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HomeMy WebLinkAbout22-114 MIG, LLC Professions Services Comprehensive Master Plan Development 10-26-2022RESOLUTION NO.22-114 A RESOLUTION OF THE BOARD OF TRUSTEES OF THE TOWN OF FIRESTONE, COLORADO, APPROVING AN AGREEMENT BETWEEN THE TOWN OF FIRESTONE AND MIG, INC. FOR PROFESSIONAL SERVICES FOR THE DEVELOPMENT OF THE TOWN OF FIRESTONE COMPREHENSIVE MASTER PLAN WHEREAS, the Town of Firestone ("Town') desires to engage MIG, Inc. ("Contractor") for the purpose of providing professional services in developing a Comprehensive Master Plan for the Town of Firestone; and WHEREAS, the Town finds that Contractor has the expertise, qualifications, and experience necessary to perform the duties required. NOW, THEREFORE, BE IT RESOLVED BY THE BOARD OF TRUSTEES OF THE TOWN OF FIRESTONE, COLORADO: The Agreement between the Town of Firestone and MIG, Inc., for Professional Services, is approved in substantially the same form as the copy attached hereto and made a part of this resolution. The Mayor is authorized to execute the Agreement on behalf of the Town. INTRODUCED, READ AND ADOPTED this 26th day of October, 2022. TO OF FI TONE, COLORADO son, Mayor AT ST: Njegffi�-Luna Gonzalez, Acting Town APPRO\1�D AS a: William P. Hayashi, T n Attorney AGREEMENT FOR PROFESSIONAL SERVICES THIS AGREEMENT FOR PROFESSIONAL SERVICES (the "Agreement') is made and entered into this 26th day of October, 2022 (the "Effective Date"), by and between the TOWN OF FIRESTONE, a Colorado municipal corporation with an address of 9950 Park Ave., Firestone, Colorado 80504 (the "Town"), and MIG, Inc., an independent contractor with a principal place of business at 518 17th Street, Suite 630, Denver, Colorado 80202 ("Contractor") (each a 'Party" and collectively the 'Parties"). WHEREAS, the Town requires professional services; and WHEREAS, Contractor has held itself out to the Town as having the requisite expertise and experience to perform the required professional services. NOW, THEREFORE, for the consideration hereinafter set forth, the receipt and sufficiency of which are hereby acknowledged, the Parties agree as follows: I. SCOPE OF SERVICES A. Contractor shall furnish all labor and materials required for the complete and prompt execution and performance of all duties, obligations, and responsibilities which are described or reasonably implied from the Scope of Services set forth in Exhibit A, attached hereto and incorporated herein by this reference and known as: FIRESTONE COMPREHENSIVE MASTER PLAN SCOPE OF WORK—1011912022 B. A change in the Scope of Services shall not be effective unless authorized as an amendment to this Agreement. If Contractor proceeds without such written authorization, Contractor shall be deemed to have waived any claim for additional compensation, including a claim based on the theory of unjust enrichment, quantum merit or implied contract. Except as expressly provided herein, no agent, employee, or representative of the Town is authorized to modify any term of this Agreement, either directly or implied by a course of action. II. TERM AND TERMINATION A. This Agreement shall commence on the Effective Date, and shall continue until Contractor completes the Scope of Services to the satisfaction of the Town, or until terminated as provided herein. B. Either Party may terminate this Agreement upon 30 days advance written notice. The Town shall pay Contractor for all work previously authorized and completed prior to the date of termination. If, however, Contractor has substantially or materially breached this Agreement, the Town shall have any remedy or right of set-off available at law and equity. III. COMPENSATION In consideration for the completion of the Scope of Services by Contractor, the Town shall pay Contractor $222,500. This amount shall include all fees, costs and expenses incurred by Contractor, and no additional amounts shall be paid by the Town for such fees, costs and expenses. Contractor may submit periodic invoices, which shall be paid by the Town within 30 days of receipt. IV. PROFESSIONAL RESPONSIBILITY A. Contractor hereby warrants that it is qualified to assume the responsibilities and render the services described herein and has all requisite corporate authority and professional licenses in good standing, required bylaw. The work performed by Contractor shall be in accordance with generally accepted professional practices and the level of competency presently maintained by other practicing professional firms in the same or similar type of work in the applicable community. The work and services to be performed by Contractor hereunder shall be done in compliance with applicable laws, ordinances, rules and regulations. B. The Town's review, approval or acceptance of, or payment for any services shall not be construed to operate as a waiver of any rights under this Agreement or of any cause of action arising out of the performance of this Agreement. C. Because the Town has hired Contractor for its professional expertise, Contractor agrees not to employ subcontractors to perform any work except as expressly set forth in the Scope of Services. V. OWNERSHIP Any materials, items, and work specified in the Scope of Services, and any and all related documentation and materials provided or developed by Contractor shall be exclusively owned by the Town. Contractor expressly acknowledges and agrees that all work performed under the Scope of Services constitutes a "work made for hire." To the extent, if at all, that it does not constitute a'lvork made for hire," Contractor hereby transfers, sells, and assigns to the Town all of its right, title, and interest in such work. The Town may, with respect to all or any portion of such work, use, publish, display, reproduce, distribute, destroy, alter, retouch, modify, adapt, translate, or change such work without providing notice to or receiving consent from Contractor. If the Town reuses or makes any modification to Consultant's designs, documents or work product without the prior written authorization of Consultant, the Town agrees, to the fullest extent permitted by law, to release the Consultant, its officers, directors, employees and sub -consultants from all claims and causes of action arising from such uses, and shall indemnify and hold them harmless from all costs and expenses, including the cost of defense, related to claims and causes of action to the extent such costs and expenses arise from the Town's modification or reuse of the documents. The Town expressly acknowledges and agrees that the documents and data to be provided by Consultant under the Agreement may contain certain design details, features and concepts from the Consultant's own practice detail library, which collectively may form portions of the design for the Project, but which separately, are, and shall remain, the sole and exclusive property of Consultant. Nothing herein shall be construed as a limitation on the Consultant's right to re -use such component design details, features and concepts on other projects, in other contexts or for other clients. VI. INDEPENDENT CONTRACTOR Contractor is an independent contractor. Notwithstanding any other provision of this Agreement, all personnel assigned