E2. Fire Station 63 Task Order 2KALISPELL
REPORT TO: Jarod Nygren, City Manager
FROM: Jay Hagen, Fire Chief
SUBJECT: Professional Services Recommendation and Contract Approval
for New Fire Station 63
MEETING DATE: July6, 2026
BACKGROUND:
The City previously completed Task Order 1 (Programming and Site Analysis) for the
Fire Station 63 project. The project now proceeds into Task Order 2, which includes
full design, permitting, procurement, and construction phase services for the new
station at 490 Mountain Vista Way in Kalispell.
Task Order 2 advances the project from conceptual planning into implementation and
includes coordination of architectural, multidisciplinary engineering, and specialty
consultant services required to deliver a fully constructed facility.
REQUIRED SERVICES: The consultant will provide services for the following phases for
this facility project as follows:
• TASK ORDER 2:
o
Schematic Design
$ 192,436.67
o
Design Development
$ 277,078.27
o
Construction Documents
$ 384,887.07
o
Permitting/Procurement
$ 66,793.00
o
Construction Administration
$ 311,682.40
o
Subtotal
$1,232,877.40
o
Reimbursables
$ 15,000.00
0
Total
$1,247,877.40
• Schematic Design: Develop conceptual design and preliminary cost estimate
and schedule. This phase explores the building's size, layout, and basic
systems, and program alignment.
• Design Development: The design is refined and coordinated in greater detail.
Drawings and outline specifications are prepared to describe major building
systems, materials, and quality levels. The budget and schedule are further
reviewed and updated, including a more detailed cost estimate.
• Construction Documents: Complete final drawings, specifications and
contract documents for project procurement. These documents are used for
permitting and form the basis for contractor bidding and the construction
contract.
Bidding Phase: Assist with public bidding, contract preparation, and permitting.
• Construction Administration: Construction administration of the contract
between the Owner and Contractor. Services include periodic site visits, review
of shop drawings and submittals, responses to Requests for Information,
review of pay applications and change orders, participation in progress
meetings, and support through project closeout.
RECOMMENDATION: Staff recommend approval of Task Order 2 with LSW Architects,
PC to proceed with design, permitting, and construction phase services based on
their demonstrated expertise and performance on Task Order 1, as well as their ability
to provide comprehensive, coordinated professional services for this phase of the Fire
Station 63 project.
ACTION REQUESTED: Motion to approve Task Order 2 with LSW Architects, PC and
authorize the City Manager to execute the professional services agreements for
design, documentation, and construction phase services for Fire Station 63.
FISCAL EFFECTS: Funding for the new station will come from the Emergency
Responder Levy (Fund 2273) Line 2273-416-42400-947.
ALTERNATIVES: As suggested by the City Council
ATTACHMENTS: Professional Services Agreement, Task 2, and Exhibit A- Budget
Summary
TASK ORDER NUMBER TWO
AGREEMENT TO FURNISH ARCHITECTURAL/ENGINEERING SERVICES
to
CITY OF KALISPELL
for the
A NEW FIRE STATION 63
DESIGN, DOCUMENTATION AND CONSTRUCTION PHASES
This Task Order provides for professional architectural/engineering services to be
performed by LSW ARCHITECTS, PC. (hereinafter the Consultant), for the CITY OF
KALISPELL (hereinafter the City), in accordance with Professional Services Agreement for
a NEW FIRE STATION 63, dated June 5, 2026 hereinafter the (Agreement). All
provisions of the Agreement are incorporated by reference. This Task Order represents an
authorization to proceed with the scope of services, schedule, and compensation described
herein. This Task Order, when executed by both parties, shall become a supplement to and
part of the basic Agreement.
The Consultant agrees to furnish the following professional architectural/engineering
services in connection with the NEW FIRE STATION 63, hereinafter referred to as the
Project and generally described as follows:
ARTICLE 1. PROJECT UNDERSTANDING
The project scope will consist of approximately a single -story 7,600 square foot new
construction fire station. The budget is approximately $7,075,000.00. See Exhibit A- Budget
Summary Report for breakdown of budget into estimated Soft Costs, Hard Costs, Owner
Contingency, Owner FF&E and Additional Costs.
