WEBER STATE - LoopNet
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WEBER STATE HOSPITALITY DEVELOPMENT OPPORTUNITY CHRIS FALK, CCIM, SIOR [email protected] 801.416.1024 This document has been prepared by Newmark Grubb ACRES for advertising and general information purposes only. While the information contained herein has been obtained from what are believed to be reliable sources, the same has not been verified for accuracy or completeness. Newmark Grubb ACRES accepts no responsibility or liability for the information contained in this document. Any interested party should conduct an independent investigation to verify the information contained herein.
Transcript of WEBER STATE - LoopNet
CHRIS FALK, CCIM, SIOR [email protected] 801.416.1024
This document has been prepared by Newmark Grubb ACRES for advertising and general information purposes only. While the information contained herein has been obtained from what are believed to be reliable sources, the same has not been verified for accuracy or completeness. Newmark Grubb ACRES accepts no responsibility or liability for the information contained in this document. Any interested party should conduct an independent investigation to verify the information contained herein.
TABLE OF CONTENTS
OFFERING OVERVIEW
OFFERING OVERVIEW
Weber State is pleased to offer the land described herein for exclusive future development of a hotel and hospitality site. The land contains approximately 2.99 acres and contains approximately 604 linear feet of frontage on Harrison Boulevard (“Property”). Of such, approx. 2.38 acres are owned by WSU and approx 0.6 acres are owned by the US Govt. A Land swap and/or relocation of a water pipe will be part of any development to follow.
Weber State intends to sell the Property outright to a party (“Buyer”) after soliciting and carefully reviewing all proposed submissions by interested parties to acquire, construct, and operate a first-class hospitality project.
Weber State reserves all rights and contingencies as outlined herein and as contained in future purchase contract(s) regarding University, Board of Regents, and other state approvals as deemed necessary. Weber State also reserves the right to outline the use and restrictions of the Property whereas the Property is being offered to fulfill specific function as outlined herein.
For any questions regarding the property, process, and/or Property, please contact:
2.99 ACRES EFFECTIVE ACRES
(please do not contact Weber State directly)
30,000 AADT TRAFFIC COUNT
2.38 ACRES - WSU 0.6 ACRES - US GOV’T
4
WSU
PROPERTY TITLE
Weber State will be working through Sue Heiner of First American Title for escrow and title. Though not required, it would be preferred that any buyer work through Ms. Heiner given the potential complexities. For title information, Ms. Heiner can be reached at sheiner@firstam. com or 801-479-6600.
Click here to view the title report.
SUE HEINER 801-479-6600
UNITED STATES LAND SWAP
The below highlighted parcel is currently owned by the United State Government and managed by Pineview Water Systems. This is an underground pipe that will need to be relocated for future development. Weber State has verbally confirmed a developer’s ability to do so and understands the timeframe(s) that may be necessary to engineer, request, and be granted the rights by the United States government do to so. Likely a land “swap” will be negotiated and directed by the government.
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Weber State recognizes that such a task may require time and is prepared to patiently work closely with the Buyer to expedite this process. However, all work, conversations, negotiations, engineering, removal, and reinstallation of this system will be the sole responsibility of the Buyer.
Pineview Water Systems is the managing entity for the US Government easement and the pipeline.
BENJAMIN QUICK General Manager Pineview Water Systems (801) 726-9044
APPROX. 0.607 ACRES
STORM DRAIN INFORMATION
Per the attached study herein, WSU is receiving feedback suggesting that the pipeline in Harrison Blvd does not have capacity to take the unrestricted flow from the Property. Ryan Cathey of Talisman Civil Consultants has modeled that
a new pond about half the size of the current pond could restrict flow enough to allow the pipelines to accommodate the flow. Ryan may be contacted for further insight and discussion.
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Exhibit 1: 10 Year Storm - Existing Conditions
Page 1 of 127 Siemon Company Drive Suite 200 W Watertown, CT 06795 USA +1-203-755-1666
3/28/2019
Pipe 1186
Pipe 789
Pipe 841
Pipe 842
Pipe 1081
Pipe 1079
Pipe 1811
Proposed Pond Relocation
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TALISMAN CIVIL CONSULTANTS, LLC 5217 South State St, Suite 200, Murray, UT, 84107 | 801.743.1300 | www.talismancivil.com
April 9th, 2019 Subject: WSU Southern Pond/Dee Events Center Storm Water Analysis
1.0 – Introduction We have received a request to assess the proposed location of a hotel development near Weber State University’s Dee Events Center and the resulting consequences to the existing storm drain system and Ada Lindquist Plaza pond. This analysis is an expansion upon the Storm Drain Master performed by Talisman Civil Consultants (TCC) and provided to WSU in 2017. The basis of this analysis is the data and SewerGEMS hydraulic models of said master plan.
1.1 – Overview The proposed development is located in a landscaped area approximately 800 feet west of the Dee Events Center. Currently, there is an approximately 54,000 cubic foot pond. We have designated this pond the Athletics Pond. It is located in the northern part of the landscaped area and detains runoff from the Dee Events Center and parking lot before discharging to a large 36” storm line that runs parallel to Harrison Blvd before ultimately discharging to the WSU Ada Lindquist Plaza pond. This pond is found to overflow in the event of 25 year, 24-hour storm. The purpose of this analysis is to better understand the downstream consequences if this pond was removed.
There are several criteria which are important for this analysis and are as follows:
Design criteria identified by the Ogden City Storm Water Design Standards. Significant points include, but are not limited to:
• Storm drain pipes are to adequately convey the 10-year, 24-hour storm. • Detention facilities shall be designed using the 25-year, 24-hour storm. • Retention facilities shall be designed using the 100 year, 24-hour storm.
Additionally, aspects that are important to Weber State have been identified as such:
• An in-depth analysis on the WSU Ada Lindquist Plaza pond: o Does the Ada Lindquist Plaza pond have enough volume to handle unrestricted
flow from the area tributary to the Athletics Pond? o Is expansion of the Ada Lindquist Plaza pond required to detain the additional
flow rate from the area tributary to the Athletics Pond? • Can the 36” storm drain line running parallel to Harrison Blvd handle the unrestricted flow?
o What are the capacity of these lines? o What are the estimated volumetric flow rates during a 10-year event?
