HomeMy WebLinkAboutDoc 049 - Change Order - Apex EnvironmentalDeschutes County Board of Commissioners
1300 NW Wall St., Suite 200, Bend, OR 97701-1960
(541) 388-6570 -Fax (541) 385-3202 -www.deschutes.org
AGENDA REQUEST & STAFF REPORT
For Board Business Meeting of February 5,2014
DATE: January 29,2014
FROM: Susan Ross Property & Facilities 541-383-6713
TITLE OF AGENDA ITEM:
Change order # 1 to contract with Apex Companies to include additional environmental consulting
scope of work related to property commonly referred to as "Demo Landfill" in Bend and "Redmond
Shooting Range" in Redmond.
PUBLIC HEARING ON THIS DATE? NO
BACKGROUND AND POLICY IMPLICATIONS:
The two sites mentioned above were originally supposed to be included in the scope of work for
environmental remediation planning as part of the awarded $400,000 brownfield grant from the
Environmental Protection Agency (EPA). It was discovered after grant award that these two sites did
not qualify for funding because of the history/cause of the waste. The County would like to proceed
with the originally-intended scope of work but pay for it with County funds vs. federal EPA funds.
Apex was hired through a formal solicitation process to conduct the countywide brownfield planning
work funded by the EPA grant. That contract amount is $368,000. Staff is requesting a change order to
that contract be authorized in the amount of $70,000. This is within the 25% contract increase that is
authorized by county code.
FISCAL IMPLICATIONS:
Change order #1 is $70,000. Original contract of $368,000 will now be $438,000. Expense will be
charged to fund 125 (industrial development fund) for the Redmond property and fund 140 (project
development fund) for the Demo Landfill property.
RECOMMENDATION & ACTION REQUESTED:
Board approval for County Administrator signature on Document 2014-049, Change Order # 1 to Apex
Contract
ATTENDANCE: Susan Ross
DISTRIBUTION OF DOCUMENTS:
1 original returned to Apex. Electronic copies to Susan Ross and Peter Gutowsky.
DESCHUTES COUNTY DOCUMENT SUMMARY
(NOTE: This fonn is required to be submitted with ALL contracts and other agreements, regardless of whether the document is to be
on a Board agenda or can be signed by the County Administrator or Department Director. If the document is to be on a Board
agenda, the Agenda Request Fonn is also required. If this fonn is not included with the document, the document will be returned to
the Department. Please submit documents to the Board Secretary for tracking purposes, and not directly to Legal Counsel. the
County Administrator or the Commissioners. In addition to submitting this fonn with your documents, please submit this fonn
electronically to the Board Secretary.)
Please complete all seclions above the Official Review line.
Date: panuary 29,2014] Department: IProperty & Facilitie~
Contractor/Supplier/Consultant Name: !Apex CompanieSj
Contractor Contact: IChris Breemeij Contractor Phone #:
15039244704]
Type of Document: Change order #1 to contract with Apex Companies to include
additional scope of work related to the property commonly referred to as "Demo Landfill"
in Bend and "Redmond Shooting Range" in Redmond.
Goods and/or Services: Environmental consulting services for County properties in
Bend and Redmond. See attached scope of work.
Background & History: The two sites mentioned above were originally supposed to
be included in the scope of work for environmental remediation planning as part of the
awarded $400,000 brownfield grant from the Environmental Protection Agency (EPA).
It was discovered after grant award that these two sites did not qualify for funding
because of the history/cause of the waste. The County would like to proceed with the
originally-intended scope of work but pay for it with County funds vs. federal EPA funds.
Apex was hired through a formal solicitation process to conduct the countywide
brownfield planning work funded by the EPA grant. That contract amount is $368,000.
Staff is requesting a change order to that contract be authorized in the amount of
$70,000. This is within the 25% contract increase that is authorized by county code.