The primary objective of this task is to provide design, permitting and procurement, and
construction phase services for Architectural, Civil, Landscape, Structural, Mechanical,
Plumbing, Electrical, Fire Suppression, ICT, Cost Estimating, Acoustic, Envelope, and
Owner's Representative services. This proposal also includes additional Traffic study services
and a final Geotechnical report.
Scope also includes community engagement process.
The following is the list of probable project spaces and project characteristics: See Pre -Design
and Programming Report dated June 5th, 2026 for full program requirements.
Fire Station 63:
• Two full-length drive -through apparatus bays with a third bay to be designed as an
Add -alternate.
• Kitchen, dining, and dayroom areas
• Three Individual sleeping rooms with Two additional designed as Add -alternates
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• Toilet and shower facilities
• Fitness
• Conference/Training room as Add -alternate
• EMS supply and operational storage
• Personal protective equipment storage
• Decontamination and cleaning areas
The site is located at 490 Mountain Vista Way, Kalispell. As part of Task 1, a survey and initial
Geotechnical investigation has been completed.
ARTICLE 2. ASSUMPTIONS
It is assumed the Architect will provide Design, Documentation, Permitting and Construction
Phase services consistent with industry and the Architect's professional standards.
Additionally, it is assumed that Civil Engineer will provide drawings based on Engineer's
drafting standards with a sheet border to be provided by the Client. Technical specifications for
Site Civil items will be based on Montana Public Works Standard Specifications (MPWSS), Th
Edition and City of Kalispell Modifications to MPWSS. All design work will be in conformance
with the City of Kalispell Standards for Design and Construction.
ARTICLE 3. SCOPE OF SERVICES
The Architect agrees to furnish the following professional services in connection with theNEW
FIRE STATION 63 —CITY OF KALISPELL, hereinafter referred to as the Project.
A. PROJECT MANAGEMENT & OWNERS REPRESENTATION
The Consultant will perform project management throughout the duration of this phase.
The Consultant will maintain the project on their computer system and maintain project
files. The Consultant will keep an electronic record of the project throughout the task
order duration. At the end of the project, the Consultant will archive the electronic and
hard copies of the project records and provide the city with all digital copies.
Throughout the task order, the Consultant will coordinate with the City to obtain their
comments, reviews, and approvals for a general direction on how to proceed.
The Consultant will prepare monthly invoices, including an invoicing summary sheet, that
will show the work amount completed and amount remaining.
The Consultant will prepare and update project schedules and project budgets as part of
this task order.
Deliverables: Agreements, agendas, project meeting minutes. Monthly Invoices and
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Invoice Summaries. Updated Project Schedules and Project Budget. This will be
transferred to the City via PDF's, along with any digital documents in the appropriate
software platforms.
B. BASIC SERVICES
Basic Services include Schematic Design, Design Development, Construction
Documents, project manual specifications, permit submittal and response, and
Construction Phase services for Architectural, Structural and MEP scope of services.
1. ARCHITECTURAL SERVICES
LSW Architects & TCA Architecture + Planning, Inc.
Scope to include Architectural design and documentation consistent with industry and
the Architect's profession standards for Schematic Design, Design Development,
development of Contract Documents drawings and specifications, Permitting and
Procurement submittal, responses to Agency comments, responses and review of
RFIs, submittals, and Construction Administration services.
Deliverables to include 100% Schematic Design drawings and narratives, 100%
Design Development drawings and outline specification, Construction Documents
50% or 75% set to be verified in coordination with either GC/CM or pricing estimate
project delivery method to be determined during Schematic Design, Permit Set, and
Bid Set.
2. STRUCTURAL ENGINEERING SERVICES
Morrison Maierle
Scope to include selection, design and engineering of a structural system.
Development of foundation based on the structural framing system and geotechnical
recommendations.
Deliverables: design narratives, milestone review sets and stamped and signed
construction documents. Permitting and Construction Phase services include responding
to Agency review comments, review of RFIs, shop drawings and submittals for structural
scope of work.
3. MECHANICAL, ELECTRICAL AND PLUMBING ENGINEERING
Morrison Maierle
Mechanical, Electrical, and Plumbing Engineering design work including full design of
air distribution and control system for heating and cooling, as well as design of design of
plumbing system, fire protection sprinkler performance specifications, power and
lighting distribution systems, fire detection and alarm system performance specification,
radon and low -voltage system rough -in all to be provided by owner/contractor.