TALISMAN CIVIL CONSULTANTS, LLC 5217 South State St, Suite 200, Murray, UT, 84107 | 801.743.1300 | www.talismancivil.com
2.0 – Analysis and Results This section will be broken up into three separate parts detailing the consequences to the storm drain lines parallel to Harrison Blvd, the impacts to the WSU Ada Lindquist Plaza pond, and the proposed relocation of the Athletics Pond, respectively.
2.1 – Storm Drain Lines Currently, discharge rates to this storm drain lines parallel to Harrison Blvd are controlled by the outflow structure of the Athletics Pond. These lines can be identified within the attached exhibit. The lines are 36” in size and ultimately discharge to the WSU Ada Lindquist Plaza pond. These lines adequately convey the 10-year storm flows when the discharge rate is controlled by the Athletics Pond.
Upon the removal of the pond, unrestricted flows into the storm drain system under Harrison Blvd cause these pipes to become over capacity and they do not adequately convey the 10-year storm flows. See below for a tabular summary of these lines. They are ordered southernmost to northernmost and can be identified in the attached exhibit.
It is important to note that the pipe capacity is based on Manning’s equation, which is highly dependent on the slope of the pipe. The pipe slopes from the master plan were derived from AGRC LiDAR data for surface elevation, and inverts depths were manually measured by TCC in 2016. The capacities of these lines may be subject to change if a full utility survey were performed.
Table 1 – Harrison Storm Drain Line Metrics Pipe
Name
Flow/Capacity Unrestricted
(%) 1186 36 0.010 65.18 50.94 78.15 79.18 121.48 789 36 0.011 69.14 67.23 97.23 109.62 158.54 841 36 0.025 105.39 79.92 75.83 117.30 111.30 842 36 0.019 91.50 80.73 88.22 118.43 129.43
1081 36 0.036 126.23 81.23 64.35 117.83 93.35 1079 36 0.018 89.08 84.52 94.88 119.95 134.65 1811 36 0.091 201.37 89.65 44.52 127.61 63.37
2.2 – WSU Ada Lindquist Plaza pond The impact to downstream infrastructure effects not only the storm drain lines along Harrison, but the WSU Ada Lindquist Plaza pond as well. The Ada Lindquist Plaza pond is where most of the storm drain runoff from the entire campus is ultimately directed. The pond has a 2’x4’ outlet located on the west side at an elevation of 4617 ft for normal discharge and volume control. For emergency overflow control, a 5’ diameter riser is located on the western pond bank at an elevation 4627.5 Per the Ogden City requirement, the pond needs to be sized according to the 100-year storm event. Furthermore, the discharge rate is to be limited to 0.2 cfs per acre. The Ada Lindquist Plaza pond has approximately 232.5 acres tributary to it. This results in a discharge rate of 46.5 cfs. The 2’x4’ outlet currently allows discharge rates greater than this. Per the master plan, if the pond were to be limited to a discharge
TALISMAN CIVIL CONSULTANTS, LLC 5217 South State St, Suite 200, Murray, UT, 84107 | 801.743.1300 | www.talismancivil.com
rate of 46.5 cfs, the volume of the pond would need to be increased by 175,000 cubic feet.
During current conditions when the discharge rate is controlled by the Athletics Pond, the maximum discharge rate of the Ada Lindquist Plaza pond is calculated to be 80.60 cfs. The maximum water elevation is calculated to reach 4621.62 ft, and the maximum pond volume is calculated to be 554,000 cubic feet. The pond is able to adequately detain the 100-year storm during current conditions.
Upon the removal of the Athletics Pond, storm flows from the Dee Event’s Center parking lot flow unrestricted into the Ada Lindquist Plaza pond. The maximum discharge rate is calculated to be 95.08 cfs. The maximum water elevation for the proposed conditions is calculated to reach 4622.89 ft. The maximum volume is calculated to be 690,000 cubic feet. The Ada Lindquist Plaza pond is robust enough to handle the additional unrestricted flow from the Dee Events Center and surrounding areas.
The difference in maximum water levels between the current and proposed scenarios is small for two reasons; the first is because the higher the pond elevation is, the greater the surface area of the pond becomes. This means it takes a greater volume of water for the pond water level to rise a set vertical distance. The second reason is that the once the 2’x4’ outlet becomes inundated, it becomes under pressure. The higher the water elevation above the outlet is, the more pressure it is under. The greater pressures result in greater flow through the outlet and the outlet actively responds to control pond volume.
See Table 2 below for a tabular summary of the Ada Lindquist Plaza pond for the current and proposed scenarios.
Table 2 – WSU Ada Lindquist Plaza Pond Metrics
Ada Lindquist
Plaza Pond
Existing Conditions 4617 4627.5 4621.62 554,000 80.60 Yes
Proposed Conditions 4617 4627.5 4622.89 690,000 95.08 Yes
2.3 – Relocation of Athletics Pond Because the Ada Lindquist Plaza pond can handle the additional flows, but the lines under Harrison cannot, it is proposed that an underground detention facility be implemented to reduce the amount on storm flow entering the lines along Harrison. The detention facility would be located subsurface, underneath the pavement southeast of the Robert L. and Annette Marquardt Field House. A detention facility here would intercept more than half the storm flows stemming from the Dee Events Center and parking lot. A volume of 30,000 cubic feet would be required to detain the 25-year storm per Ogden City requirements. A maximum release rate of 10 cfs would be required to control discharge rates as to not overwhelm the Harrison lines during the 10-year storm. See the attached exhibit for the proposed relocation of the Athletics Pond.