Agreement Starting Date: ~/5/14] Ending Date: 112/31/14]
Annual Value or Total Payment: IChange order #1 is $70,000. Original contract o~
1$368,000 will now be $438,00Oj
o Insurance Certificate Receiied (CieCk box)
Insurance Expiration Date:
Check all that apply: o RFP, Solicitation or Bid Process o Informal quotes «$150K)
k8J Exempt from RFP, Solicitation or Bid Process (specify -see DCC §2.37)
Funding Source: (Included in current budget? k8J Yes o No
112912014
If No, has budget amendment been submitted? DYes D No
Is this a Grant Agreement providing revenue to the County? D Yes ~ No
Special conditions attached to this grant:
Deadlines for reporting to the grantor:
If a new FTE will be hired with grant funds, confirm that Personnel has been notified that
it is a grant-funded position so that this will be noted in the offer letter: D Yes No
Contact information for the person responsible for grant compliance:
Name:
Phone #: 1,-------,
Departmental Contact and Title: Susan Ross, Property & Facilities Director
Phone #: 11-383-67~~
Department Director Approval: ~ I/'z-'( /1 <-(
, Signature Date
Distribution of Document: 1 original to Apex. Electronic copies to Susan Ross and
Peter Gutowsky.
Official Review:
County Signature Required (check one): SOCC D Department Director (if <$25K)
Administrator (if >$25K but <$150K; if >$150K, SOCC Order No. ____-1)
Legal Review Date
Document Number 2014-049
Even though Tom has authority to sign this change order, he has requested that it be
scheduled before the Soard
1129/2014
Change Order #1
)\
APEX
3015 SW First Avenue
Portland, Oregon 97201-4707
(503) 924-4704 Phone
(503) 943-6357 Fax
Project Revised Proposal for Property Redevelopment Planning
Name Former Deschutes County Demolition Landfill
Redmond Rod and Gun Club
Client Deschutes County
Attention: Susan Ross
P.O. Box 6005
14 NW Kearney Avenue
Bend, Oregon 97701
Execution of this agreement authorizes Apex Companies. LLC (Apex) to perform the services
described in the attached Scope of Services. Apex shall perform the Work described in the attached
proposal according to the terms and rates in Deschutes County Services Contract 2013-607.
Original contract value: $368,000
Change order amount: $70,000
Amended contract value: $438,000
Attachments:
SCOPE OF SERVICES AND COST ESTIMATE FOR REDEVELOPMENT PLANNING, DATED
1. JANUARY 28,2014
Apex Companies, LLC Deschutes County
By ~fo-_ ___________________ By _______________________
Printed Name Chris Breemer Printed Name _________________
Title Principal Geologist Title _______________
Date January 28,2014 Date ________________
DC -20 1 4 -0 ~<)
Scope of Services and Fee Estimate
Apex Companies, LLC, Johnson Economics, and Mackenzie have prepared this scope of services to
provide redevelopment planning for the former Deschutes County Demolition Landfill (Landfill) and
Redmond Shooting Range. Both properties are in Deschutes County, Oregon.
The scope of services for the Landfill will include a geo-environmental review and remediation estimate, and
a preliminary market assessment. The purpose of this work is to provide the County with an understanding
of the potential value of the subject property, accounting for development limitations associated with past
land uses and the current site configuration. We will use a market-based projection of the highest and best
use that accounts for the geo-environmental conditions at the site. Redevelopment of the Landfill will pose
both challenges to a future developer, as well as several barriers for sale of the property. Accordingly, we
believe that an oversimplified market analysis would not result in useful conclusions. Our goal is to use a
range of well-developed scenarios to illustrate potentially viable approaches for achieving highest and best
use for the County to consider as it works towards deciding how to best divest this property.
The scope of services for the Redmond Shooting Range property includes developing a feasibility study and
completing cleanup action planning for a generic or simplified remediation approach that could be easily
implemented as part of a broader industrial scale development. The remediation approach would be pre
approved by the Oregon Department of Environmental Quality, so a new owner or developer would have a
clear regulatory path for site cleanup. These conditions would minimize the negative perceptions of the
contamination sources as the County works to stimulate investment and industrial redevelopment at the
Site.