by Contractor to perform work under the terms of this Agreement shall be, and remain at all times, employees or agents of Contractor for all purposes. Contractor shall make no representation that it is a Town employee for any purposes. VII. INSURANCE A. Contractor agrees to procure and maintain, at its own cost, a policy or policies of insurance sufficient to insure against all liability, claims, demands, and other obligations assumed by Contractor pursuant to this Agreement. At a minimum, Contractor shall procure and maintain, and shall cause any subcontractor to procure and maintain, the insurance coverages listed below, with forms and insurers acceptable to the Town. Worker's Compensation insurance as required by law. 2. Commercial General Liability insurance with minimum combined single limits of $1,000,000 each occurrence and $2,000,000 general aggregate. The policy shall be applicable to all premises and operations, and shall include coverage for bodily injury, broad form property damage, personal injury (including coverage for contractual and employee acts), blanket contractual, products, and completed operations. The policy shall contain a severability of interests provision, and shall include the Town and the Town's officers, employees, and contractors as additional insureds. No additional insured endorsement shall contain any exclusion for bodily injury or property damage arising from completed operations. 3. Professional liability insurance with minimum limits of $1,000,000 each claim and $2,000,000 general aggregate. B. Such insurance shall be in addition to any other insurance requirements imposed by law. The coverages afforded under the policies shall not be canceled, terminated or materially changed without at least 30 days prior written notice to the Town. In the case of any claims -made policy, the necessary retroactive dates and extended reporting periods shall be procured to maintain such continuous coverage. Any insurance carried by the Town, its officers, its employees or its contractors shall be excess and not contributory insurance to that provided by Contractor. Contractor shall be solely responsible for any deductible losses under any policy. C. Contractor shall provide to the Town a certificate of insurance as evidence that the required policies are in full force and effect. The certificate shall identify this Agreement. Vill. INDEMNIFICATION A. Contractor agrees to indemnify and hold harmless the Town and its officers, insurers, volunteers, representative, agents, employees, heirs and assigns from and against all claims, liability, damages, losses, expenses and demands, including attorney fees, on account of injury, loss, or damage, including without limitation claims arising from bodily injury, personal injury, sickness, disease, death, property loss or damage, or any other loss of any kind whatsoever, which arise out of or are in any manner connected with this Agreement if such injury, loss, or damage is caused in whole or in part by, the act, omission, error, professional error, mistake, negligence, or other fault of Contractor, any subcontractor of Contractor, or any officer, employee, representative, or agent of Contractor, or which arise out of a worker's compensation claim of any employee of Contractor or of any employee of any subcontractor of Contractor. Contractor's liability under this indemnification provision shall be to the fullest extent of, but shall not exceed, that amount represented by the degree or percentage of negligence or fault attributable to Contractor, any subcontractor of Contractor, or any officer, employee, representative, or agent of Contractor or of any subcontractor of Contractor. B. If Contractor is providing architectural, engineering, surveying or other design services under this Agreement, the extent of Contractor's obligation to indemnify and hold harmless the Town may be determined only after Contractor's liability or fault has been determined by adjudication, alternative dispute resolution or otherwise resolved by mutual agreement between the Parties, as provided by C.R.S. § 13-50.5-102(8)(c). IX. ILLEGAL ALIENS A. Certification. By entering into this Agreement, Contractor hereby certifies that, at the time of this certification, it does not knowingly employ or contract with an illegal alien who will perform work under this Agreement and that Contractor will participate in either the E-Verify Program administered by the United States Department of Homeland Security and Social Security Administration or the Department Program administered by the Colorado Department of Labor and Employment to confirm the employment eligibility of all employees who are newly hired to perform work under this Agreement. B. Prohibited Acts. Contractor shall not knowingly employ or contract with an illegal alien to perform work under this Agreement, or enter into a contract with a subcontractor that fails to certify to Contractor that the subcontractor shall not knowingly employ or contract with an illegal alien to perform work under this Agreement. C. Verification 1. If Contractor has employees, Contractor has confirmed the employment eligibility of all employees who are newly hired to perform work under this Agreement through participation in either the E-Verify Program or the Department Program. 2. Contractor shall not use the E-Verify Program or Department Program procedures to undertake pre -employment screening of job applicants while this Agreement is being performed. 3. If Contractor obtains actual knowledge that a subcontractor performing work under this Agreement knowingly employs or contracts with an illegal alien who is performing work under this Agreement, Contractor shall: notify the subcontractor and the Town within 3 days that Contractor has actual knowledge that the subcontractor is employing or contracting with an illegal alien who is performing work under this Agreement; and terminate the subcontract with the subcontractor if within 3 days of receiving the notice required pursuant to subsection 1 hereof, the subcontractor does not stop employing or contracting with the illegal alien who is performing work under this Agreement; except that Contractor shall not terminate the subcontract if during such 3 days the subcontractor provides information to establish that the subcontractor has not knowingly employed or contracted with an illegal alien who is performing work under this Agreement. D. Duty to Comply with Investigations. Contractor shall comply with any reasonable request by the Colorado Department of Labor and Employment made in the course of an investigation conducted pursuant to C.R.S. § 8-17.5-102(5)(a) to ensure that Contractor is complying with the terms of this Agreement. E. Affidavits. If Contractor does not have employees, Contractor shall sign the "No Employee Affidavit" attached hereto. If Contractor wishes to verify the lawful presence of newly hired employees who perform work under the Agreement via the Department Program, Contractor shall sign the "Department Program Affidavit" attached hereto. X. MISCELLANEOUS A. Governing Law and Venue. This Agreement shall be governed by the laws of the State of Colorado, and any legal action concerning the provisions hereof shall be brought