TALISMAN CIVIL CONSULTANTS, LLC 5217 South State St, Suite 200, Murray, UT, 84107 | 801.743.1300 | www.talismancivil.com
3.0 – Conclusion The Dee Events Center and surrounding parking lot is a large swath of impervious area. During major storm events, a significant amount of storm water volume is directed via storm drain infrastructure to the Athletics Pond, where it is detained, and the release rate is controlled. This pond is predicted to overflow during the 25-year storm event. If this pond is to be completely removed, the WSU Ada Lindquist Plaza pond is robust enough to handle the additional volume. However, the storm drain lines running parallel to Harrison Blvd cannot. It is recommended that the pond be maintained or relocated such that storm flows from the Dee Event’s Center and the surrounding lots can be intercepted, and a discharge rate can be controlled as to not overwhelm downstream infrastructure.
If you have questions on the above comments, please feel free to call me at my direct number of (801) 743-1308
Sincerely,
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Station
BUS RAPID TRANSIT DEVELOPMENT PLAN
The Ogden/Weber State University (WSU) Bus Rapid Transit (BRT) is a 5.3-mile project connecting from the Ogden FrontRunner commuter rail station to Weber State University and McKay Dee Hospital. This project is the result of many years of planning and public outreach. The Wasatch Front Urban Area Long Range Transportation Plan 2004- 2030 first called for a transit project connecting downtown Ogden and WSU. It was identified as a first phase project, which means the project is needed in the near future. Since then UTA and project partners have engaged the public in planning efforts. In late 2015 an alternatives analysis report for the corridor was published. After extensive study and public outreach, the locally preferred alternative for BRT was adopted.
The Ogden/WSU BRT will improve and replace the existing route 603, which is one of Ogden’s top performing routes. It will include 13 stations and exclusive bus lanes from 32nd Street & Harrison up to the Dee Events Center. This line will have 10-minute service from 8:00 am and 5:00 pm with 15-minute service the remainder of the day on weekdays, operating a total of 20 hours a day. Weekend service will run every 15 to 30 minutes. The project will include transit signal priority and uniquely branded stations and vehicles.
For further information regarding this project, Contact:
TODD FINLINSON UDOT: Bus Rapid Transit Planning T 801.620.1619 [email protected]
H AR
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US Govt
REQUIREMENTS
BRANDING AND LINE OF HOSPITALITY THAT REPRESENTS THE GROWTH, PROFESSIONALISM, AND CULTURE WEBER STATE
NEEDS MEETINGS ROOM
WEBER STATE RIGHTS FOR HOSTING FOOTBALL, BASKETBALL, ETC.
Weber State intends to work closely with the developer that is chosen to assist and provide feedback when and where possible. Whereas Weber State would likely have visitors, representatives, and partners potentially staying at this location, its hope would be that the project is done in a professional manner of high-quality of workmanship and design. Feedback that the University would provide is regarding operation and design of such is as follows:
• Anticipation that the project would contain a minimum of 110 beds
• Branding and line of hospitality that represents the region, professionalism, and culture of Weber State University
• Anticipation that design would include meeting room and similar-use space for the potential need(s) of visiting athletic teams, conferences, workshops, etc.
• The ability for Weber State to discuss rights and/or options for preferred reservations regarding hosted athletic events, conferences, workshops, etc.
• Feedback that Weber State estimates accommodating upwards of 300+ events annually at campus, all of which would provide potential need(s) for the hotel in varying manners
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HOUSEHOLDS
INCOME
BUSINESS
Source: Esri Business Analyst
INTRODUCTION Ogden’s skyscrapers are Ben Lomond Peak, Mount Ogden, and Strawberry Peak. Rather than see a lot of celebrities here, you’ll see plenty of stars. Ogden is full of good eats and a huge playground. Whether you’re enjoying the serenity of our mountains or the eclectic vibe of downtown and the notoriously charming Historic 25th Street, Ogden has plenty to offer.
HISTORY The first settlement of Ogden occured in 1846 by trapper Miles Goodyear as a trading post named “Fort Buenaventura”. Purchased a year later by Mormon settlers and renamed “Brownsville”, the City was later named a third and final time, this time after Peter Skene Ogden, a brigade leader of the Hudson Bay Company who had trapped in the Weber Valley a generation earlier.
ECONOMY Ogden is located 35 miles north of Salt Lake City and is a 30 minute drive from the Salt Lake City International Airport. It is a city of 80,000 within a larger metropolitan area that extends along the Wasatch Front from Ogden, to Salt Lake City, to Provo. Ogden is a regional center for employment, retail, and public services. Ogden offers access to all the advantages of a major metropolitan area, but maintains a low cost of business and living, high quality of life, and unparalleled access to the outdoors. In recent years, Ogden has experienced a major renaissance, with the revitalization of its downtown and the growth of many industries. Key industry clusters are outdoor recreation, aerospace/advanced materials and composites, and information technology/software. Ogden offers the benefit of strong industry clusters, unique assets that support innovation, a young, well-educated workforce, and high-quality, low- cost locations. As a result, many businesses and residents have decided to call Ogden home.
RECREATION/LEISURE Ogden and Weber County has great access to a wide variety of activities for the outdoor enthusiast. There are over 170,000 acres of National Forest land, three ski resorts, over 210 miles of trails for hiking and mountain biking and 13,000 acres of lakes connected by pristine rivers for paddle-sports and fishing. From shopping, arts and culture, various attractions and outdoor activities Ogden offers endless possibilties.
SKI RESORTS
MCKAY-DEE HOSPITAL McKay-Dee Hospital provides nationally ranked clinical programs and the latest technology to cover the full spectrum of healthcare needs, including skilled and
compassionate providers committed to offering high-quality care. McKay-Dee is owned by Intermountain Healthcare, a Utah-based, not-for-profit system of 23 hospitals, a Medical Group with more than 1,600 physicians and advanced practice clinicians at about 180 clinics, a health plans division called SelectHealth, and other health services. Helping people live the healthiest lives possible, Intermountain is widely recognized as a leader in clinical quality improvement and in efficient healthcare delivery. With 310 licensed beds, McKay- Dee is the 3rd largest hospital in the Intermountain system, and the 4th largest Hospital in Utah.