We will use the same personnel currently working with the County on your Brownfield Grant, with two key
additions. One Apex team member not listed on the Brownfield team, Stuart Albright, P.E., will join the team
for geotechnical engineering. Johnson Economics will join the team to provide market analysis support.
Stuart Albright, P.E. Mr. Albright has 27 years of professional geotechnical and environmental consulting
experience in Oregon and southwest Washington, with extensive experience in Deschutes County. His
projects have included geotechnical engineering for commercial developments, remedial dredging and
dredge material disposal design, excavation and shoring design for remedial actions, slope stability
evaluations, shoreline protection designs, and liner evaluation and design. He has been involved in the
design and construction of numerous landfill closure and site cap projects. One of his projects in Tacoma,
Washington received a citation by the U.S. EPA for achievement in stormwater management. He is a Past
President of the American Council of Engineering Companies Oregon and the Oregon State Board of
Examiners for Engineering and Land Surveying.
Johnson Economics offers a full range of real estate and economic development services for a wide range
of land uses and development forms. Johnson Economics serves a diverse mix of clients, including
government and public agencies, corporations, developers, institutional investors, financial institutions and
... Scope ofServices for Property Redevelopment Planning Page 1
., Former Deschutes County Demolition Landfill
APEX Redmond Rod and Gun Club
January 28, 2014
Scope of Services and Fee Estimate
non-profit organizations. The diversity of their client base has allowed their firm to approach the
development process from a wide range of perspectives. As a result, Johnson Economics has developed a
comprehensive understanding of the factors necessary to encourage facilitate and direct the development
process in support of public policy objectives. They have been among the leading consultants to private
sector developers in the region, are viewed as the primary source of real estate market evaluation by the
area's largest commercial lenders, and have worked extensively with public agencies throughout the region.
Johnson Economics regularly melds public policy with market and financial realities, producing accurate,
reliable, and realistic advice.
Former Demolition LandflH
Our overall approach for redevelopment planning for the Landfill will be to maintain close collaboration with
the County throughout the project, with meetings at the key milestones. The preliminary market assessment
will be based on up to three development scenarios that will be developed based on the findings of the
market research. For each of these development scenarios, constraints based planning will be applied to
the affected areas of the Landfill to evaluate the cost of the impairments, relative to the cost of mitigation
required to achieve highest and best use. County feedback will be important to maintain consensus
throughout this process and best assure the project is aligned with the County's goals. We are proposing
three main tasks for the Landfill work, with milestone meetings after Task 1 and 2, as described below.
Task 1 -Conditions Summary
• Evaluate regional market trends to identify the development alternatives that can be
accommodated at the site.
• Identify and define the geo-environmental development constraints at the site.
• Develop a GIS base map for use throughout the project.
• Identify the alternatives that will be developed under Task 2.
Following substantial completion of Task 1, we propose a meeting with the County to present the three
development scenarios and receive input and consensus before beginning Task 2.
Additionally, following the initial meeting, we will work with Deschutes County to engage potential
stakeholders and/or partners, such as the City of Bend, other cities, OSU, and local business. The purpose
of this outreach is to gain input on the overall process and incorporate any specific feedback into the
scenario development that will be completed under Task 2.
_~ Scope ofServices for PropeIty Redevelopment Planning Page 2
" Former Deschutes County Demolition LandfiU
APEX Redmond Rod and Gun Club
-January 28, 2014
Scope of Services and Fee Estimate
Task 2 -Scenario Development and Preliminary Market Valuation
• Develop approaches for mitigating geo-environmental conditions for the three development
altematives.
• Summarize the range of goo-environmental costs for mitigation, remediation, and long-term
management for the altematives.
• Summarize expected County liability under each scenario.
After Task 2 is substantially complete, we will provide preliminary conclusions to the County in a project
meeting. The meeting will be used to communicate the results of the entire project, and for the County to
provide any final input prior to completing the project report.