Mechanical to include: design of heating, ventilation, and air conditioning (HVAC)
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systems for the building.
Electrical to include: Design of the electrical service entrance equipment for the building
including initial estimated load calculation and final NEC calculated demand loads.
Electrical site and lighting plan for the area surrounding the building. Power system
layout and circuiting for the building. Luminaire design: Interior/exterior lighting control
system layout that meets the International Energy Conservation Code (IECC)
requirements. Design of a fire alarm system in the building will be delegated design. The
Contractor will be responsible for battery calculations, wiring layouts, and manufacturer -
specific design. Telephone/data system rough -in design with boxes and conduit stubbed
to the accessible ceiling, coordinated with the ICT design. Provide a diesel fuel type
generator backup system design sized for the whole building, with allowance for planned
future expansion loads, and provisions for load -shedding.
Electrical exclusions include: Design of EV charging stations, UPS backup power
system, alternative energy system such as solar photovoltaic or wind, Arc Fault
calculations and printing of labels, and coordination study of overcurrent protective
devices.
Electrical Deliverables to include: stamped and signed construction documents
consisting of general notes, mechanical equipment schedules, details, duct or pipe plans,
and 3D views/section views, load calculations and final NEC calculated demand loads.
Plumbing to include: design of the following plumbing systems or components: Water
service entrance riser, Domestic water distribution system, Domestic hot water heating
equipment, Sanitary waste and vent piping, Roof drainage systems, Sand -oil interceptor
for the apparatus bay trench drains, Grease waste piping and grease interceptor for the
domestic kitchen, if required, Radon abatement systems.
Provide plumbing fixture options for the Architect and Owner's selection to meet the
needs of the building. The plumbing fixture selection will be limited to two revisions.
The plumbing design will extend up to 5-feet from the exterior perimeter of the building,
where the site civil engineer will show all work from that point to their connection/
termination.
Plumbing exclusions include: Design of roof drainage scuppers, gutters, and downspouts,
and Foundation drainage systems.
Plumbing Deliverables to include: Deliver PDF stamped and signed construction
documents consisting of general notes, plumbing schedules, pipe plans, details, and/or
3D views/section views.
C. ADDITIONAL CONSULTANT SERVICES
Additional Consultant Services include Schematic Design, Design Development,
Construction Documents, project manual specifications, permit submittal and response, and
Construction Phase services for Civil and Landscape, Acoustics, Envelope, Cost Estimating,
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Fire Suppression, Geotechnical, Transportation, ICT, and Owner's Representative Advising
services. Additional scope outside of basic services for Architectural, Structural and/or MEP
are also included within Additional Consultant Services.
1. CIVIL ENGINEERING AND LANDSCAPE ARCHITECT SERVICES
DJ&a
Civil engineering design services, including grading and drainage, stormwater
management, and utility design.
Landscape architecture design services, including site planting plans, irrigation design,
and streetscape improvements.
This scope of work includes civil engineering, landscape architecture, and associated
coordination necessary to produce a complete, permitted, and stamped set of civil and
landscape contract documents suitable for construction bidding and permitting.
Deliverables include preparation and submittal of a 50% Design Development (DD)
package, a Draft 90% Contract Documents (CD) package, and a Final Stamped 100%
Contract Documents (CD) package.
Design parameters for this phase will be based on the findings, recommendations, and
conceptual site design developed during the pre -design phase, updated to reflect any
revised building programming, geotechnical findings, or direction from the City and
project team.
Civil/Site Schematic Design (SD) phase services are currently being performed under the
Task One scope and agreement and are not included in this scope of work. Any work
associated with the SD phase, including SD deliverables, review, and coordination, will
continue to be governed by that existing agreement.
2. FIRE SUPPRESSION
Morrison Maierle
Provide a fire suppression design set that outlines the location of fire sprinkler piping and
fire sprinkler heads. Fire suppression drawings will include the following: References to
applicable codes and standards, Classification of protected commodities, Confirmation of
adequate water supply and fire service line sizing, Fire riser location(s) with riser valving
schematic, Location of fire department connection, Location, type, and the number of
sprinklers for the project, Location, type, and pipe size for the entire project, Location,
type, and size of hangers, sleeves, and seismic bracing, Location of all drainpipes, flush
connections, and test connections, Hydraulic and seismic bracing calculations.