The Greatest Snow on Earth ® isn’t as far away as you think. Here in Ogden you can experience 3 resorts, combined boasting over 11,600 skiable acres and over 500” of snow! We’ve got the best skiing in Utah plus dozens of locally owned restaurants, dining and nightlife and family attractions, fueling your endorphins in surrounding mountains and so much more! Wonder and get lost in Ogden!
SKIABLE ACRES
26-40 min 23
UTAH MARKET INSIGHTS
Utah is no longer a secret to the institutional investment community, largely due to the robust fundamentals of Salt Lake City and along the Wasatch Front at large.
A few significant insights provided in the Economic Report to the Governor (a review of 2018 and forecast for 2019) provided by the Kem Gardner Policy Institute of the University of Utah are as follows:
• Utah’s population increased by 53,000 (23,200 in-migration and 29,400 natural increase)
• Unemployment rate at a 10-year low of 3.1%
• 48,843 jobs created
• 96.9 economic diversity rating
Recent Accolades include: • #1 - Best State for Employment & Job Growth (U.S. News & World Report)
• #3 - Best State For Business (Forbes)
• #3 - Best Economy (WalletHub)
• #3 - The Best (and Worst) States for Business (24/7 Wall St.)
Major Salt Lake City Capital Projects: • $2.9 billion redevelopment of Salt Lake City International Airport (currently under
construction)
• New 680,000 square-foot Convention Center Hotel announced
• The Gateway redevelopment
• UTA Clean Fuel Center
16 Utah Economy Kem C. Gardner Policy Institute Utah Informed: Visual Intellection for 2019
Holding on to #1 for job growth in current expansion
TX 1.49
CA 1.46
MT 0.70
NM 0.23
AZ 1.15
NV 1.14
CO 1.32
WY 0.51
OR 1.03
UT 1.57
MN 0.72ID
NJ 0.75 MD 0.83
C T 0.50
Note: Ratio of actual employment growth to the employment growth the state would have experienced if its industries grew at the same rate as those of the rest of the nation. Numbers above 1 indicate outperforming the nation. Source: U.S. Bureau of Economic Analysis and the Kem C. Gardner Policy Institute
Industry-adjusted state-to-U.S. employment growth ratios Growth since end of recession, 2009-2017
30 Economic Development Kem C. Gardner Policy Institute Utah Informed: Visual Intellection for 2019
Opportunity Zones (format as c hec klis t bullet points ) P art of the T ax C uts and J obs A ct of 2017 E c onomic ally-dis tres s ed c ommunities des ignated by the G overnor of each s tate for preferential tax treatment to s pur new inves tment Inves tors can defer c apital gains until s ale or exchange, through 2026 10% exc lus ion of deferred gains for inves tments held longer than 5 years 15% exc lus ion of deferred gains for inves tments held longer than 7 years 100% exc lus ion of deferred gains for inves tments held longer than 10 years
Land of opportunity
Source: U.S. Department of Treasury Community Development Financial Institutions Fund Opportunity Zones Resources and Internal Revenue Service Opportunity Zones Frequently Asked Questions
Opportunity Zones
Part of the Tax Cuts and Jobs Act of 2017
Economically-distressed communities designated by the governor of each state for preferential tax treatment to spur new investment. Investors can defer capital gains until sale or exchange, through 2026
10% exclusion of deferred gains for investments held longer than 5 years
15% exclusion of deferred gains for investments held longer than 7 years
100% exclusion of deferred gains for investments held longer than 10 years
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SUBMISSION OUTLINE & REQUIREMENTS
SUBMISSION OUTLINE & REQUIREMENTS
The submission requirements and guidelines for any interested party are as follows:
• The deadline for proposals to purchase the property should be submitted in ELECTRONIC FORM no later than 5:00 PM MST on August 2, 2019.
• Please submit all proposals directly to Chris Falk at (cfalk@ngacres. com). It will be the responsibility of the Buyer to confirm receipt of all such submittals.
ALL PROPOSALS SHOULD INCLUDE, BUT NOT BE LIMITED TO:
• Purchase Price
• The amount of earnest money to be deposited and with Sue Heiner of First American Title.
• In what manner the Buyer intents to fund the purchase of the Property.
• The Buyer’s timeline for settlement/closing including the Buyer’s contingency period.
• Confirmation the Buyer acknowledges that the Property is being sold as-is, where-is. In addition, Buyer confirms and acknowledges that the Seller is a higher educational institution of the State of Utah and must obtain necessary approvals for the sale of the Property. Accordingly, it is agreed and understood that all promises
and conditions of Seller made are subject to the approval of the University Board of Trustees, the Utah State Board of Regents, and such other state agencies and entities as are required by law or administrative practice or regulation. If such approvals are not obtained prior to the expiration of the Buyer’s feasibility period, then Seller will give written notice thereof to Buyer, and both parties shall be released from all further obligations hereunder including the return of all of the earnest money. If Seller does not provide Buyer notice of its failure to obtain necessary approvals prior to the expiration of the Feasibility Period, then this condition shall be automatically deemed fulfilled and waived and Seller and Buyer shall proceed to the settlement/closing pursuant to the terms of the agree-upon contract, subject to any other conditions set forth therein.
• A brief bio of the Buyer (or Buyer’s team) that illustrates an operating history, experience in the hospitality industry, current/past holdings or developments, etc.