Task 3 -Final Report
• Prepare the final market evaluation report.
• The geotechnical and environmental conditions reports will be prepared as appendices to the final
report.
The final report oumne will be determined with input from the County, as the project develops. We
anticipate that the report will focus on the market evaluation used to support the three scenarios, evaluation
of the mitigation and management costs, and a summary of the expected liability management requirements
for each scenario.
Demolition Landfill Detailed Scope of Services
This section describes the specific scope of services for the Landfill redevelopment planning services. The
Landfill stte contains four tax lots, for a total of approximately 78 acres (Tax lots 100, 110, 111, and 719).
Debris landfilling reportedly occurred from the early 1970s to mid-1990s on tax lots 110, 111, and 719, over
an area approximately half the size of the site. Also, the area at the west side of tax lot 100 has been used
as a borrow area for some time. The scope of the Existing Conditions Summary, Preliminary Market
Analysis, and Reporting are described below.
Task 1 -Existing Conditions Summary
The Apex team will summarize and evaluate existing geotechnical and environmental conditions at the stte
(e.g .• unstable fill, hazardous substances. and topography). and present a summary of the redevelopment
constraints associated with these conditions. We will prepare a summary of the most current information
and evaluations to Identify the planning scenario (s) that are currently allowable or could be easily attained.
The Apex team will work closely to conceptualize representative redevelopment scenarios that are
_~ Scope ofServices for Property Redevelopment Planning Page 3
" Fonner Deschutes County Demolition Landfill
APEX RedmondRodandGunC/ub
-January 28, 2014
Scope of Services and Fee Estimate
consistent with the planning and land use requirements, and also feasible with respect to constraints of the
site.
Geotechnical Conditions Summary. We will provide an overall geotechnical review of the site. This
review will be based on a literature review and site observations. The Apex team will review geotechnical
and geological information, such as published geology maps, U.S. Natural Resources Conservation Service
(NRCS) soil surveys, past geotechnical reports for the area, and records available from the County. The
geotechnical review will focus on identifying the areas and conditions where mitigation would be required to
prepare the site to a developable condition.
We will perform a surface reconnaissance of the site. A qualified staff will walk accessible portions of the
site to observe surface manifestations of geotechnical issues. The reconnaissance will include the condition
of surface improvements (evidence of past settlement or failure), surface vegetation, surface fills, soil
exposures, soft ground, and evidence of slope movement. The surface reconnaissance will not include
areas of the site. identified as unsafe; however, these areas will be observed from safe perimeter areas.
The final geotechnical report will include a summary of:
• The overall site conditions;
• The areas that would likely require mitigation before development can occur;
• The range of redevelopment constraints for these areas; and
• Options for geotechnical mitigation to support a range of possible future site uses (e.g., open
space, residential, and commercial).
Environmental Conditions Summary. We will prepare a baseline environmental assessment (BEA) for
the site. The purpose of the BEA is to present: (1) a summary of the risks (current and future) that
hazardous substances at the site pose to human health and the environment; and (2) ongoing compliance
and maintenance requirements under current conditions and potential future redevelopment conditions. The
BEA will be prepared using data available from County files and other sources. We will not collect new
environmental data (e.g., soil and groundwater samples).
Specific components of the BEA will include:
• Summary of environmental conditions at the site, developed from pertinent reports for the site or
nearby properties, including files provided by Deschutes County, and other publicly available
information;
• Review of historical development and use of the site, based on a review of aerial photographs that
will be obtained from the collections of the University of Oregon, Portland District Corps of
Engineers, or other sources;
... scope o(Services (or Property Redevelopment Planning Page 4
., Former Deschutes County Demolition Landfill
APEX Redmond Rod and Gun Club
January 28, 2014
Scope of Services and Fee Estimate
• Review of other publicly available historical resources (e.g., Sanborn maps or historical society
documents);
• A list and description of known or potential sources of hazardous substances, or areas of
contamination that would likely require remediation before development could take place; and
• A summary of additional assessment and/or engineering evaluation needed to develop mitigation
costs to a level sufficient to establish the market value of the site with a reasonable level of
certainty.
