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Phase 0 estimate jumps; staff points to DD-level detail, CDOT requirements and added scope
Summary
Staff told council the phase 0 updated estimate rose mainly because of construction inflation and added scope at the design-development level, with major line items including an underground trail passage, expanded stormwater storage due to CDOT constraints, and extended deceleration lanes.
City staff explained to council why the phase 0 budget estimate for the Lumberyard infrastructure rose substantially between schematic design and the more detailed DD estimate.
"The schematic design estimate had less detail in it...the DD estimate has more detail in it," said Chris Everson. Staff said roughly 47% of the increase was attributed to construction inflation and 53% to added scope, and that the eight largest scope items account for about 75% of the cost increases. Those items include an underground trail passage, additional stormwater infrastructure after CDOT rejected proposed right‑of‑way rain‑garden approaches, extended deceleration lanes, pedestrian safety improvements and an electrical feed trenching requirement.
Council members pressed staff on how much of the scope growth was council‑driven versus emergent requirements and on the accuracy of prior consultant estimates. Staff said differences also result from different estimation approaches (consultant versus contractor) and that the CMGC open‑book process with Gould Construction will provide a competitive, market‑based comparison to refine the cost baseline.
