HomeMy WebLinkAboutBetter City Proposal for Bozeman, MT1
City of Bozeman
Professional Services in Support of
Economic Development,
Tax Increment Finance Projects,
& Development Planning
Proposal by
1100 Country Hills Dr. Suite 100
Ogden, UT 84403
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Executive Summary
April 5, 2021
Dear Selection Committee,
It is a privilege to provide this response to the City of Bozeman’s Request for Proposal and
Qualifications for Professional Services in support of Economic Development, Tax Increment
Finance Projects, and Development Planning. Better City has extensive experience in creating
strategic plans for communities throughout the country that leverage each community’s unique
assets and strengths. In addition to creating analytically robust plans using industry-leading data
analysis tools, we provide services such as economic development capacity enhancement,
project-specific assistance, Tax Increment Finance consulting, and project finance structuring
services. Our experience in project delivery and implementation provides us with the skillset
required to provide each service outlined in Bozeman’s project RFP/Q Scope of Services.
There are good reasons that Bozeman has been one of the country’s fastest-growing cities. It
has amazing outdoor amenities, fantastic, highly-educated people and has retained the
outdoorsy/folkish authenticity that makes Bozeman - Bozeman. The explosive growth, influx of
new (often wealthy) residents and booming tourism have led to some structural imbalances,
however, and wages have not kept pace with the cost of living.
In our experience, communities that take a holistic approach to economic resilience and
development by focusing on creating places where people want to live, work, and play are those
that are successful in creating quality of life for residents and becoming a community of choice
for employers. The City’s Economic Development Strategic Plan recognizes that the population
growth compels the City to “consider strategic infrastructure investments that can foster efficient
development patterns that will support this growth”. Coordinating and directing strategic growth
key to creating a future for Bozeman that benefits all of its resident and stakeholders.
Better City has helped communities throughout the Intermountain West – including a current
engagement with the City of Helena to restructure their RDAs and create a TIF strategy. We
understand that creating effective plans requires understanding both the hard data as well as the
underlying cultural and social currents that drive community perceptions and goals. We are
pioneering industry-leading data analytic tools including our proprietary Better City Scorecard that
provides comparative analysis. We also put tremendous focus on community engagement and
interviews to ensure that recommendations intersect with the community’s goals and objectives.
It would be a tremendous privilege to serve the City of Bozeman in providing the services in the
RFP/Q. We would be grateful for the opportunity to meet with the Selection Committee to discuss
our capabilities.
Best regards,
Jason Godfrey
Chief Executive Officer
801-332-9006 | jason@bettercity.us | 1100 Country Hills Drive, STE 100; Ogden UT 84403
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Contents
Executive Summary ................................................................................................................... 2
Firm/Team Profile ...................................................................................................................... 4
Project Approach for Economic Development Strategy & Implementation .............................. 4
Project Approach for Economic Development & Real Estate Financial Analysis ..................... 4
Project Approach for Public-Private Partnerships .................................................................... 5
Project Approach for Building & Development Conceptualization ........................................... 5
Qualifications of the Firm for Scope of Services ......................................................................... 5
Team Resumes ...................................................................................................................... 6
Eric Gibson .......................................................................................................................... 6
Jason Godfrey ..................................................................................................................... 7
Ryan Englund ...................................................................................................................... 7
Trina Rivera ......................................................................................................................... 8
Related Experience with Projects Similar to the Scope of Services ............................................ 9
Clearfield, Utah – Economic Development Strategy & Implementation ................................... 9
Green River, Utah – Economic Development Strategy & Implementation ............................... 9
Woods Cross, Utah – Economic Development & Real Estate Financial Analysis ...................10
Town of Meeker, Colorado – Economic Development & Real Estate Financial Analysis ........10
Silver City, New Mexico – Public-Private Partnerships ...........................................................10
Brigham City, Utah – Public-Private Partnerships ..................................................................11
East Liverpool, Ohio – Building & Development Conceptualization ........................................12
Helena, Montana – Building & Development Conceptualization .............................................13
Recent and Current Work for the City of Bozeman ....................................................................13
References ...............................................................................................................................13
Price Proposal...........................................................................................................................14
Appendix I – Better City Data Visualizations .............................................................................15
Population Visualizations ....................................................................................................15
Age and Sex Visualizations ................................................................................................16
Industry Visualizations ........................................................................................................17
Appendix II – See Source Additional Visualizations ..................................................................18
Affirmation of Nondiscrimination ................................................................................................22
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Firm/Team Profile
Better City has extensive experience helping communities throughout the intermountain west
create strategic directions and implement the strategy. Better City comprises a team of
professionals with a wide breadth of experience, including data analyses, real estate
development, small business / entrepreneurship, the public sector, management consulting, small
business consulting, and senior management in Fortune 500 companies. The Better City team
uses this real-world experience to assist communities with economic development strategic
planning, retail leakage analysis and marketing strategies, master planning, feasibility studies,
project implementation and local capacity development.