Market Context Research. We will prepare a summary of the most current information and evaluations to
establish a baseline assessment of the current conditions on the site to identify the planning scenario (s)
that are currently allowable or are relatively feasible. This summary report will consolidate the key
regulatory and adopted policy restraints on the parcel. The Apex team will review and summarize the key
elements of previous planning work done on the site, including available landfill agreements, regulatory
orders, planning data, and adopted zoning and comprehensive plan documents, prior public communication,
adopted capital facilities plans, transportation and associated studies relating to the Landfill, and the
development trends in the surrounding area. Also included will be a review of current (or proposed) zoning,
public utility availability, access/circulation issues and viable reuse alternatives. The review will be based on
readily available information provided by Deschutes County and other regulatory agencies including the
Oregon Department of Environmental Quality. Specific components of the market context research include:
• Site visit and kickoff meeting with project team to refine the candidate land uses for further
evaluation.
• Existing conditions report including a GIS base map utilizing topographic and site data as available
from City of Bend and/or Deschutes County GIS sources.
• An outline of economic trends and conditions that are and will be influencing residential and
commercial demand in the City of Bend. This will include an outline of historical and projected
employment, population, and household trends within the region as a whole and at the local market
area level.
• An evaluation focusing on the following physical and locational attributes: local and regional
accessibility, visibility, character and type of surrounding land uses, site configuration, and other
factors that may become evident during the site analysis.
• Confirmation with the County of the development alternatives retained for further evaluation.
Task 2 -Preliminary Market Evaluation and Scenario Development
The Apex team will develop a set of redevelopment alternatives based on the information collected in Task
1. The project team will produce an evaluation of use options for the site based on regulatory.
environmental, design constraints, and current market and community needs. Three options will be
.... Scope ofServices for Property Redevelopment Planning Page 5
., Former Deschutes County Demolition Landfill
AP EX Redmond Rodand Gun Club
January 28, 2014
Scope of Services and Fee Estimate
considered for the site; two of the options will consider the "highest and best use" for the site, and the third
option will consider the site's use as part of Oregon State University's Cascade campus. Key aspects of the
Preliminary Market Evaluation include:
• Summary report of development options and needs assessment.
• Uses allowed in the current zone, land use process associated with alternatives that may include a
comprehensive plan amendment and rezone.
• Inventory the existing supply of vacant residential units and residential lots in the market to
determine the extent and nature of excess supply in the market. Reconcile these findings against
forecasted household growth over the intermediate term.
• Define a geographical retail trade area for the subject site based on the size and type of retail
activity that can be facilitated on various portions of the site. Prepare a demographic analysis of
the trade area, as well as an analysis of daytime population and cyclical visitor population.
• Estimate annual retail expenditures for selected categories of retail goods, by existing and future
primary residents and visitors/tourists, and translate these expenditures into total demand within
the trade area. Project this demand in five-year increments to the year 2024. Estimate the amount
of this square footage that can be reasonably captured within the trade area and by the subject
site.
• Survey a competitive sample of commercial development in the trade area to determine achievable
pricing for similarly conflQured product.
• Identify a competitive sample of rental apartment and/or for-sale housing developments in the
market to determine achievable pricing for similarly configured product.
• Evaluate the existing site topography to determine likely locations for development pads and uses.
• Evaluate which uses and densities are appropriate within the site and integrate the geo
environmental cost analysis.
• Identify evident costs for major infrastructure improvements for each alternative based on available
capital facilities plans and general construction costs provided within. Our overall estimates will be
at a planning level, not a refined engineer's construction cost estimate.
