HomeMy WebLinkAbout02092026 City Council Work Session Laydown - Uplands UpdateCITY OF SEWARD
HARBORMASTER BUILDING &
SOUTH UPLANDS IMPROVEMENTS
CONCEPT DESIGN
Prepared by R&M Consultants, Inc. I September 2025
R&M CONSULTANTS, INC.
Project Management, Planning, Civil Engineering
KPB
ARCHITECTS
Architectural and Landscape Architecture
INTRODUCTION
The City of Seward contracted with R&M Consultants, Inc. (R&M) and
KPB Architects (KPB) to develop a conceptual design for the South Harbor
Uplands and a new Harbormaster building. This effort implements the
2023-2024 Seward Municipal Land Management Plan recommendation
for Harbor Uplands improvements to include a new Harbormaster
Office, leased retail buildings, parking and bathroom facilities, and park
improvements.
KPB and R&M conducted a comprehensive assessment of the South
Uplands and the existing Harbormaster building, which included a
written questionnaire, physical walk-throughs, plans, policy and recorded
document research, and detailed conversations with city staff. Following
the assessment, KPB and R&M engaged in an interactive design charrette
with staff to identify future needs and develop space diagrams for a new
harbormaster building and the Uplands site. The final concept designs were
developed through multiple rounds of review and modifications with the
Harbormaster, Parks Director, and Deputy City Manager.
The conceptual designs are intended to provide clear direction for future
detailed design and construction efforts and moves the project into a `ready'
status, eligible to receive potential state and federal funding. Site -specific
recommendations and summaries have been developed based on in
person observations, locally available aerial imagery, and data from public
sources. No ground survey or geotechnical engineering was performed
to support this concept level design; actual topography and soil data may
differ and will be required prior to development.
R&M Consultants, Inc. and KPB Architects
PLANNING CHARRETTE
CITY OF SEWARD Harbormaster Building & South Uplands Improvements • September 8, 2025
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SOUTH UPLANDS MASTERPLAN
HARBORMASTER BUILDING
R&M Consultants, Inc. • KPB Architects
BACKGROUND & EXISTING CONDITIONS
CITY OF SEWARD Harbormaster Building & South Uplands Improvements • September 8, 2025
South Uplands
The South Harbor Uplands was created in 2003 when, through a Project
Cooperative Agreement between the Department of Army (Corps) and
the City of Seward for construction of harbor improvements, dredging and
excavation material was deposited behind the newly extended breakwater
to create the Uplands. In 2007, the City authorized the approval for record
and accepted the new land. The South Harbor Uplands Plan was written
in the following year to provide guidance on how to develop the land to
achieve long-term objectives for economic and recreational uses. It was
developed through a public process with the Port and Commerce Advisor
Board, Planning and Zoning Commission, community members and city
staff. The South Harbor Uplands Plan is comprised of advisory elements
including zoning, land use, parking and transportation facilities, public
facilities and services, and community appearance. The 2008 South Harbor
Uplands Plan was reviewed and considered during the development of this
concept design.
Parcel Summary
The South Harbor Uplands provides access to the south launch boat ramp
and small boat floats S, M, N, 0 and P, and is primarily used for parking. It
also hosts bathroom facilities and the Mariners Memorial, which is on the
southeastern edge of the Uplands. Sewer, water and electric utilities are on -
site. The western portion of the Uplands parcel adjacent to Fourth Avenue,
including the boat launch ramp, is paved and striped for vehicular parking;
the remaining majority is gravel. Brick pavers, some landscaping and
benches encompass the Mariners Memorial, defining a passive recreational
space. There is an approximate four -to -six-foot elevation change between
the paved and gravel areas, further defined by some vegetation and
landscaping boulders.
There is a drive aisle connecting the two areas of the South Uplands and
curb stops are occasionally provided along the exterior of the unpaved area.
No other on -site circulation or parking features are present. Parking on the
South Uplands is a free for all, with parking and driving patterns defined
by the first few vehicles to park in the morning. It is a persistent issue that
amplifies during very active harbor days, where
Legal Description: T 1S R 1W Sec 3 Seward Meridian SW 2012004 Seward
Original Townsite Waterfront Park Replat Tract H (Tract H Seward Original
Townsite Waterfront Park Replat, Plat No. 2012-4)
Physical Addresses: 1200, 1128, 1130, and 1206 Fourth Avenue
Size: 8.7 Acres
Zoning District: split zoned, Harbor Commercial and Park
Current Use: parking and access to the south launch boat ramp and transient floats
M, N, 0 and P; it also hosts the Mariners Memorial
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inefficient and confusing vehicle movements pose logistical complications
for those trying to access the floats or recreate on the Uplands as well as
threaten emergency response.
While vehicle parking and float access are needed and important functions
of the site, the South Uplands could support more diverse land uses. Retail,
lodging, restaurants, apartments, campgrounds and parks are all in the
immediate vicinity. The South Uplands offers sweeping, stunning views in
all directions, including the harbor adjacent to the north, Resurrection Bay
to the east and south, and Mount Marathon to the west, making it a potential
recreational, tourism, and commercial destination.
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CITY OF SEWARD Harbormaster Building & South Uplands Improvements • September 8, 2025
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GRAPHIC SCALE
50
100
( IN FEET )
1 inch = 50 ft.
NOTES
1. CONTOUR INTERVAL IS ONE FOOT. CONTOURS WERE OBTAINED FROM PUBLICALLY
AVAILABLE DATA AND HAVE NOT BEEN FIELD VERIFIED. THE VERTICAL DATUM IS MEAN
LOWER LOW WATER.
2. THE INFORMATION SHOWN HEREON IS FROM RECORD INFORMATION. NO FIELD SURVEY HAS
BEEN PERFORMED.
3. UTILITY LINES SHOWN HEREON WERE OBTAINED FROM THE SEWARD GIS SITE AND HAVE
NOT BEEN FIELD SURVEYED.
HARBOR MASTER'S BUILDING
CONCEPT DESIGN
SEWARD RECORDING DISTRICT, THIRD JUDICIAL DISTRICT, STATE OF ALASKA
�AECC 111
9101 Vanguard Drive, Anchorage, Alaska, 99507
PH (907) 522-1707 FAX (907) 522-3403
www.rmconsult.com
DRAWN: DCH SCALE 1 =50'
KPB FILE No.
2025-XX
CHECKED: DCH
PROJECT: 2734.34
DATE. 04/04/2025 !SHEET'. 1 OF
R&M Consultants, Inc. • KPB Architects
SITE PHOTOS
CITY OF SEWARD Harbormaster Building & South Uplands Improvements • September 8, 2025
R&M Consultants, Inc. • KPB Architects
HARBORMASTER BUILDING
The existing Harbormaster's Office, located at 1300 Fourth Avenue,
was constructed in 1968 as part of the Harbor Reconstruction Plan after
the 1964 Good Friday earthquake and has since undergone numerous
remodels and major repairs. However, the building is beyond its useful life
and no longer effectively meets operational needs.
The Harbormaster's Office is a single -story structure that also houses
public restrooms and showers. Its location is no longer ideal, as views
of the harbor are obstructed entirely by developed waterfront lease lots
and the primary bus stop which services significant volumes of tourism
traffic is situated directly outside the building. Results of the questionnaire
distributed to current harbor staff revealed a significant lack of space.
This finding was corroborated by physical inspection. Specifically, the
maintenance shop is too small, lacks adequate storage for wet gear, and
does not provide sufficient workspace for transient staff, who comprise
five of the twelve employees. Additionally, there is inadequate storage
to support the administrative staff, as paper copies of all files must be
retained for at least one year, a requirement that cannot currently be met.
In addition, there is no designated break room for staff, and the building
lacks a direct view of the harbor.
CITY OF SEWARD Harbormaster Building & South Uplands Improvements • September 8, 2025
R&M Consultants, Inc. • KPB Architects
SOUTH UPLANDS CONCEPT DESIGN
CITY OF SEWARD Harbormaster Building & South Uplands Improvements • September 8, 2025
The City of Seward initiated this design
process in accordance with the Municipal
Land Management Plan and charged KPB
and R&M to consider improvements to the
South Harbor Uplands that would:
• formalize parking and on -site circulation
through paving, signing striping, and
other site improvements;
• host a new Harbormaster's Office;
• extend the boardwalk concept present
between B and D float accesses to the
South Uplands; and
Site Plan eatures
• create lease lots and encourage
economic development in the area.
As the project developed, the dependency
and need for cohesion between the
South Uplands (Tract H), the Harborside
Campground, and adjacent pedestrian
facilities (bike path, sidewalks, roadway
crossings) became increasingly clear. The
Harborside Campground is only accessible
to vehicles through the South Uplands. The
beach at the Harborside Campground and
Harbormaster's Office
A new Harbormaster's Office is proposed to be located on the north side of
the Track H, adjacent to the S float access. See following sections for details
on the concept design of the building.
Lease Development Area
Adjacent to the harbor, east of the proposed new Harbormaster's Office, is
a defined area for future development. The lease area is where interested
businesses would build a structure and lease the land long-term from the
city. It is intended to support economic development and transform the South
Uplands into an activated destination by providing retail, office, restaurant,
and/or other uses as permitted in the Harbor Commercial Zoning District
(Title 15.10.226) that would operate year-round. Development is envisioned
to have a cohesive character, encouraging an appealing and uniquely
Seward look and feel. The size of the lease area was generally determined
by location of the existing utility lines and easements, location of float
accesses, and parking and circulation considerations. The existing on -site
restrooms will be replaced with ones within the lease area as it is developed.
Unlike the individually platted lease lots along the harbor to the north, this
lease area is proposed to be created through document exhibits and legal
descriptions for each lease area within Tract H. Doing so maintains as much
flexibility as possible, providing new lease holders maximum flexibility to
design unique spaces to meet their particular needs. While this approach
ensures potentially interested tenants are not precluded, it does require more
the pedestrian bridge connecting it to Alice
Campground are very popular recreation
destinations, but there are no dedicated
pedestrian facilities connecting to the area.
From the south, the waterfront bike path
takes users west of Alice Campground
and the pedestrian bridge towards Fourth
Avenue; from the north, the boardwalk and
pedestrian walkways guide pedestrians
along the Fourth Avenue sidewalk with no
wayfinding or other directives on where
or how to access the recreational area.
Therefore, pedestrian connectivity to and
through the South Uplands was added as a
needed improvement for the concept design
to address and so the project boundary
expanded to include the Harborside
Campground area (Tract G, Seward Original
Townsite Waterfront Park Replat No. 2012-4).
The concept design for the South Uplands
(see Site Plan) has been developed through
a master planning approach conducted
facilitation by and coordination between the city and future lease holders to
successfully develop the area. To achieve the desired character and provide
guidance to future lease holders, the development of design standards is
recommended.
Pedestrian Facilities
A boardwalk is proposed to run east -west on the north side of the South
Uplands between the Harbormaster's Office, lease buildings and the
harbor itself, providing pedestrians access to buildings, floats, boat launch,
restrooms and parking facilities. The south side of the Harbormaster's Office
and leased building area are fronted by an 11-foot-wide concrete walkway
providing ramped ADA access from the parking lot at two locations and
connects to a pathway which extends west to Fourth Avenue and south to the
lower parking lot and park area. A bike path is proposed to be extended from
the northeastern most end of the South Uplands at the float access ramp,
around the perimeter of the site to connect to the pedestrian bridge south
of the current Harborside Campground. The perimeter bike path will be a
significant recreational asset and provide a dedicated facility for pedestrians
enjoying the views and Mariners Memorial, separated from vehicular traffic.
Vehicle Circulation and Parking
Drive aisles are sized for two-way traffic, providing visitors the flexibility to
choose between back -in and forward pull -in parking in outside stalls as well
as a choice of pull -through direction for the trailer stalls in the center of the
collaboratively with City of Seward staff.
Through its implementation, the South
Uplands are intended to become more than
a reliable, convenient place to park. It can
become a designation with a developed
harbor -side lease area activated with year-
round businesses, a new Harbormaster's
Office, and connected pedestrian facilities
allowing users to access and enjoy
recreational opportunities available on and
along the Uplands.
lot. Stall widths and approach angles into and out of boat trailer and RV
parking stalls are based on Sweep Path analysis, ensuring sufficient and
expectedly comfortable maneuverability for truck -trailer combinations ranging
up to 50' in length. Fire access to the eastern floats is provided from Fourth
Avenue with a turn -around on the east side near the Mariners Memorial.
Parking in the existing paved lot nearest the Harbormaster's Office will be
dedicated to harbor staff (11 spaces). The existing paved parking area on
the western portion of the South Uplands will provide approximately 101
spaces, the larger gravel area of the Uplands will provide approximately 62
spaces sized for boat trailers and RVs, 52 standard parking spaces adjacent
to the Harbormaster's Office and lease area, and an additional 5 spaces on
the northeastern most end of the property for immediate adjacent access
to the float and Mariners Memorial. The current Harborside Campground is
proposed to be repurposed for general parking, providing approximately 24
stalls, and park improvements for greater community use and enjoyment.
Landscaping and Drainage
The South Uplands is predominantly flat and therefore stormwater, snow melt
and storage, and general permeability has been carefully considered. Visual
enhancement and stormwater retention landscaping are recommended in
multiple locations on site and will be further defined at future levels of design.
Site lighting is also recommended throughout the site, especially near the
lease area and Harbormaster's Office.
