres, has a capacity of 60,000 CF of storage, and will outlet through two 48"RCP
culverts as discussed in the"South Riverside Drive Components" section. A 6"subdrain will be
installed to remove ground water and improve pavement longevity in areas where proposed
storm sewer is not installed.
80' ---
RIGHT OF WAY
22' —36' 22'
ROADWAY
j. 9"PCC
k6"
`\ 6"GRANULAR
`— SUBDRAIN SUBBASE
STORM SEWER
" ,`EXISTING 12" OR SUBDRAIN
WATER MAIN
Figure S:Collaboration Place Typical Section
Public Utility Components
The existing public sanitary sewer mains within the ISURP are primarily located outside of the
public Right-of-Way within designated sanitary sewer easements. This allows the sewer to be
placed between the SWM ponds and the buildings at naturally low areas in the park to minimize
trench depths. A new 12" gravity sanitary sewer main will be extended south from an existing
sewer main within the ISURP to the south side of the proposed Deere SWM pond. A total of
1,700 linear feet of 12"sewer main at a slope of 0.25%will provide a capacity of 1.75 CFS
while maintaining the minimum 3 ft/s velocity for self-cleaning. Sanitary sewer manholes will
be placed at intervals of 400 feet or less; at the end of each sewer line; at all pipe intersections or
bends; and at all changes in pipe size, grade, and alignment. An 8"public sanitary sewer main
will be extended to the west Deere property line and a 12"public sanitary sewer main will be
extended east under the proposed S. Riverside Drive to allow future expansions. All sanitary
sewer main outside of proposed street Right-of-Way will be centered in a 30' wide easement for
future maintenance.
A new 12"water main will extend south on the east side of S. Riverside Drive for 800 linear
feet. Hydrants will be placed every 400' for adequate fire protection and at the end of the main
Page 7 of 18
June 15, 2018 EDA Preliminary Engineering Report
(Revised Julv 13, 2018) S. Riverside Drive and Collaboration Place Extension Ames, Iowa
to allow for routine flushing.
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Figure 6: Utility Extension
Project Overview Summary
In summary,the project will include paving 1,570 LF of S. Riverside Drive (31' wide) and 1,860
LF of Collaboration Place(36' wide); installing 1,975 LF of 5"PCC trail along S. Riverside
Drive;and the installation of associated utilities including street lighting, storm sewer, water
main, and sanitary sewer. These project components are consistently described in Section B.2 of
Form ED-900 "General Application for EDA Programs."
Page 8 of 18
June 15, 2018 EDA Preliminary Engineering Report
(Re visedJuty 13, 2018) S. Riverside Drive and Collaboration Place Extension, Ames, Iowa
The following table summarizes the useful life of each of the primary project components:
OVERALL ISURP PHASE IV`,IMPROVEMENTS PROJECT USEFUL LIFE SUMMARY"
COMPONENT USEFUL LIFE(YEARS) SOURCE
The Iowa Statewide Urban Design and
PCC PAVEMENT 50 Specifications(SUDAS)
American Society of Civil Engineers(ASCE)
PVC WATER MAIN 100 Infrastructure Report dated 0211612015
RCP GRAVITY STORM SEWER 75 American Concrete Pipe Association
PVC GRAVITY SANITARY American Society of Civil Engineers(ASCE)
SEWER MAIN 50 Infrastructure Report dated 0211612015
Feasibility Analysis
The existing South Riverside Drive in the project footprint is a gravel road approximately 25' in
width with a flat centerline profile ranging from 0.5%to 1%. The existing roadway will be
widened to match the existing 31' pce section at the north end of the project limits and will
utilize the existing road centerline. Storm sewer will be installed in the location of the existing
ditches to allow them to be filled in to create a standard urban section. The majority of the
adjacent properties are owned by the applicant and co-applicant, making construction
coordination relatively simple. Access to the two adjoining residential properties will require
staged construction or temporary access drives along South Riverside Drive.
The alignment of the proposed Collaboration Place extension will be located in an existing
agricultural field owned by the ISURP. Clearing and grubbing of grass and brush will be
required within the proposed Right-of-Way. Soils in agricultural fields often contain 1-2 feet of
expansive organic topsoil that must be removed within 2' of the 36' wide roadway in order to
provide a stabilized uniform subgrade. The proposed profile will slope gently from west to east
between a 1-2% and will provide ideal drainage of the pavement. The Right-of-Way may
remained closed during construction as no access is needed in this area to adjacent properties.