To support the market analysis, we will estimate the range of costs that may be incurred to: (1) mitigate
environmental conditions to a level sufficient for redevelopment; and (2) maintain mitigated conditions for
the long term. These cost estimates will be developed for a range of redevelopment scenarios. We
anticipate that mitigation costs will include one or more of the following: engineering and construction costs,
remediation costs, long-term environmental controls, and ongoing compliance. The range of costs that will
be developed under Task 2 will be applied to the market analysis to quantify the costs for mitigating geo
environmental conditions at the Landfill. Specific components of the geoenvironmental cost estimate are
listed below:
....... Scope ofservices for Propei1y Redevelopment Planning Page 6
., Former Deschutes County Demolition Landfill
APEX Redmond Rodand Gun Club
January 28, 2014
Scope of Services and Fee Estimate
• Geotechnical mitigation scenarios will be prepared to support three redevelopment altematives.
The cost estimates for conceptual mitigation scenarios will be developed using proven
technologies or actions that are implementable on the site and compatible with reasonably likely
redevelopment scenarios, such as removal, stabilization, and capping.
• Costs estimates will include hazardous substance remediation and/or associated controls.
• For mttigation scenarios that leave some or all of the existing solid waste in place, the
geoenvironmental report will summarize and describe costs for long-term compliance with Oregon
solid waste requirements, cost mitigation strategies, and remediation.
• We will prepare a qualitative evaluation of the long-term environmental liabilities that will be
retained by the County under the various remediation scenarios.
Task 3 -Final Deliverables and Presentation
There are many possible remediation/redevelopment scenarios for the site. The most favorable scenario
will depend on market conditions, geo-environmental conditions, County goals, public concerns, off-site
development costs (e.g., transportation and utility infrastructure), entitlement fees, and consideration of
nearby land use/development plans (e.g., OSU Cascades campus). Due to the range of considerations and
the numerous redevelopment options for the site, three meetings with Deschutes County representatives
are planned. The purpose of these meetings is to: (1) solicit County input on the proposed work progress
and obtain County feedback; and (2) present the results of the market analysis and address County
questions and comments. We have budgeted two staff for each meeting.
The final report outline will be determined with input from the County, as the project develops. The report
will: (1) summarize the market evaluation in detail; (2) describe the three development scenarios and the
basis for selection of the scenarios; (3) present the scope and costs for geo-environmental mitigation and
management; and (4) discuss the expected long-term liability management requirements for each
development scenario.
Future steps (not included in this scope of services) may include a more detailed economic gap analysis,
with detailed projections of the planning process, timelines and costs associated with the preferred
altemative, and traffic analysis and an estimation of the residual value of the property after infrastructure
and development costs are subtracted.
Redmond Shooting Range Property
The Redmond Shooting Range is located on a 215-acre property (Facility) owned by the County at 2555 E
Hwy 126, Redmond, Oregon 97756. The Facility is targeted by the Ctty of Redmond for industrial
redevelopment. The Redmond Rod and Gun Club operates a small arms firing range at a portion of the
.... Scope ofServices fOf Property Redevelopment Planning Page?
" FOlTfIef Deschutes CotH'Ity Demolition Landfill
Redmond Rod and Gun ClubAPEX January 28, 2014
Scope of Services and Fee Estimate
Facility, and a historical unpermitted debris disposal area is also located on the Facility. Otherwise, the
Facility is undeveloped. Historically, the Deschutes County Sheriff operated also operated a separate firing
range at the Facility, adjacent to the Redmond Rod and Gun Club ranges.
A Targeted Brownfield Assessment (TBA) was performed at the Site in 2008. During the TBA, soil
conditions were evaluated in the firing ranges and at selected locations at the solid waste disposal area.
Data collected during the TBA showed:
• Soil on the ground and in berms at rifle and shotgun ranges contain concentrations of metals
(particularly lead) that exceed DEQ cleanup standards for protection of human and ecological
health.
• Soil at a portion of the disposal area contains concentrations of polycyclic aromatic hydrocarbons
(PAHs) that exceed DEQ cleanup standards for protection of human and ecological health.