• Any other information the Buyer deems appropriate
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WEBER STATE HOSPITALITY DEVELOPMENT OPPORTUNITY
CHRIS FALK WSU REPRESENTATIVE Newmark Grubb ACRES T 801.416.1024 M 801.499.6514 [email protected]
PROJECT CONTACTS:
SUE HEINER FIRST AMERICAN TITLE Sr. Escrow Officer T 801.479.6600 [email protected]
BENJAMIN QUICK PINEVIEW WATER SYSTEMS General Manager T 801.726.9044
TODD FINLINSON UDOT Bus Rapid Transit Planning T 801.620.1619 [email protected]
BRANDON COOPER OGDEN CITY Community & Economic Development T 801.629.8947
RODGER (JAY) GENEREUX UDOT Region 1 Right-of-Way Control Coordinator T 801.620.1604 [email protected]
Offering Overview
This document has been prepared by Newmark Grubb ACRES for advertising and general information purposes only. While the information contained herein has been obtained from what are believed to be reliable sources, the same has not been verified for accuracy or completeness. Newmark Grubb ACRES accepts no responsibility or liability for the information contained in this document. Any interested party should conduct an independent investigation to verify the information contained herein.
TABLE OF CONTENTS
OFFERING OVERVIEW
OFFERING OVERVIEW
Weber State is pleased to offer the land described herein for exclusive future development of a hotel and hospitality site. The land contains approximately 2.99 acres and contains approximately 604 linear feet of frontage on Harrison Boulevard (“Property”). Of such, approx. 2.38 acres are owned by WSU and approx 0.6 acres are owned by the US Govt. A Land swap and/or relocation of a water pipe will be part of any development to follow.
Weber State intends to sell the Property outright to a party (“Buyer”) after soliciting and carefully reviewing all proposed submissions by interested parties to acquire, construct, and operate a first-class hospitality project.
Weber State reserves all rights and contingencies as outlined herein and as contained in future purchase contract(s) regarding University, Board of Regents, and other state approvals as deemed necessary. Weber State also reserves the right to outline the use and restrictions of the Property whereas the Property is being offered to fulfill specific function as outlined herein.
For any questions regarding the property, process, and/or Property, please contact:
2.99 ACRES EFFECTIVE ACRES
(please do not contact Weber State directly)
30,000 AADT TRAFFIC COUNT
2.38 ACRES - WSU 0.6 ACRES - US GOV’T
4
WSU
PROPERTY TITLE
Weber State will be working through Sue Heiner of First American Title for escrow and title. Though not required, it would be preferred that any buyer work through Ms. Heiner given the potential complexities. For title information, Ms. Heiner can be reached at sheiner@firstam. com or 801-479-6600.
Click here to view the title report.
SUE HEINER 801-479-6600
UNITED STATES LAND SWAP
The below highlighted parcel is currently owned by the United State Government and managed by Pineview Water Systems. This is an underground pipe that will need to be relocated for future development. Weber State has verbally confirmed a developer’s ability to do so and understands the timeframe(s) that may be necessary to engineer, request, and be granted the rights by the United States government do to so. Likely a land “swap” will be negotiated and directed by the government.
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Weber State recognizes that such a task may require time and is prepared to patiently work closely with the Buyer to expedite this process. However, all work, conversations, negotiations, engineering, removal, and reinstallation of this system will be the sole responsibility of the Buyer.
Pineview Water Systems is the managing entity for the US Government easement and the pipeline.
BENJAMIN QUICK General Manager Pineview Water Systems (801) 726-9044
APPROX. 0.607 ACRES
STORM DRAIN INFORMATION
Per the attached study herein, WSU is receiving feedback suggesting that the pipeline in Harrison Blvd does not have capacity to take the unrestricted flow from the Property. Ryan Cathey of Talisman Civil Consultants has modeled that
a new pond about half the size of the current pond could restrict flow enough to allow the pipelines to accommodate the flow. Ryan may be contacted for further insight and discussion.
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Exhibit 1: 10 Year Storm - Existing Conditions
Page 1 of 127 Siemon Company Drive Suite 200 W Watertown, CT 06795 USA +1-203-755-1666
3/28/2019
Pipe 1186
Pipe 789
Pipe 841
Pipe 842
Pipe 1081
Pipe 1079
Pipe 1811
Proposed Pond Relocation
12
TALISMAN CIVIL CONSULTANTS, LLC 5217 South State St, Suite 200, Murray, UT, 84107 | 801.743.1300 | www.talismancivil.com
April 9th, 2019 Subject: WSU Southern Pond/Dee Events Center Storm Water Analysis
1.0 – Introduction We have received a request to assess the proposed location of a hotel development near Weber State University’s Dee Events Center and the resulting consequences to the existing storm drain system and Ada Lindquist Plaza pond. This analysis is an expansion upon the Storm Drain Master performed by Talisman Civil Consultants (TCC) and provided to WSU in 2017. The basis of this analysis is the data and SewerGEMS hydraulic models of said master plan.
1.1 – Overview The proposed development is located in a landscaped area approximately 800 feet west of the Dee Events Center. Currently, there is an approximately 54,000 cubic foot pond. We have designated this pond the Athletics Pond. It is located in the northern part of the landscaped area and detains runoff from the Dee Events Center and parking lot before discharging to a large 36” storm line that runs parallel to Harrison Blvd before ultimately discharging to the WSU Ada Lindquist Plaza pond. This pond is found to overflow in the event of 25 year, 24-hour storm. The purpose of this analysis is to better understand the downstream consequences if this pond was removed.
There are several criteria which are important for this analysis and are as follows:
Design criteria identified by the Ogden City Storm Water Design Standards. Significant points include, but are not limited to:
• Storm drain pipes are to adequately convey the 10-year, 24-hour storm. • Detention facilities shall be designed using the 25-year, 24-hour storm. • Retention facilities shall be designed using the 100 year, 24-hour storm.
Additionally, aspects that are important to Weber State have been identified as such:
• An in-depth analysis on the WSU Ada Lindquist Plaza pond: o Does the Ada Lindquist Plaza pond have enough volume to handle unrestricted
flow from the area tributary to the Athletics Pond? o Is expansion of the Ada Lindquist Plaza pond required to detain the additional
flow rate from the area tributary to the Athletics Pond? • Can the 36” storm drain line running parallel to Harrison Blvd handle the unrestricted flow?
o What are the capacity of these lines? o What are the estimated volumetric flow rates during a 10-year event?