The area is located outside of the 100-year flood plain and runoff from the area flows to two
natural drainage swales. The drainage swales converge and enter an existing public storm sewer
system that transports storm water easterly through the City of Ames Municipal Airport, under S.
Duff Avenue/U.S. Highway 69, through the Country Gables/Teagarden/Southdale Subdivision,
and then to the Skunk River. The construction of the SWM ponds per the City of Ames current
code will ensure that storm water runoff will not increase with this project.
The existing public sanitary sewer main within the ISURP is located in a natural low area in the
30-acre county park. This location allows the sanitary sewer to be installed with minimal trench
depths to reduce construction costs while maintaining appropriate depths for the lower eastern
lots within the ISURP. Placing the proposed sanitary sewer main adjacent to the proposed SWM
Page 9 of 18
June 15, 2018 EDA Preliminary Engineering Report
RevisedJuly 13, 2018) S. Riverside Drive and Collaboration Place Extension Ames Iowa
ponds allows the main to be easily accessible by the proposed lots south of Collaboration Place.
The water main in Collaboration Place Right-of-Way was installed during a previous stage to
provide looping of the main for improved water quality. The extension of the water main along
the east side of South Riverside Drive allows it to be easily extended for future development to
the south.
In summary,the construction of S. Riverside Drive and Collaboration Place is in an area that
currently has little to no traffic so it will have very little impact to surrounding properties and
Right-of-Way users during construction. Existing public utilities are located on the applicant and
co-applicant controlled properties making their proposed
pp p p s g p posed extensions easy to accommodate.
Engineering Services and Construction Document Delivery
The administration of the project is beyond the capacity of the applicant's current staff and will
require contracting for engineering services. The City of Ames, as the Contract Authority, will
invite engineering firms to submit a Statement of Qualifications, SOQ, for two Bid Packages,
discussed on the following pages, comprising of all the project components. Firms may decide
to submit qualifications for consideration on one or both of the packages. All SOQs will be
evaluated on the following criterion:
• Project Understanding and Approach—30%
• Design Team and Key Personnel—20%
• Project Management and Proposed Schedule—20%
• Previous Experience with project or similar scope— 15%
• Responsiveness— 15%
Qualifications will be evaluated, scored, and ranked by a project evaluation team consisting of
representatives from the ISURP and the City of Ames. The selected engineering firm(s)shall be
awarded contract(s) in August 2018.
The firm(s)will prepare two Construction Document Packages. The project will be completed
using the traditional design/bid/build method for Bid Package 1: Public Utility Extension and
Bid Package 2: Roadway Extensions. Construction procurement will be completed using the
sealed competitive bid process for both packages.
Required Permitting
The following permits are required for the completion of this project:
Iowa DNR Wastewater Construction Permit
The sanitary sewer extension for this project is defined as a"Minor Conveyance"system. This
type of project requires the following items to be completed and submitted to the Iowa
Department of Natural Resources (DNR) Wastewater Engineering Section for an approved
construction permit:
Page 10 of 18
June 15, 2018 EDA Preliminary Engineering Report
(RevisedJuly 13, 2018) S. Riverside Drive and Collaboration Place Extension Ames, Iowa
• A cover letter providing details for all submittals and identifying the applicant, the
engineer,the project, a summary of the submittal package, and the requested action.
• Final signed Plans and Specifications
• Addenda(if applicable)
• Sewage Treatment Agreement signed by the City of Ames
• Schedule A—General Information
• Schedule B—Collection System
• Schedule C—Lateral Sewer Extension
A construction permit will be issued by the Iowa DNR within 60 days of receipt of a completed
application. This review period will require the design of the sanitary system to happen
immediately upon selection of a design firm in order for the construction to occur in the Fall of
2018.
Iowa DNR Public Water Supply Construction Permit
The water main extension for this project requires the following items to be completed and
submitted to the Iowa DNR Water Supply Engineering Section for an approved construction
permit:
• Final signed Plans and Specifications
• Water Supply Service Agreement signed by the City of Ames
• Schedule 1 a—General Information
• Schedule lc—Fee Calculation
• Schedule 2a—Water Mains,General
Applications for a construction permit must be submitted to the Iowa DNR 30 days in advance of
commencing construction or awarding of contracts.