As part of the Targeted Brownfield Assessment, a preliminary evaluation of remedial alternatives was
performed. The evaluation identified a few options and costs for remediating the Site, including:
• Excavation and off-site disposal of firing range soil;
• Stabilization, excavation, and off·site disposal of firing range soil;
• Installation of an engineered cap over impacted firing range soil; and
• Removal of impacted soil and solid waste from the disposal area.
We are not aware of any further assessment or remediation activities occurring at the Site after the 2008
Targeted Brownfield Assessment.
We understand the County would like to stimulate investment and industrial redevelopment at the Facility.
However, the environmental conditions related to the firing range and former disposal area at the Facility,
and the costs and timeframe for addressing these conditions, may limit investor interest. The objective of
the remediation planning services proposed herein is to develop a DEQ-approved cleanup plan for the
Facility that is memorialized in a binding DEQ Record of Decision (ROD). The ROD would clearly describe
the DEQ-approved steps necessary to clean up the Site and the cleanup levels that must be met to confirm
compliance with State of Oregon environmental standards. The ROD would provide potential investors with
certainty about the costs and level of effort necessary to clean up the Site to DEQ standards. Having the
ROD in place will also significantly reduce the overall development timeframe for the Site (Le., likely by a
year or more). In summary, a remedy that is pre-approved by regulators will have a high level of cost
certainty for implementation, thereby reducing planning and remediation time. We believe the combination
of these conditions will result in the Facility becoming a more attractive development target for investors.
This section describes the scope of the services for the Redmond Shooting Range.
.... Scope ofServices for Property Redevelopment Planning Page 8
" Former Deschutes County Demolition Landfill
APEX RedmondRodandGunClub
January 28, 2014
Scope of Services and Fee Estimate
Task 1 -Summary of Existing Conditions and Data Gap Analysis
The Apex team will review and summarize environmental and geotechnical conditions and cleanup options
for the Facility. This summary will be based on observations made during a planned site inspection and
review of files provided by DEQ and the County. The purpose of this task is to develop an up-to-date
understanding of the Facility, which will be used to inform remediation planning.
The 2008 Targeted Brownfield Analysis was a streamlined assessment of the Site that was sufficient to
generally characterize risks to human health and the environment and to identify potential remediation
alternatives. However, the data collected during the Targeted Brownfield Assessment may not fully support
a feasibility study (FS) and cleanup plan for the Facility (both of which are necessary for a Record of
Decision). We will review the Targeted Brownfield Analysis report and other files provided by the County
and DEQ and identify data gaps that should be addressed prior to a Record of Decision. For instance, the
Facility may not be characterized to a level sufficient to estimate remedial action areas and quantities with
sufficient detail. Data gaps will be identified, implications of the data gaps will be explained, and costs for
addressing the data gaps will be provided.
Outcome: A memorandum presenting a summary of environmental and geotechnical conditions, and
implications for redevelopment, including a data gap summary and the associated costs and schedule for
addressing data gaps.
Task 2 -Supplemental Investigation
If significant data gaps are identified in Task 1, we will coordinate with the County to develop a scope and
cost estimate for addressing the data gaps. For example, it may be necessary to collect and analyze
additional soil samples to provide accurate contamination volume estimates. Because the scope and costs
for this task cannot be fully determined until Task 1 is completed, this task is not well defined. For planning
and budgeting purposes, we have assumed that the supplemental investigation will consist of the collection
of a limited number of shallow soil samples and analysis of the samples for selected metals. We will review
this budget and scope for this task with the County prior to initiating the supplemental investigation.
Outcome: A supplemental investigation report will be prepared and integrated into the Feasibility Study and
Remedial Action Plan (Task 3).
Task 3 -Feasibility Study and Remedial Action Planning
A feasibility study (FS) will be prepared in accordance with Oregon Administrative Rules (OAR) Chapter
340, Division 122. In the FS, remedial action alternatives are identified and evaluated for the purpose of
selecting an appropriate remedial action. The remedial action is selected based on consideration of several
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January 28, 2014
Scope of Services and Fee Estimate
factors including effectiveness, reliability, implementation risk, and cost. Since an objective of this work is to
position the Facility in a positive manner for development, to the extent feasible, remedial actions
recommended under this approach would be practical and readily implemented with common construction
techniques and equipment.