in Weld County, Colorado. B. No Waiver. Delays in enforcement or the waiver of any one or more defaults or breaches of this Agreement by the Town shall not constitute a waiver of any of the other terms or obligation of this Agreement. C. Integration. This Agreement constitutes the entire agreement between the Parties, superseding all prior oral orwritten communications. D. Third Parties. There are no intended third -party beneficiaries to this Agreement. E. Notice. Any notice under this Agreement shall be in writing, and shall be deemed sufficient when directly presented or sent pre -paid, first class United States Mail to the Party at the address set forth on the first page of this Agreement. F. Severability. If any provision of this Agreement is found by a court of competent jurisdiction to be unlawful or unenforceable for any reason, the remaining provisions hereof shall remain in full force and effect. G. Modification. This Agreement may only be modified upon written agreement of the Parties H. Assignment. Neither this Agreement nor any of the rights or obligations of the Parties shall be assigned by either Party without the written consent of the other. I. Governmental Immunity. The Town and its officers, attorneys and employees, are relying on, and do not waive or intend to waive by any provision of this Agreement, the monetary limitations or any other rights, immunities or protections provided by the Colorado Governmental Immunity Act, C.R.S. § 24-10-101, et seq., as amended, or otherwise available to the Town and its officers, attorneys or employees. J. Rights and Remedies. The rights and remedies of the Town under this Agreement are in addition to any other rights and remedies provided by law. The expiration of this Agreement shall in no way limit the Town's legal or equitable remedies, or the period in which such remedies may be asserted, for work negligently or defectively performed. K. Subject to Annual Appropriation. Consistent with Article X, § 20 of the Colorado Constitution, any financial obligation of the Town not performed during the current fiscal year is subject to annual appropriation, shall extend only to monies currently appropriated, and shall not constitute a mandatory charge, requirement, debt or liability beyond the current fiscal year. L. Representative Authority. Each person signing this Agreement represents and warrants that he or she is duly authorized and has the legal capacity to execute the Agreement. IN WITNESS WHEREOF, the Parties have executed this Agreement as of the Effective Date. A na Gonzalez, Acting Town Clerk APPROVED AS TO F M; '41 Will iag i, ttorney TOWq FIRE E, COLORADO SHONE Peterson, Mayor 14 -r''cp '• o 't 4 5 �J i O ��Oyy. •:� ,Oo� COUl'o la CONTRACTOR Daniel lacofano, CFO, CEO, MIG, Inc. NO EMPLOYEE AFFIDAVIT To be completed only if Contractor has no employees Check and complete one: ❑ I, , am a sole proprietor doing business as I do not currently employ any individuals. Should I employ any employees during the term of my Agreement with the Town of Firestone (the "Town"), I certify that I will comply with the lawful presence verification requirements outlined in that Agreement. OR ❑ I, am the sole ownerlmember/shareholder of a [specify type of entity — i.e., corporation, limited liability company], that does not currently employ any individuals. Should I employ any individuals during the term of my Agreement with the Town, I certify that I will comply with the lawful presence verification requirements outlined in that Agreement. 2. Check one. ❑ I am a United States citizen or legal permanent resident. The Town must verify this statement by reviewing one of the following items: • A valid Colorado driver's license or Colorado identification card; • A United States military card or a military dependent's identification card; • A United States Coast Guard Merchant Mariner card; • A Native American tribal document; • In the case of a resident of another state, the driver's license or state -issued identification card from the state of residence, if that state requires the applicant to prove lawful presence prior to the issuance of the identification card; or • Any other documents or combination of documents listed in the Town's "Acceptable Documents for Lawful Presence Verification" chart that prove both Contractor's citizenship/lawful presence and identity. OR ❑ I am otherwise lawfully present in the United States pursuant to federal law. Contractor must verify this statement through the federal Systematic Alien Verification of Entitlement ("SAVE') program, and provide such verification to the Town. Signature Date DEPARTMENT PROGRAM AFFIDAVIT To be completed only if Contractor participates in the Department of Labor Lawful Presence Verification Program I, , as a public contractor under contract with the Town of Firestone (the "Town"), hereby affirm that: 1. 1 have examined or will examine the legal work status of all employees who are newly hired for employment to perform work under this public contract for services ("Agreement') with the Town within 20 days after such hiring date; 2. 1 have retained or will retain file copies of all documents required by 8 U.S.C. § 1324a, which verify the employment eligibility and identity of newly hired employees who perform work under this Agreement; and 3. 1 have not and will not alter or falsify the identification documents for my newly hired employees who perform work under this Agreement. Signature STATE OF COLORADO ) ss. COUNTY OF Date The foregoing instrument was subscribed, sworn to (or affirmed) before me this 2020, by as My commission expires: (S E A L) Notary Public day of Of EXHIBIT A FIRESTONE COMPREHENSIVE MASTER PLAN SCOPE OF WORK-10/19/2022 FIRESTONE Scope of Work c o L o a A o 0 10.19.22 FIRESTONE COMPREHENSIVE PLAN SCOPE OF WORK—10/19/2022 Task 1. Project Management and Coordination. Task 1 includes bi-weekly meetings, ongoing coordination, monthly invoicing. Task 1.1 Bi-Weekly Project Management Team (PMT) Meetings The MIG Team will meet with the Project Management Team (PMT) on a bi-weekly basis throughout the duration of the project. MIG will prepare meeting materials and meeting minutes for all meetings. In addition, the MIG Project Manager will engage appropriate MIG staff and subconsultants into the PMT meetings as deemed beneficial for the discussion topics and objectives established for the particular meeting. It is expected that the Town Project Manager will engage other individuals as necessary on the Town's side. Task 1.2 Ongoing Coordination and Communications In addition to regularly scheduled meetings and calls, it is anticipated that MIG and its subconsultants will participate in ongoing project coordination and communication with the PMT, other Town representatives, and various stakeholders. MIG will also prepare monthly invoices and progress reports for review and approval by the client team. The monthly progress reports will identify tasks completed during the previous month and identify upcoming tasks, events and deliverables for the upcoming month. Progress reports will be formatted as simple memorandum and attached to monthly invoices. Task 1 Deliverables Bi-Weekly PMT Meeting agendas and notes Monthly invoices/progress reports