HomeMy WebLinkAbout05-04-2010Parks and Recreation Board Meeting
Agenda
Tuesday, May 4, 2010
5:30 p.m.
Auburn Senior Activity Center, Rotary Room
I. Call to Order
II. Minutes
III. Committee Member Input
IV. Correspondence/Public Input
V. Old Business
VI. New Business
A. Jacobsen Tree Farm Master Plan - discussion and adoption
B. Barrier Free Playground tour
VII. Department Report
VIII. Adjournment
AUBURN *MORE THAN YOU IMAGINED
DRAFT
TABLE OF CONTENTS
1 INTRODUCTION
2 SITE ANALYSIS & CONCEPTS
Site Analysis
Concepts & Community Participation
Nature
Community
Sports
9 MASTER PLANNING
Master Plan
Character Images
14 PHASES & COST ESTIMATES
Phase I - Infrastructure, plaza, grand lawn
Phase 11 - Athletic fields
Phase III - Vista meadow
Phase IV - Arboretum
INTRODUCTION
A master plan process was conducted for Jacobsen Tree Farm Park under the guidance
of the City of Auburn Parks Department. Two public input sessions were held to gather
community comment. The first session initiated discussion through the presentation of
three conceptual plans for the park. The intent was to explore as wide of a range of options
as possible. The three concepts included a nature park, a community park, and a sports
park. The community park concept was preferred because it provided the widest range of
recreational opportunities.
The second input session focused on a single master plan alternative. Concerns were
addressed regarding circulation, safety, parking, and the level of facility development. The
community showed support for the master plan as presented.
The concepts and master plan are included in this master plan report in order to record
and preserve the public input process. Also included are a phasing plan and cost estimates
to assist the city in the fundraising effort.
JACOBSEN TREE FARM PARK MASTER PLAN 1
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JACOBSEN TREE FARM PARK MASTER PLAN
SITE ANALYSIS NARRATIVE
Jacobsen Tree Farm Park is located in northeast Auburn in the Lea Hill neighborhood.
Primary access is from an unimproved section of 132nd Avenue SE, which borders the
eastern edge of the park. East of 132nd are single-family homes on lots that are mostly
greater than two acres. North of the site are Arthur Jacobsen Elementary and Mountainview
High School. To the west are a Christmas tree farm and a residential community. The
southern edge is bordered by a residential community.
The 30-acre site is the former location of the Jacobsen Christmas tree farm. The site
slopes from the northwest corner to the southeast corner with slopes of 2%-5% on the
western half and 5%-13% on the eastern half. Total elevation change across the site is
approximately 70 feet. Great views of Mount Rainier are visible to the southeast.
The site has a few remaining trees from the tree farm, evergreens planted in rows. There
is also an abundance of Birch trees in dense stands. Significant trees include a small grove
of Sequoias, an Oak planted by the Jacobsens, and a few native conifers located randomly
around the site.
The existing structures include two unoccupied houses and a handful of outbuildings,
none of which have any unique qualities. The most significant structure on the site is the
log building on the north edge. It was built to support the Christmas tree farm and add to
the charm of the u-cut business. An occupied single-family structure located along 132nd
Avenue SE is not part of the park but is bounded on three sides by the park.
BPA power lines cross the southern edge of the site in an easement that is approximately
250 feet wide. Two towers are located near the southeast corner of the park. There is also an
existing stormwater pond in this corner.