TALISMAN CIVIL CONSULTANTS, LLC 5217 South State St, Suite 200, Murray, UT, 84107 | 801.743.1300 | www.talismancivil.com
2.0 – Analysis and Results This section will be broken up into three separate parts detailing the consequences to the storm drain lines parallel to Harrison Blvd, the impacts to the WSU Ada Lindquist Plaza pond, and the proposed relocation of the Athletics Pond, respectively.
2.1 – Storm Drain Lines Currently, discharge rates to this storm drain lines parallel to Harrison Blvd are controlled by the outflow structure of the Athletics Pond. These lines can be identified within the attached exhibit. The lines are 36” in size and ultimately discharge to the WSU Ada Lindquist Plaza pond. These lines adequately convey the 10-year storm flows when the discharge rate is controlled by the Athletics Pond.
Upon the removal of the pond, unrestricted flows into the storm drain system under Harrison Blvd cause these pipes to become over capacity and they do not adequately convey the 10-year storm flows. See below for a tabular summary of these lines. They are ordered southernmost to northernmost and can be identified in the attached exhibit.
It is important to note that the pipe capacity is based on Manning’s equation, which is highly dependent on the slope of the pipe. The pipe slopes from the master plan were derived from AGRC LiDAR data for surface elevation, and inverts depths were manually measured by TCC in 2016. The capacities of these lines may be subject to change if a full utility survey were performed.
Table 1 – Harrison Storm Drain Line Metrics Pipe
Name
Flow/Capacity Unrestricted
(%) 1186 36 0.010 65.18 50.94 78.15 79.18 121.48 789 36 0.011 69.14 67.23 97.23 109.62 158.54 841 36 0.025 105.39 79.92 75.83 117.30 111.30 842 36 0.019 91.50 80.73 88.22 118.43 129.43
1081 36 0.036 126.23 81.23 64.35 117.83 93.35 1079 36 0.018 89.08 84.52 94.88 119.95 134.65 1811 36 0.091 201.37 89.65 44.52 127.61 63.37
2.2 – WSU Ada Lindquist Plaza pond The impact to downstream infrastructure effects not only the storm drain lines along Harrison, but the WSU Ada Lindquist Plaza pond as well. The Ada Lindquist Plaza pond is where most of the storm drain runoff from the entire campus is ultimately directed. The pond has a 2’x4’ outlet located on the west side at an elevation of 4617 ft for normal discharge and volume control. For emergency overflow control, a 5’ diameter riser is located on the western pond bank at an elevation 4627.5 Per the Ogden City requirement, the pond needs to be sized according to the 100-year storm event. Furthermore, the discharge rate is to be limited to 0.2 cfs per acre. The Ada Lindquist Plaza pond has approximately 232.5 acres tributary to it. This results in a discharge rate of 46.5 cfs. The 2’x4’ outlet currently allows discharge rates greater than this. Per the master plan, if the pond were to be limited to a discharge
TALISMAN CIVIL CONSULTANTS, LLC 5217 South State St, Suite 200, Murray, UT, 84107 | 801.743.1300 | www.talismancivil.com
rate of 46.5 cfs, the volume of the pond would need to be increased by 175,000 cubic feet.
During current conditions when the discharge rate is controlled by the Athletics Pond, the maximum discharge rate of the Ada Lindquist Plaza pond is calculated to be 80.60 cfs. The maximum water elevation is calculated to reach 4621.62 ft, and the maximum pond volume is calculated to be 554,000 cubic feet. The pond is able to adequately detain the 100-year storm during current conditions.
Upon the removal of the Athletics Pond, storm flows from the Dee Event’s Center parking lot flow unrestricted into the Ada Lindquist Plaza pond. The maximum discharge rate is calculated to be 95.08 cfs. The maximum water elevation for the proposed conditions is calculated to reach 4622.89 ft. The maximum volume is calculated to be 690,000 cubic feet. The Ada Lindquist Plaza pond is robust enough to handle the additional unrestricted flow from the Dee Events Center and surrounding areas.
The difference in maximum water levels between the current and proposed scenarios is small for two reasons; the first is because the higher the pond elevation is, the greater the surface area of the pond becomes. This means it takes a greater volume of water for the pond water level to rise a set vertical distance. The second reason is that the once the 2’x4’ outlet becomes inundated, it becomes under pressure. The higher the water elevation above the outlet is, the more pressure it is under. The greater pressures result in greater flow through the outlet and the outlet actively responds to control pond volume.
See Table 2 below for a tabular summary of the Ada Lindquist Plaza pond for the current and proposed scenarios.
Table 2 – WSU Ada Lindquist Plaza Pond Metrics
Ada Lindquist
Plaza Pond
Existing Conditions 4617 4627.5 4621.62 554,000 80.60 Yes
Proposed Conditions 4617 4627.5 4622.89 690,000 95.08 Yes
2.3 – Relocation of Athletics Pond Because the Ada Lindquist Plaza pond can handle the additional flows, but the lines under Harrison cannot, it is proposed that an underground detention facility be implemented to reduce the amount on storm flow entering the lines along Harrison. The detention facility would be located subsurface, underneath the pavement southeast of the Robert L. and Annette Marquardt Field House. A detention facility here would intercept more than half the storm flows stemming from the Dee Events Center and parking lot. A volume of 30,000 cubic feet would be required to detain the 25-year storm per Ogden City requirements. A maximum release rate of 10 cfs would be required to control discharge rates as to not overwhelm the Harrison lines during the 10-year storm. See the attached exhibit for the proposed relocation of the Athletics Pond.
TALISMAN CIVIL CONSULTANTS, LLC 5217 South State St, Suite 200, Murray, UT, 84107 | 801.743.1300 | www.talismancivil.com
3.0 – Conclusion The Dee Events Center and surrounding parking lot is a large swath of impervious area. During major storm events, a significant amount of storm water volume is directed via storm drain infrastructure to the Athletics Pond, where it is detained, and the release rate is controlled. This pond is predicted to overflow during the 25-year storm event. If this pond is to be completely removed, the WSU Ada Lindquist Plaza pond is robust enough to handle the additional volume. However, the storm drain lines running parallel to Harrison Blvd cannot. It is recommended that the pond be maintained or relocated such that storm flows from the Dee Event’s Center and the surrounding lots can be intercepted, and a discharge rate can be controlled as to not overwhelm downstream infrastructure.