R&M Consultants, Inc. • KPB Architects
SITE PLAN
CITY OF SEWARD Harbormaster Building & South Uplands Improvements • September 8, 2025
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SITE PLAN
CITY OF SEWARD Harbormaster Building & South Uplands Improvements • September 8, 2025
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R&M Consultants, Inc. • KPB Architects
SITE PLAN
CITY OF SEWARD Harbormaster Building & South Uplands Improvements • September 8, 2025
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CITY OF SEWARD Harbormaster Building & South Uplands Improvements • September 8, 2025
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R&M Consultants, Inc. • KPB Architects
HARBORMASTER PROGRAM
CITY OF SEWARD Harbormaster Building & South Uplands Improvements • September 8, 2025
City of Seward
Date: 15-May-25
Harbormaster Building
Space
Proposed SF
Amount
Floor
1
Public
Entry Vestibule
300
1
300
1
Administration/Public Counter
300
1
300
1
Lobby/Waiting Area
615
1
615
1
Conference Room
405
1
405
1
Restroom
100
1
100
1
Parking Kiosk
105
1
105
1
Subtotal
1825
2
Private
Private Office Type A
105
4
420
1 & 2
Private Office Type B
150
1
150
1
Workstations
270
1
270
1
Workstations
245
1
245
2
Maintenance Shop
1750
1
1750
1
Locker Room
400
1
400
1
Breakroom
280
1
280
2
Conference Room
175
1
175
2
Restroom
50
3
150
1 & 2
Subtotal
3840
3
Storage Areas
1
Administration Storage
60
1
60
1
Big Storage
175
1
175
1
Small Storage
50
1
50
1
Storage
320
1
320
2
Subtotal
605
TOTAL
6270
Total w/ 15% circulation
941
7211
Total w/ 20°/0 circulation
1254
7524
Harbormaster Building
The proposed new Harbormaster building will be located on the South
Uplands, an ideal site offering unobstructed views of the harbor and the
opportunity for a larger facility. The new two-story building will feature
both public and private spaces. The public area will include a public facing
counter for interactions with administrative staff, a conference room for
public and private use, and restrooms. The private area will encompass
private offices, open workstations, storage, a maintenance shop, a locker
room, a break room, and a small conference room. The second floor will
also have clear views of the harbor to the north and Resurrection Bay to
the south.
The new Harbormaster building is part of a broader initiative to revitalize
and utilize The South Uplands. The master plan includes parking for
visitors and harbor users, an extension of the current boardwalk, and
lease plats to accommodate businesses on the new boardwalk. This
transformation will turn the South Uplands from a sea of trucks and trailers
into a vibrant community hub.
R&M Consultants, Inc. • KPB Architects
HARBORMASTER BUILDING ADJACENCY DIAGRAM CITY OF SEWARD Harbormaster Building & South Uplands Improvements • September 8, 2025
TOOL WALL
7
MAINTENANCE SHOP
LOCKER ROOM
- 12 LOCKERS
- CENTER BENCH
-LAUNDRY
- SHOWER
ENCLOSED STAIR
PRIVATE OFFICE
PRIVATE
RR
PRIVATE
RR
STORAGE
PARKING
KIOSK
1
PRIVATE
OFFICE
PRIVATE
OFFICE
12-16P
CONFERENCE ROOM
3-P
ADMIN / PUBLIC COUNTER
ENCLOSED STAIR
ELEVATOR
PUBLIC
RR
VESTIBULE
LEVEL 1
r
OPEN TO BELOW
r
rENCLOSED
ROOF
ENCLOSED STAIR
4-P
CONFERENCE
ROOM
PRIVATE
OFFICE
PRIVATE
OFFICE
STORAGE
u)
WORKSTATION;
ADMIN OPEN TO BELOW
ROOF DECK
PRIVATE
RR
BREAK ROOM
STAIR
ELEVATOR
LEVEL 2
VESTIBULE
PARKING KIOSK
LOBBY/WAITING
VERTICAL CIRCULATION
PUBLIC RESTROOM
CONFERENCE ROOM
ADMINISTRATION/PUBLIC COUNTER
PRIVATE OFFICE
STORAGE
OPEN WORKSTATIONS
PRIVATE RESTROOM
LOCKER ROOM
MAINTENANCE SHOP
CIRCULATION
VERTICAL CIRCULATION
CONFERENCE ROOM
PRIVATE OFFICE
STORAGE
OPEN WORKSTATIONS
PRIVATE RESTROOM
MAINTENANCE SHOP
BREAK ROOM
CIRCULATION
ROOF DECK
R&M Consultants, Inc. • KPB Architects
CONCEPT MASSING SOUTH FACADE
CITY OF SEWARD Harbormaster Building & South Uplands Improvements • September 8, 2025
-
R&M Consultants, Inc. • KPB Architects
CONCEPT MASSING NORTH FACADE
CITY OF SEWARD Harbormaster Building & South Uplands Improvements • September 8, 2025
R&M Consultants, Inc. • KPB Architects
CONCEPT DESIGN
CITY OF SEWARD Harbormaster Building & South Uplands Improvements • September 8, 2025
KEY FEATURES
: 1. Windows
• 2. Industrial
: 3. Warm tones
• 4. Lighting
5. Multiple levels
•
•
•
•
fr
• OPPORTUNITIES FOR ADDITIONAL
• VISITOR AMENITIES
•
• •
•
The masterplan of the South Uplands includes several amenities in addition to
the Harbormaster building. These include a boardwalk extension from the harbor
along the north side, lease sites for businesses to add to the economical vibrancy
of the harbor and a reimagined parking area that provides efficient access to the
boat ramps and ample space to support visitor activities.
The concept presents additional opportunities for site amenities to enhance the
exceptional site resources. The top of the Harbormaster building can become
a rooftop gathering place to take in the views of the harbor and Resurrection
Bay and offer interpretive opportunities of learning. A "social stair" or outdoor
gathering area can be built into the building or boardwalk, allowing for social
gathering, interaction, and engagement . This informal gathering space will be
located at an important location of the uplands plan to become a node of activity
or a place for contemplation on the fair weather days during the quieter months.
•
•
•
•
•
•
•
•
•
•
•
•
•
•
•
•
•
•
•
•
•
•
•
•
•
•
•
•
R&M Consultants, Inc. • KPB Architects
COST ESTIMATION
CITY OF SEWARD Harbormaster Building & South Uplands Improvements • September 8, 2025
The concept design sets a clear direction for the next phases of
development and allows a cost estimation through construction to be
determined. Additional professional services will be required to complete
the design process including, survey, geotechnical, structural, mechanical,
DESIGN FEES
01
02
4
and electrical engineering. Milestone deliverables ahead of construction
include 35%, 65% and 95% Design. KPB and R&M have provided cost
estimations for each design milestone, totaling to $750,000. The cost to
construct the Harbormaster's Office and site improvements is estimated
*TOTALS ROUNDED TO NEAREST THOUSAND
35% SCHEMA
DESIGNTIC
$232,000.00
65% DEVELOPMENT
$267,000.00
to be $10,500,000. Total project costs, including design fees, special
inspections, furniture, fixtures and equipment, and a 5% contingency are
estimated to total at $13,949,252.
DESIGN STANDARDS
FOR LAND LEASE
PROJECTS
$70,000.00
100% DOCUMENTS
$251,000.00
R&M Consultants, Inc. • KPB Architects
PROJECT COSTS
1
CITY OF SEWARD Harbormaster Building & South Uplands Improvements • September 8, 2025
Cost
Project Size (square footage)
Harbormaster
8,153
adjust accordingly
Total SF
8,153
Project cost per SF
$887
adjust accordingly
Base Building
$ 7,231,711
Maintenance Shop
$ 1,300,000
Total SF: 1,859 / $700 per SF
Boundary & Design Survey
$ 40,466
Site
$ 1,932,580
Construction Cost Total (not including other projects costs) $10,504,757
Construction Contingency (Change Order Reserve)
8.00%
$733,143
5-15% depending on new or renovation
For changes during construction and unforseens such as bad soils and/or hidden conditions/
hazmat
Architect/Engineer (A/E) Design Fees
7.50%
$749,076
4 8%for DB and 7 10% for DBB
Design phase
Design Standards for Land Lease Projects
$69,020
Architect/Engineer (A/E) Construction Administration
2.50%
$229,107
1-2% for DB and 2-3% for DBB
For Q&A during construction and field inspections for QA/QC
MEP Commissioning
0.50%
$45,821
To finalize the mech systems
Special Inspections (welding, compaction, concrete)
0.50%
$45,821
Inspection of structural elements during construction (may not be required depending on
structural system)
FF&E (funiture, fixture & equiment)
3.00%
$274,929
Furniture and other loose equipment
FF&E Audio/Visual
0.50%
$45,821
AV equipment including IT, presentation and video conferencing
Owner's Project Management
1.00%
$91,643
Architects
Either hired or an employee of the organization
Project Contingency
5.00%
$1,160,113
3% for new and 5% for renovation
For expenses not anticipated such as additional furnishings or equipment not directly related to
construction and/or additional architectural and engineering
Total Project Costs (including land)
28.50%
$13,949,252
Project Costs + Construction Costs
Total Project Costs per SF
$1,711
Project Costs + Construction Costs (per SF)
The items above represent anticipated costs related to the overall project. It's intended as a starting point and guide to all possible costs encountered during a typical project. Percentages would increase/decrease depending on size/scale of project
R&M Consultants, Inc. • KPB Architects
PeA&
R&M CONSULTANTS, INC.
ANCHORAGE I FAIRBANKS I JUNEAU
January 16, 2026 R&M No. 2734.38
Jason Bickling
Assistant City Manager
City of Seward, Alaska
410 Adams St., City Hall Building
Seward, Alaska 99664
RE: Task Order 38 - Harbormaster Building & South Uplands Design through Construction
Dear Mr. Bickling,
R&M Consultants, Inc. (R&M) is pleased to submit this fee proposal to the City of Seward under our On -Call Engineering
Services contract to provide professional services to design and support construction of a new Harbormasters Building and
improvements to the Harbor South Uplands. This proposed task order is in response to request from you and the Seward
Harbormaster, Tony Sieminski, following multiple scoping conversations preceded by work completed under Task Order 34.
Carrying the conceptual building schematic and site improvements forward, R&M and our partner KPB Architects, with
supporting subconsultant specialists, will complete the following scope of work:
• Boundary and Design Survey of the South Uplands
• Geotechnical Investigation informing structural design
• Harbormaster Office Building Design
o Approximately 8,000 SF 2-story building of office space, public space and a maintenance shop
• Site Design and landscape architecture for South Uplands
o Parking, vehicular and pedestrian circulation, connections to adjacent lands, and lease area prep
• Construction Support Services
o Bid package assistance, owner's representation, on -site construction administration, special inspections
• Project Management
o Includes presentation/work session(s) with City Council at 35% design milestone and others as needed
The scope of work will be completed through the following tasks (lead), each of which will have milestone deliverables:
1. Project Management & Planning (R&M)
2. Geotechnical Investigation (R&M)
3. Boundary and Design Survey (R&M)
RMCONSULT.COM 19101 VANGUARD DRIVE, ANCHORAGE, AK 995071 907.522.1707
Page 2 of 2
4. 35% Design (R&M Site, KPB Building)
5. 65% Design (R&M Site, KPB Building)
6. 100% Design & Permit Bid Support (R&M Site, KPB Building)
7. Construction Administration (R&M, KPB support)
8. Special Inspections (R&M)
We are aware the city can bond up $13,950,000, which was requested based on the completed Concept Design level cost
estimations and included a conservative project contingency of $1,160,113. The Concept Design estimated construction
materials for the Harbormaster building and site improvements to be $11,454,312 (excluding the proposed boardwalk due
to wide variability in material and installation costs). Our proposed fee to complete the scope of work included in this letter
and the detailed in the attachment is $2,088,980.
The attached proposal cost breakdown details levels of effort, scope items, and personnel for tasks and subconsultants.
Construction administration service have been proposed assuming a desired maximum level of effort, which may be
renegotiated during the project's design process to best meet Seward's needs. R&M's work will be invoiced on a Time and
Expense basis, KPB's and additional subconsultant fees are fixed price to be invoiced by percent complete.
Thank you again for the opportunity to continue supporting the City of Seward. Please contact me at toleson@rmconsult.com
or 646-9645 if you have questions.
Sincerely,
R&M CONSULTANTS, INC.
Taryn Oleson-Yelle, AICP
Senior Planner, Project Manager
(Signature) (Date)
Accepted by the City of Seward
Kat Sorensen, City Manager
Jason Bickling, Deputy City Manager
R&M CONSULTANTS, INC.
ANCHORAGE I FAIRBANKS I JUNEAU
Firm:
Client:
R&M
City of Seward
Project Title:
Harbormaster Office South Uplands Plan
Date:
12/29/2025
Task
Discipline
Task Description '
Labor
Expenses
Sub Contractors
Task Totals
Cost
Basis
1
Plan
Project Management & Planning
$ 67,404.90
$ 2,283.00
$ -
$ 69,688.00
T&E
2
ES
Geotechnical Investigation
$ 48,868.76
$ 8,039.00
$ 28,050.00
$ 84,958.00
T&E
3
Survey
Boundary and Design Survey
$ 51,777.80
$ 9,068.00
$ -
$ 60,846.00
T&E
4
Eng/Arch
35% Design
$ 61,099.56
$ 373.00
$ 223,873.97
$ 285,347.00
T&E
5
Eng/Arch
65% Design
$ 59,046.80
$ 373.00
$ 266,357.98
$ 325,778.00
T&E
6
Eng/Arch
100% Design & Permit Bid Support
$ 47,213.36
$ 504.00
$ 297,763.51
$ 345,481.00
T&E
7
CA
Construction Administration
$ 596,876.84
$ 46,082.00
$ 228,325.66
$ 871,284.00
T&E
8
CA
Special Inspections
$ 37,577.86
$ 3,620.00
$ 4,400.00
$ 45,598.00
T&E
9
$ -
$ -
$ -
$ -
10
$ -
$ -
$ -
$ -
Total Project Cost Estimate:
2,088,980
COST ESTIMATE PER TASK
FIRM: R&M Consultants, Inc.