JACOBSEN TREE FARM PARK MASTER PLAN 3
SITE ANALYSIS
• Access • Views • Stormwater
• Topography • Active • Buildings
• Neighbors • Passive • Adjacent Land Use
• Trails • Program
• Site Edges
• Shared Facilities
• Site Features
JACOBSEN TREE FARM PARK MASTER PLAN 4
JACOBSEN TREE FARM PARK SITE
SITE ANALYSIS
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JACOBSEN TREE FARM PARK MASTER PLAN 5
Park Program
Visitor center/sheller
Environmental play/play area
Cultural/historical element
Enhanced plantings
Trails
Ponds
Habitat
Kiosks
Shutter
Restroom
View Points
Open space
Cascade garden
Green River garden
Alpine garden
Foothills garden
Rock Climbing
Bocce
Meandering roads
Random parking
Gathering (amphitheater)
Art (focal points)
Observation tower
Cross country trail _
Minimal storm water facility
CONCEPTS & COMMUNITY PARTICIPATION
JACOBSEN TREE FARM PARK MASTER PLAN
CONCEPTS & COMMUNITY PARTICIPATION
Park Program
Fields for league play
Balance of soccer and base
Basketball
vPlay area
Shelter ^tJ P-r_&riC-
vRestroom
Plaza
Gathering spaces
Formalized parking
VSome field lighting
Some synthetic turf
Open space
Tennis courts
Multi-use courts
Sa"~ u
Paths / trails fl."/
Bike loop
Skate park
Sand Volleyball
View points
Water play
Stormwater
Dl5G 33olf
Jacobsen Tree Farm Park Master Plan Conceptual De
* Prefered plan by community
JACOBSEN TREE FARM PARK MASTER PLAN 7
CONCEPTS & COMMUNITY PARTICIPATION
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Sports Park
1 "=50'
Park Program
Competition fields
Soccer/Baseball Complex
Indoor facility
Parking
Multiple access points
Fitness trails
Shelter
Restroom
Play area
Field lighting
Synthetic turf
Basketball court
Batting cages
View paints
Stormwater
JACOBSEN TREE FARM PARK MASTER PLAN
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JACOBSEN TREE FARM PARK MASTER PLAN
MASTER PLAN NARRATIVE
The park master plan reflects the desire of the community for a park that provides
something for everyone. There are abundant opportunities for both active and passive
recreation. The soul of the park and inspiration for the master plan are found in the history of
the site as a Christmas tree farm. The park's layout and some of its amenities pay homage
to the past. Such features include the log cabin, trees planted in rows, the farm pond, and a
significant Oak tree.
In addition to the historical elements, there are new gathering spaces, play areas, athletic
facilities, and walking paths. One additional feature of the master plan is flexibility. While
many features are planned for specific locations, there is abundant open space that is not
programmed. This allows for a variety of uses and options for the future.
Access and Parking
To minimize pavement, the site is accessed by a single drive that extends roughly to the
center of the site. A loop drive allows for a smooth flow of vehicles and access to the north
and south parking lots. Parking has been located centrally for two reasons-it is near many
of the park amenities and is in the view corridor for Mount Rainier, which aligns with the BPA
towers. This means the best views of the mountain are from mostly unobstructed, recreation
spaces. The parking is split into two lots of approximately 75 cars each. One parking lot
serves the athletic fields while the other serves the Pavilion and Grand Lawn. The possibility
of overflow parking is available on-site, but a partnership with the neighboring schools for
additional parking is encouraged.
Pavilion, Central Plaza, and Grand Lawn
The primary activity hub of the park is the Central Plaza. Most visitors to the park will
find themselves arriving at this location. The drop-off area for the park is also at the Central
Plaza, whether you are going to the gathering spaces or the athletic fields. The plaza is
accented by trees and paving that relate to the Pavilion.
The Pavilion is configured to accommodate one large group (50-70 people) or two to four
smaller groups. Tables, benches, and other amenities serve to support a variety of activities.
A restroom is located on the north edge of the plaza, which makes it very accessible to both
the Pavilion and the athletic fields. The Pavilion is positioned to take advantage of mountain
views while minimizing views of the BPA towers and power lines.
The Grand Lawn is a gently sloping three-acre space that can easily accommodate a
variety of activities including community gatherings, concerts, and multiple modified soccer
fields. The south facing lawn will receive plenty of sun and provide views of Mount Rainier.
Children's Play
Adjacent to the plaza is an area for kids. Included are a spray plaza, a younger children's
space (ages 2-5 years), and an area for older children (ages 5-12 years). The location of
the children's play is such that a parent can keep on eye on one child playing while another
may be on the athletic fields.
The spray plaza consists of water play elements that the kids control. It's designed for
water to drain and then be treated and reused. Elements may include those that spray,
splash and dump. The appeal will be multigenerational.
JACOBSEN TREE FARM PARK MASTER PLAN 10
The play space for the younger children may consist of ride-on toys, swings, climbers,
slides, and play houses. The play space for the older kids may include some of the same
elements but with more challenge. In addition, there are opportunities for environmental
play. Natural elements such as earth berms and rocks will provide the framework for play
created more by imagination than a play structure.
Just to the west of the children's play area is a maze within a grove of trees. The grove
will consist of a mix of deciduous and coniferous trees intended to enhance the edge of
the park and buffer the neighboring homes. The maze is somewhat hidden and will be
a discovery element in the park. It will be mostly flat to the ground to keep maintenance
simple. A variety of paved routes within the maze will provide a modest challenge and a
unique place to gather.