Task 2. Community and Stakeholder Engagement. The Community and Stakeholder Engagement efforts will be guided by the Public Engagement Plan prepared during the Preliminary Services portion of the effort. As it outlines engagement in five (5) phases of the Comprehensive Planning process, including: • Phase 1: Existing Conditions Analysis. Data and spatial analysis to understand issues, opportunities, and focus areas • Phase 2: Vision and Goals Framework. Establish a shared, community -based vision for recommendations to work towards ■ Phase 3: Core Plan Elements. Generating growth scenarios, future land use, policies, projects, and programs • Phase 4: Implementation Strategy. Identifying specific tools, strategies, and funding to achieve recommendations • Phase 5: Final Document and Adoption. Incorporating the Plan Elements and Implementation content into a draft and final Plan document and supporting it through public review and adoption For budgeting purposes, the individual tasks associated with these efforts include the following. With that said, MIG will work with the Town to customize the outreach within these parameters to ensure we 0�0 FIRESTONE Scope of Work C O L O R A U O 10.19.22 are engaging the right individuals and groups in the right ways at times that are beneficial to overall plan development. Task 2.1 Community Meetings Task 2.1.1 Community Workshop #1— The formal community engagement process will begin with a workshop that includes a presentation about the general Plan process, intent, and background and why we Plan. It should also present and confirm the vision and goals identified earlier in the process. The bulk of the meeting should solicit input on the community's preferences within each of the core plan elements and their geographic distribution around the Town. A variety of meeting methods can be used to help people see their preferences recorded in real time, including Mural, Mentimeter, map and sticker activities, and wall -graphics. Task 2.1.2 Community Workshop #2 — As the majority of the plan content will originate from this phase, a second Community Workshop will be held at the end of this phase to engage the community on potential growth scenarios and future land use. The meeting should include a presentation to explain the benefits and outcomes of the scenario planning. Map -based activities will also be created to help the general public understand and weigh-in on these more complicated topics. Task 2.2 Maptionnaire Surveys Task2.2.1 Online Survey#2— Following the Community Workshop, a survey should be published soliciting the same input to those unable to attend the in -person Workshop. Task 2.2.2 Online Survey #3 — Following the Community Workshop, a map -based survey should be published soliciting the same input to those unable to attend the in -person Workshop. Task 2.3 Focus Groups Task 2.3.1 Stakeholder Interviews and Focus Groups #2 — A follow up set of Focus Group interviews early in the project will help foster additional interest and trust in the planning process. This group should participate in additional vision and goal setting. Note: These interviews will/focus groups will include existing conditions vetting from Phase 1. Task 2.3.2 Stakeholder Interviews and Focus Groups #3 — Additional Focus Group and Stakeholder interviews should be conducted during this crucial plan development phase. The interviews can be more targeted with specific groups discussing the Plan Elements most relevant to them. Task 2.3.3 Stakeholder Interviews and Focus Groups #4 — Some additional interviews or focus groups should be considered during this phase with specific stakeholder groups with a role in implementation such as business owners and developers. These touchpoints can be more targeted to solicit input and insight into the implementation strategy. r_ FIRESTONE C O L O R A D O 0 i 0 Scope of Work 10.19.22 Task 2.4 Board of Trustees and Planning Commission Task 2.4.1 Board of Trustees and Planning Commission Update — An early effort should be made to update the Town Board and Planning Commission on the process and progress. This meeting should present the findings of the preliminary engagement and be used to vet the existing conditions. Task 2.4.2 Board of Trustees and Planning Commission Visioning Session — During this touchpoint the Team will host a visioning activity for the Board and Planning Commission to help them articulate their vision for the future of Firestone. Note: This task may be combined with or separate from the Town Board Update proposed for Phase 1. Task 2.4.3 Phase 3 and Phase 4 Board of Trustees and Planning Commission Updates — The Board of Trustees and Planning Commission should be updated on the outcomes of the prior phase of engagement and the resulting recommendations and growth scenario. They can also engage in an activity to better understand implementation priorities. Task 2.5 Neighboring Jurisdictions MIG will work with Town staff to conduct conversations to coordinate with neighboring jurisdictions and other relevant agencies (such as CDOT) to ensure that Plan recommendations are aligning with plans and projects being led by other agencies. Task 2.6 Supporting Collateral MIG will develop supporting collateral materials for print and digital distribution to support ongoing outreach and communications. This task will likely include flyers and posters, as well as simple graphics to help convey more complex ideas associated with Plan development. Task 2.7 Social Media and Web Content The Town is expected to lead social media posting and engagement, as well as posting to a project page on the Town's website. MIG will provide draft narrative and web -ready versions of collateral materials and other graphics to support these efforts. Task 2.8 Project Branding — Early in the process the Team will create and launch the project logo and accompanying branding. Ensuring this is an early step will help the community gain familiarity with the project and help recognition for all subsequent engagement materials. MIG will develop a project logo and associated templates for flyers, presentations, interim deliverables and final products. Task 2 Dellverables ■ Community Workshop Meeting Materials • 2-3 Additional Online Maptionnaire Surveys • Focus Group Guiding Questions and Summaries • Board of Trustees Presentations FIRESTONE C O L O H A D O • Supporting Collateral ■ Social Media and Website Narrative and Content ■ Project Logo and Document Templates • Updated Community Engagement Summary ©I M Scope of Work 10.19,22 Task 3. Vision and Guiding Principles. Task 3 will include development of a preferred community vision and guiding principles to shape the overall Comprehensive Plan direction and its associated recommendations. Task 3.1 Alternative Visions The initial engagement series will be related to further refining the community's vision and begin establishing guiding principles. Building on the results of the first engagement series, an initial set of the vision alternatives will be developed for discussion with Town staff. The vision alternatives may provide opportunities to streamline/enhance the overall structure of the Plan and this may be explored at a high level as part of this task. While not intended