PROJECT TITLE: Harbormaster Office South Uplands Plan
TASK NO: 1
TASK DESCRIPTION: Project Management & Planning
DATE: 12/29/2025
GROUP: Plan
METHOD OF PAYMENT: T&E
RATE YEAR 2026
PREPARED BY:
SUB -TASK
NO
SUB -TASK DESCRIPTION
Principal
Project
Manager
Staff Planner
Principal
Professional 2
Admin Assistant
L. Story
T. Oleson-Yelle
R. Selby
Project Management
1
120
80
Invoicing
24
Bi-weekly Meeting with Seward
30
Subcontractor Coordination
120
Work Session with Council at 35% in Seward
Prep and Presentation
12
4
Travel
4
Milestone Meetings with Design Team in Seward
Kickoff
8
2
35%
8
2
65%
8
2
Pre -Construction
8
2
TOTAL LABOR HOURS
1
342
92
0
0
0
0
0
0
0
LABOR RATES ($/HR)
$ 347.16
$ 166.03
$ 111.69
$ - $ -
$ -
$ -
$ -
$ -
$ -
LABOR COSTS ($)
$ 347.16
$ 56,782.26
$ 10,275.48
$ - $ -
$ -
$ -
$ -
$ -
$ -
EXPENSES
COMMENTS
Project Expenses
ITEM(S)
QUANTITY
UNIT PRICE
TOTAL PRICE
1. Work Session in person with City Council to review and approve proposed design elements
(exterior, site layout, etc.)
r
Misc. Supplies
2
$ 50.00
$ 100.00
R&M Vehicle Milage
1280
$ 0.75
$ 960.00
Per Diem Meals
5
$ 131.00
$ 655.00
Per Diem Lodging
2
$ 284.00
$ 568.00
TOTAL EXPENSES: $ 2,283
R&M Laboratory
Testing
TOTAL COST OF LABOR $ 67,404.90
R&M MATERIAL LABORATORY EXPENSES $ -
SUB -CONTRACTORS: Firm Initials and Price Per Task
FIRM'S TOTAL EXPENSES $ 2,283.00
FIRM:
AMOUNT:
TOTAL SUBCONTRACTOR PRICES (w/markup %): 10.00% $
FIRM'S TOTAL COST $ 69,688.00
COST ESTIMATE PER TASK
FIRM: R&M Consultants, Inc.
PROJECT TITLE: Harbormaster Office South Uplands Plan
TASK NO: 2
TASK DESCRIPTION: Geotechnical Investigation
DATE: 12/29/2025
GROUP: ES
METHOD OF PAYMENT: T&E
RATE YEAR 2026
PREPARED BY: C. Fell, T. Ross
SUB -TASK
NO
SUB -TASK DESCRIPTION
Principal
Project
Manager
Geosciences
GM
Sr. Geotech Eng
Geotech Eng
Geotech Eng OT
Principal
Professional 2
Professional 4
Professional 3
Professional 1
Professional 1
L. Story
T. Oleson-Yelle
C Fell
T. Ross
L. Southerland
L. Southerland
Project Management
1
10
16
Site Investigation
Planning, Coordination, Prep
1
2
4
12
Exploration and Safety Plans
4
12
CoS Dig Permit and Utility Locates
8
Mobe/Demobe
8
8
Geotechnical Drilling
1
1
32
16
Lab Coordination
2
4
Reporting
Data Compilation
8
24
Analysis and Design
12
22
Draft Geotechnical Report
1
2
18
32
Final Geotechnical Report
1
2
4
8
TOTAL LABOR HOURS
1
13
23
53
162
24
0
0
0
0
LABOR RATES ($/HR)
$ 347.16
$ 166.03
$ 217.35
$ 205.28
$ 153.96
$ 230.95
$ -
$ -
$ -
$ -
LABOR COSTS ($)
$ 347.16
$ 2,158.39
$ 4,999.05
$ 10,879.84
$ 24,941.52
$ 5,542.80
$ -
$ -
$ -
$ -
11 EXPENSES
COMMENTS
Project Expenses
ITEM(S)
QUANTITY
UNIT PRICE
TOTAL PRICE
1) Assumes 3 test borings, including one each to 30-feet, 60-feet, and 70-feet. LPT samples at
2.5-foot intervals to 10 feet and at 5-foot intervals thereafter. Assumes mud -drilling techniques
to mitigate expected heave.
2) Assumes 4 field days at 12-hours each.
3) Assumes seismic liquefaction analysis, building foundation recommendations including
possible pile foundations or feasibility of deep ground improvements, and geotechnical
recommendations for pavement section and other associated earthworks.
4) Seward will secure any authorizations and approvals necessary for R&M to access the
project site and complete field work.
5) Seward understands boring locations may be controlled by necessary separation distances
from existing features including overhead/buried utilities.
6) If contaminated soils or groundwater are suspected or encountered, R&M will note the issue
on field logs but won't collect environmental samples.
7) R&M will retain collected soil samples for a minimum of 30 days following completion of
laboratory testing and will then discard them.
8) This proposal is valid for 90 days.
II
Per diem (OCONUS, 10/01- 03/31)
4
$ 343.00
$ 1,372.00
Field Equipment (per test boring)
3
$ 100.00
$ 300.00
TOTAL EXPENSES: $ 1,672
R&M Laboratory
ST-37M
ST-43M
ST-11M
ST-45M
Testing
Particle Size Analysis of Soils - Sieve and Wash#200 [ASTM D 6913]
6
$ 305.00
$ 1,830.00
TOTAL COST OF LABOR $ 48,868.76
Particle Size Analysis of Soils - Wash#200 Only [ASTM D 422]
12
$ 195.00
$ 2,340.00
Moisture Content of Soil and Rock [ASTM D 2216]
23
$ 53.00
$ 1,219.00
Liquid and Plastic Limit [ASTM D 4318]
3
$ 326.00
$ 978.00
R&M MATERIAL LABORATORY EXPENSES $ 6,367.00
SUB -CONTRACTORS: Firm Initials and Price Per Task
FIRM'S TOTAL EXPENSES $ 1,672.00
FIRM:
AMOUNT:
Discovery
TOTAL SUBCONTRACTOR PRICES (w/markup %): 10.00% $ 28,050.00
$ 25,500.00
FIRM'S TOTAL COST $ 84,958.00
COST ESTIMATE PER TASK
FIRM: R&M Consultants, Inc.
PROJECT TITLE: Harbormaster Office South Uplands Plan
TASK NO: 3
TASK DESCRIPTION: Boundary and Design Survey
DATE: 12/29/2025
GROUP: Survey
METHOD OF PAYMENT: T&E
RATE YEAR 2026
PREPARED BY: D. Hale
SUB -TASK
NO
SUB -TASK DESCRIPTION
Survey GM
Sr. Land
Surveyor
2-Person Survey
Crew
2-Per. Survey
Crew OT
Professional 5
Professional 5
-
-
B. Preston
D. Hale
-
-
Project Management
4
4
Field Tasks
Travel To/From Seward
4
4
Boundary Survey & Site Control
4
16
4
Vertical Control
4
Design Survey
24
16
Utility Survey
8
Office Tasks
Research
4
Field Data Reduction
16
Boundary Computations
8
Topographic Basemap
32
Survey Control Sheet
8
Professional Review
4
Deliverales
4
TOTAL LABOR HOURS
4
84
48
32
0
0
0
0
0
0
LABOR RATES ($/HR)
$ 310.93
$ 232.44
$ 323.01
$ 484.52
$ -
$ -
$ -
$ -
$ -
$ -
LABOR COSTS ($)
$ 1,243.72
$ 19,524.96
$ 15,504.48
$ 15,504.64
$ -
$ -
$ -
$ -
$ -
$ -
EXPENSES
COMMENTS
Project Expenses
ITEM(S)
Misc. Field Supplies
QUANTITY
UNIT PRICE
TOTAL PRICE
1. This estimate is to perform a boundary and design survey of Tract H, Seward Original
Townsite Waterfront Park Replat (Plat No. 2012-4) in winter conditions.
!
1
$ 100.00
$ 100.00
GPS Equip.
4
$ 450.00
$ 1,800.00
Per Diem
16
$ 448.00
$ 7,168.00
TOTAL EXPENSES: $ 9,068
R&M Laboratory
Testing
1
TOTAL COST OF LABOR $ 51,777.80
R&M MATERIAL LABORATORY EXPENSES $ -
SUB -CONTRACTORS: Firm Initials and Price Per Task
FIRM'S TOTAL EXPENSES $ 9,068.00
FIRM:
AMOUNT:
TOTAL SUBCONTRACTOR PRICES (w/markup %): 10.00% $
FIRM'S TOTAL COST $ 60,846.00
COST ESTIMATE PER TASK
FIRM: R&M Consultants, Inc.
PROJECT TITLE: Harbormaster Office South Uplands Plan
TASK NO: 4
TASK DESCRIPTION: 35% Design
DATE: 12/29/2025
GROUP: Eng/Arch
METHOD OF PAYMENT: T&E
RATE YEAR 2026
PREPARED BY: C. Black, T Oleson-Yelle
SUB -TASK
NO
SUB -TASK DESCRIPTION
Project
Manager
Site
Development
Civil Eng
Staff Civil Eng
Professional 2
Professional 4
Professional 2
Engineer 1
T. Oleson-Yelle
C. Black
S.
0
Project Management
40
Subcontractor Coordination
8
8
Coordination Meetings
8
Research & Review As-Builts
4
4
4
Site Visit
8
Civil Plans
40
Cover, Notes, Legend, etc.
8
12
Existing Conditions, Demo Plan
8
12
Site Plan
8
24
Site Grading
16
24
Site Sections
8
16
Overall Utility Plan
8
16
Storm Drainage Drawings
8
16
Water/Sewer Service Plan and Profiles
16
24
Civil and Utility Details
8
16
QC of Deliverables & Comment Response
8
8
TOTAL LABOR HOURS
48
68
108
164
0
0
0
0
0
0
LABOR RATES ($/HR)
$ 166.03
$ 226.41
$ 166.03
$ 120.75
$ -
$ -
$ -
$ -
$ -
$ -
LABOR COSTS ($)
I $ 7,969.44
$ 15,395.88
$ 17,931.24
$ 19,803.00
$ -
$ -
$ -
$ -
$ -
$ -
EXPENSES
COMMENTS
Project Expenses
ITEM(S)
QUANTITY
UNIT PRICE
TOTAL PRICE
1. One site visit to Seward
2. KPB will lead building design, R&M will lead South Uplands land planning and site
development
3. KPB Fee Proposal includes additonal subs contracted through KPB:
Structural (RMI) - $25,553.30
Mechanical (RSA) - $17,640
Electrical (RSA) - $13,680
r
Misc. Field Supplies
1
$ 50.00
$ 50.00
R&M Vehicle Milage
256
$ 0.75
$ 192.00
Per Diem Meals
1
$ 131.00
$ 131.00
TOTAL EXPENSES: $ 373
R&M Laboratory
Testing
TOTAL COST OF LABOR $ 61,099.56
R&M MATERIAL LABORATORY EXPENSES $ -
SUB -CONTRACTORS: Firm Initials and Price Per Task
FIRM'S TOTAL EXPENSES $ 373.00
FIRM:
AMOUNT:
KPB Architects
TOTAL SUBCONTRACTOR PRICES (w/markup %): 10.00% $ 223,873.97
$ 203,521.79
FIRM'S TOTAL COST $ 285,347.00
COST ESTIMATE PER TASK
FIRM: R&M Consultants, Inc.
PROJECT TITLE: Harbormaster Office South Uplands Plan
TASK NO: 5
TASK DESCRIPTION: 65% Design
DATE: 12/29/2025
GROUP: Eng/Arch
METHOD OF PAYMENT: T&E
RATE YEAR 2026
PREPARED BY: C. Black, T Oleson-Yelle
SUB -TASK
NO
SUB -TASK DESCRIPTION
Project
Manager
Site
Development
Cavil Eng
Staff Civil Eng
Professional 2
Professional 4
Professional 2
Engineer 1
T. Oleson-Yelle
C. Black
S.
0
Project Management
40
Subcontractor Coordination
8
8
Coordination Meetings
8
Site Visit
8
Civil Plans
40
Cover, Notes, Legend, etc.
8
12
Existing Conditions, Demo Plan
8
12
Site Plan
8
24
Site Grading
16
24
Site Sections
8
16
Overall Utility Plan
8
16
Storm Drainage Drawings
8
16
Water/Sewer Service Plan and Profiles
16
24
Civil and Utility Details
8
16
QC of Deliverables & Comment Response
8
8
TOTAL LABOR HOURS
48
64
104
160
0
0
0
0
0
0
LABOR RATES ($/HR)
$ 166.03
$ 226.41
$ 166.03
$ 120.75
$ -
$ -
$ -
$ -
$ -
$ -
LABOR COSTS ($)
$ 7,969.44
$ 14,490.24
$ 17,267.12
$ 19,320.00
$ -
$ -
$ -
$ -
$ -
$
EXPENSES
COMMENTS
Project Expenses
ITEM(S)
QUANTITY
UNIT PRICE
TOTAL PRICE
1. One site visit to Seward
2. KPB will lead building design, R&M will lead South Uplands land planning and site
development
3. KPB Fee Proposal includes additonal subs contracted through KPB:
Structural (RMI) - $24,779.40
Mechanical (RSA) - $29,283.50
Electrical (RSA) - $22,443.50
4. Assumes cost estimation under Design Bid Build tradtional approach, Cost Estimator (TBD)
estimate provided by R&M based on previous projects
1
Misc. Field Supplies
1
$ 50.00
$ 50.00
R&M Vehicle Milage
256
$ 0.75
$ 192.00
Per Diem Meals
1
$ 131.00
$ 131.00
TOTAL EXPENSES: $ 373
R&M Laboratory
Testing
TOTAL COST OF LABOR $ 59,046.80
R&M MATERIAL LABORATORY EXPENSES $ -
SUB -CONTRACTORS: Firm Initials and Price Per Task
FIRM'S TOTAL EXPENSES $ 373.00
FIRM:
AMOUNT:
KPB Architects
Cost Estimator
TOTAL SUBCONTRACTOR PRICES (w/markup %): 10.00% $ 266,357.98
$ 230,143.62
$ 12,000.00
FIRM'S TOTAL COST $ 325,778.00
COST ESTIMATE PER TASK
FIRM: R&M Consultants, Inc.