Arboretum and Habitat
The arboretum and habitat are located in the northeastern corner of the site. This
location takes advantage of some of the more significant trees found on the site including
an Oak planted by the Jacobsens and a grove of Sequoias. The close proximity to the
adjacent schools also means an opportunity for an educational experience. The arboretum
is the most passive space in the park but also includes ample space for activities and
gatherings. The pond expands the opportunity for plants and wildlife while symbolizing the
old Christmas tree farm pond. The goal is to have a plant collection that expands as the
community embraces the park and provides stewardship over the collection.
Vista Meadow
The vista meadow is located to take advantage of the mountain views. The reconstructed
tree farm cabin is located at the upper end of the vista meadow and is aligned for views
across the meadow toward the mountain. The meadow is defined by groves of trees
planted in north/south oriented rows, reminiscent of the tree farm plantings. The trees
include both deciduous and coniferous species. The meadow will slope to the southeast
and accommodate uses that can tolerate some gentle slope.
BPA Corridor
The southern 250 feet of the site are within a BPA easement. This area will be mostly
passive with paths and a multiuse trail. The Grand Lawn extends into the BPA easement
to visually blur the edge of the easement. The existing berms are reshaped to create
interesting, grass-covered landforms. This may be an ideal location for a few informal
disc golf holes. The multiuse trail is a 10-foot-wide extension of a proposed trail between
Jacobsen Tree Farm Park, Auburndale II Park, and beyond. Pedestrian access to the park is
proposed from the neighborhood to the south.
JACOBSEN TREE FARM PARK MASTER PLAN 11
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JACOBSEN TREE FARM PARK MASTER PLAN
COST OF CONSTRUCTION AND PHASING
The probable cost of construction and phasing plan presented in this master plan
report illustrate one of many options for implementation. The first phase, regardless of
the primary focus, will bear a burden of costs for infrastructure improvements that will
eventually be shared by the entire park. Those elements include the entry drive, right-of-way
improvements, parking, utilities, and restrooms.
The probable cost of construction and phasing are presented in four phases.
Phase I - Entry drive, plaza, grand lawn, BPA meadow, parking, and right-of-way
Phase 11 -Athletic fields and parking
Phase III - Vista meadow and overflow parking
Phase IV -Arboretum and habitat
Each phase is proposed to be constructed independently of the others, although there
may be efficiencies in performing some work entirely within a single phase, such as grading.
The actual phasing may be based on community input and fundraising efforts.
JACOBSEN TREE FARM PARK MASTER PLAN 15
PHASE I
Scope: Demo, R.O.W. improvements, entry drive, south parking lot, grand lawn,
plaza, pavilion, stormwater mitgation, BPA meadow and path through park.
JACOBSEN TREE FARM PARK MASTER PLAN 16
PHASE I
Probable Cost of Construction
Jacobsen Tree Farm Park Phase I (Demo, entry drive, south parking lot, grand lawn & plaza, BRA meadow, R.O.W.)
ption: Master Plan
Land Acquisition (optional)
Private parcel
Unit Unit Cost Total
1 Allow 200,000.00 200,000.00
Subtotal Land Acquisition (not included in total) $200,000.00
Site Survey & Acquisition
Site survey
Demolition
Buildings (2 houses, 4 out buildings - cap utilities)
Asphalt pad, driveways
Clearing and grubbing (entry drive, S. parking lot)
Clearing and grubbing (grand lawn, plaza)
Clearing and grubbing (E grove)
Clearing and grubbing (R.0.W.)
Clearing and grubbing (selective in meadow)
Clearing and grubbing (path through park)
Relocate historical cabin
Tree transplanting
Allow
70,000.00
70,000.00
Allow
10,000.00
10,000.00
100,000
SF
0.10
10,000.00
215,000
SF
0.10
21,500.00
75,000
SF
0.10
7,500.00
200,000
SF
0.10
20,000.00
50,000
SF
0.10
5,000.00
12,000
SF
0.10
1,200.00
Allow
25,000.00
25,000.00
Allow
15,000.00
15,000.00
Subtotal Demolition $185,200.00
Site Utilities
Stormwater conveyance and ponds (south)
Sanitary Connection for restroom
Water Connection for restroom
Electrical Connection for restroom
Drinking fountain at restroom
Site Preparation
Rough grading (entry drive, S. parking lot)
Rough grading (grand lawn, plaza)
Rough grading (R.O.W. road widening, sidewalk)
Fine grading (6' sidewalk on 132nd ave, R.O.W.)