Iowa DNR NPDES Permit
The Iowa DNR administers the U.S. Environmental Protection Agency's (EPA)National
Pollutant Discharge Elimination System (NPDES) program within the state. All facilities that
discharge pollutants from any point source into waters of the United States or waters of the state
are required to obtain an NPDES permit under Iowa's NPDES program. The permit requires
compliance with all federal and local standards.
The South Riverside Drive and Collaboration Place Extension project will disturb more than 1.0
acre of land and therefore will require the ISURP to obtain a General Permit No. 2, Storm Water
Discharge Associated with Construction Activities, from the Iowa DNR. The following items
must be completed in order to receive authorization from the Iowa DNR:
• Complete a Storm Water Pollution Prevention Plan per section 161A.64 of the Code of
Iowa and local sediment and erosion plans. Plans shall be consistent with the
requirements of Part IV of the General Permit No. 2.
• File a Public Notice as specified in Iowa Administrative Code 567--64.6(1)"c"(1) for at
least one day in one newspaper with the largest circulation in the ISURP area.
• Complete the Notice of Intent(NOI) form, DNR Form 542-1415, signed in accordance
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June 15, 2018 EDA Preliminary Engineering Report
(Revised July 13, 2018) S. Riverside Drive and Collaboration Place Extension Ames, Iowa
with Part VI.G. of the General Permit No. 2.
• Submit the completed NOI form, proof of public notice publication, and applicable fee as
specified in Iowa Administrative Code 567 --64.16(455B)to the Iowa DNR Storm Water
Coordinator.
Authorization must be given prior to commencing construction activities. The applicant should
allow approximately 3 weeks for authorization to be granted after submitting a complete
application. If the ground is not stabilized within the permit period, the applicant may resubmit
an NOI prior to the permit expiration date to extend coverage. Within 30 days after final
stabilization of the construction site, as defined in Part VIII of General Permit No. 2, the owner
shall submit a Notice of Discontinuation to the Iowa DNR.
City ofAmes COSESCO
The City of Ames Construction Site Erosion and Sediment Control (COSESCO)Permit
Application is required for all construction activities that disturb 0.5 acres or more per Ordinance
3875 of the Ames City Code. Upon receiving authorization for an Iowa General Permit Number
2 from the Iowa DNR,the ISURP shall submit the City of Ames COSESCO Permit to the City
of Ames Public Works Department. The following items shall be attached to the completed
application form:
• An application fee per Ordinance No. 3875 Sec. 5A.2(2)and (3)of the Ames City Code.
• A Grading Plan prepared by a licensed engineer or land surveyor showing the required
information listed in the COSESCO application.
• A copy of the completed Storm Water Pollution Prevention Plan prepared prior to
submitting the Iowa DNR NOI form.
• A copy of the Letter of Authorization received from the Iowa DNR.
The applicant should allow approximately one week for the COSESCO permit approval. If site
is still active after one year,then the permit shall be removed with an additional fee.
Page 12 of 18
Jame 15, 2018 EDA Preliminary Engineering Report
(RevisedJuh, 13, 2018) S. Riverside Drive and Collaboration Place Extension, Ames, Iowa
Bid Package 1: Public Utility Extension
The first package will be the"ISURP 2018 Public Utility Extension"and will consist of the
sanitary sewer and water main components discussed in the Project Overview Section. This
package will be released for solicitation of construction bids as soon as possible in order to
provide the necessary utility access for the proposed Deer&Company Test Lab.
Public Utility Extension Estimated Project Schedule
Engineering Request for Qualifications July 2018
Engineering Firm Selection and Award of August 2018
Contract
Engineering Design August 2018
IDNR Water Construction Permits September 2018
IDNR Wastewater Construction Permit September—October 2018
Solicitation of Construction Bids and Award of September 2018
Contract
Construction October—November 2018
Public Utility Fxtension Estimated Construction Costs
The following is a detailed construction cost estimate for each of the project components. A 5%
contingency has been added to the total estimated construction costs based upon average bid
fluctuations in the Ames, Iowa market over the past 12 months.