PROJECT TITLE: Harbormaster Office South Uplands Plan
TASK NO: 6
TASK DESCRIPTION: 100% Design & Permit Bid Support
DATE: 12/29/2025
GROUP: Eng/Arch
METHOD OF PAYMENT: T&E
RATE YEAR 2026
PREPARED BY: C. Black, T Oleson-Yelle
SUB -TASK
NO
SUB -TASK DESCRIPTION
Project
Manager
Site
Development
Civil Eng
Staff Civil Eng
Professional 2
Professional 4
Professional 2
Engineer 1
T. Oleson-Yelle
C. Black
S.
0
Project Management
40
Subcontractor Coordination
8
8
Coordination Meetings
8
Site Visit
8
8
Civil Plans
40
Cover, Notes, Legend, etc.
4
8
Existing Conditions, Demo Plan
4
8
Site Plan
4
12
Site Grading
8
12
Site Sections
4
8
Overall Utility Plan
4
8
Storm Drainage Drawings
4
8
Water/Sewer Service Plan and Profiles
8
16
Civil and Utility Details
4
8
ADEC Stormwater Leeter of Nonobjection
8
16
QC of Deliverables & Comment Response
8
4
TOTAL LABOR HOURS
48
68
68
104
0
0
0
0
0
0
LABOR RATES ($/HR)
$ 166.03
$ 226.41
$ 166.03
$ 120.75
$ -
$ -
$ -
$ -
$ -
$ -
LABOR COSTS ($)
$ 7,969.44
$ 15,395.88
$ 11,290.04
$ 12,558.00
$ -
$ -
$ -
$ -
$ -
$ -
1 EXPENSES
COMMENTS
Project Expenses
ITEM(S)
QUANTITY
UNIT PRICE
TOTAL PRICE
1. One site visit to Seward
2. KPB will lead building design, R&M will lead South Uplands land planning and site
development
3. KPB Fee Proposal includes additonal subs contracted through KPB:
Structural (RMI) - $18,447.30
Mechanical (RSA) - $42,000 CA + $1,560 Permit Support
Electrical (RSA) - $32,640 CA + $1,560 Permit Support
4. Assumes cost estimation under Design Bid Build tradtional approach, Cost Estimator (TBD)
estimate provided by R&M based on previous projects
11
Misc. Field Supplies
1
$ 50.00
$ 50.00
R&M Vehicle Milage
256
$ 0.75
$ 192.00
Per Diem Meals
2
$ 131.00
$ 262.00
TOTAL EXPENSES: $ 504
R&M Laboratory
Testing
TOTAL COST OF LABOR $ 47,213.36
R&M MATERIAL LABORATORY EXPENSES $ -
SUB -CONTRACTORS: Firm Initials and Price Per Task
FIRM'S TOTAL EXPENSES $ 504.00
FIRM:
AMOUNT:
KPB Architects
Cost Estimator
TOTAL SUBCONTRACTOR PRICES (w/markup %): 10.00% $ 297,763.51
$ 258,694.10
$ 12,000.00
FIRM'S TOTAL COST $ 345,481.00
COST ESTIMATE PER TASK
FIRM: R&M Consultants, Inc.
PROJECT TITLE: Harbormaster Office South Uplands Plan
TASK NO: 7
TASK DESCRIPTION: Construction Administration
DATE: 12/29/2025
GROUP: CA
METHOD OF PAYMENT: T&E
RATE YEAR 2026
PREPARED BY: G Shear
SUB -TASK
NO
SUB -TASK DESCRIPTION
Project
Manager
CA Project
Manager
Inspector
Inspector OT
Professional2
-
-
-
T. Oleson-Yelle
G. Shear
H. Seibold
H. Seibold
Project Management
20
222
Onsite Inspection
1760
880
TOTAL LABOR HOURS
20
222
1760
880
0
0
0
0
0
0
LABOR RATES ($/HR)
$ 166.03
$ 244.52
$ 175.09
$ 262.63
$ -
$ -
$ -
$ -
$ -
$ -
LABOR COSTS ($)
$ 3,320.60
$ 54,283.44
$ 308,158.40
$ 231,114.40
$ -
$ -
$ -
$ -
$ -
$ -
1 EXPENSES
COMMENTS
Project Expenses
ITEM(S)
QUANTITY
UNIT PRICE
TOTAL PRICE
1. Assumed a 9 month construction schedule with full time Construction Administration
Onsite Inspection.
-
!
Local Mileage (R&M vehicle)
0
$1.00
$ -
Food PD (OCONUS)
60
$131.00
$ 7,860.00
Housing (monthly)
9
$3,500.00
$ 31,500.00
Nuclear Density Gauge (Daily)
30
$110.00
$ 3,300.00
General Consumables
1
$2,027.00
$ 2,027.00
Concrete Compressive Strength Cylinder
12
$50.00
$ 600.00
Asphalt Content by Ignition Method
1
$330.00
$ 330.00
Bulk Specific Gravity of Asphalt (Core)
1
$175.00
$ 175.00
Sieve Analysis with Wash
1
$290.00
$ 290.00
TOTAL EXPENSES: $ 46,082
R&M Laboratory
Testing
TOTAL COST OF LABOR $ 596,876.84
R&M MATERIAL LABORATORY EXPENSES $ -
SUB -CONTRACTORS: Firm Initials and Price Per Task
FIRM'S TOTAL EXPENSES $ 46,082.00
FIRM:
AMOUNT:
KPB Architects
TOTAL SUBCONTRACTOR PRICES (w/markup %): 10.00% $ 228,325.66
$ 207,568.78
FIRM'S TOTAL COST $ 871,284.00
COST ESTIMATE PER TASK
FIRM: R&M Consultants, Inc.
PROJECT TITLE: Harbormaster Office South Uplands Plan
TASK NO: 8
TASK DESCRIPTION: Special Inspections
DATE: 12/29/2025
GROUP: CA
METHOD OF PAYMENT: T&E
RATE YEAR 2026
PREPARED BY: M Warner
SUB -TASK
NO
SUB -TASK DESCRIPTION
CA Project
Manager
Lab Manager
Special
Inspector
Special
Inspector OT
SI Technician
SI Technician
OT
-
-
-
-
-
G. Shear
M. Wariner
E. Schramm
E. Schramm
J. Siemens
J. Siemens
Project Management
12
Special Inspections
Structural Fill Inspections/Testing
24
10
Foundation Inspections
24
12
Reinforcing Steel Inspections
32
16
Concrete Inspections/Testing
40
20
16
8
Structural Steel
Grid Ceiling/Special Inspections
16
8
TOTAL LABOR HOURS
0
12
112
56
40
18
0
0
0
0
LABOR RATES ($/HR)
$ 244.52
$ 238.48
$ 135.84
$ 203.78
$ 120.75
$ 181.13
$ -
$ -
$ -
$ -
LABOR COSTS ($)
$ -
$ 2,861.76
$ 15,214.08
$ 11,411.68
$ 4,830.00
$ 3,260.34
$ -
$ -
$ -
$ -
7 EXPENSES
COMMENTS
Project Expenses
ITEM(S)
QUANTITY
UNIT PRICE
TOTAL PRICE
' r
Food PD (OCONUS)
20
$ 131.00
$ 2,620.00
TOTAL EXPENSES: $ 2,620
R&M Laboratory
CT-01
Testing
Concrete Compressive Strength Cylinder
20
$ 50.00
$ 1,000.00
TOTAL COST OF LABOR $ 37,577.86
R&M MATERIAL LABORATORY EXPENSES $ 1,000.00
SUB -CONTRACTORS: Firm Initials and Price Per Task
FIRM'S TOTAL EXPENSES $ 2,620.00
FIRM:
AMOUNT:
QA Services
TOTAL SUBCONTRACTOR PRICES (w/markup %): 10.00% $ 4,400.00
$ 4,000.00
FIRM'S TOTAL COST $ 45,598.00
December 1, 2025
Christopher D. Fell, CPG
Group Manager — Geosciences
R&M Consultants, Inc.
9101 Vanguard Drive
Anchorage, AK 99507
P.O. Box 111165
Anchorage, Alaska 99511
(907) 344-6431
Fax (866) 901-3499
Quote # 25-470
Discovery Drilling Inc. is pleased to submit this cost estimate for geotechnical drilling services in Seward, Anchorage. We
plan to field a truck -mounted CME-75 operated by a 2-man crew to perform this work.
Discovery Drilling understands the scope of work is as follows:
• Mobilize drill, equipment, & crew to site.
• Drill, sample, and backfill (2) soil borings to 60', And (1) to 40' collecting split spoon samples at standard
geotechnical intervals.
• Borings will be backfilled with cuttings unless contaminants are encountered,
• Nothing installed in borings.
Discovery Drilling assumes the following regarding this work:
• Client will be responsible for site access.
• Client will be responsible for utility locates.
• No wage requirements apply to this work.
Mobilization/Demobilization of truck -mounted drill, crew, and equipment to site — LS: $3,030
Geotechnical Drilling Services — estimate 4 days @ $5,220/day: $20,880
HSA wear items, expendables — estimate 160' @ $9/ft: $1,440
Cut, Patch, Backfill material — estimate 3 each @ $50/ea: $150
Estimated Project Total: $25,500.00
We look forward to working with you on this project. Please call with any questions you may have.
Sincerely,
Losi Vaha'akolo
Operations Manager
Discovery Drilling Inc.
Kz3
Architects
December 5, 2025
Taryn Oleson-Yelle
Senior Planner
R&M Consultants, INC
RE: Seward Harbormaster and South Uplands Master Plan — Fee for Architecture and Engineering
Dear Taryn:
Thank you for the opportunity to work with you on this exciting project in Seward, Alaska. Our team met
internally to develop our approach and work plan to accomplish these deliverables.
Scope of Work:
1. Harbormaster Office Building
a. Approximately 8,000 SF
b. Office Space
c. Public Space
d. Maintenance shop
e. 2 story building
2. Site Design and landscape Architecture for South Uplands Site
a. Parking
b. Circulation
c. Boardwalk
d. Land Lease location
3. Design Standards for Land Lease Projects — Deferred
a. Zoning/regulatory research
b. Development of criteria for building typology
c. Building design criteria
d. Special features/details/signage
e. Building technical performance
Project Team:
Architecture: KPB Architects
Site/Landscape Design: KPB Architects
Structural Engineering: Reid -Middleton
Mechanical/Electrical Engineering: RSA Engineers
Lighting Design: First Circle
500 L Street, Suite 400 Anchorage, AK 99501
P: 907.274.7443 F: 907.274.7407 www.kpbarchitects.com
Kt3
Architects
Deliverables:
Schematic Design - 35%
• Concept Verification (plans and exterior materials review and charrette)
• Code Study
• Site Plan
• Floor Plans
• Exterior Elevations
• 2 in-house exterior renderings
Design Development - 65%
• Code Study and Code Plan
• Site Plan
• Floor Plans
• Reflected Ceiling Plans
• Exterior Elevations
• Building Sections
• Specifications
• Architectural and Furniture Finish Presentation
• Light Fixture Selections
• Coordination with Engineers
• Cost Estimate Coordination
• Pre -Permit meeting with Building Official
• Client Meeting for review and approval of drawings
• One meeting per week to review status and respond to questions
• 2 in-house exterior renderings
• 2 in-house interior renderings
Construction Documents —100%
• Code Study and Code Plan
• Site Plan
• Floor Plans
• Furniture Plans
• Reflected Ceiling Plans
• Interior Elevations
• Details
• Door Schedules
• Coordination with Engineers
• Finish Material Legend and Schedule
• Final furniture package
• Specifications
• Cost Estimate Coordination
• Client meeting for review and approval of documents
Kt3
Architects
• One meeting per week to review status and respond to questions
Regulatory, Permitting & Bidding Support (CMGC or DBB)
• Permitting questions and responses.
• Assist in issuing bid package
• Assist in bid analysis
• Conformed Drawings
Construction Administration (CA), and Closeout
• Coordination With Contractor
• Site Visits
• Submittal Reviews
• Review Request for Information (RFI)
• Generate ASI's as needed. (Architect Supplemental Information)
• Punch List
• Final inspection post punch list.
• One OAC meeting per week to review status and respond to questions.
Schedule:
A Design Schedule will be developed in partnership with R&M and the City of Seward
Assumptions and Exclusions
*Building Permit Cost not included in this proposal
*Professional Renderings can be added for additional fee
*Cost Estimator not included in this proposal. Cost Estimator can be added for additional fee
Design Fee Summary:
Task 300 : Schematic Design — 35%
Task 400 : Design Development — 65%
Task 500 : Construction Documents — 100%
Task 700 : Permitting & Bidding
Task 800 : Construction Administration
TOTAL :
Fee includes reimbursables and 10% markup on subconsultants
Task 1100 : Design Standards for Land Lease Projects — Deferred
TOTAL :
$203,521.79
$230,143.62
$228,407.01
$30,287.00
$207,568.78
$899,928.20
$56,860,.00
$56,860.00
Kt3
Architects
Thank you for the opportunity and please feel free to contact us should you have any questions or
concerns.