Fine grading (S. rain garden)
Fine grading (modified soccer fields in grand lawn)
Fine grading (path through park)
Topsoil 6" (S. rain garden)
Topsoil 4" (grand lawn)
Allow
15,000.00
15,000.00
Allow
15,000.00
15,000.00
Allow
15,000.00
15,000.00
Allow
15,000.00
15,000.00
Allow
3,000.00
3,000.00
Subtotal
Site Utilities
$63,000.00
100,000
SF
0.30
30,000.00
215,000
SF
0.30
64,500.00
20,000
SF
0.30
6,000.00
6,600
SF
0.05
330.00
5,000
SF
0.05
250.00
90,000
SF
0.05
4,500.00
12,000
SF
0.05
600.00
185
CY
45.00
8,325.00
202
CY
45.00
9,090.00
Subtotal Site Preparation $123,595.00
Site Electrical
Electrical connection
Conduit, boxes, wiring
Light fixtures (parking lot)
Light fixtures (path lighting)
1 Allow 15,000.00 15,000.00
Subtotal Site Survey (not inlcuded in total) $15,000.00
Site Paving
Asphalt paving (turn lanes on 132nd ave, R.O.W.)
Asphalt paving (6' sidewalk on 132nd ave, R.O.W.)
Asphalt paving (25' entry drive, loop and S parking lot)
Asphalt paving (6' sidewalk on entry drive and parking lot)
Asphalt paving (12' drop off area)
Asphalt paving (6' radial sidewalk at shelter)
Asphalt paving (plaza)
Crushed rock (6' path through park)
Crushed rock (6' path around grand lawn and meadow)
Asphalt paving (10' access path through meadow)
Road striping (crosswalks)
Allow 5,000.00 5,000.00
Allow 20,000.00 20,000.00
8 EA 3,400.00 27,200.00
40 EA 3,400.00 136,000.00
Subtotal Site Electrical $188,200.00
15,000
SF
6.00
90,000.
00
1,100
LF
36.00
39,600.
00
64,000
SF
6.00
384,000.
00
1,000
LF
36.00
36,000.
00
3,500
SF
6.00
21,000.
00
1,250
LF
36.00
45,000.
00
8,000
SF
3.75
30,000.
00
2,000
LF
21.00
42,000.
00
2,000
LF
21.00
42,000.
00
1,325
LF
60.00
79,500.
00
1
Allow
2,000.00
2,000.
00
Subtotal Site Paving $811,100.00
JACOBSEN TREE FARM PARK MASTER PLAN 17
PHASE I
Probable Cost of Construction
Jacobsen Tree Farm Park Phase I (Demo, entry drive, south parking lot, grand lawn & plaza, meadow, R.O.W.)
ption: Master Plan
Play Areas
Play equipment (2-5yr old)
Play equipment (5-12yr old)
Play equipment (spray park)
Resilient wood surfacing (12" depth)
Maze
Unit Unit Cost Total
1 Allow
35,000.00
35,000.00
1 Allow
55,000.00
55,000.00
1 Allow
50,000.00
50,000.00
450 CY
38.00
17,100.00
1 Allow
15,000.00
15,000.00
Subtotal Site Electrical $172,100.00
Site Amenities
Restroom
Pavilion
Signs (park portals)
Picnic tables
Site benches
Drinking fountains
Trash receptacles
Allow
200,000.00
200,000.00
Allow
50,000.00
50,000.00
5
EA
1,250.00
6,250.00
10
EA
1,200.00
12,000.00
10
EA
1,000.00
10,000.00
2
EA
3,000.00
6,000.00
2
EA
600.00
1,200.00
Subtotal Site Amenities $285,450.00
Irrigation
Controller
Parking lot and entry drive
Grand lawn
East tree grove
1
EA
10,000.00
10,000.00
35,000
SF
1.50
52,500.00
175,000
SF
1.00
175,000.00
90,000
SF
1.50
135,000.00
Subtotal Irrigation $372,500.00
Landscape Materials
Trees - 2.5" cal. (132nd ave, R.O.W.)