If you have questions on the above comments, please feel free to call me at my direct number of (801) 743-1308
Sincerely,
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Station
BUS RAPID TRANSIT DEVELOPMENT PLAN
The Ogden/Weber State University (WSU) Bus Rapid Transit (BRT) is a 5.3-mile project connecting from the Ogden FrontRunner commuter rail station to Weber State University and McKay Dee Hospital. This project is the result of many years of planning and public outreach. The Wasatch Front Urban Area Long Range Transportation Plan 2004- 2030 first called for a transit project connecting downtown Ogden and WSU. It was identified as a first phase project, which means the project is needed in the near future. Since then UTA and project partners have engaged the public in planning efforts. In late 2015 an alternatives analysis report for the corridor was published. After extensive study and public outreach, the locally preferred alternative for BRT was adopted.
The Ogden/WSU BRT will improve and replace the existing route 603, which is one of Ogden’s top performing routes. It will include 13 stations and exclusive bus lanes from 32nd Street & Harrison up to the Dee Events Center. This line will have 10-minute service from 8:00 am and 5:00 pm with 15-minute service the remainder of the day on weekdays, operating a total of 20 hours a day. Weekend service will run every 15 to 30 minutes. The project will include transit signal priority and uniquely branded stations and vehicles.
For further information regarding this project, Contact:
TODD FINLINSON UDOT: Bus Rapid Transit Planning T 801.620.1619 [email protected]
H AR
RI SO
N B
LV D
US Govt
REQUIREMENTS
BRANDING AND LINE OF HOSPITALITY THAT REPRESENTS THE GROWTH, PROFESSIONALISM, AND CULTURE WEBER STATE
NEEDS MEETINGS ROOM
WEBER STATE RIGHTS FOR HOSTING FOOTBALL, BASKETBALL, ETC.
Weber State intends to work closely with the developer that is chosen to assist and provide feedback when and where possible. Whereas Weber State would likely have visitors, representatives, and partners potentially staying at this location, its hope would be that the project is done in a professional manner of high-quality of workmanship and design. Feedback that the University would provide is regarding operation and design of such is as follows:
• Anticipation that the project would contain a minimum of 110 beds
• Branding and line of hospitality that represents the region, professionalism, and culture of Weber State University
• Anticipation that design would include meeting room and similar-use space for the potential need(s) of visiting athletic teams, conferences, workshops, etc.
• The ability for Weber State to discuss rights and/or options for preferred reservations regarding hosted athletic events, conferences, workshops, etc.
• Feedback that Weber State estimates accommodating upwards of 300+ events annually at campus, all of which would provide potential need(s) for the hotel in varying manners
19
HOUSEHOLDS
INCOME
BUSINESS
Source: Esri Business Analyst
INTRODUCTION Ogden’s skyscrapers are Ben Lomond Peak, Mount Ogden, and Strawberry Peak. Rather than see a lot of celebrities here, you’ll see plenty of stars. Ogden is full of good eats and a huge playground. Whether you’re enjoying the serenity of our mountains or the eclectic vibe of downtown and the notoriously charming Historic 25th Street, Ogden has plenty to offer.
HISTORY The first settlement of Ogden occured in 1846 by trapper Miles Goodyear as a trading post named “Fort Buenaventura”. Purchased a year later by Mormon settlers and renamed “Brownsville”, the City was later named a third and final time, this time after Peter Skene Ogden, a brigade leader of the Hudson Bay Company who had trapped in the Weber Valley a generation earlier.
ECONOMY Ogden is located 35 miles north of Salt Lake City and is a 30 minute drive from the Salt Lake City International Airport. It is a city of 80,000 within a larger metropolitan area that extends along the Wasatch Front from Ogden, to Salt Lake City, to Provo. Ogden is a regional center for employment, retail, and public services. Ogden offers access to all the advantages of a major metropolitan area, but maintains a low cost of business and living, high quality of life, and unparalleled access to the outdoors. In recent years, Ogden has experienced a major renaissance, with the revitalization of its downtown and the growth of many industries. Key industry clusters are outdoor recreation, aerospace/advanced materials and composites, and information technology/software. Ogden offers the benefit of strong industry clusters, unique assets that support innovation, a young, well-educated workforce, and high-quality, low- cost locations. As a result, many businesses and residents have decided to call Ogden home.
RECREATION/LEISURE Ogden and Weber County has great access to a wide variety of activities for the outdoor enthusiast. There are over 170,000 acres of National Forest land, three ski resorts, over 210 miles of trails for hiking and mountain biking and 13,000 acres of lakes connected by pristine rivers for paddle-sports and fishing. From shopping, arts and culture, various attractions and outdoor activities Ogden offers endless possibilties.
SKI RESORTS
MCKAY-DEE HOSPITAL McKay-Dee Hospital provides nationally ranked clinical programs and the latest technology to cover the full spectrum of healthcare needs, including skilled and
compassionate providers committed to offering high-quality care. McKay-Dee is owned by Intermountain Healthcare, a Utah-based, not-for-profit system of 23 hospitals, a Medical Group with more than 1,600 physicians and advanced practice clinicians at about 180 clinics, a health plans division called SelectHealth, and other health services. Helping people live the healthiest lives possible, Intermountain is widely recognized as a leader in clinical quality improvement and in efficient healthcare delivery. With 310 licensed beds, McKay- Dee is the 3rd largest hospital in the Intermountain system, and the 4th largest Hospital in Utah.
The Greatest Snow on Earth ® isn’t as far away as you think. Here in Ogden you can experience 3 resorts, combined boasting over 11,600 skiable acres and over 500” of snow! We’ve got the best skiing in Utah plus dozens of locally owned restaurants, dining and nightlife and family attractions, fueling your endorphins in surrounding mountains and so much more! Wonder and get lost in Ogden!
