HomeMy WebLinkAbout6C(1) Proposal from The Lakota GroupC C�
8Q Tg
C i% rs
Community & Economic Development,
1200 County -City Building, 227 West Jefferson, South Bend, Indiana 46601 -1830 Phone 574/235 -9371 Fax 574/235 -9021
To: Redevelopment Commission
From: David Relos, Economic Development Planner
Subject: Lakota Professional Services Agreement
Ignition Park Study Area
Date: February 05, 2010
In November, 2009, staff received notification from the Area Board of Zoning Appeals for a
Special Exception Use for a wrecker service to be located at 1313 Prairie Avenue. During
meetings between the Economic Development Department and other City and County
departments, it was decided this would not be an appropriate use since it is across the
street from Ignition Park, and in light of our relocation efforts to move Hamilton Towing from
the other side of the Park. The owners of the property subsequently withdrew the request
for the Special Exception.
Discussions continued about the appropriate uses within and near the Park. It was agreed
we needed to begin to implement a strategy to protect the Park and its surrounding area
from uses that would directly effect the viability of the Park (vibration, electromagnetic, etc),
and non - conforming uses that would diminish the marketability of the Park. It was decided
that since the Lakota Group developed a similar strategy for the Triangle Neighborhood and
down Eddy Street to Colfax, we would ask for their expertise for the Ignition Park area.
Meetings were held with Lakota to discuss the vision for Ignition Park, and how to best
protect it and the area around it. From these meetings came the attached proposal for the
project's scope of work for creating an Area Land Use Planning and Zoning Strategy for
Ignition Park.
Lakota will investigate the necessary regulations, planning, design, and zoning mechanisms
that could be added to the area's Development Plan to protect the Park. The project study
area is attached, and is highlighted in blue. Parts of this study area are residential in
nature, and these areas would remain residential, with the exception of the already
identified area north of Indiana Avenue to the rail road tracks, between Franklin & Prairie.
With the Commission's approval, Lakota will begin the process outlined in the attached
proposal, with a completion date projected for July of this year. Staff requests the approval
of this proposal, to begin the process of protecting Ignition Park and its surrounding area.
What We Do Today Makes A Difference!
IGNITION PARK TECHNOLOGY AREA PROJECT APPROACH
CITY OF SOUTH BEND, INDIANA
PROJECT UNDERSTANDING
FEBRUARY 1, 2010
The Lakota Group Team has developed the following project work scope for creating an Area Land Use
Planning and Zoning Strategy for Ignition Park in South Bend, Indiana. Our understanding is the City's and
Tech Park's goals and needs are to develop a first class nanotechnology business and research district, and
with that the necessary regulations, planning, design and zoning mechanisms that can be plugged into the City
Redevelopment Area needed to ensure its viability. In order to achieve these economic development goals
and maximize marketing potential for Ignition Park a greater study context should be considered, which
includes a slightly larger neighborhood area. Figure A (attached) highlights the project Study Area (blue) for
what is defined as the Ignition Park Technology Area (IPTA), which includes many related key catalytic sites
and opportunities. The following proposal further illustrates the process/ approach in three phases.
Study Areas
The Lakota Group Team understands that the Ignition Park Technology Area is generally defined and
bounded by the following streets:
❑ Walnut Street on the west
❑ Calvert/Bruce Streets on the south
❑ Michigan Street on the east
❑ Railroad tracks on the north
This Area generally includes the following uses, which will be part of the study and zoning strategy:
❑ Existing surrounding industrial uses
❑ New light industrial park off Chapin
❑ South Bend Municipal Services Campus
o Police Station
o Fire Station
• Public Works Facility
• Jail
❑ City Transportation Center
❑ Ivy Tech Community College Educational Campus (important adjacent use)
❑ Mixed Single - Family /Multi- Family neighborhoods
❑ Ancillary neighborhood support retail /commercial and service
❑ Major corridors located within the Study- Area:
• Sample Street
• Chapin Street /Prairie Avenue
o Indiana Avenue
o Main Street /Lafayette Boulevard
WORK SCOPE
Phase 1: District /Area Analysis
Task 1: Kick -off Meeting /Tour (Meeting #1)
Conduct a project start meeting with City Staff and Team Project Committee, Lakota and Baker & Daniels.
Task 2: Land Use and Area Analysis
Review of existing land uses, including developing an acceptable range of land uses, within the area that the
support economic development potential and long -term success of the IPTA. This may include:
• A range of "clean industrial uses"
• High- tech /nanotechnology uses
❑ Civic /Cultural /Educational Facilities
❑ Support Commercial /Retail
❑ Residential (Single - family /Multi - family)
❑ Open Space /Recreation /Stormwater Management
❑ Transportation /Transit Support Facilities
Task 3: Review of Existing District /Corridor Conditions/ Character
Review District conditions and develop graphic exhibits supporting the findings. This may include:
• Existing Land Use Summary/Exhibit
• Transportation /Roadway Hierarchy Exhibit, including traffic volumes and truck routing
• Public Infrastructure Capacities Exhibit
❑ SWOT (Strengths Weaknesses Opportunities Threats) Exhibit
• Environmental Impacts
• Noise /Vibration /Electromagnetic Interference
• Visual /Aesthetic
o Development /Redevelopment Opportunities
Task 4: State of the Area Summary Report
Prepare a "State of the Area" summary report, which summarizes the analyses regarding land use,
infrastructure, transportation and development issues and opportunities.