to be scenario planning task, the alternative visions will begin to educate the community about the varying perspectives across the community and the trade-offs associated with those visions. Task 3.2 Preferred Community Vision The preferred community vision will be developed based upon community input and feedback. It is anticipated that the vision framework document will summarize the community's vision and associated trade-offs in a two -page spread, formatted in a highly graphic manner for easy reproduction and use throughout the remainder of the project. Task 3.3 Guiding Principles While the vision will provide overall target/s for the community, there is also an opportunity to craft context -specific guiding principles from which the Town staff and MIG Team can ensure meaningful concept development. The guiding principles will be specific to Firestone and nest under the vision. The MIG Team, based on their understanding of the background documents, input received from Town Staff, and input received from stakeholders in prior tasks, will draft a set of guiding principles from which subsequent land use concepts and other element strategies and recommendations will be measured against. Task 3 Deliverables Vision Alternatives in Powerpoint Presentation format • Preferred Community Vision framework document (2 pages) • Guiding Principles in Powerpoint Presentation format Task 4. Review Previous Plans for Firestone and Immediately Adjacent Neighbors. The MIG Team will work with the Town to review previous plans developed by Firestone and neighboring jurisdictions to provide a common and easy to understand starting point for Plan development. FIRESTONE C O L O R A D O ©c0 Scope of Work 10.19.22 Task 4.1 Compile Physical and Policy Level Recommendations. The MIG Team will focus its review on relevant background documents, as directed by Town Staff, with an emphasis on culling relevant policy direction and physical recommendations. Staff will be asked to review the summaries and fill in gaps for the below documents and any not listed below. Plans and studies that MIG Team will review include: i. Transportation Master Plan ii. Parks, Open Space, and Trails Master Plan iii. Regional Trail Plans iv. Historic Neighborhood Plan v. Central Park - ongoing vi. Drainage Master Plan vii. Water Action Plan (2020) viii. Impact Fee Study- public facilities, transportation, parks, drainage ix. St. Wain Sanitation District Plan x. Oil and Gas Plans -reach out to Town's consultants xi. Plan for highline, fiber optic broadband Task 4.2 Map Recommendations The MIG Team will compile all physical recommendations from previous plans into a set of maps using GIS. The maps will be organized in a manner to limit the number of overall maps and to align with anticipated plan elements to be developed in later tasks. Task 4.3 Identify Conflicts and Gaps The MIG Team will work with Town staff to identify conflicting policy direction and conflicting physical recommendations. This review and analysis will also include identification of areas that lack direction currently. These conflicts and gaps will be areas of emphasis during the planning and engagement process. The conflicts and gaps will be summarized in a memo brief with an intended audience of Town Staff. Elements of the memo can be included in community presentation materials as deemed appropriate. Task 4 Deliverables Prior Recommendations Maps Existing Policy Direction, Conflicts and Gaps Memo Brief Task S. Community Profile Task 5.1 Initial Community Profile MIG will develop a high level, highly graphic existing conditions handout for use at community meetings and posting to the project website. The intent is to avoid the creation of a lengthy existing conditions document that is resource intensive and not necessarily used extensively in the planning process. Rather, MIG will work with the Town to develop the Community Profile that will be included in the Comprehensive Plan. It will be formatted as a standalone handout, but include high level statistics, descriptions, photos and infographics to help make the FIRESTONE Scope of Work 10.19.22 information engaging and accessible. It is expected that the Community Profile will be approximately 6-8 pages in length when formatted. Task 5.2 Revised Community Profile Due to the fact that Plan development will likely span 12-16 months including adoption, MIG will update the Community Profile with any new data that is available prior to its inclusion in the Comprehensive Plan. Task 5 Deliverables • Initial Community Profile • Revised Community Profile Task 6. Summary of Housing Trends and Needs. Firestone and the surrounding areas have been experiencing dramatic population growth in the last two decades. This influx of population has generated the need to assess the future demand for housing, specifically by type and affordability in Firestone over the next 5 to 20 years. The key issues related to housing are 1) expanding housing opportunities, 2) preserving and enhancing the existing housing stock, and 3) making sure the land use plan meets the future housing needs for the community and allowing for new housing types and densities to fit within the existing fabric of the community and neighborhoods. The MIG Team, led by EPS, will assess the future demand for housing in Firestone and the implications demographics, market demand, and consumer preferences will have on the Town's future land use plan. Task 6.1 Summarize Existing and Platted Residential Development EPS will work with the Town to map and summarize existing and platted residential development to understand the total number and proportions of various housing types and price points. The mapping will be completed using ArcGIS and summary tables will be generated to support the graphic representation. Task 6.2 Develop Population Projections and Demographic Profile EPS will utilize existing population and demographic data and projections from the State of Colorado and Weld County as a foundation for creating projections for population and basic demographic characteristics for 5-year, 10-year, and 20-year timeframes. Demographic information will likely include age, family/household types, and income. EPS will summarize the analysis and projections in a memo brief. Task 6.3 Determine Future Housing Needs EPS will translate the findings from Task 6.2 into housing needs organized by housing types including form (detached single family, attached single family, multifamily, etc.) as well as a range for housing tenure (rental or ownership). Some housing types that meet the needs similar households may be combined. Assumptions will be documented and accompany a summary table for use in future tasks. FIRESTONE C U I. ❑ R A D❑ Task 6 Deliverables • Map and Summary Tables for Existing and Platted Residential Development • Memo Brief summarizing Population Projections and Demographic Profile • Summary Table Summarizing Future Housing Needs and Assumptions ©M Scope of Work 1019.22 Task 7. Economic Opportunities Analysis. EPS will lead the economic development related components of the Comprehensive Plan. An economic opportunities analysis will be developed to provide the baseline data used to assess economic development opportunities and