ISURP 2018 PUBLIC UTILIMEXTENSION
ITEM NO. DESCRIPTION QUANTITY UNIT COST EXTENSION
2.01 TOPSOIL, 8" DEPTH 1,500 CY $8.00 $12,000
2.02 EXCAVATION, CLASS 10 2,200 CY $8.00 $17,600
2.03 RIP RAP 300 TON $50.00 $15,000
3.01 TRENCH FOUNDATION 100 TON $25.00 $2,500
REPLACEMENT OF UNSUITABLE
3.02 BACKFILL MATERIAL 100 CY $25.00 $2,500
3.03 TRENCH COMPACTION TESTING 1 LS $2,631.58 $2,632
SANITARY SEWER GRAVITY MAIN,
4.01 TRENCHED, PVC,12-INCH 1,670 LF $87.00 $145,290
SANITARY SEWER GRAVITY MAIN,
4.02 TRENCHED, PVC,8-INCH 341 LF $80.00 $27,280
STORM SEWER,TRENCHED, RCP, 15-
4.03 INCH 92 LF $75.00 $6,900
PIPE APRON, RCP, 15-INCH
4.04 DIAMETER 4 EA $1,100.00 $4,400
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June 15, 2018 EDA Preliminary Engineering Report
(RevisedJuty 13, 2018) S. Riverside Drive and Collaboration Place Extension Ames, Iowa
WATER MAIN,TRENCHED, PVC, 12-
5.01 INCH 805 LF $75.00 $60,375
5.02 12"X 6" X 12"TEE 3 EA $500.00 $1,500
5.03 VALVE,GATE, 12-INCH 3 EA $2,000.00 $6,000
5.04 12"X 8"X 12"TEE 1 EA $750.00 $750
5.05 FIRE HYDRANT ASSEMBLY, 6" BARREL 1 EA $5,500.00 $5,500
5.06 WATER MAIN CONNECTION 1 EA $3,500.00 $3,500
SANITARY SEWER MANHOLE, SW-
6.01 301,48-INCH 7 EA $5,000.00 $35,000
SEEDING,TYPE 1, LAWN MIXTURE,
9.01 FERTILIZE AND MULCH 5 AC $5,000.00 $25,000
11.01 MOBILIZATION L 1 LS 1 $25,000.00 $25,000
TOTAL ESTIMATED CONSTRUCTION COST $398,726.58
5%CONSTRUCTION CONTINGENCY $19,936.33
20% ENGINEERING AND CONSTRUCTION ADMINISTRATION $79,745.32
TOTAL ESTIMATED ISURP 2018 PUBLIC UTILITY EXTENSION PROJECT COST $498,408.23
Page 14 of 18
,pine 15, 2018 EDA Prelitninarj�Engineering Report
(Revised Juhv 13, 2018) S. Riverside Drive and Collaboration Place Extension, Ames, Iowa
Bid. Package 2: Roadway Extensions
The second package will be the "S. Riverside Drive/Collaboration Place Extension"and will
consist of roadway, trail/sidewalk, storm sewer, and electrical components discussed in the
Project Overview Section. This package will be released for solicitation of construction bids in
early winter 2019 for a summer/fall 2019 construction schedule.
S. Riverside Drive/Collaboration Place Extension Estimated Project Schedule
Engineering Request for Qualifications July 2018
Engineering Firm Selection and Award of August 2018
Contract
Engineering Design August 2018—December 2018
IDNR NPDES/City of Ames COSESCO Permit December 2018—January 2019
Solicitation of Bids and Award of Contract January—February 2019
Construction March—November 2019
S. Riverside Drive/Collaboration Place Extension Estimated Construction Costs
The following is a detailed construction cost estimate for each of the project components. A 5%
contingency has been added to the total estimated construction costs based upon average bid
fluctuations in the Ames, Iowa market over the past 12 months.