Project Approach for Economic Development Strategy & Implementation
Better City is focused on making tangible differences in the communities it serves and has
experience creating economic plans which empower communities to reach their vision and goals.
Keys to Better City’s approach for strategy development and implementation include:
Engaged Partnership
We are highly collaborative and focus on gathering input from many sources and crafting
recommendations based on the community’s capabilities and priorities. Understanding how
Bozeman’s citizens, business leaders, community leaders, elected officials, and education
leaders view the area’s assets, potential, vision and challenges is essential to forging goals and
initiatives that are relevant to the community and have its support.
Involving many stakeholders and citizens is critical both to develop a thorough understanding of
local priorities and to create momentum and galvanize support for projects.
Pragmatic Problem Solving
We conduct every analysis within the context of achieving the community’s goals. The process
begins by understanding the desired outcomes, then working backwards to identify how these
outcomes can be achieved.
Better City is uniquely qualified to develop solutions because of our collective extensive
experience in executing projects and generating result in the public, private and consulting worlds.
This pragmatic experience ensures that our recommendations are actionable, relevant and
achievable.
Relevant Recommendations
We provide recommendations to address any deficiencies or challenges that may hamper
economic progress in the City. A Stewardship Matrix outlines what needs to be done, who out of
the local/regional stakeholders is positioned to complete this task, and when is a reasonable
timeframe in which to implement the recommendations. This Stewardship Matrix is a key tool to
prevent the recommendations from being put on a shelf by driving implementation and follow
through.
Project Approach for Economic Development & Real Estate Financial Analysis
We know that a data-driven community is more competitive in a global marketplace for workers,
industries, and ideas, and that having data readily available will be critical for increasing
stakeholder engagement and making progress on strategic projects. As part of our engagement,
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we would assess the real estate commercial and residential markets. We would analyze the
market trends and anticipated challenges and opportunities for development.
Additionally, Better City can provide an Economic Development Dashboard that has economic,
demographic, environmental, and social information and can include information on industry
clusters, workforce readiness and education, income and employment data, and housing
affordability and turnover, to name a few. The visualizations could be hosted on the City’s website
and can match style and formatting so as to be consistent with the site’s theme. Additionally, staff
members can generate and send customized reports to prospective businesses. The tool is
customizable so that some visualizations are public and viewable on the site while others are
restricted to specific users and licenses. Example visuals are provided in Appendix I.
Optional: See Source, a Better City sister company, can be added on as a
subcontractor for the dashboard. See Source uses a variety of data sources
including public and proprietary data sets (including cellphone GIS and credit card
spending data) to provide insights into tourism visitation, retail leakage, point of
interest cross pollination and consumer spending. Example visualizations are
provided in Appendix II.
Project Approach for Public-Private Partnerships
We have assisted communities with a variety of Public-Private Partnership structured projects,
and we would identify opportunities for these project types within the community and assist in
moving the project forward. We would meet with project champions and identify with them what
their role will be in moving related projects forward, and then we would coordinate with
stakeholders to determine project roles.
A detailed plan is essential for the success of Public-Private Partnership projects, and our team
has provided guidance on a wide variety of project types. Additionally, we have experience
creating detailed project financial pro formas. We have extensive experience with RDAs and
strategical utilization of Tax Increment Financing (TIF) to catalyze important community projects.
Project Approach for Building & Development Conceptualization
Bozeman has a unique and historically authentic character. One key to preserving Bozeman’s
sense of place is creating and enforcing design standards that maintain and enhance it’s rugged,
gritty, mountain-man, resilient ambiance. Better City has a strategic partnership with Burditt
Land|Place – an award-winning urban planning and design firm that specializes in creating
functional yet aspirational designs that are economically feasible but also create a unique
ambiance. Better City and Burditt would work collaboratively to assist with Bozeman’s mixed-use
districts and in creating visioning plans for the community.