Sincerely, Approved
Andrew Weiss, AIA, NCARB
KPB Architects Inc.
Taryn Oleson-Yelle
R&M Consulting, INC
PROPOSAL FOR PROFESSIONAL SERVICES
Client Name
RFP/Proposal Number
Project Number
Project Name
Prepared By
Date
Template version date 8/12/2020
24027.01
COS Harbormaster-S. Uplands Plan
Andrew Weiss
11.17.2025
KPB Professional fees
Discipline
Principal
Project Manager/
Designer
Architect III
Architect II
Architect I
Sr. Landscape
Architect/ Planner
Project Designer III
Project Designer II
Project Designer I
Interior Designer
Administrative
Rate
$ 345.00
$ 284.00
$ 231.00
$ 177.00
$ 154.00
$ 264.00
$ 165.00
$ 117.00
$ 101.00
$ 226.00
$ 188.00
Hours
0.00
604.00
0.00
0.00
0.00
378.00
0.00
1,555.00
0.00
348.00
0.00
KPB Professional fees
$ -
$ 171,536.00
$ -
$ -
$ -
$ 99,792.00
$ -
$ 181,935.00
$ -
$ 78,648.00
$ -
Total KPB Prof fees $ 531,911.00
Sub -consultants for this contract (attach breakdown for each sub -consultant)
Sub -consultant type
Civil
Structural
Mech
Elec
BHS
Geotech
Survey
Cost Estimate
Lighting
Other
Other
Sub -consultant name
RMI
RSA
RSA
Sub -consultant fee
0.00
102,472.00
130,800.00
103,920.00
0.00
0.00
0.00
0.00
40,820.00
0.00
0.00
Sub -consultant expenses
0.00
1,616.00
467.50
467.50
0.00
0.00
0.00
0.00
0.00
0.00
0.00
Mark-up on Sub -consultant fees & expenses
10.00%
Subtotal sub -consultant exp
Subtotal sub -consultant fee
Subtotal Handling fee
Total Sub -consultant costs
$ 2,551.00
$ 378,012.00
$ 38,056.30
$ 418,619.30
Travel and Reimbursable Expenses
Per Diem -Meals Per Diem -Meals Quantity
Lodging Lodging Quantity
Ground Transportation Ground Transportation Quantity
Auto Rental Auto Rental Quantity
Airfare Airfare Quantity
Parking Parking Quantity
Vehicle Milage Vehicle Milage Quantity
Other Travel Item Other Travel Item Quantity
Other Travel Item Other Travel Item Quantity
Other Reimbursable
expenses
Mark-up on Reimbursable Expenses
72 $ 25.00
See Attached Listing on final page
Subtotal KPB expenses
Mark-up fee
$ 1,800.00
KPB Reimb exp $ 6,257.90
15 $ 200.00
$ 3,000.00
0
$ -
0
$ -
0
$ -
0
$ -
1270 $ 0.70
$ 889.00
0 $ -
$ -
0 $ -
$ -
10.00%
$ -
$ 5,689.00
$ 568.90
Total
Grand Total for Project $ 956,788.20
Confidential Information (Rev3.4)
KPB Architects, Inc.
Printed on 12/4/2025, 1:00 PM
Page 1 of 17 Summary Page
Fee Proposal Matrix by Discipline and Task
Discipline
KPB Architects
Civil
Structural
Mech
Elec
BHS
Geotech
Survey
Cost Estimate
Lighting
Other
Other
TOTAL
Phase 300
Phase 400
Phase 500
Project Number
Project Name
Prepared By
Phase 700
24027.01
COS Harbormaster
Andrew Weiss
Phase 800
Task 1100
Schematic
Design - 35%
Design
Development -
65%
Construction
Documents -
100
Keguiatory, Construction
Permitting &
Bidding Support Administration
inww�n _- nn n(T&M w/NTE)
uesign
Standards for
Land Lease
Total
Total
Total
Total
Total
Total
Contract Total
$ 137,448.49
$ 142,367.22
$ 119,065.71
$ 14,157.00
$ 106,326.78
$ 56,860.00
$ 576,225.20
$ -
$ -
$ -
$ -
$ -
$ -
$ -
$ 25,553.30
$ 24,779.40
$ 21,131.30
$ 3,270.00
$ 29,354.00
$ -
$ 104,088.00
$ 17,640.00
$ 29,283.50
$ 42,000.00
$ 5,280.00
$ 37,064.00
$ -
$ 131,267.50
$ 13,680.00
$ 22,443.50
$ 32,640.00
$ 5,280.00
$ 30,344.00
$ -
$ 104,387.50
$ -
$ -
$ -
$ -
$ -
$ -
$ -
$ -
$ -
$ -
$ -
$ -
$ -
$ -
$ -
$ -
$ -
$ -
$ -
$ -
$ -
$ -
$ -
$ -
$ -
$ -
$ -
$ -
$ 9,200.00
$ 11,270.00
$ 13,570.00
$ 2,300.00
$ 4,480.00
$ -
$ 40,820.00
$ -
$ -
$ -
$ -
$ -
$ -
$ -
$ -
$ -
$ -
$ -
$ -
$ -
$ -
$ 203,521.79
$ 230,143.62
$ 228,407.01
$ 30,287.00
$ 207,568.78
$ 56,860.00
$ 956,788.20
Confidential Information (Rev3.4)
KPB Architects, Inc.
Printed on 12/4/2025, 1:00 PM
Page 2 of 17 FEE MATRIX
Phase 300
PROPOSAL FOR PROFESSIONAL SERVICES
Schematic Design - 35%
Project Number
Project Name
Prepared By
24027.01
COS Harbormaster-S. Uplands Plan
Andrew Weiss
KPB Professional fees
Discipline
Principal
Project Manager/
Designer
Architect III
Architect II
Architect I
Sr. Landscape
Architect/ Planner
Project Designer
III
Project Designer II
Project Designer I
Interior Designer
Administrative
Rate
$ 345.00
$ 284.00
$ 231.00
$ 177.00
$ 154.00
$ 264.00
$ 165.00
$ 117.00
$ 101.00
$ 226.00
$ 188.00
Hours
0.00
149.00
0.00
0.00
0.00
100.00
0.00
431.00
0.00
42.00
0.00
KPB Professional fees
$ -
$ 42,316.00
$ -
$ -
$ -
$ 26,400.00
$ -
$ 50,427.00
$ -
$ 9,492.00
$ -
Total KPB Prof fees $ 128,635.00
_
Sub -consultants for this contract (attach breakdown for each sub -consultant)
Sub -consultant type
Civil
Structural
Mech
Elec
BHS
Geotech
Survey
Cost Estimate
Lighting
Other
Other
Sub -consultant name
0
RMI
RSA
RSA
0
0
0
0
0
0
0
Sub -consultant fee
$ -
$ 25,284.00
$ 17,640.00
$ 13,680.00
$ -
$ -
$ -
$ -
$ 9,200.00
$ -
$ -
Sub -consultant expenses
$ -
$ 269.30
$ -
$ -
$ -
$ -
$ -
$ -
$ -
$ -
$ -
Mark-up on Sub -consultant fees & expenses
10.00%
Subtotal sub -consultant exp
Subtotal sub -consultant fee
Subtotal Mark-up
Total Sub -consultant costs
$ 269.30
$ 65,804.00
$ 6,607.33
$ 72,680.63
_
Travel and Other Reimbursable Expenses
Per Diem -Meals
Lodging
Ground Transportation
Auto Rental
Airfare
Parking
Vehicle Milage
Other Travel Item
Other Travel Item
Other Reimbursable exps
Mark-up on Reimbursable Expenses
18
units @
units @
units @
units @
units @
units @
units @
units @
units @
$ 25.00
See Attached Listing on final page
Subtotal KPB expenses
$ 450.00
KPB Reimb exp $ 2,206.16
6
$ 200.00
$ 1,200.00
$ -
$ -
$ -
$ -
$ -
$ -
$ -
$ -
508
$ 0.70
$ 355.60
$ -
$ -
$ -
$ -
$ -
10.00%
$ 200.56
Total
Task Total $ 203,521.79
Confidential Information (Rev3.4)
KPB Architects, Inc.
Printed on 12/4/2025, 1:00 PM
Page 3 of 17 Phase 300
Schematic Design - 35% Details
Phase300 Labor Detail
Schematic Design - 35%
PROPOSAL FOR PROFESSIONAL SERVICES
Project Number
Project Name
Prepared By
24027.01
COS Harbormas er-S. Uplands PIE -
Andrew Weiss
Rate
Hours
Total
Principal
345.00
0.00
Project
Manager/
Desi. ner
284.00
149.00
$ 42,316.00
Architect III
231.00
0.00
Architect II
177.00
0.00
Architect I
154.00
0.00
Sr. Landscape
Architect/
Planner
264.00
100.00
$ 26,400.00
Project
Designer III
165.00
0.00
Project
Designer II
117.00
431.00
$ 50,427.00
Project
Designer I
101.00
0.00
Interior
Designer
226.00
42.00
$ 9,492.00
Administrative
188.00
0.00
Labor Detail
Plannin
9
Coordination Meetings
Regulatory Research
Code Review
6.00
2.00
8.00
6.00
8.00
20.00
Reports
Meetings
Public Presentations
6.00
6.00
6.00
Meetings with Regulatory Agencies
6.00
6.00
Meetings with Stakeholders
3.00
3.00
Schematic Design - Architecture
Programming Development
Design
Design Drawings
Design Specifications
QA/QC
6.00
16.00
40.00
10.00
10.00
24.00
24.00
120.00
48.00
30.00
16.00
Submittal
4.00
10.00
NE Team Coordination
6.00
6.00
6.00
Cost Estimate Coordination
4.00
4.00
4.00
Schematic Design - Site/Landscape
Master Plan Update and AE Coord
Site Plan
24.00
30.00
12.00
20.00
Site Amenities
8.00
8.00
KPB Team Coordination/Narratives
8.00
8.00
Presentation Submittal
3D Renders
40.00
Packet
6.00
10.00
Site Plan
10.00
Furniture
16.00
Concept Varification
On -site Charrette
8.00
8.00
8.00
3D images
Material selection studies
8.00
8.00
8.00
Confidential Information (Rev3.4)
KPB Architects, Inc.
Printed on 12/4/2025, 1:00 PM
Page 4 of 17 Phase300 Labor Detail
Phase 400
PROPOSAL FOR PROFESSIONAL SERVICES
Design Development - 65%
Project Number
Project Name
Prepared By
24027.01
COS Harbormaster-S. Uplands Plan
Andrew Weiss
KPB Professional fees
Discipline
Principal
Project Manager/
Designer
Architect III
Architect II
Architect I
Sr. Landscape
Architect/ Planner
Project Designer
III
Project Designer II
Project Designer I
Interior Designer
Administrative
Rate
$ 345.00
$ 284.00
$ 231.00
$ 177.00
$ 154.00
$ 264.00
$ 165.00
$ 117.00
$ 101.00
$ 226.00
$ 188.00
Hours
0.00
114.00
0.00
0.00
0.00
66.00
0.00
411.00
0.00
152.00
0.00
KPB Professional fees
$ -
$ 32,376.00
$ -
$ -
$ -
$ 17,424.00
$ -
$ 48,087.00
$ -
$ 34,352.00
$ -
Total KPB Prof fees $ 132,239.00
Sub -consultants for this contract (attach breakdown for each sub -consultant)
Sub -consultant type
Civil
Structural
Mech
Elec
BHS
Geotech
Survey
Cost Estimate
Lighting
Other
Other
Sub -consultant name
0
RMI
RSA
RSA
0
0
0
0
0
0
0
Sub -consultant fee
$ -
$ 24,510.00
$ 29,160.00
$ 22,320.00
$ -
$ -
$ -
$ -
$ 11,270.00
$ -
$ -
Sub -consultant expenses
$ -
$ 269.40
$ 123.50
$ 123.50
$ -
$ -
$ -
$ -
$ -
$ -
$ -
% Mark-up on Sub -consultant fees & expenses
10.00%
Subtotal sub -consultant exp
Subtotal sub -consultant fee
Subtotal Mark-up
Total Sub -consultant costs
$ 516.40
$ 87,260.00
$ 8,777.64
$ 96,554.04
Travel and Other Reimbursable Expenses
Per Diem -Meals
Lodging
Ground Transportation
Auto Rental
Airfare
Parking
Vehicle Milage
Other Travel Item
Other Travel Item
Other Reimbursable exps
% Mark-up on Reimbursable Expenses
18
units @
units @
units @
units @
units @
units @
units @
units @
units @
$ 25.00
See Attached Listing on final page
Subtotal KPB expenses
$ 450.00
KPB Reimb exp $ 1,350.58
3
$ 200.00
$ 600.00
$ -
$ -
$ -
$ -
$ -
$ -
$ -
$ -
254
$ 0.70
$ 177.80
$ -
$ -
$ -
$ -
$ -
10.00%
$ 122.78
Total
Task Total $ 230,143.62
Confidential Information (Rev3.4)
KPB Architects, Inc.
Printed on 12/4/2025, 1:00 PM
Page 5 of 17 Phase 400
Design Development - 65% Details
Phase 400 Labor Detail
Design Development - 65%
PROPOSAL FOR PROFESSIONAL SERVICES
Project Number
Project Name
Prepared By
24027.01
COS Harbormaster-S. Uplands PI.