Under this task, we will evaluate the remedial alternatives that were presented in the Targeted Brownfield
Assessment and develop more robust and detailed cost estimates for selected alternatives. We will
coordinate with the County to ensure that evaluated alternatives align with County visions for the Facility.
The result of the feasibility study will be a recommendation for a specific remedial alternative. Based on
planned future uses of the Facility (i.e., industrial), we anticipate that installation of an engineered cap (Le.,
asphalt-concrete or clean soil) over impacted soil is likely to be a preferred remedial alternative. Such an
alternative would accomplish the goal of selecting a readily implementable remedial action.
The FS and ROD documents will contain performance specifications for the remedial action specifying key
design parameters (e.g., soil compaction requirements; acceptable cap materials, thickness, and placement
methods; confirmation sampling requirements; quality assurancelquality control; and monitoring
requirements). These performance speCifications will allow the DEQ to approve the cleanup action, but will
leave selection of the means and methods of construction to the future contractor. The performance
specifications would then be integrated by a future developer into the overall design and permit package for
the future redevelopment.
Outcome: A Feasibility Study and supporting information for the Record of Decision.
Task 4 -DEQ Coordination and Record of Decision
The ultimate goal of the services proposed herein is to develop a Record of Decision that meets DEQ's
requirements to be protective of human health and the environment, reasonable in cost, and readily
implementable. With a clear Record of Decision, a prospective developer will understand the remediation
requirements, costs, and timeframe, and the cleanup action will already be approved by DEQ. DEQ buy-in
is critical for many developers and lenders.
Under this task, we will: (1) work with Deschutes County to enroll the Site in DEQ's Voluntary Cleanup
Program (a requirement to obtain DEQ oversight); (2) coordinate with the DEQ project manager regarding
the planned work; (3) respond to DEQ comments regarding submitted deliverables (e.g., the Feasibility
Study; and (4) work with the County to address public comments that may be received as part of the Record
of Decision Process.
The budget for this task does not include DEQ oversight fees. Those fees are normally charged directly by
DEQ to the property owner. Because these fees are charged by DEQ and are based on the duration of their
..... Scope ofServices for Property Redevelopment Planning Page 10
., Former Deschutes County Demolition Landfill
APEX Redmond Rod and Gun Club
January 28, 2014
Scope of Services and Fee Estimate
work, their costs are difficult to estimate. For planning purposes, we anticipate that their fees will not exceed
$5,000.
Outcome: Responses to DEQ comments and public comments; DEQ formal approval of deliverables; and
Record of Decision.
Budget
We understand that if the County elects to proceed with this work, Deschutes County Services Contract
No. 2013-607 will be amended to authorize the work. Our proposed budget for the tasks outlined above is:
Former Demolition Landfill
Task 1 -Existing Conditions and Market Context Reports $17,920
Task 2-AHemative DevelopmentiGeo-environmental Costs $18,280
Task 3-Final Report and Meetings(Mackenzie) $11.800
Subtotal for Demolition Landfill $48,000
Redmond Shooting Range
Task 1-Existing Conditions and Data Gap Summary $4,000
Task 2 -Supplemental Investigation $5,000
Task 3-Feasibility Study and Remedial Planning $10,000
Task 4 -DEQ Coordination and Record of Decision $3.000
Subtotal for Redmond Rod and Gun Club $22,000
Total Estimated Cost $70,000
Schedule
We will develop a schedule for this work based on the County's requirements. We estimate the project will
require up to 6 weeks for completion. We are prepared to begin work immediately upon your authorization.
We are happy to discuss and/or revise this scope of services to better meet your needs. Please contact us
with any questions.
~ Scope ofServices for Property Redevelopment Planning Page 11:I, Fonner Deschutes County Demolition Landfill
AP EX Redmond Rod and Gun Club
-January 28, 2014