issues related to the Comprehensive Plan. EPS will perform analysis related to the major issues and opportunities impacting economic vitality in Firestone. Task 7.1 Existing Industries, Employers and Jobs EPS will work with Town staff to quantify and summarize industries, employers and jobs currently in and near Firestone. The results will be included in an overall memo brief summarizing Task 7 and the overall Economic Opportunities Analysis. Task 7.2 Identify Target Growth Areas for Firestone EPS will work with the Town to understand the competitive landscape nearby and identify current and future opportunities for additional industries and a larger trade area for Firestone. The results will be included in an overall memo brief summarizing Task 7 and the overall Economic Opportunities Analysis. Task 7.3 Develop Jobs Projections EPS will work with the Town to develop jobs projections in a series of ranges associated with growth in existing industries and new opportunities in target industries. The results will be included in an overall memo brief summarizing Task 7 and the overall Economic Opportunities Analysis. Task 7.4 Translate Jobs Projections to Land Needs EPS will translate the range of jobs projections into Future Land Use needs for use in the Future Land Use mapping later in the process. The results will be included in an overall memo brief summarizing Task 7 and the overall Economic Opportunities Analysis. Task 7 Deliverables • Draft Economic Opportunities Analysis Memo Brief • Final Economic Opportunities Analysis Memo Brief ® M FIRESTONE Scope of Work c 0 ►. 0 a A o 0 10.19.2 2 Task 8. Places and Spaces Framework. MIG will develop a Places and Spaces Framework unique to Firestone to provide a stronger foundation for the Amenity -Based Development Types (Task 9) and the Future Land Use Map (Task 10). 8.1 Natural Resources Inventory and Land Suitability Analysis MIG will work with Town staff to map and quantify natural resources throughout Firestone. Features will likely include waterways, water bodies, wetlands, drainage channels, irrigation ditches, topography, larger stands of trees (simplified as tree canopy), farmland, and notable habitat. Other constraints will also be mapped including flood plains, floodways, major utilities, and oil and gas. MIG will perform an analysis using the project palette of future land uses to determine areas that are better or worse suited for various types and intensities of development. 8.2 Map Existing and Planned Places and Spaces MIG will work with Town Staff to map existing and planned community amenities, including (but not limited to) Civic Center, Central Park, other community facilities, parks, trails, and concentrations of restaurants and shops. Task 8 Deliverables Draft Natural Resources Inventory and Land Suitability Analysis Memo Brief (including map/s) Final Natural Resources Inventory and Land Suitability Analysis Memo Brief (including map/s) • Map of Existing and Planned Places and Spaces Task 9. Amenity -Based Development Types. MIG will develop a set of amenity -based development types to help guide several elements of the Plan and ensure that Firestone remains a desirable place to live, work and play as more development occurs over the next 20 years. Task 9.1 Identify and Define Desired Development Types MIG will work with Town staff and the community to document existing amenity -based development and envision new amenity -based development types that could further enhance the community and meet or support future housing and economic development needs. For each development type, MIG will include a general description as well as more detailed characteristics and features related to the following: • Place and Character • Site Characteristics • Access, Circulation, and Parking • Parks, Open Space and Trails • Drainage and Utilities Wm FIRESTONE Scope of Work c o L o R n u° 10 19.22 Development types will likely include one or more in each of the following categories: Mixed Use; Retail; Office; Industrial; and Neighborhoods. The guidance created will be summarized in a matrix and accompanied with example photos (from Firestone or nearby when possible). Task 9.2 Visualize Missing Development Types MIG will develop a set of visualizations to communicate the major features, characteristics and intent of the missing development types (not currently present in Firestone or nearby communities). The visualizations will include 3D Models, Photo Simulations, or Sketches that are annotated to call out the important elements and relationships. The visualizations will be clearly noted as being illustrative. Task 9.3 Determine Barriers to Realizing Missing Development Types MIG and EPS will work collaboratively with Town staff to identify barriers to realizing missing development types and to identify unintended consequences of existing ordinances that don't result in the desired characteristics of all Development Types identified in Task 9.1. Barriers may be related to existing policy and regulations, or to market conditions and/or funding/financing. The results of the analysis will be summarized in a memo brief. Task 9.4 Determine Desired Mix of Development Types MIG and EPS will work collaboratively with Town staff to identify the quantity and additional need for each development type and how those relate to the Future Land Use palette that will be utilized in Task 10. This task will be informed by community input, as well as the projected needs from Tasks 6 and 7 related to housing and employment. The results will be summarized in a table with assumptions documented as notes. Task 9 Deliverables • Matrix and Example Photos of Desired Development Types • 3D Modeling, Photo Simulations, or Sketches representing Missing Development Types • Draft Memo Brief Summarizing Barriers to Realizing Desired Development Types • Final Memo Brief Summarizing Barriers to Realizing Desired Development Types • Table Summarizing Desired Mix of Development Types Task 10. Future Land Use Map. The Future Land Use Map task will utilize the analysis and findings from the previous four tasks to work through a development, selection and refinement process that moves from high-level, big picture direction to a detailed, parcel -level future land use map. Task 10.1 Sketch -Level Alternative Development Concepts The MIG Team will develop sketch -level alternative development concepts composed of larger bubbles and arrows representing major development patterns, natural amenities, and major infrastructure. Three alternative development concepts will be created for review by Town staff and presentation to the community. All three alternatives will be developed to accommodate the housing and employment lands projections from Tasks 6 and 7. FIRESTONE f © 0 Scope of Work 10.19.22 Task 10.2 Evaluate Sketch -level Alternative Development Concepts Using the Vision and Guiding Principles, the MIG Team will work with Town staff to perform a high-level comparison of the three sketch -level alternative development concepts. The comparison will be along the lines of establishing low, medium, and high impacts or benefits associated with the guiding principles and components of the vision. This will include a high- level fiscal impact comparison