Andrew Weiss
Rate
Hours
Total
Principal
Project
Manager/
Designer
Architect III
Architect II
Architect I
Sr. Landscape
Architect/
Planner
Project
Designer III
Project
Designer II
Project
Designer I
Interior
Designer
Administrative
$ 345.00
$ 284.00
$ 231.00
$ 177.00
$ 154.00
$ 264.00
$ 165.00
$ 117.00
$ 101.00
$ 226.00
$ 188.00
0.00
114.00
0.00
0.00
0.00
66.00
0.00
411.00
0.00
152.00
0.00
$ -
$ 32,376.00
$ -
$ - _
$
$ 17,424.00
$
$ 48,087.00
$ _
$ 34,352.00
$
Labor Detail
Planning
_
Coordination Meetings
6.00
6.00
Regulatory Research
2.00
8.00
Code Review
1.00
4.00
Reports
Meetings
Public Presentations
6.00
6.00
6.00
Meetings with Regulatory Agencies
6.00
6.00
Meetings with Stakeholders
3.00
3.00
Design Development - Architecture
Design
8.00
24.00
24.00
Design Drawings
40.00
120.00
40.00
Design Specifications
10.00
60.00
QA/QC
10.00
30.00
Submittal
4.00
10.00
A/E team coordination
6.00
6.00
6.00
Cost estimate Coordination
4.00
4.00
4.00
Design Develpmnt - Site/Landscape
Master Plan Update and AE Coord
16.00
16.00
Site Plan
16.00
24.00
Site Amenities
16.00
16.00
KPB Team Coordination/Narratives
8.00
8.00
Cost Estimate Coordination
4.00
Graphics for Presentation
3D Renders
40.00
30.00
Packet
8.00
12.00
24.00
Site Plan
8.00
Furniture
24.00
Confidential Information (Rev3.4)
KPB Architects, Inc.
Printed on 12/4/2025, 1:00 PM
Page 6 of 17 Phase 400 Labor Detail
Phase 500
PROPOSAL FOR PROFESSIONAL SERVICES
Construction Documents -100
Project Number
Project Name
Prepared By
24027.01
COS Harbormaster-S. Uplands Plan
Andrew Weiss
KPB Professional fees
Discipline
Principal
Project Manager/
Designer
Architect III
Architect II
Architect I
Sr. Landscape
Architect/ Planner
Project Designer
III
Project Designer II
Project Designer I
Interior Designer
Administrative
Rate
$ 345.00
$ 284.00
$ 231.00
$ 177.00
$ 154.00
$ 264.00
$ 165.00
$ 117.00
$ 101.00
$ 226.00
$ 188.00
Hours
0.00
59.00
0.00
0.00
0.00
74.00
0.00
305.00
0.00
154.00
0.00
KPB Professional fees
$ -
$ 16,756.00
$ -
$ -
$ -
$ 19,536.00
$ -
$ 35,685.00
$ -
$ 34,804.00
$ -
Total KPB Prof fees $ 106,781.00
_
Sub -consultants for this contract (attach breakdown for each sub -consultant)
Sub -consultant type
Civil
Structural
Mech
Elec
BHS
Geotech
Survey
Cost Estimate
Lighting
Other
Other
Sub -consultant name
0
RMI
RSA
RSA
0
0
0
0
0
0
0
Sub -consultant fee
$ -
$ 20,862.00
$ 42,000.00
$ 32,640.00
$ -
$ -
$ -
$ -
$ 13,570.00
$ -
$ -
Sub -consultant expenses
$ -
$ 269.30
$ -
$ -
$ -
$ -
$ -
$ -
$ -
$ -
$ -
Mark-up on Sub -consultant fees & expenses
10.00%
Subtotal sub -consultant exp
Subtotal sub -consultant fee
Subtotal Mark-up
Total Sub -consultant costs
$ 269.30
$ 109,072.00
$ 10,934.13
$ 120,275.43
_
Travel and Other Reimbursable Expenses
Per Diem -Meals
Lodging
Ground Transportation
Auto Rental
Airfare
Parking
Vehicle Milage
Other Travel Item
Other Travel Item
Other Reimbursable exps
Mark-up on Reimbursable Expenses
18
units @
units @
units @
units @
units @
units @
units @
units @
units @
$ 25.00
See Attached Listing on final page
Subtotal KPB expenses
$ 450.00
KPB Reimb exp $ 1,350.58
3
$ 200.00
$ 600.00
$ -
$ -
$ -
$ -
$ -
$ -
$ -
$ -
254
$ 0.70
$ 177.80
$ -
$ -
$ -
$ -
$ -
10.00%
$ 122.78
Total
Task Total $ 228,407.01
Confidential Information (Rev3.4)
KPB Architects, Inc.
Printed on 12/4/2025, 1:00 PM
Page 7 of 17 Phase 500
Construction Documents - 100% Details
Phase500 Labor Detail
PROPOSAL FOR PROFESSIONAL SERVICES
Construction Documents - 100%
Project Number
Project Name
Prepared By
24027.01
COS Harbormaster-S. Uplands PI.
Andrew Weiss
Rate
Hours
Total
Principal
Project
Manager/
Designer
Architect III
Architect II
Architect I
Sr. Landscape
Architect/Designer
Planner
Project
III
Project
Designer II
Project
Designer I
Interior
Designer
Administrative
$ 345.00
$ 284.00
$ 231.00
$ 177.00
$ 154.00
$ 264.00
$ 165.00
$ 117.00
$ 101.00
$ 226.00
$ 188.00
0.00
59.00
0.00
0.00
0.00
74.00
0.00
305.00
0.00
154.00
0.00
$ -
$ 16,756.00
$ -
$ - _
$
$ 19,536.00
$
$ 35,685.00
$ _
$ 34,804.00
$
Labor Detail
Planning
_
Coordination Meetings
6.00
6.00
Regulatory Research
2.00
8.00
Code Review
2.00
8.00
Reports
Meetings
Public Presentations
6.00
6.00
6.00
Meetings with Regulatory Agencies
6.00
6.00
Meetings with Stakeholders
3.00
3.00
Construction Documents
Design
Design Drawings
6.00
60.00
40.00
Design Specifications
4.00
30.00
QA/QC
6.00
24.00
Submittal
2.00
12.00
A/E Team Coordination
6.00
6.00
6.00
Interim 95% Submittal
6.00
24.00
Cost Estimate Coordination
4.00
4.00
4.00
FF&E Package
80.00
Final Design - Site/Landscape
Master Plan Update and AE Coord
8.00
8.00
Site Plan
16.00
28.00
Site Amenities
32.00
24.00
KPB Team Coordination/Narratives
8.00
8.00
Cost Estimate Coordination
4.00
Graphics for Presentation
3D Renders
24.00
Packet
8.00
24.00
Site Plan
8.00
Confidential Information (Rev3.4)
KPB Architects, Inc.
Printed on 12/4/2025, 1:00 PM
Page 8 of 17 Phase500 Labor Detail
Phase 700
PROPOSAL FOR PROFESSIONAL SERVICES
Regulatory, Permitting & Bidding Support (CMGC or DBB)
Project Number
Project Name
Prepared By
24027.01
COS Harbormaster-S. Uplands Plan
Andrew Weiss
KPB Professional fees
Discipline
Principal
Project Manager/
Designer
Architect III
Architect II
Architect I
Sr. Landscape
Architect/ Planner
Project Designer
III
Project Designer II
Project Designer I
Interior Designer
Administrative
Rate
$ 345.00
$ 284.00
$ 231.00
$ 177.00
$ 154.00
$ 264.00
$ 165.00
$ 117.00
$ 101.00
$ 226.00
$ 188.00
Hours
0.00
32.00
0.00
0.00
0.00
6.00
0.00
16.00
0.00
0.00
0.00
KPB Professional fees
$ -
$ 9,088.00
$ -
$ -
$ -
$ 1,584.00
$ -
$ 1,872.00
$ -
$ -
$ -
Total KPB Prof fees $ 12,544.00
Sub -consultants for this contract (attach breakdown for each sub -consultant)
Sub -consultant type
Civil
Structural
Mech
Elec
BHS
Geotech
Survey
Cost Estimate
Lighting
Other
Other
Sub -consultant name
0
RMI
RSA
RSA
0
0
0
0
0
0
0
Sub -consultant fee
$ -
$ 3,270.00
$ 5,280.00
$ 5,280.00
$ -
$ -
$ -
$ -
$ 2,300.00
$ -
$ -
Sub -consultant expenses
$ -
$ -
$ -
$ -
$ -
$ -
$ -
$ -
$ -
$ -
$ -
% Mark-up on Sub -consultant fees & expenses
10.00%
Subtotal sub -consultant exp
Subtotal sub -consultant fee
Subtotal Mark-up
Total Sub -consultant costs
$ -
$ 16,130.00
$ 1,613.00
$ 17,743.00
Travel and Other Reimbursable Expenses
Per Diem -Meals
Lodging
Ground Transportation
Auto Rental
Airfare
Parking
Vehicle Milage
Other Travel Item
Other Travel Item
Other Reimbursable exps
% Mark-up on Reimbursable Expenses
units @
units @
units @
units @
units @
units @
units @
units @
units @
$ 25.00
See Attached Listing on final page
Subtotal KPB expenses
$ -
KPB Reimb exp $ -
$ 200.00
$ -
$ -
$ -
$ -
$ -
$ -
$ -
$ -
$ -
$ 0.70
$ -
$ -
$ -
$ -
$ -
$ -
10.00%
$ -
Total
Task Total $
30,287.00
Confidential Information (Rev3.4)
KPB Architects,Inc.
Printed on 12/4/2025, 1:00 PM
Page 9 of 17 Phase 700
Regulatory, Permitting & Bidding Support (CMGC or DBB) Details
Phase 700 Labor Detail
PROPOSAL FOR PROFESSIONAL SERVICES
Regulatory, Permitting & Bidding Support (CMGC or DBB)
Project Number
Project Name
Prepared By
24027.01
COS Harbormaster-S. Uplands PIS
Andrew Weiss
Rate
Hours
Total _
Principal
Project
Manager/
Designer
Architect III
Architect II
Architect I
Sr. Landscape
Architect/
Planner
Project
Designer III
Project
Designer II
Project
Designer I
Interior
Designer
Administrative
$ 345.00
$ 284.00
$ 231.00
$ 177.00
$ 154.00
$ 264.00
$ 165.00
$ 117.00
$ 101.00
$ 226.00
$ 188.00
0.00
32.00
0.00
0.00
0.00
6.00
0.00
16.00
0.00
0.00
0.00
$ -
$ 9,088.00
$ -
$ -
$ - _
$ 1,584.00
$ -
$ 1,872.00
$ -
$ -
$ -
Labor Detail
Coordinate owner
4.00
Issue Package
4.00
4.00
Addenda
Bid Analysis
4.00
Meetings
4.00
2.00
4.00
Permiting
Questions and Responces
16.00
4.00
8.00
Confidential Information (Rev3.4)
KPB Architects, Inc.
Printed on 12/4/2025, 1:00 PM
Page 10 of 17 Phase 700 Labor Detail
Phase 800
PROPOSAL FOR PROFESSIONAL SERVICES
Construction Administration (T&M w/NTE)
Project Number
Project Name
Prepared By
24027.01
COS Harbormaster-S. Uplands Plan
Andrew Weiss
KPB Professional fees
Discipline
Principal
Project Manager/
Designer
Architect III
Architect II
Architect I
Sr. Landscape
Architect/ Planner
Project Designer
III
Project Designer II
Project Designer I
Interior Designer
Administrative
Rate
$ 345.00
$ 284.00
$ 231.00
$ 177.00
$ 154.00
$ 264.00
$ 165.00
$ 117.00
$ 101.00
$ 226.00
$ 188.00
Hours
0.00
188.00
0.00
0.00
0.00
56.00
0.00
228.00
0.00
0.00
0.00
KPB Professional fees
$ -
$ 53,392.00
$ -
$ -
$ -
$ 14,784.00
$ -
$ 26,676.00
$ -
$ -
$ -
Total KPB Prof fees $ 94,852.00
_ _
Sub -consultants for this contract (attach breakdown for each sub -consultant)
Sub -consultant type
Civil
Structural
Mech
Elec
BHS
Geotech
Survey
Cost Estimate
Lighting
Other
Other
Sub -consultant name
0
RMI
RSA
RSA
0
0
0
0
0
0
0
Sub -consultant fee
$ -
$ 28,546.00
$ 36,720.00
$ 30,000.00
$ -
$ -
$ -
$ -
$ 4,480.00
$ -
$ -
Sub -consultant expenses
$ -
$ 808.00
$ 344.00
$ 344.00
$ -
$ -
$ -
$ -
$ -
$ -
$ -
Mark-up on Sub -consultant fees & expenses
10.00%
Subtotal sub -consultant exp
Subtotal sub -consultant fee
Subtotal Mark-up
Total Sub -consultant costs
$ 1,496.00
$ 99,746.00
$ 10,124.20
$ 111,366.20
_ _
Travel and Other Reimbursable Expenses
Per Diem -Meals
Lodging
Ground Transportation
Auto Rental
Airfare
Parking
Vehicle Milage
Other Travel Item
Other Travel Item
Other Reimbursable exps
Mark-up on Reimbursable Expenses
18
units @
units @
units @
units @
units @
units @
units @
units @
units @
$ 25.00
See Attached Listing on final page
Subtotal KPB expenses
$ 450.00
KPB Reimb exp $ 1,350.58
3
$ 200.00
$ 600.00
$ -
$ -
$ -
$ -
$ -
$ -
$ -
$ -
254
$ 0.70
$ 177.80
$ -
$ -
$ -
$ -
$ -
10.00%
$ 122.78
Total
Task Total $ 207,568.78
Confidential Information (Rev3.4)
KPB Architects, Inc.