Trees - 2.5" cal. (entry drive, parking lot)
Trees - 2.5" cal. (east grove, plaza, athletic field perimeter)
S. rain garden (hydroseed)
grand lawn (hydroseed)
Notes:
40
EA
375.00
15,000.00
40
EA
375.00
15,000.00
100
EA
375.00
37,500.00
10,000
SF
0.20
2,000.00
175,000
SF
0.20
35,000.00
Subtotal Landscape Materials $104,500.00
Subtotal
$2,305,645.00
Design Contingency 20%
$461,129.00
Subtotal with Contingency
$2,766,774.00
General Conditions 8%
$221,341.92
Subtotal with GC
$2,988,115.92
Contractor Overhead
$209,168.11
Subtotal with B & 1
$3,197,284.03
Contractor Profit (5%)
$159,864.20
Subtotal with 0&P
$3,357,148.24
Washington State Sales Tax (9.5%)
$318,929.08
Phase I Grand Total
$3,676,077.32
(Not including design fees, permits)
JACOBSEN TREE FARM PARK MASTER PLAN 18
PHASE II
Scope: Athletic fields, north parking lot and stormwater mitigation.
JACOBSEN TREE FARM PARK MASTER PLAN 19
PHASE II
Probable Cost of Construction
Jacobsen Tree Farm Park Phase II (athletic fields, north parking lot)
Descriotion: Master Plan
Demolition
Clearing and grubbing (N. parking lot)
Clearing and grubbing (athletic fields)
Clearing and grubbing (athletic fields perimeter)
Unit Unit Cost Total
40,000 SF 0.10 4,000.00
165,000 SF 0.10 16,500.00
85,000 SF 0.10 8,500.00
Subtotal Demolition $29,000.00
Site Utilities
Stormwater conveyance and ponds (north)
Site Preparation
Rough grading (N. parking lot)
Rough grading (athletic fields perimeter, lawn)
Fine grading (N. rain garden)
Fine grading (path around athletic fields)
Topsoil 6" (S. rain garden)
Topsoil 4" (athletic fields perimeter, lawn)
Allow 15,000.00 15,000.00
Subtotal Site Utilities $15,000.00
40,000
SF
0.30
12,000.00
52,000
SF
0.30
15,600.00
5,000
SF
0.05
250.00
10,800
SF
0.05
540.00
185
CY
45.00
8,325.00
635
CY
45.00
28,575.00
Subtotal Site Preparation $65,290.00
Site Electrical
Conduit, boxes, wiring
Light fixtures (N.parking lot)
Allow 5,000.00 5,000.00
8 EA 3,400.00 27, 200.00
Subtotal Site Electrical $32,200.00
Site Paving
Asphalt paving (6' sidewalk at parking lot and field perimeter)
Asphalt paving (N parking lot)
Play Fields & Sports Facilities
Athletic Field (natural turf)
Athletic Field (synthetic turf)
Backstops & goals
Field lighting (synthetic field)
Irrigation
Athletic field
Rain garden and parking lot
Athletic fields perimeter and north of parking lot (trees)
Athletic fields perimeter (lawn)
Notes:
1,800 LF 36.00 64,800.00
30,000 SF 6.00 180,000.00
Subtotal Site Paving $244,800.00
1 EA 225,000.00 225,000.00
1 EA 900,000.00 900,000.00
Allow 5,000.00 5,000.00
Allow 225,000.00 225,000.00
Subtotal Play Fields $1,355,000.00
80,000 SF 1.00 80,000.00
13,000 SF 1.50 19,500.00
34,000 SF 1.50 51,000.00
52,000 SF 1.00 52,000.00
Subtotal Irrigation $202,500.00
Subtotal
Design Contingency 20%
Subtotal with Contingency
General Conditions 8%
Subtotal with GC
Contractor Overhead
Subtotal with B & I
Contractor Profit (5%)
Subtotal with 0&P
Washington State Sales Tax (9.5%)
Phase 11 Grand Total
$1,943,790.00
$388,758.00
$2,332,548.00
$186,603.84
$2,519,151.84
$176,340.63
$2,695,492.47
$134,774.62
$2,830,267.09
$268,875.37
$3,099,142.47
(Not including design fees, permits)
JACOBSEN TREE FARM PARK MASTER PLAN 20
PHASE III
Scope: Vista meadow, tree farm grove, overflow parking.