S. RIVERSIDE DRIVE EXTENSION
ITEM NO. DESCRIPTION QUANTITY UNIT COST EXTENSION
2.01 TOPSOIL,8" DEPTH 2,150 1 CY $8.00 $17,200
2.02 EXCAVATION, CLASS 10 5,000 CY $8.00 $40,000
2.03 SUBGRADE PREPERATION, 12-INCH 5,989 SY $3.00 $17,967
2.04 MODIFIED SUBBASE,6-INCH 5,989 SY $8.00 $47,912
2.05 COMPACTION TESTING 1 LS $5,000.00 $5,000
2.06 EXPLORATORY DIGGING 1 LS $1,875.00 $1,875
3.01 TRENCH FOUNDATION 100 TON $25.00 $2,500
REPLACEMENT OF UNSUITABLE
3.02 BACKFILL MATERIAL 100 CY $25.00 $2,500
3.03 TRENCH COMPACATION TESTING 1 LS $3,684.21 $3,684
STORM SEWER,TRENCHED, RCP, 48-
4.01 INCH 354 LF $160.00 $56,640
STORM SEWER,TRENCHED, RCP, 24-
4.02 INCH 673 LF $90.00 $60,570
STORM SEWER,TRENCHED, RCP, 18-
4.03 INCH 375 LF $80.00 $30,000
STORM SEWER,TRENCHED, RCP, 15-
4.04 INCH 468 LF $75.00 $35,100
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June 15, 2018 EDA Preliminaty Engineering Report
(Revised July 13, 2018) S. Riverside Drive and Collaboration Place Extension, Ames. Iowa
SUBDRAIN, LONGITUDINAL, PVC, 6-
4.05 INCH 1,660 LF $10.00 $16,600
4.06 SUBDRAIN,CLEANOUT,8-INCH 6 EA $250.00 $1,500
PIPE APRON, RCP,48-INCH
4.07 DIAMETER 4 EA $3,500.00 $14,000
PIPE APRON, RCP, 24-INCH
4.08 DIAMETER 1 EA $1,500.00 $1,500
PIPE APRON, RCP, 18-INCH
4.09 DIAMETER 2 EA $1,300.00 $2,600
4.10 FIELD TILE REPAIR, UNDER 12-INCH 100 LF $100.00 $10,000
6.01 STORM INTAKE,SW-507 6 EA $5,000.00 $30,000
6.02 STORM INTAKE,SW-509 6 EA $6,000.00 $36,000
PAVING, MAINLINE, PCC,9-INCH,
7.01 WITH CURB AND GUTTER 5,304 SY $65.00 $344,760
7.02 PCC SAMPLES AND TESTING 1.00 LS $2,916.67 $2,917
7.03 PCC TRAIL, 5-INCH PCC 2,538 SY $50.00 $126,900
7.04 DETECTABLE WARNING 40 SF $40.00 $1,600
PAVEMENT MARKINGS AND
8.01 SYMBOLS,TAPE 1 LS $5,000.00 $5,000
8.02 TEMPORARY TRAFFIC CONTROL 1 LS $1,666.67 $1,667
8.03 STREET SIGNAGE 1 LS $3,125.00 $3,125
8.04 LIGHT POLE 8 EA $4,500.00 $36,000
8.05 ELECTRICAL 1 LS $250,000.00 $250,000
HYDRAULIC SEEDING,TYPE 1
9.01 SEEDING 2 AC $5,000.00 $10,000
9.02 FILTER SOCK 1500 LF $3.00 $4,500
9.03 INTAKE PROTECTION 16 LF $100.00 $1,600
11.01 CONSTRUCTION SURVEY/STAKING 1 LS $5,000.00 $2,500
PEDSTRIAN FACILITY CONSTRUCTION
11.02 SURVEY/STAKING 1 LS $500.00 $500
11.03 MOBILIZATION 1 LS $75,000.00 $75,000
11.04 CONCRETE WASHOUT 1 LS $2,000.00 $1,000
11.05 RELOCATION OF MAILBOX 2 EA $100.00 $200
TOTAL ESTIMATED CONSTRUCTION COST $1,300,416.53
5%CONSTRUCTION CONTINGENCY(minus fine 8.05) $52,520.83
20% ENGINEERING AND CONSTRUCTION ADMINISTRATION $210,083.31
TOTAL ESTIMATED S. RIVERSIDE DRIVE EXTENSION COST $1,563,020.67
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June 15, 2018 EDA Preliminary Engineering Report
(Revised July 13, 2018) S. Riverside Drive and Collaboration Place Extension, Ames, Iowa
COLLABORATION PLACE'EXTENSION
ITEM NO. DESCRIPTION QUANTITY UNIT COST EXTENSION
2.01 TOPSOIL, 8" DEPTH 2,150 CY $8.00 $17,200
2.02 EXCAVATION,CLASS 10 7,000 CY $8.00 $56,000
2.03 SUBGRADE PREPERATION, 12-INCH 8,444.4 SY $3.00 $25,333
2.04 MODIFIED SUBBASE, 6-INCH 8,444.4 SY $8.00 $67,555