utilizing a similar convention. Task 10.3 Develop Preferred Future Development Concept Based upon community input and feedback, the MIG Team will develop a preferred future development concept using the same graphic conventions as those used for the alternative development concepts. Task 10.4 Translate to Future Land Use Map MIG will translate the preferred future development concept into a draft Future Land Use Map (FLUM) for review by Town Staff. MIG will work closely with Town staff to establish the preferred land use palette. The FLUM will be created in ArcGIS using a parcel layer provided by the Town. A stylized version of the map may be created using Adobe Illustrator either for better communication to the public or for the final plan report. Summary tables will be produced to provide a snapshot of the total area (acres) and proportions (percentages) of land devoted to various land uses in the FLUM. Task 10.5 Fiscal Impact Assessment EPS will develop a simple fiscal impact model to be used to analyze the FLUM. The fiscal model will measure town -wide baseline/ current fiscal conditions and the estimated cost per new housing unit and new non-residential square foot for on -going revenue and expenditure items. The baseline fiscal model and conditions analysis will include a framework, basic model and short technical memorandum summarizing the methodology and baseline findings. For decisions related to major greenfield growth areas and/or annexations an understanding of how decisions related to land use patterns impact the community or which areas are better or worse suited to accommodate growth will be provided. The result will be findings indicating how anticipated revenues and costs compare the draft FLUM. Task 10.6 Refinement to Future Land Use Map Based on the findings of the Fiscal Impact Assessment and Town feedback, MIG will revise the FLUM as agreed upon. The revised FLUM will be created in ArcGIS using a parcel layer provided by the Town. A stylized version of the map may be created using Adobe Illustrator either for better communication to the public or for the final plan report. Summary tables will be produced to provide a snapshot of the total area (acres) and proportions (percentages) of land devoted to various land uses in the FLUM. Task 10 Deliverables • Sketch -Level Alternative Development Concepts • Evaluation of Alternative Concepts using Vision and Guiding Principles • Preferred Future Development Concept FIRESTONE Draft Future Land Use Map and Summary Tables (in GIS) Fiscal Impact Assessment Refined Future Land Use Map and Summary Tables (in GIS) ff-M Scope of Work 1019.22 Task 11. Primary Plan Elements. The MIG Team will develop the primary plan elements based mainly on the tasks and subtasks described above. The primary plan elements will include Land Use, Housing, Economic Development, and Community Character and Identity. Each primary plan element will include a goal/s and associated policies. In addition, primary plan elements will include more detailed guidance in the form of maps, specific targets, priority strategies, and supporting graphics as deemed appropriate. Task 11.1 Land Use Task 11.2 Housing Task 11.3 Economic Development Task 11.4 Community Character and Identity Task 11 Deliverables • Drafts of primary Plan Element text and associated graphics • Revised drafts of primary Plan Element text and associated graphics Task 12. Secondary Plan Elements. The MIG Team will also develop high level goal/s and policies for the secondary plan elements listed below. These elements are expected to require a lighter touch because of recent efforts or the Town's more limited role in the topic area. A handful of the secondary elements may also include priority strategies, but it is anticipated that the content of each secondary plan element will not exceed four (4) pages when fully formatted. It is also important to note that the preliminary list of secondary plan elements may be adjusted throughout the planning process to allow for more logical grouping of topics. Task 12.1 Transportation Task 12.2 Parks and Recreation Task 12.3 Arts, Culture and Tourism Task 12.4 Sustainability, Resiliency, and Emergency Preparedness (including Natural Resources) Task 12.5 Utilities, Infrastructure, and Technology Task 12.6 Energy Task 12.7 Community Facilities Task 12.8 Interagency Relationships Task 12 Deliverables FIRESTONE • Drafts of primary Secondary Element text • Revised drafts of primary Plan Element text M Scope of Work 1019.22 Task 13. Implementation Strategy. This task will be focused on directing the Town of Firestone how to balance growth, while maintaining its "small-town" atmosphere through implementing the Comprehensive Plan. The MIG Team realizes that Comprehensive Plans can result in a long laundry list of community wishes and desires. To combat this type of planning becoming a roadblock to implementation, the MIG Team will focus on a simple and easy to track set of metrics and targets and identifying plans, policies and regulations that will require updating to support Plan direction. Task 13.1 Establish Performance Metrics and Targets The MIG Team will work with Town staff to develop a set of quantifiable performance metrics, baselines for each of those metrics, and targets for 5, 10 and 20 years as appropriate. Task 13.2 Identify Required Updates and Coordination The MIG Team will review the documents included in Task 4 to identify plans, policies, and regulations that needs to be updated to be consistent with or better support the direction provided in the draft Comprehensive Plan. Task 13.3 Code Review to Identify Inconsistencies with Plan Direction MIG will perform a review of the zoning code and development ordinances and identify those that are recommended for updates to be consistent with or better support the direction provided in the draft Comprehensive Plan. Task 13 Deliverables ■ Performance Metrics and Targets • Memo Brief Identifying plans, policies, and regulations that needs to be updated • Annotated zoning and development code identifying inconsistencies with Plan direction Task 14. Draft and Final Plan Task 14.1 Administrative Draft Plan Report MIG will create a full draft Plan Report, including the proposed layout, text, and graphics, for internal review. The Internal Review Draft will be delivered as Microsoft Word document with minimal gaps, only where more information may be needed from Town staff. MIG will incorporate one consolidated set of comments into the Public Review Draft Plan Report (see below), to be suitable for desktop publishing layout and public circulation and review. FIRESTONE © M Scope of Work 1019.22 Task 14.2 Public Review Draft Plan Report Incorporating the feedback from the Administrative Draft Plan Report, MIG will layout the Plan in Adobe InDesign using an approved template. MIG will provide web and print ready PDF files of the final formatted plan document for public distribution. Task 14.3 Final Report MIG will work to incorporate public comments on the Public Review Draft Plan Report into a final document. MIG will track comments, responses, and subsequent changes in a spreadsheet to create a clear understanding of how and where changes were made. This will also allow elected and appointed officials see that the Plan has been responsive to public feedback. MIG will prepare a package and share all final deliverables (including graphics) as individual, editable files so that the Town may use and repurpose them as necessary. MIG will conduct a handoff session with Town Staff to orient them to the file organization and structure. Task 14 Deliverables ■ Administrative Draft Plan Report • Public Review Draft Plan Report • Final Report SCOPE AND BUDGET ASSUMPTIONS The following assumptions were used to develop the scope of work and associated budget: 1. For the Comprehensive Plan Update, the MIG Team will create an administrative draft, a public review draft and a final draft. For all other deliverables, the MIG Team will provide an administrative draft and a final draft. 