Provide engineering recommendations on the following systems: Site fire hydrant
locations (confirming existing locations are adequate), Hydrant fire now requirements,
advice on meeting building fire protection code requirements for Occupancy
Classification(s), General building heights and areas, and Fire separations.
The fire suppression design will begin at the interior flange of the fire service line.
Fire suppression drawings shall be used to obtain both the building permit and the fire
sprinkler permit. Fire Sprinkler Contractor is required to submit our drawings to obtain a
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fire sprinkler permit eliminating the need for them to provide their own design.
Deliverables to include stamped and signed construction documents consisting of general
notes, specifications, schedules, details, pipe plans, 3D views, and/or section views.
Exclusions include: Design is based on following prescriptive code criteria of applicable
NFPA Codes and local jurisdiction requirements; Insurance requirements, waivers, and
equivalencies; Commissioning or testing of fire protection system(s); Hydrant now
testing (to be completed by others); Loose material list and fabrication reports; Provide
cistern site development and installation design; Site fire service piping design; Pump
house structure and foundation design; and Design of site fire hydrants.
3. INFORMATION AND COMMUNICATIONS TECHNOLOGY (ICT)
Morrison Maierle
Provide design of category 6/6A cabling infrastructure, which includes the following:
Horizontal cabling with conduit / j-hook / cable tray infrastructure and cable
pathways/routing throughout the building. Horizontal cabling includes work area outlet,
conduit infrastructure to ceiling, and cabling pathways back to a patch panel inside a rack
with testing requirements; IT equipment room design includes the design of equipment
racks with patch panels, cable management, ladder rack, backboards, and grounding.
Passive equipment only; Wi-Fi layout, including cabling, jacks, and faceplates.
Provide access control system design, including cabling, controllers, I/O boards, card
readers, power supplies, access cards, request -to -exit devices, and door position
switches. Coordinate with the electrical engineer on power requirements and the
Architect -provided door hardware schedule.
Provide design of the video surveillance system, which includes camera layout and
design with Owner direction for coverage required, rack -mounted video recording, and
the video management system.
Provide design of the overhead paging system, including head -end equipment, speaker
selection, and cabling design.
Exclusions include: Design of any active equipment including wireless access points,
Ethernet switches, servers, UPS', firewalls, and routers; Design of intrusion detection
system; Design of Audio -Visual systems, including sound systems (a subconsultant
would need to be engaged by architect if required); Design of Distributed Antenna
Systems (DAS) (a subconsultant would need to be engaged by architect if required);
Design of Emergency Responder Communication Enhancement Systems (ERCES)(a
subconsultant would need to be engaged by architect if required).
4. ACOUSTICS
Listen Acoustics
Acoustical engineering and audiovisual (AV) design work for the described project
needed to accommodate and/or serve the proposed project. Scope of consulting includes
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Room Acoustics: (conceptual sketches and descriptions of room shaping and room
finishes, and sound control details to provide useful sound reflection where practical,
avoid echo -producing sound reflections, and control reverberation as necessary), Noise
and Vibration Control (recommendations, sketches, details, product descriptions and
specification information for all major HVAC, plumbing, and electrical equipment items
to limit noise and vibration to the building spaces, including critical acoustical spaces.
Recommendations for major air handling systems to mitigate fan or airflow noise in
critical acoustical spaces), Sound -Isolation Construction (detailed concepts, sketches,
product descriptions, specification information, and review of building shell
construction, walls, windows, doors, and floor/ceiling assemblies and interior partitions
to minimize exterior noise from mechanical equipment, vehicles, and to control sound
transfer between interior spaces, AV Systems Design for Sound and Video systems.
ENVELOPE CONSULTING SERVICES
Element Building Envelope Consultants
Scope includes third -party building envelope consultation services related to the
development's exterior building envelope systems. Services will occur during design
and construction stages. During the design stage, Consultant will review deliverable
documents at specific project milestones in alignment with the Architectural
deliverables. During the construction stage, Consultant will assist the project team with
the construction administration service, conduct periodic field review to assist the
contractor with the construction of mock-ups and verify general compliance of the
construction with the construction documents, witness field performance testing and
assist with project closeout.