Printed on 12/4/2025, 1:00 PM
Page 11 of 17 Phase 800
Construction Administration (T&M w/NTE) Details
Phase 800 Labor Detail
PROPOSAL FOR PROFESSIONAL SERVICES
Construction Administration (T&M w/NTE)
Project Number
Project Name
Prepared By
24027.01
COS Harbormaster-S. Uplands PIE -
Andrew Weiss
Rate
Hours
Total
Principal
Project
Manager/
Designer
Architect III
Architect II
Architect I
Sr. Landscape
Architect/
Planner
Project
Designer III
Project
Designer II
Project
Designer I
Interior
Designer
Administrative
$ 345.00
$ 284.00
$ 231.00
$ 177.00
$ 154.00
$ 264.00
$ 165.00
$ 117.00
$ 101.00
$ 226.00
$ 188.00
0.00
188.00
0.00
0.00
0.00
56.00
0.00
228.00
0.00
0.00
0.00
$ -
$ 53,392.00
$ -
$ -
$ - _
$ 14,784.00
$
$ 26,676.00
$
$
$
Labor Detail
Respond to Permitting Comments
8.00
8.00
Submittals
24.00
8.00
16.00
Substitution Requests
8.00
RFI's
16.00
32.00
ASI's
16.00
32.00
Site Visits (3)
24.00
24.00
Inspections (3)
24.00
24.00
24.00
Closeout
8.00
24.00
16.00
OAC Meetings (1 hr per week)
52.00
52.00
Conformed Documents
8.00
24.00
Confidential Information (Rev3.4)
KPB Architects, Inc.
Printed on 12/4/2025, 1:00 PM
Page 12 of 17 Phase 800 Labor Detail
Task 1100
PROPOSAL FOR PROFESSIONAL SERVICES
Design Standards for Land Lease Projects
Project Number
Project Name
Prepared By
24027.01
COS Harbormaster-S. Uplands Plan
Andrew Weiss
KPB Professional fees
Discipline
Principal
Project Manager/
Designer
Architect III
Architect II
Architect I
Sr. Landscape
Architect/ Planner
Project Designer
III
Project Designer II
Project Designer I
Interior Designer
Administrative
Rate
$ 345.00
$ 284.00
$ 231.00
$ 177.00
$ 154.00
$ 264.00
$ 165.00
$ 117.00
$ 101.00
$ 226.00
$ 188.00
Hours
0.00
62.00
0.00
0.00
0.00
76.00
0.00
164.00
0.00
0.00
0.00
KPB Professional fees
$ -
$ 17,608.00
$ -
$ -
$ -
$ 20,064.00
$ -
$ 19,188.00
$ -
$ -
$ -
Total KPB Prof fees $ 56,860.00
Sub -consultants for this contract (attach breakdown for each sub -consultant)
Sub -consultant type
Civil
Structural
Mech
Elec
BHS
Geotech
Survey
Cost Estimate
Lighting
Other
Other
Sub -consultant name
0
RMI
RSA
RSA
0
0
0
0
0
0
0
Sub -consultant fee
$ -
$ -
$ -
$ -
$ -
$ -
$ -
$ -
$ -
$ -
$ -
Sub -consultant expenses
$ -
$ -
$ -
$ -
$ -
$ -
$ -
$ -
$ -
$ -
$ -
Mark-up on Sub -consultant fees & expenses
10.00%
Subtotal sub -consultant exp
Subtotal sub -consultant fee
Subtotal Mark-up
Total Sub -consultant costs
$ -
$ -
$ -
$ -
_
Travel and Other Reimbursable Expenses
Per Diem -Meals
Lodging
Ground Transportation
Auto Rental
Airfare
Parking
Vehicle Milage
Other Travel Item
Other Travel Item
Other Reimbursable exps
Mark-up on Reimbursable Expenses
units @
units @
units @
units @
units @
units @
units @
units @
units @
$ 25.00
See Attached Listing on final page
Subtotal KPB expenses
$ -
KPB Reimb exp $ -
$ 200.00
$ -
$ -
$ -
$ -
$ -
$ -
$ -
$ -
$ -
$ 0.70
$ -
$ -
$ -
$ -
$ -
$ -
10.00%
$ -
Total
Task Total $
56,860.00
Confidential Information (Rev3.4)
KPB Architects, Inc.
Printed on 12/4/2025, 1:00 PM
Page 15 of 17 Task 1100
Design Standards for Land Lease Projects Details
Phase 1100 Labor Detail
PROPOSAL FOR PROFESSIONAL SERVICES
Design Standards for Land Lease Projects
Project Number
Project Name
Prepared By
24027.01
COS Harbormaster-S. Uplands PI
Andrew Weiss
Rate
Hours
Total
Principal
Project
Manager/
Desigher
Architect III
Architect II
Architect I
Sr. Landscape
Architect/
Planner
Project
Designer III
Project
Designer II
Project
Designer I
Interior
Designer
Administrative
$ 345.00
$ 284.00
$ 231.00
$ 177.00
$ 154.00
$ 264.00
$ 165.00
$ 117.00
$ 101.00
$ 226.00
$ 188.00
0.00
62.00
0.00
0.00
0.00
76.00
0.00
164.00
0.00
0.00
0.00
$ -
$ 17,608.00
$ -
$ -
$ -
$ 20,064.00
$ -
$ 19,188.00
$ -
$ -
$ -
Labor Detail
Zoning/Regulatory Research
6.00
4.00
Review and Research of Precedents
4.00
4.00
12.00
Dev of Criteria for Bldg Typology
4.00
8.00
20.00
Bldg Design Criteria
8.00
10.00
24.00
Special Features/Details/Signage
10.00
10.00
20.00
Bldg Technical Performance
8.00
8.00
12.00
Draft Standards Document
12.00
12.00
40.00
Review and Coordination
8.00
8.00
8.00
Final Standards Document
8.00
10.00
24.00
Confidential Information (Rev3.4)
KPB Architects, Inc.
Printed on 12/4/2025, 1:00 PM
Page 16 of 17 Phase 1100 Labor Detail
REID MIDDLETON, INC. Date: 12/2/2025 R3
STRUCTURAL ENGINEER'S FEE ESTIMATE
PROJECT: Seward South Uplands Harbormaster Building
PREPARED FOR: KPB
PREPARED BY: David Stierwalt, PE Terms: Lump Sum
PROPOSAL NO: 402025.913.000.101
PRINCIPAL
ASSOCIATE
ASSOCIATE
SENIOR
PROJECT
DESIGN
DESIGNER
PROJECT
LINE
TASK
ITEM
PRINCIPAL
ENGINEER
ENGINEER
ENGINEER
1
ADMIN
TOTALS
TOTALS
1 35% Concept Design
Setup
1
1
1
$ 652
Load Criteria
2
2
$ 780
Foundation Layout / Design
2
4
$ 1,084
Pile Layout & Framing & Caps (if required)
8
8
$ 3,120
2nd Floor Layout / Design (and Low Roof)
2
4
$ 1,084
Roof Layout / Design
2
4
$ 1,084
Wall / Window / Door Framing Design
2
4
$ 1,084
Lateral System Design
4
8
$ 2,168
NEW Restroom Facilities
8
16
$ 4,336
Boardwalk/Social Stair - N/A
$ -
Playground /Park Support - N/A
$ -
35% Drawings
4
16
$ 3,384
Specifications - TOC
1
1
$ 382
Weekly OA Meetings
8
$ 1,904
Milestone Presentation (in Seward)
12
$ 2,856
Misc. Project Management
1
4
1
$ 1,366
Subtotal Task 1
2
60
0
0
0
66
3
131
$ 25,284
2 65% Design Development
65% Drawings
8
24
$ 5,552
Draft Specifications
8
2
$ 2,192
Calculations
12
12
$ 4,680
NEW Restroom Facilities
8
16
$ 4,336
Pile Coord with Geotech
2
2
$ 780
Boardwalk/Social Stair - N/A
$ -
Playground /Park Support - N/A
$ -
QC Review
2
2
2
$ 1,320
Weekly OA Meetings
6
$ 1,428
Milestone Presentation (in Seward)
12
$ 2,856
Misc. Project Management
1
4
1
$ 1,366
62
0
0
0
56
3
124
$ 24,510
3 100% Construction Docs
95%Drawings
8
8
$ 3,120
95% Specifications
8
2
$ 2,192
95% Calculations
6
6
$ 2,340
NEW Restroom Facilities
4
4
$ 1,560
Pile Coord with Geotech
2
2
$ 780
Boardwalk / Social Stair - N/A
$ -
Playground /Park Support - N/A
$ -
QC Review
2
2
2
$ 1,320
95% Check -In
4
$ 952
Stamped Final Drawings
2
4
$ 1,084
Final Specifications
1
$ 238
Final Calculations
1
2
$ 542
NEW Restroom Facilities
4
4
$ 1,560
Boardwalk / Social Stair - N/A
$ -
Playground /Park Support - N/A
$ -
Weekly OA Meetings
4
$ 952
Milestone Presentation (in Seward)
12
$ 2,856
Misc. Project Management
1
4
1
$ 1,366
Subtotal Task
3
0
62
0 A
0
0
32
3
100
$ 20,862
TOTAL HOURS:
8
0
184
0
0
0
154
9
$ 70,656
HOURLY RATE:
$ 270
$ 248
$ 238
$ 212
$ 188
$ 170
$ 152
$ 144
SUBTOTAL LABOR:
$2,160
$0
$43,792
$0
$0
$0
$23,408
$1,296
$70,656
ESTIMATED REIMBURSABLE EXPENSES
(3) trips to Seward for presentations
$808
TOTAL EST FEE:
$71,464
A: REIMBURSABLES INCLUDE PHOTOS, M LEAGE, PER DIEM COSTS, PLOTTING & COURIER CHARGES.
B: REFER TO REID MIDDLETON, INC EXHIBITS A & B.
C: THIS PROJECT WILL NOT BE PUT ON HOLD OR HAVE THE PERIOD OF PERFORMANCE EXTENDED WITHOUT AN OPPORTUNITY TO ADJUST THE
ENGINEERING FEES TO ACCOUNT FOR THE ADDITIONAL REWORK ASSOCIATED WITH A RESTART OR ELONGATED TIMELINES.
1
REID MIDDLETON, INC. Date: 12/2/2025 R3
STRUCTURAL ENGINEER'S FEE ESTIMATE
PROJECT: Seward South Uplands Harbormaster Building
PREPARED FOR: KPB
PREPARED BY: David Stierwalt, PE Terms: T&MNot to Exceed
PROPOSAL NO: 402025.913.000.101
ITEM
PRINCIPAL
ASSOCIATE
PRINCIPAL
ASSOCIATE
SENIOR
ENGINEER
PROJECT
ENGINEER
DESIGN
ENGINEER
DESIGNER
I
PROJECT
ADMIN
LINE
TOTALS
TASK
TOTALS
4 Regulatory, Permitting and Bidding Support
Respond to Structural Permitting Comments
Respond to Structural Bidding Comments
Subtotal Task 4
1
4
8
.-
1
$ 1,366
$ 1,904
$ 3,270
5
Construction Administration
Respond to Field Questions (RFIJDCVR)
24
30
$ 10,272
Review Structural Submittals
Site Visit / SOR (x3)
8
24
30
24
$ 6,464
$ 9,360
As -Built Drawings
Misc. Project Management
1
2
4
4
1
$ 1,084
$ 1,366
Subtotal Task 5
0 11.1.62
iiMil
0 liMP
0
0
88
1
152
$ 28,546
TOTAL HOURS:
2
0
74
0
0
0
88
2
$ 31,816
HOURLY RATE:
$ 270
$ 248
$ 238
$ 212
$ 188
$ 170
$ 152
$ 144
SUBTOTAL LABOR:
$540
$0
$17,612
$0
$0
S0
$13,376
$288
$31,816
ESTIMATED REIMBURSABLE EXPENSES
(3) trips to Seward
$808
TOTAL EST FEE:
$32,624
A: REIMBURSABLES INCLUDE PHOTOS, M LEAGE, PER DIEM COSTS, PLOTTING & COURIER CHARGES.
B: REFER TO REID MIDDLETON, INC EXHIBITS A & B.
C: THIS PROJECT WILL NOT BE PUT ON HOLD OR HAVE THE PERIOD OF PERFORMANCE EXTENDED WITHOUT AN OPPORTUNITY TO ADJUST THE
ENGINEERING FEES TO ACCOUNT FOR THE ADDITIONAL REWORK ASSOCIATED WITH A RESTART OR ELONGATED TIMELINES.
35% Concept Design
65% Design Development
100% Construction Docs
Regulatory, Permitting and Bidding Support
Construction Administration
SUM
Labor
Expenses
TOTAL
$ 25,284
$ 269
$ 25,553
$ 24,510
$ 269
$ 24,779
$ 20,862
$ 269
$ 21,131
$ 3,270
$ -
$ 3,270
$ 28,546
$ 808
$ 29,354
$ 102,472
$ 1,615
$ 104,087
Lump Sum Total
$ 70,656
$ 808
$ 71,464
T&M NTE Total
$ 31,816
$ 808
$ 32,624
SUM
$ 102,472
$ 1,615
$ 104,087
1
R
S
A
Engineering, Inc
KPB Architects
500 L Street, Suite 400
Anchorage, AK 99501
July 14, 2025
November 19, 2025
November 24, 2025
ATTENTION: Natalie Dickhaus
Dear Natalie,
REFERENCE: Harbormaster and South Uplands
Mechanical and Electrical Design Fees
Mechanical & Electrical Engineers
RSA Engineering is pleased to offer a fee proposal for mechanical and electrical engineering
services for the referenced project. We have based our scope of work on the Harbormaster and
South Uplands concept design packet, your e-mail correspondence dated June 23, 2025 along with
the following assumptions:
General:
• Nov 24: Bidding services have been replaced with reconciliation services. These
service include review of contractor and A/E estimate at the 65%, 95%, and 100%
milestones.