Qualifications of the Firm for Scope of Services
Eric Gibson will be the Project Lead and will be the primary interface between Better City and
Bozeman. Eric will conduct analyses and develop data-based strategies, and conduct
implementation. Eric will lead a qualified and experienced project team that will include Jason
Godfrey, Ryan Englund, and Trina Rivera. The team’s resumes are included below. Jason and
Ryan will conduct stakeholder interviews to determine what projects would have community
support and assist with strategic planning, project structuring, and developing robust financial pro
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formas and cash flow statements. Trina will create straightforward strategic plans, stewardship
matrix, and marketing materials.
Our organization chart here shows that, in addition to
reports from Eric, you can anticipate interacting with any
members of our team, and we coordinate within our
team to maximize effectiveness and ensure quality
results—with each person contributing to the project
however best suites the project needs. We anticipate
that the project will utilize the time allotted to the Team
as Mr. Gibson 65 percent, Mr. Godfrey 15 percent, Mr.
Englund 5 percent, and Ms. Rivera 15 percent. See the Price Proposal section for set hour
amount examples.
Team Resumes
Eric Gibson
Director, Strategic Analysis
Mr. Gibson has extensive project leading projects. His engagements have
led to more than $1 Million in grant funds awarded to municipal clients
and small businesses. Mr. Gibson has deep experience with creating
strategic plans, conduction feasibility studies, and working with local
stakeholders and leaders to align resources, increase local capacity, and
implement catalytic projects.
Selected Work Experience
Economic Development Planning / Implementation
• Raton, NM — EDSP & Implementation
• Syracuse, UT — EDSP
• Clearfield, UT — Mixed-use redevelopment
• Humboldt County, NV — EDSP & Implementation
Economic Development Capacity Enhancement
• Wells, NV — Various projects
• Superior, CO — Various projects
• Silver City, NM — Various projects
• Herriman, UT — Balanced Economy Study
• Wells, NV — Wood Hills Trails Feasibility Study
• Wood Cross, UT — TOD feasibility
• Green River, UT — Value-Added Food Feasibility
• Wells, NV — Hydroponics Feasibility Study
Bozeman
Jason Ryan Trina
Eric
Specialties
• Professional and Technical
Writing
• Data analysis and
forecasting
• Market analysis and
feasibility studies
• Project Implementation
• Capacity Enhancement
Education / Credentials
• BS, International Business
Economics, Weber State
University
• BA, English, Weber State
University
• UT Licensed Real Estate
Agent
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Jason Godfrey
Chief Executive Officer
Mr. Godfrey has worked in both the public and private sectors doing
real estate development, public administration, operations
management, and management consulting. He has worked with
communities throughout the country – helping them identify and
leverage their native strategic advantages to catalyze growth and
prosperity. Mr. Godfrey worked previously as a General Manager for
Republic Services, Associate Director of Public Works for Salt Lake County and CEO of
RioStones and Petra Stones.
Selected Work Experience
Economic Development Planning /
Implementation
• Anthony, KS – EDSP
• Buena Vista, CO – EDSP
• Moffat County, CO – EDSP
• Leadville, CO – EDSP
Implementation Plans / Projects
• Leadville, CO – Guided the City
through the process of forming
an RDA.
• Wells, NV – Created Affordable
Housing Plan
Ryan Englund
President
Mr. Englund has spent the past 30 years working as a corporate executive
and a consultant in many countries including the United States, Canada,
Brazil, England, Germany, Denmark, U.A.E, Qatar, Trinidad-Tobago,
Venezuela, and Sudan. He has led workshops in Kuwait, Nigeria, Saudi
Arabia, South Africa, Sudan, and Turkey. Past clients include Hershey’s,
Payless Shoe Source, Firestone, Sears, Proctor and Gamble, among
many others.
Mr. Englund has unparalleled experience in turning around organizations and driving improved
performance. He specializes in mapping organizational complexities and charting paths to
maximal performance. Mr. Englund was an associate at consulting firm Bain and served as a
Vice President in two consumer goods companies.
Specialties
• Developing customized, relevant,
actionable strategic plans for smaller
communities. • Fostering community collaboration and
building local capacity.
• Complex financing structures involving tax
increment financing, grants, and public-
private partnerships.
Education / Credentials
• BA, Economics, Weber State University
• MBA, Rice University
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Selected Work Experience
• Increased profits by $150M for an industrial
manufacturer by introducing new products,
entering new markets and increasing customer
service.
• Doubled ROA at a consumer products firm by
expanding retail sites and sales.
• Added $60M in profits by increasing sales and
improving production processes at a consumer
goods manufacturer.
• Cut annual expenses by $90 million while
improving service levels for a distribution
company.
Trina Rivera
Director, Business Operations
Ms. Rivera conducts research and outreach to further Better City’s
strategic projects. She received her Master of Public Administration from
Brigham Young University.