2. Town staff will provide a single, consolidated set of substantive edits for each draft document prepared for this project. All comments between commentators must be resolved by the client before providing the comments to the MIG Team. The consultant team will complete one round of edits based upon substantive client comments on each document. Subsequent edits, such as changes to grammar, punctuation, word choice, etc., will be consolidated to the degree possible. 3. The level of effort for each task is specifically identified in the project budget. During the planning process, MIG will provide a single, digital copy of all products and materials prepared for the Comprehensive Plan Update. For the Final Plan report, the MIG Team will provide the Final Plan in Adobe PDF format and original/editable InDesign files (with text and all graphic links). 4. The budget assumes that the client will be responsible for all printing, packaging and mailing costs related to the project, including materials for public workshops, the Task Force, meeting notices, and any copies of the draft or Final Plan for the public. MIG will invoice the client for internal printing and plotting of proofs and internal copies of work products. 5. The Town will provide the consultant with a complete and up-to-date GIS database of the existing conditions that are available in the Town necessary for the planning and design process. ©00 FIRESTONE Scope of Work r ° 1. 0 K A 1) () 10.19.22 Our scope and budget assume that the information will be up-to-date, and any cleanup work will be completed by the client. 6. The MIG Team will provide GIS files to the Town for any new mapping data generated during the planning process, including a new Future Land Use layer. 7. The MIG Team assumes that all data and information provided by Town staff is accurate and reliable. Time spent to revise work based on inaccurate or incomplete information is not included in the scope of work or budget. Any corrections or cleanup work will be completed by the client. 8. Town staff will provide MIG with information, data, responses, and review in a timely manner that does not delay the process. 9. The Comprehensive Plan Update process is assumed to take no more than 16 months from contract execution through adoption of the final document. While a shorter timeline will be the target, delays extending the process beyond 18 months caused by the client, outside agencies or others outside of the MIG Team's direct control may require a scope and budget amendment. Town of Firestone I COMPREHENSIVE PLAN estimated project cost 1.1 G1-Naety PrcWl 0n149emn411 raeni lPM T)Lle wq4 68 S70,500 S2,S1pp SI,800 S3,800 S14300 12 0rg1 RC00rdinallonand CsmnuNr it _ ><0 $12,040 S800 SSpp 81,300 _ jj $13.340 S,A Wi 148 SN,%WV $2,800 $2,30D 5S10l -Co f S27,640 21 Cnmmvnay �- - 68 I SA!,!V $1,200 S1,200 SRAW S517 510.837 2.2 Mepfiuu8rq 8wry 49 __- jp S4,B20 23 Foo4a �GI� _ 21 5140$ 5p 5250 $4,735 2.4 &axad Tluat9N AlW plrylyy Commission 20 53. 4x 51,000 81,Odp Sfjp. S4,950 2s ReghOvkq Jlm4rlpiplq _ 14 5, 270 $500 _ $500 $O} 1U.-267 fj§ 43,520 26 $ryyplpp {'pMWre1 46 54920 $4'930 S! S"Medl,gmw ifp n! _ 22 $2.410 $2,410' l 2.a P-11W as31n6 - Lappand Talnylalaa 40 $4900 54,900IN 1111111 Subtow! 287 $35,435I $2.700 'rTT--- $A S,i02 3 1 N14-alNe Vlslona 38 54,370 3500 S�Op . S1AOQ 55.370 32 Are' (CpnnWltay Vision 14 81, 730 jp. S1730 33 e4od111)s PlPllla 20 S2,300 ~-j�_ 52,300 _ Su1n_xm: 72 , 5&490 SSU4 SSp7 Sl,dpp SQ SP,App 4 1 Cpnprn fm6Ka1 and P4ACy L..I flrpLlvnmdu 37 f.I4 42 MaPRyommnWal[,j 21 21 13 135 $Z 5 $0 $2,135 43 Idveofl Conflicts and GaAs S f $0 $2,135 77 97,635 $0 $0 $0 $0 $7,635 51 iInitial CommunityProfile - 42 S4,270 1 $0 $4,270 52 Revised Community Pmfile _ - 77 51,]95 $0 81,7951 9ray}pGa1 59 $6,065- sot $0 SO $0, S6D6S' 8.1 8ummavv Faip:lg arrl Plal[W fte4dv4WaE Dardkmmenl 6 $590 $3,500 53,500 1 SapyO 6.2 D ,Nop PIWvW on Aroicc'so414 S.Onmo-;r4yga Prnry 2 $250 54,500 r 54:44a � $4,750' 63 l7n;wmaln s 1mn a 11!1s gNeeds 4 Sf780E $1,500 81,Stlp $2,300 12 5r,6Rp' 59,500 Se $9,500 $0 57.1,140 7 4 _E Am'y 1n loW F. EnrptoSw4 and Jobs _ 2 S_754 S31A1 3 f8250 52.500 $2 750 7.2 l--FTRyi GT M' AM" fo, FruOerr 2 _ S3.Ltle $3.000 83,250 73 OtrrAp Jabs P'v4jed'er4e 2 8250 S3,000 $3,250 T4 Trprlltaln Job%Pr coons rA Land! lady 4 _ 5son SI,S00 `_ $1,500 $2,300 10 $is5o $10,0001 $0 510,000 8.1 RAM-! Resources Wfth4wy and Lang 41*/M 52 S6,140 f $0 86 140 1 a.2 Mop E>q".WW Planned PbM" 8paoe6 17 $1,795 _ $0 51.795 8udvli 69 $7,M $0 r $0 ' � $0 SO 87,935 91 10-ok-W00- f7p4Yv4f qaaal0plflara Tl'Fa: 24 Iie•fip %0 $3,240{ 92 Vkkp k7v A7aFrq aryllppm►IK 1� - - 86 58.490 10 _ 93 DaM44r�1a garr Io1q IP $yylpy �.....,,��Z$�p� 34 •T_ $3,970 `So SB,990r A4 NWnwa Desired Ma a Of,•aop�N - - it 15 $1'845 80 $3,870 S1,845 _ 8ubLlfMl 159 1 $17,445 $0 jp $0 _r $0 r S17A4S 16+ 5x4rF.LeM AR4rnn0.n WrivplryOiEti 26 4 53,350 51500 S1,5pa 101 Eve nws e1d lvsol flNA4n4IaN Qa1 y41jdi !! ! $1,140 S500 $500 S1,000 'jZlap 103'Darpl9p Arykrted FugdaIllaaalYi0aCV111 _ 15 S1,845-- $0 $1845 10.4 T1an Wisul%N Land Uaa A$ : - - 48 S5,320 f0 $5,320 F-d 105 lmpap Mfsaemen! 3 55l5 f 56,500_ 'S�$9Q 87,02 106 Rwr wr1l 1p Fitlure Lend Use Map 15 1 S1, 4M _ $0 $1,6115 115 513,865 1 S8,500 $2,000 S10,500 Sol S24,365 ill Land Use 20 SZ460 $0 $2,460 f 1'2 Hoarb 3 8525 52.500 ''. $2,500 $3.625 E.�w,n'om'''lc� Oevebpmenl _ 113 i/M*ho 3 $525 S2100 S2,50 0 pas g� pr 114 Guap_a Molwy. •y $p 52,460 - 80 1 $2960! b $s.9m $5,000 SD S5.WD $0 $10,970 121 T4mlapyl9V S 361d S7.9GD i3JOpu $3,610 122 Parks and RTprq 11 9K445 - - _...$p _--- $1,445 ia 123 p, LLWaand iWlam i $1095 SO I $1_095 124 Suslainabaly,Resiliency, and Emergency Prepardness lr g1,2]5 52,500 52,500 $3,]]5� 125 WMry, inrra4Nd-, a 4T-faldeg), 12 S7,560 S2,500 82,500 $4,060 126 Energy 10y $1-�_/60 $0 51, 16Q; l9.7 Community Facili0es 10 _ St, 160 $0 S1,lep' 12B WprpW1[y FrdlWna -65 $0 1865•• SnWo1al 74 99, I7o $0 SRC So .� 817,170 131 Eylab6h PprlOrmwlcv Meiam and Twrpen 28 53, 140 $3,190 13 2 Vderhy Repv4•ee Updplea and Coordination 41 fj2Tj $0 89,275 133 r'. Rost- l01den6T7 bispn nl swplr Pland em1 25 S3, 195 $0 $3,195 94 � Sroalo !r3 SD fp SO fipAip 14.4 ANnr nik�Draft Plan R4Ppd 79 S@,g70 Sl,eyO' SSW SI,Spp Slpy3a IL; P10c Review Draft Plan NmA 40 F S4,04pp 14 3 iFloal Report 14 511730 I $0 S1,730 __ 126. f15, lad 'Sl_oDo 15170 SI.S00 Sp S!Q}ed 596 A15nno qb-. Cov41Mna1n,x,..r .. MIG, Inc Town of Firestone -Comprehensive Plan I I" Proposal