6. GEOTECHNICAL SERVICES
Alpine Geotechnical
Final Geotechnical Analysis: Conduct additional geotechnical drilling, sampling,
more comprehensive laboratory testing including strength and consolidation testing,
final geotechnical analysis, and preparation of the final geotechnical report. This final
report budget also includes two (2) infiltration tests per City of Kalispell requirements
for final stormwater design.
7. OWNER'S REPRESENTATIVE SERVICES
Tell Construction Advisors
Owner Representative Services include: Independent budget oversight and financial
accountability, Schedule discipline and decision tracking, Contractor procurement
strategy and execution, Construction -phase financial oversight (pay applications,
change orders, contingency), Project closeout and operational turnover and support
the project from SD through project closeout.
8. TRANSPORTATION ENGINEERING SERVICES
Heath & Associates
Scope to include Data Collection and Traffic Analysis at the intersection of Farm to
Market Road & Mountain Vista Way for Signal Warrant Analysis.
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9. COST ESTIMATING SERVICES
CDK Enterprise Inc
Scope and role in providing Full Design and Procurement Phase includes: Participation
in a collaborative review including redline comments throughout the design process at
critical stages, Schematic Design, Design Development and Permit & Bid Set. Review
and update preliminary construction budget at critical design stages, Schematic Design,
Design Development and Permit & Bid Set. Conduct a preliminary bid process to
validate budget estimates for critical construction scopes; Civil/Site, Foundation,
Structure, MEPFS and General Contractor Fees. Identify and evaluate cost-effective
alternatives & value -engineering opportunities (as warranted and needed). Assist
architect & client with the review, vetting, and selection of a General Contractor.
Assist/supplement the general contractor with an independent bidding process focused on
delivering the project on time and on budget. Generate and provide material take -offs,
purchase order worksheets, and detailed scope of works to be shared with General
Contractor, Subcontractors and Suppliers to ensure consistency throughout the bidding
process. Provide supporting role throughout the bidding process to ensure the final
project cost is in alignment with budget expectations.
Potential Additional Services (at Client's request; not included in Lump Sum Fee):
• FF&E consulting and/or procurement assistance is not included in this Task scope
but can be added as additional service
• 3d digital or physical models other than itemized in Scope of Services
• Scope changes due to deviations from defined Scope of Project
• Changing or editing previously prepared documents due to unforeseen conditions
• Services necessitated by decisions of the Client not rendered in a timely manner or
any other failure of performance on the part of the Client or Client's consultants and
contractors.
Summary of Services Not Provided:
• Specialty lighting selection, structural support
• Hazardous material identification, testing, and/or abatement
• Permit/Agency Process fees
• Professional services that the Architect and/or Consultants are not licensed to
perform.
ARTICLE 4. SCHEDULE
It is anticipated that those services listed above will be completed based on the durations
indicated below from the date of a signed agreement:
Schematic Design:
8 weeks
Design Development:
14 weeks
Construction Documents:
16 weeks
Permitting/Procurement:
20 weeks*
Construction Administration:
16 month construction duration**
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*Note: The timeliness of agencies having jurisdiction reviews/approvals and contractor
bidding/construction are not controlled by the Architect and may vary.
**Note: Construction duration to be determined by GC. Fees are based on estimated
duration shown and may be adjusted once confirmed.
The schedule may be modified to accommodate the City's calendar or Owner feedback, if the
Consultant foresees a potential impact to the schedule the Consultant will communicate with
the Owner and work collaboratively to maintain a mutually agreeable schedule to meet the
needs of the project.
ARTICLE 5. REIMBURSABLE EXPENSES
Reimbursable expenses for large format printing, travel over 50 miles, and associated
lodging (if required) will be invoiced at cost without mark-up, not -to -exceed $15,000 for this
phase of services. Supporting documentation for all reimbursement will be provided with
invoices.
ARTICLE 6. COMPENSATION
A. BUDGET AND PAYMENT
The budget for those services described above under Article 3, Scope of Services, shall be
paid on an Lump Sum Fee basis not to exceed $1,232,877.40.
The Consultant will invoice the City on a monthly basis for work completed. The City will
make payments within 30 calendar days of the invoice.
The budget for those services described above under Article 5, Reimbursable Expenses, shall
not exceed a ceiling of $15,000.00.
The total potential compensation shall not exceed $1,247,877.40.
DATED this 5th day of June, 2026
CITY OF KALISPELL
By:_
Title:
LSW P
By:
Casey Wyckoff, P mciple
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