SKIABLE ACRES
26-40 min 23
UTAH MARKET INSIGHTS
Utah is no longer a secret to the institutional investment community, largely due to the robust fundamentals of Salt Lake City and along the Wasatch Front at large.
A few significant insights provided in the Economic Report to the Governor (a review of 2018 and forecast for 2019) provided by the Kem Gardner Policy Institute of the University of Utah are as follows:
• Utah’s population increased by 53,000 (23,200 in-migration and 29,400 natural increase)
• Unemployment rate at a 10-year low of 3.1%
• 48,843 jobs created
• 96.9 economic diversity rating
Recent Accolades include: • #1 - Best State for Employment & Job Growth (U.S. News & World Report)
• #3 - Best State For Business (Forbes)
• #3 - Best Economy (WalletHub)
• #3 - The Best (and Worst) States for Business (24/7 Wall St.)
Major Salt Lake City Capital Projects: • $2.9 billion redevelopment of Salt Lake City International Airport (currently under
construction)
• New 680,000 square-foot Convention Center Hotel announced
• The Gateway redevelopment
• UTA Clean Fuel Center
16 Utah Economy Kem C. Gardner Policy Institute Utah Informed: Visual Intellection for 2019
Holding on to #1 for job growth in current expansion
TX 1.49
CA 1.46
MT 0.70
NM 0.23
AZ 1.15
NV 1.14
CO 1.32
WY 0.51
OR 1.03
UT 1.57
MN 0.72ID
NJ 0.75 MD 0.83
C T 0.50
Note: Ratio of actual employment growth to the employment growth the state would have experienced if its industries grew at the same rate as those of the rest of the nation. Numbers above 1 indicate outperforming the nation. Source: U.S. Bureau of Economic Analysis and the Kem C. Gardner Policy Institute
Industry-adjusted state-to-U.S. employment growth ratios Growth since end of recession, 2009-2017
30 Economic Development Kem C. Gardner Policy Institute Utah Informed: Visual Intellection for 2019
Opportunity Zones (format as c hec klis t bullet points ) P art of the T ax C uts and J obs A ct of 2017 E c onomic ally-dis tres s ed c ommunities des ignated by the G overnor of each s tate for preferential tax treatment to s pur new inves tment Inves tors can defer c apital gains until s ale or exchange, through 2026 10% exc lus ion of deferred gains for inves tments held longer than 5 years 15% exc lus ion of deferred gains for inves tments held longer than 7 years 100% exc lus ion of deferred gains for inves tments held longer than 10 years
Land of opportunity
Source: U.S. Department of Treasury Community Development Financial Institutions Fund Opportunity Zones Resources and Internal Revenue Service Opportunity Zones Frequently Asked Questions
Opportunity Zones
Part of the Tax Cuts and Jobs Act of 2017
Economically-distressed communities designated by the governor of each state for preferential tax treatment to spur new investment. Investors can defer capital gains until sale or exchange, through 2026
10% exclusion of deferred gains for investments held longer than 5 years
15% exclusion of deferred gains for investments held longer than 7 years
100% exclusion of deferred gains for investments held longer than 10 years
24
SUBMISSION OUTLINE & REQUIREMENTS
SUBMISSION OUTLINE & REQUIREMENTS
The submission requirements and guidelines for any interested party are as follows:
• The deadline for proposals to purchase the property should be submitted in ELECTRONIC FORM no later than 5:00 PM MST on August 2, 2019.
• Please submit all proposals directly to Chris Falk at (cfalk@ngacres. com). It will be the responsibility of the Buyer to confirm receipt of all such submittals.
ALL PROPOSALS SHOULD INCLUDE, BUT NOT BE LIMITED TO:
• Purchase Price
• The amount of earnest money to be deposited and with Sue Heiner of First American Title.
• In what manner the Buyer intents to fund the purchase of the Property.
• The Buyer’s timeline for settlement/closing including the Buyer’s contingency period.
• Confirmation the Buyer acknowledges that the Property is being sold as-is, where-is. In addition, Buyer confirms and acknowledges that the Seller is a higher educational institution of the State of Utah and must obtain necessary approvals for the sale of the Property. Accordingly, it is agreed and understood that all promises
and conditions of Seller made are subject to the approval of the University Board of Trustees, the Utah State Board of Regents, and such other state agencies and entities as are required by law or administrative practice or regulation. If such approvals are not obtained prior to the expiration of the Buyer’s feasibility period, then Seller will give written notice thereof to Buyer, and both parties shall be released from all further obligations hereunder including the return of all of the earnest money. If Seller does not provide Buyer notice of its failure to obtain necessary approvals prior to the expiration of the Feasibility Period, then this condition shall be automatically deemed fulfilled and waived and Seller and Buyer shall proceed to the settlement/closing pursuant to the terms of the agree-upon contract, subject to any other conditions set forth therein.
• A brief bio of the Buyer (or Buyer’s team) that illustrates an operating history, experience in the hospitality industry, current/past holdings or developments, etc.
• Any other information the Buyer deems appropriate
26
WEBER STATE HOSPITALITY DEVELOPMENT OPPORTUNITY
CHRIS FALK WSU REPRESENTATIVE Newmark Grubb ACRES T 801.416.1024 M 801.499.6514 [email protected]
PROJECT CONTACTS:
SUE HEINER FIRST AMERICAN TITLE Sr. Escrow Officer T 801.479.6600 [email protected]
BENJAMIN QUICK PINEVIEW WATER SYSTEMS General Manager T 801.726.9044
TODD FINLINSON UDOT Bus Rapid Transit Planning T 801.620.1619 [email protected]
BRANDON COOPER OGDEN CITY Community & Economic Development T 801.629.8947
RODGER (JAY) GENEREUX UDOT Region 1 Right-of-Way Control Coordinator T 801.620.1604 [email protected]
Offering Overview