• Nov 19: We have revised the fee letter to include construction administration services, which
will be provided on a T&M basis. We anticipate that once we utilize 80% of the funds we will
notify you and determine if additional funds are required.
o In Office Construction Administration (C/A) services include submittal review and
DCVR review/response.
o We have provided Two inspections for Mechanical and Electrical, which are line
itemed in the proposal. These are assumed to be day trips to Seward.
o Project Closeout services include review of operation and maintenance manuals and
preparation of record drawings based upon contractor generated redline mark-ups.
• Scope: Harbor Master building in Seward, AK. The building will be approximately 8,000 sq.
ft and contain office space, public space, and a maintenance shop.
• Deliverables: We will provide the following design submittals, 35% Schematic Design, 65%
Design Development, and 100% Bid Documents.
• Specifications will be prepared using CSI Master Format as part of a bound project manual.
For the 35% submittal a specification table of contents will be delivered. 65% and 100%
submittals will include complete specifications.
• Review Meetings: We have included time for review meetings with the owner following the
35% and 65% submittals.
• Site Visits: We have included a one -day trip to Seward to participate in a design review after
the 65% design submittal.
• Permitting: We will answer any questions that come up during the plan review process and
issue any sketches or clarifications as required. All other construction phase services will be
negotiated subsequently to the design phase.
Mechanical:
670 W. Fireweed Ln, Ste 200 Anchorage, AK (907) 276-0521 I www.rsa-ak.com
November 24, 2025
• Mechanical design will include new plumbing, heating, and ventilation. Plumbing systems
will be designed to 5 feet outside of the building foundation to connect to site utilities designed
by Civil Engineer.
• Sprinkler systems will be performance specified to be designed and installed by the
successful bidding Sprinkler contractor.
Electrical:
• Electrical Design will include new power distribution, lighting and telecom systems for the
new building.
• Fire Alarm systems will be performance specified to be designed and installed by the
successful bidding Fire Alarm contractor.
Exclusions:
• We have not included construction phase services (bid phase assistance, submittal review,
DCVR review/response, construction inspections, O&M manual review, and preparation of
record drawings based upon contractor generated mark-ups). Construction phase services
will be negotiated at a later time.
RSA proposes the following lump sum fee for this project:
Project Deliverables
35% Schematic Design
65% Design Development
100% Construction Documents
Reconciliation
Design Subtotal:
CA Services (T&E)
In Office CA
Inspection 1
Inspection 2
Project Closeout
C/A Subtotal:
GRAND TOTALS:
Travel
Mechanical Electrical Costs Total
$17,640.00 $13,680.00 $0.00 $31,320.00
$29,160.00 $22,320.00 $247.00 $51,727.00
$42,000.00 $32,640.00 $0.00 $74,640.00
$5,280.00 $5,280.00 $0.00 $10,560.00
$94, 080.00 $73, 920.00 $247.00 $168, 247.00
$24, 720.00 $20, 280.00 $0.00 $45, 000.00
$2, 880.00 $2, 880.00 $344.00 $6,104.00
$2, 880.00 $2, 880.00 $344.00 $6,104.00
$6,240.00 $3,960.00 $0.00 $10,200.00
$36,720.00 $30,000.00 $688.00 $67,408.00
$130,800.00 $103,920.00 $935.00 $235,655.00
Please review and advise if this proposal is acceptable by issuing us a contract or sending us a
notice to proceed. We look forward to working with you on this project.
rrd/bw
25-0279r2/P25-164
Sincerely,
ffl/.4
Ralph R. DeStefano, P.E.
Principal Mechanical Engineer
Page 2of2
BEAUTIFUL AND INTELLIGENT LIGHTING DESIGN
3187 Airway Avenue, Bldg C, Costa Mesa CA 92626
Introduction
December 2, 2025
Andrew Weiss
KPB Architects
500 L Street Suite 400
Anchorage AK 99501
Re: Harbormaster & South Uplands
o: 949.681.0500
Dear Andrew,
I am pleased to submit this lighting design proposal for the Harbormaster and South Uplands project located in Seward, AK.
First Circle Design, Inc.'s recognition in the architectural world has been achieved by its numerous award -winning, world -renown
lighting designs. Established in 2006, FCD's portfolio includes landscape, site, specialty lighting design for casinos, hospitality, office,
restaurants, retail, mixed -use, sports, live entertainment, and much more! The design team at FCD is committed to illuminating each
Client's vision and achieving all project goals by providing exceptional coordination and communication. During the design process, we
evaluate and propose energy efficient strategies and cost effective management methods. As a leading force in innovative lighting
design utilizing LED technology, First Circle Design, Inc. is the prime choice for a well -coordinated, signature lighting design that is
economical and maintenance friendly.
This document is in three parts as follows:
PART I: Scope of Services
PART II: Investment and Terms
PART III: Services Not Included, Client Responsibility, and General Conditions
Please do not hesitate to call or email me should any questions or comments arise.
Sincerely,
Matt Levesque
Founding Principal
matt@firstcircledesign.com
GUARANTEED HIGH END TECHNOLOGY
PERFORMANCE DESIGN INTEGRATION
PROVEN SYSTEM AND
DESIGN METHODOLOGY
BEAUTIFUL AND INTELLIGENT LIGHTING DESIGN
3187 Airway Avenue, Bldg C, Costa Mesa CA 92626
Scope of Services
Scope of Work
The following areas are included:
• Site including ramps and boardwalk
• Harbor Master interior and exterior
The following areas are not included:
• Leasing building.
• Any areas not specified above.
o: 949.681.0500
Schematic Design
Upon the Client's approval of this proposal, First Circle Design, Inc. (FCD) will proceed with the commencement of the Schematic
Design phase.
FCD will participate in design conferences with the Landscape Architect, Architect, Interior Designer, Client, and other consultants to
discuss and confirm project illumination criteria, project cost guidelines, local energy codes, and design standards, and, will coordinate
schedule parameters.
FCD will provide preliminary design drawings, illustrations, and manufacture cutsheets to further illustrate the lighting design intent.
FCD will submit/present up to (1) design package and (1) revision for this phase of work.
FCD has estimated up to (3) design meetings/conference calls in this phase.
Design Development
Based on the Client's comments of the Schematic Design documents, confirmation of updated backgrounds, and received payment for
any open invoices, FCD will proceed with the Design Development phase.
FCD will provide design drawings in Revit + CAD formats with supporting manufacturer cutsheets.
FCD will coordinate the lighting control system with the project's electrical engineer. FCD will provide control zone layouts and control
interface locations.
FCD will develop photometric lighting calculation studies as necessary to inform on the lighting design intent.
FCD will submit/present up to (2) design packages for this phase of work.
FCD has estimated up to (4) design meetings/conference calls in this phase.
GUARANTEED HIGH END TECHNOLOGY
PERFORMANCE DESIGN INTEGRATION
PROVEN SYSTEM AND
DESIGN METHODOLOGY
BEAUTIFUL AND INTELLIGENT LIGHTING DESIGN
firstcircle
3187 Airway Avenue, Bldg C, Costa Mesa CA 92626
o: 949.681.0500
Construction Documents
Based on the Client's comments of the design documents, budget direction, confirmation of updated backgrounds, and received
payment for any open invoices, FCD will proceed with the Construction Document phase.
FCD will provide updates to all design documents, manufacturer cutsheets and control zone information.
FCD will consult with the Architect/Landscape Architect/Interior Designer to coordinate the lighting details as necessary.
FCD will consult with the Architect/Interior Designer on the lamping and control technology for all decorative fixtures.
FCD will submit/present up to (2) design packages and edits as needed per permit comments for this phase of work. Additional
submissions may warrant negotiation of additional fees.
FCD has estimated up to (4) design meetings/conference calls in this phase.
Construction Administration
Based on the Client's approval of the Construction Document phase and received payment for any open invoices, FCD will proceed
into the Construction Administration phase.
During this phase of work, FCD will continue to coordinate and consult with the Client, Landscape Architect, Architect, Interior
Designer, Electrical Engineer, and Electrical Contractor.
FCD will review manufacturer shop drawings and lighting submittals as needed.
FCD will coordinate with the Architect/Client to respond to Contractor's RFI as required.
GUARANTEED HIGH END TECHNOLOGY
PERFORMANCE DESIGN INTEGRATION
PROVEN SYSTEM AND
DESIGN METHODOLOGY
BEAUTIFUL AND INTELLIGENT LIGHTING DESIGN
firstcircle
3187 Airway Avenue, Bldg C, Costa Mesa CA 92626
Investment & Terms
o: 949.681.0500
Phases
Fees
Schematic Design Fee
$9,200.00
Design Development Fee
$11,270.00
Construction Documents Fee
$13,570.00
Bidding Fee
$2,300.00
Construction Administration Fee
$4,480.00
Hourly Rates
• Principal Designer: $230/hr.
• Senior Designer: $140/hr.
• Document Manager: $130/hr.
• Project Designer: $120/hr.
• Production Assistant: $70/hr.
Expense & Payment Terms
• Per the Architect's primary agreement.
Design Fee Total: $40,820.00
GUARANTEED HIGH END TECHNOLOGY
PERFORMANCE DESIGN INTEGRATION
PROVEN SYSTEM AND
DESIGN METHODOLOGY
BEAUTIFUL AND INTELLIGENT LIGHTING DESIGN
firstcircle
3187 Airway Avenue, Bldg C, Costa Mesa CA 92626
Services Not Included, Client Responsibility, and General Conditions
Services Not Included
Emergency lighting layout and circuiting
Electrical engineering compliance documents.
Egress photometric calculations.
o: 949.681.0500
Client Responsibility.
Prior to commencement of work, the Client shall provide First Circle Design, Inc. with the following information:
SCHEDULE - Project schedule with key milestone dates and a critical path.
VENDORS - List of preferred vendors, if any.
POINT OF CONTACT - Identification of the Project Manager/Coordinator and authorized individuals required in the approval process.
PROJECT DIRECTORY - Directory of all other project consultants including company names, key personnel, addresses, telephone,
and fax numbers.
General Conditions
RESPONSIBILITY - The Lighting Designer is not responsible for equipment failures and delays caused by manufacturers, contractors,
shippers, installers, or users.
APPROVAL - Any substitutions made from the Designer's specification shall require approval by the Designer prior to installation.
ELECTRICAL ENGINEERING - First Circle Design, Inc. does not prepare stamped construction documents, as this is the scope of the
Electrical Engineer.
PROCUREMENT AND INSTALLATION - The Lighting Designer is not responsible for and will not provide either procurement or
installation of any system or hardware.
Thank you for considering First Circle Design, Inc.
Sincerely,
Matt Levesque
Founding Principal
matt@firstcircledesign.com
GUARANTEED HIGH END TECHNOLOGY
PERFORMANCE DESIGN INTEGRATION
PROVEN SYSTEM AND
DESIGN METHODOLOGY
City of Seward Harbormaster Office and South Uplands Timeline
ID
2
e
3
4 it
Task
Mode
5 u ,
6
d
7
8
9
10
12
13
14
16
17
Task Name
NTP
Kickoff Meeting
Boundary & Design Survey
Geotechnical Investigation
35% Design
7r Civil and Building
70- City Council Session
* 65%Design
7r Civil
7r Building
7r 100%Design
7r Site Package
7r Building Design Package
70' Bid Package
71,` Construction
18
19
Duration
1 day
1 day
21 days
21 days
40 days
40 days
1 day
Start
Finish
Predeces
Resource Names
Mon 1/19/26 Mon 1/19/26 R&M
Wed 1/21/26 Wed 1/21/26 R&M,KPB
Mon 2/2/26 Mon 3/2/26 R&M
Mon 2/16/26 Mon 3/16/2E R&M,Discovery
Mon 2/2/26 Fri 3/27/26 R&M,KPB
Mon 2/2/26 Fri 3/27/26
Mon 3/9/26 Mon 3/9/26
38 days
26 days
38 days
41 days?
31 days
31 days
21 days
239 days
Building Foundations and Site Work 44 days
Buidling Construction 106 days
Paving and Site Finishes
65 days
Wed 4/1/26 Fri 5/22/26 6
Wed 4/1/26 Wed 5/6/26 R&M
Wed 4/1/26 Fri 5/22/26 KPB
Mon 5/11/26 Mon 7/6/26 10
Mon 5/11/26 Mon 6/22/26 R&M
Mon 5/25/26 Mon 7/6/26 KPB
Tue 7/7/26 Tue 8/4/26 14 KPB,R&M
Tue 9/1/26 Fri 7/30/27 15 R&M
Tue 9/1/26 Fri 10/30/26
Mon 11/2/26 Mon 3/29/2717
Mon 5/3/27 Fri 7/30/27
12111281125
B R&M
. 1/21
Febryary
2/1 1 2/8 I2/151 2/22
March IApf111 May Rune IJul'/ IAugU September October
3/1 I 3/8 I 3/15 13/221 3/29I 4/5 I 4/1214/1914/261 5/3 1 5/10 I 5/17152415/31 6/7 I 6/14 I 6/21 16/281 7/5 17/1217/191726 I 8/2 1 8/9 18/1618/23 I 8/30 9/6 9/13 9/20 9/27 110/4 I10/11I10/1811025
R&M
R&M,Discovery
• 3/9
&M
KPB
R&M
KPB
2827
November De9ember IInary I Febryary I March 'April I May IJun4 14N
11/1 111/8 I11/151112211129I 1J/6112/131122011J271 1/3 11/1011/171124 I 1/31 1 2/7 12/141 2211 2281 3/7 I 3/1413/21 3/281 4/4 I 4/11 14/1814/25 1 5/21 5/9 1 5/161523 15/301 6/6 I 6/13 I 620 I 6271 7/4 17/11 17/18 I 72
A
8,
Design Development and Construction Schedule, draft December 2025 Page 1