2.05 COMPACTION TESTING 1 LS $5,000.00 $5,000
2.06 EXPLORATORY DIGGING 1 LS $3,125.00 $3,125
3.01 TRENCH FOUNDATION 100 TON $25.00 $2,500
REPLACEMENT OF UNSUITABLE
3.02 BACKFILL MATERIAL 100 CY $25.00 $2,500
3.03 TRENCH COMPACATION TESTING 1 LS $3,684.21 $3,684
STORM SEWER,TRENCHED, RCP, 24-
4.01 INCH 305 LF $90.00 $27,450
STORM SEWER,TRENCHED, RCP, 18-
4.02 INCH 300 LF $80.00 $24,000
STORM SEWER,TRENCHED, RCP, 15-
4.03 INCH 401 LF $75.00 $30,075
SUBDRAIN, LONGITUDINAL, PVC, 6-
4.04 INCH 2,910 LF $10.00 $29,100
PIPE APRON, RCP,24-INCH
4.05 DIAMETER 1 EA $1,500.00 $1,500
PIPE APRON, RCP, 15-INCH
4.06 DIAMETER 4 EA $1,100.00 $4,400
4.07 FIELD TILE REPAIR, UNDER 12-INCH 100 LF $100.00 $10,000
6.01 STORM INTAKE,SW-507 7 EA $5,000.00 $35,000
6.02 STORM INTAKE,SW-509 7 EA $6,000.00 $42,000
PAVING, MAINLINE, PCC,9-INCH,
7.01 WITH CURB AND GUTTER 7,039 SY $65.00 $457,535
7.02 PCC SAMPLES AND TESTING 1 LS $2,083.33 $2,083
PAVEMENT MARKINGS AND
8.01 SYMBOLS,TAPE 1 LS $5,000.00 $5,000
8.02 TEMPORARY TRAFFIC CONTROL 1 LS $8,333.33 $8,333
8.03 STREET SIGNAGE 1 LS $1,875.00 $1,875
8.04 LIGHT POLE 12.00 EA $4,500.00 $54,000
8.05 ELECTRICAL 1.00 LS $150,000.00 $150,000
HYDRAULIC SEEDING,TYPE 1
9.01 SEEDING 4 AC $5,000.00 $20,000
9.02 FILTER SOCK 1800 LF $3.00 $5,400
9.03 INTAKE PROTECTION 14 LF $100.00 $1,400
11.01 CONSTRUCTION SURVEY/STAKING 1 LS $2,500.00 $2,500
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June 15, 2018 EDA Preliminarl)Engineering Reporl
(Revised Juh, 13, 2018) S. Riverside Drive and Collaboration Place Extension, Ames, Iowa
11.02 MOBILIZATION 1 LS $75,000.00 $75,000
11.03 CONCRETE WASHOUT 1 LS 1 $1,000.00 $1,000
TOTAL ESTIMATED CONSTRUCTION COST $1,170,549.28
5%CONSTRUCTION CONTINGENCY(minus line 8.05) $51,027.46
20% ENGINEERING AND CONSTRUCTION ADMINISTRATION $204,109.81
TOTAL ESTIMATED COLLABORATION PLACE EXTENSION COST $1,425,686.60
TOTAL,S. RIVERSIDE DRIVE/COLLABORATION PLACE EXTENSION ESTIMATED
CONSTRUCTION COSTS
S. RIVERSIDE DRIVE EXTENSION COST $1,563,020.67
COLLABORATION PLACE EXTENSION COST $1,425,686.60
TOTAL ESTIMATED ISURP ROADWAY EXTENSION PROJECT COSTS $2,988,707.27
Project Summary
The ISURP "Public Utility Extension" and "Roadway Extension"projects are planned to be
designed and constructed from August 2018 through November 2019 in two bid packages in
order to accommodate a proposed Deere & Company Test Lab site located in the south west
quadrant of the proposed S. Riverside Dr. and Collaboration Pl. intersection. The total estimated
costs for these improvements are as follows:
"OVERALL ISURP PHASE IV IMPROVEMENTS PROJECT.BUDGET BREAKDOWN "
ISURP 2018 PUBLIC UTILITY ISURP ROADWAY
COST CLASSIFICATION EXTENSION PROJECT COST EXTENSION PROJECT COSTS TOTAL
ENGINEERING FEES $79,745.32 $414,193.16 $493,938.48
CONSTRUCTION $398,726.58 $2,470,965.82 $2,869,692.40
SUBTOTAL $478,471.90 $2,885,158.98 $3,363,630.88
CONTINGENCIES(5%) $19,936.33 $103,548.29 $123,484.62
TOTAL PROJECT COSTS $498,408.23 $2,988,707.27 $3,487,115.50
Page 18 of 18