JACOBSEN TREE FARM PARK MASTER PLAN 21
PHASE III
Probable Cost of Construction
Jacobsen Tree Farm Park % Phase III (vista meadow, overflow parking)
Description: Master Plan Quantity Unit Unit Cost Total
Demolition
Clearing and grubbing (tree farm grove)
Clearing and grubbing (overflow parking)
Clearing and grubbing (vista meadow)
Site Preparation
Rough grading (overflow parking)
Fine grading (overflow parking)
Fine grading (vista meadow)
Topsoil 4" (overflow parking, vista meadow)
100,000
SF 0.10
10,000.00
30,000
SF 0.10
3,000.00
67,000
SF 0.10
6,700.00
Subtotal Demolition
$19,700.00
30,000
SF 0.30
9,000.00
30,000
SF 0.05
1,500.00
67,000
SF 0.05
3,350.00
1,185
CY 40.00
47,400.00
Subtotal Site Preparation
$61,250.00
Site Paving
Crushed rock (6' path)
Site Amenities
Interpretive sign (Jacobsen cabin)
Irrigation
Tree farm grove
Vista meadow
Landscape Materials
Trees - 2.5" cal. (tree farm grove)
Overflow parking (hydroseed)
Vista meadow (hydroseed)
Notes:
2,000 LF 21.00 42,000.00
Subtotal Site Paving $42,000.00
1 EA 250.00
250.00
Subtotal Site Amenities
$250.00
100,000 SF 1.50
150,000.00
67,000 SF 1.00
67,000.00
Subtotal Irrigation
$217,000.00
130 EA 375.00
48,750.00
30,000 SF 0.20
6,000.00
67,000 SF 0.20
13,400.00
Subtotal Landscape Materials
$68,150.00
Subtotal
$408,350.00
Design Contingency 20%
$81,670.00
Subtotal with Contingency
$490,020.00
General Conditions 8%
$39,201.60
Subtotal with GC
$529,221.60
Contractor Overhead
$37,045.51
Subtotal with B & 1
$566,267.11
Contractor Profit (5%)
$28,313.36
Subtotal with 0&P
$594,580.47
Washington State Sales Tax (9.5%)
$56,485.14
Phase III Grand Total
$651,065.61
(Not including design fees, permits)
JACOBSEN TREE FARM PARK MASTER PLAN 22
PHASE IV
Scope: Arboretum and habitat.
JACOBSEN TREE FARM PARK MASTER PLAN 23
PHASE IV
Probable Cost of Construction
Jacobsen Tree Farm Park % Phase IV (arboretum)
Description: Master Plan Quantity Unit Unit Cost Total
Demolition
Tree protection fencing (sequoias, oak) 300 LF 5.00 1,500.00
Clearing and grubbing (lawn) 80,000 SF 0.10 8,000.00
Clearing and grubbing (arboretum) 80,000 SF 0.10 8,000.00
Subtotal Demolition $17,500.00
Site Preparation
Fine grading (lawn) 80,000 SF 0.05 4,000.00
Topsoil 4" (lawn) 978 CY 40.00 39,120.00
Subtotal Site Preparation $43,120.00
Site Paving
Crushed rock (6' path)
1,700 LF 21.00
35,700.00
Subtotal Site Paving
$35,700.00
Site Amenities
Pond
1 Allow 30,000.00
30,000.00
Site benches
4 EA 1,000.00
4,000.00
kiosk
1 Allow 10,000.00
10,000.00
Subtotal Site Amenities
$10,000.00
Irrigation
Arboretum 80,000 SF 1.50 120,000.00
Lawn 80,000 SF 1.00 80,000.00
Subtotal Irrigation $200,000.00
Landscape Materials
Trees - 2.5" cal. (arboretum) 80 EA 375.00 30,000.00
Lawn (hydroseed) 80,000 SF 0.20 16,000.00
Subtotal Landscape Materials $46,000.00
Subtotal
$352,320.00
Design Contingency 20%
$70,464.00
Subtotal with Contingency
$422,784.00
General Conditions 8%
$33,822.72
Subtotal with GC
$456,606.72
Contractor Overhead
$31,962.47
Subtotal with B & 1
$488,569.19
Contractor Profit (5%)
$24,428.46
Subtotal with 0&P
$512,997.65
Washington State Sales Tax (9.5%)
$48,734.78
Phase IV Grand Total
$561,732.43
(Not including design fees, permits)
Notes:
JACOBSEN TREE FARM PARK MASTER PLAN 24