❑ Summary of findings, observations and input (Chapter 1 of Area Land Use Planning)
Task 5: Team Review Meeting (Meeting #2)
Review "State of the Area" report with City staff /Team Project Committee. Revise report as necessary.
Task 6: Summary Update
Prepare a simple update summary memo and graphic of planning study and analysis for distribution to Area
Plan Commission, Redevelopment Commission and City Council.
THE LAKOTA GROUP Page 2 of 6
Phase 2: Land Use Planning/ Strategy Development
Task 7: Land Use Planning Strategy Session Workshop (Meeting #3)
Conduct a day -long planning strategy /visioning session with City staff and Team Project Committee to
outline, evaluate and determine a range of acceptable land use categories and relationships appropriate to
achieving Study Area long -range planning goals and feasibility. The Team will evaluate land uses through a
simple matrix format for suitability of uses and land use adjacencies and relationships. A discussion of bulk
use /massing may also be appropriate along with crafting a range of acceptable uses.
Task 8: Study Area Land Use Planning Diagram/ Schematic
Lakota will develop one or more Land Use Plan Diagrams /Schematics, which may help illustrate Study Area
goals and needed zoning regulations /mechanisms to control and achieve long -term goals.
Task 9: Team Review Meeting (Meeting #4)
Team review and refinement of Land Use Plan Diagram/ Schematic exhibits prior to Community Open
House.
Task 10: Community or Neighborhood Open House #1 (Meeting #5)
Present land use study and diagrams for the Study Area to businesses, residents and community stakeholders
at an informal open house. Provide opportunities for receiving input /feedback and discussion.
Task 11: Team Review Meeting (Meeting #6)
Summarize community input and review strategies with City staff /Team Project Committee to establish final
Land Use Planning direction.
Task 12: City Council /Area Plan/ Redevelopment Commission Update (Meeting #7)
Informal presentations to City Council, Area Plan Commission and Redevelopment Commission outlining
project status and community feedback from the Open House (tentatively scheduled for mid- March /mid-
April).
Phase 3: Regulatory/ Implementation Mechanisms
Task 13: Zoning Strategy Development
Identify an appropriate zoning strategy for implementing Area Land Use Plan, which may include:
❑ Planned Unit Development
❑ New Zoning District
❑ Zoning Overlay w/ Text Amendments and Land Use Plan Update
Task 14: Draft Zoning Ordinance
Draft zoning ordinance amendments and develop zoning strategies language.
Task 15: Team Review Meeting (Meeting #8)
Conduct in -house review meeting with Team and City staff prior to community Open House. Review and
refine zoning strategies language, exhibits with Lakota, Baker & Daniels and City/Team Project Committee.
Identify review and approval processes or improvements to aid in economic development initiatives.
Task 16: Community or Neighborhood Open House #2 (Meeting #9)
Present refined Land Use Plan and preliminar}, Zoning Strategy to Area residents, businesses at informal
meeting /Open House for review and comment.
THE LAKOTA GRour Page 3 of 6
Task 17: Final Land Use Plan /Zoning Strategy Refinement
Refine Land Use Plan and zoning strategy from input gathered prior to final adoption. One or more edits are
envisioned as part of the process to refine and finalize text and exhibits.
Task 18: City Council /Area Plan Commission Presentations (Meetings #10 and #11)
Present to both the City Council and Area Plan Commission following predetermined submittal and public
hearing agenda timeline.
ANTICIPATED TIMELINE
The Lakota Team sees the entire process being folded into one Overall Land Use Plan and Zoning Strategy
attachment or amendment to the existing Area Redevelopment Plan that defines the goals, character and
future of the Study Area through a controlled overall, yet flexible, regulatory strategy and public input
process.
With a February 15 kick -off date and achievable meetings/ milestone dates, we anticipate that the project
could be ready to file as soon as the beginning of July 2010 deadline to make the Area Plan Commission in
August or September.
PROJECT TERMS
Land Use & Market Analysis
The Lakota team will address the Study Area's general land use /zoning development strategy through data
provided by the City and collected by the team.
This analysis will not represent specific development feasibility or market studies for individual opportunity
sites identified during the planning process. If needed, such studies could be conducted after the Ignition
Park Technology Area process is completed.
Transportation Analysis
The analysis of the Study Area's road /street network and transportation conditions will be based on data
provided by the City and field work.
This effort will not represent new traffic counts, a detailed traffic analysis or traffic modeling of the Area,
major corridors or individual development projects, which are not part of the team's work scope.
THE LAKOTA GROUP Page 4 of 6
Additional Services
Overall, this proposal does not include the following tasks:
❑ Development Feasibility Studies of sites (Real estate analyst can prepare as later phase).
❑ Downtown Fiscal Assessment /Projections (Real estate analyst can prepare as later phase).
❑ Capital Improvement Programming or Cost Estimating for Public Improvements (Engineer can
prepare as later phase).
❑ Detailed Civil, Traffic, or Environmental Studies/ Engineering. (Engineer can prepare as later phase).
❑ Property or Legal Surveys. (Surveyors prepare as later phase).
❑ Building Design. (Architects prepare as later phase).
❑ Site /Landscape /Streetscape /Signage Design or Construction Documents ( Lakota can prepare as
later phase).
❑ Design Guidelines ( Lakota can prepare as a later phase).
The Lakota team will work closely with City staff and Team Project Committee to refine the project scope
and schedule /manage the project.
Lakota and Baker & Daniels have the resources, experience, and expertise to conduct a planning assignment
of this scope. Baker & Daniels will be a sub - consultant to Lakota. Baker & Daniels' professional fees will be
invoiced to the City without any mark -ups or increases at the hourly rates listed below and on the work scope
project spread sheet.
PROFESSIONAL FEES /EXPENSES
Professional fees and reimbursable expenses for this assignment are estimated as follows:
The Lakota Group $28,680
Baker & Daniels $27.000
Total Fee Estimate $55,680
Expenses (7% of feel S 3.898
Total Budget $59,578
The above fee estimates can be adjusted based on clarifications or changes to the work scope made by the
City. The fee estimate includes all the meetings outlined in the `York Scope. It does not include any additional
meetings, project reviews, presentations, studies, plans, or designs other than those outlined above. If
requested for City budgeting purposes, the team will provide fee estimates for additional tasks. Any additional
services rzquested of the Team will be billed on an hourl� rate basis according to each firm's current hourly rater.
Lakota Hourly Billing Rates (2010):
• Principal $240
• Vice President $190
• Senior Associate $170
• Project Manager /Planner /Designer $140
• Planner /Urban Designer /Landscape Architect $110 -130
• Research /Drafting Staff $90
THE LAKOTA GROUP Page 5 of 6
Baker & Daniels Billing Rates (2010):
• Senior Land Use Consultant $250
Professional fees and expenses will be billed monthly for work completed. The City will have 45 days to pay
invoices.
This agreement may be terminated by either party 15 days after written notice. Lakota shall be compensated
for all services performed up to this date.
Please indicate acceptance of this agreement by signing one copy and returning it to our office.
Lakota will begin work after receiving written authorization to proceed via fax, mail or messenger.
The Lakota Group /Baker & Daniels Team appreciates the opportunity to provide The City
of South Bend with Professional Planning Services.
Scott Freres, RLA, ASLA Signature
Principal
The Lakota Group
Printed Name
Title
City of South Bend
1200 County -City Building
227 W. Jefferson Blvd.
South Bend, Indiana 46601
Date
THE LAKOTA GROUP Page 6 of 6
J
LU
0
—j
0
Z
LLJ
F-
Y
cr
Z
0
P:
Z
O
V)
Z
0
co
LLI
cr
IA
IA
0
LLJ
LA
O
0
cr
CL
LL
N
v
ca
=
wW7I
~
N
N
J
C�
c
r
o
K
�7
7
N
N
N
•�,�
S
f -1
N
ch
N
7
N
t l
N
�
�t
�
��
�
z
a°o c r-
�o M
a
U
CL
F
Cl
0
it
U
u
'y
"
x
D
v
z
r
h
o
.!a
O
O.
u
1cr
�
it
��
L
Uz
i
z�
.^
•u
p
y
0.
O
N
iG"
O
O
f
C
r.
�i
�
L
' C
r
C•
i�
fj,
G
p
L
•p
Ow
�"
�
O
C
�
\
p.
',r,•
.Ej
lul
J
U
`o
Z
r
•a
L
B
B
°
O0
1;
J
L
w
y
x
a
o
W^
O m. �^
e•i
U�
.�
.`�.
8
E
o
N
p
��
O
V
o
M
C
O
w
O
C
o
L
S
�".0 Z
W
��zJFr
x
WJFUFUx
W
�NaU_U�
u
p"q I.d K
� �
(/I
:r
yi
N
.:
iii
�fi
cs
.:
.:
i
yi
�
ru
a�+
��
h L
I�M.1
W
R
.:C
cd
1
rd
1
tC
R
1
c`.1
r0
0
I�1��I
W
R
1
«
R
N
R
R
��.,
a
I�1.�..11
W
1
K
A
1
cfvf
.•i
1
r
.:
R
3
O
O