Selected Work Experience
Economic Development Planning
• Mills, WY – EDSP
• Helena, MT – Downtown Visioning Plan
• Green River, UT — Implementation Plan Update
• Raton, NM — EDSP
Economic Development Capacity Enhancement
• East Liverpool, OH – Conducted housing analysis,
recruitment, & created grant applications.
• Superior, CO — Developed recruitment brochure,
business webpage, COVID-19 resource programs,
& conducted recruitment & retention.
• Green River, UT — Wrote plan update, business
resource guidebook, RFP for feasibility study, &
conducted outreach for recruitment & retention.
• Clearfield, UT — Created guide for Urban Renewal
District establishment, & conducted recruitment.
• Meeker, CO — Conducted recruitment.
• Silver City, NM — Created remote work opportunities guide.
Specialties
• Best practices consulting
• Entrepreneurship and helping
businesses succeed
• Retail and commercial
development
Education / Credentials
• BS, Accounting, Brigham Young
University
• MBA, Harvard Graduate School
of Business Administration
Specialties
• Professional &
Technical Writing
• Conducting Research &
Outreach
• Creating Programs &
Resource Guides
Education / Credentials
• MPA, Brigham Young
University
• BA, English & Liberal
Arts, Southern Virginia
University
• UT Licensed Real
Estate Agent
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Related Experience with Projects Similar to the Scope of Services
Clearfield, Utah – Economic Development Strategy & Implementation
Clearfield City recently
adopted a small area
plan which calls for
redeveloping a 25-
acre area as a mixed-
use, walkable project
to be deemed the
“new downtown” of
Clearfield. The site
currently consists of a
large mobile home
park and a 1970s-era
shopping center with a
3-acre pond behind it.
Clearfield hired Better
City to conduct a
feasibility study to determine what level of redevelopment is feasible in the near term and to make
recommendations for use mix, phasing, and public incentives. After thorough analysis of the area
and market conditions and trends, Better City recommended the site be redeveloped to include a
public plaza adjacent to the pond, entertainment uses, townhomes, apartments, ground level
retail, and a hotel.
Better City was subsequently hired by the City to assist with implementation and was successful
in recruiting and attracting a master developer, The Lotus Companies, to enter into a
Development Agreement and Memorandum of Understanding (MOU) with the City. Acquisitions
and site planning are currently underway for Phase 1 as of Summer 2020.
Green River, Utah – Economic Development Strategy & Implementation
The small community of Green River, Utah has faced several boom-and-bust cycles stretching
back nearly 100 years across multiple industries including uranium mining, agriculture, and a
military missile base. The current population of the city is less than 30 percent of its peak and the
City has a significant challenge of dealing with neglected properties that have resulted from the
economic decline.
Better City set out with the underlying goal of being
able to identify realistic milestones and areas of
focus that the City could focus on now, vs waiting
for another economic boom. The City’s leadership
enthusiastically supported and adopted the plan
and has retained Better City to assist with
implementation. Current projects include downtown
redevelopment, industry expansion efforts, and
community development initiatives.
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Woods Cross, Utah – Economic Development & Real Estate Financial Analysis
Better City was selected as a sub-contractor for a Transit Oriented Development analysis
sponsored by the Wasatch Front Regional Council and the City of Woods Cross. The project lead,
Crandall Arambula based out of Portland
Oregon, tasked Better City with analyzing
current market conditions and determining the
market demand for potential uses at Woods
Cross Station. Better City conducted a
comprehensive market analysis and generated
recommendations for the use-mix of residential,
commercial, and light-industrial space to be
included within the site concept plan.
The project was successfully completed in the
summer of 2019 and resulted in a concept and
recommendation plan being presented to
residents, stakeholders, and the City Council of
Woods Cross. The plan is being used as a
roadmap to help inform future decisions.
Town of Meeker, Colorado – Economic Development & Real Estate Financial Analysis
Better City was tasked with analyzing the housing
market for the Town of Meeker, and identifying the
best approach to feasibly develop new housing within
the Town. Based on the findings of the market
analysis, Better City developed a project concept and
approached local potential partners to secure private-
sector interest. Due to the depth of analysis, and
creative problem solving utilized in the project
concept, several local partners became interested in
the project and expressed a willingness to partner
with the Town to bring new housing to the community.
A local landowner and a local contactor are currently in discussions with a local bank and the
Town’s leadership to implement the project. Construction for the project is anticipated to begin in
the fall/winter of 2019/2020.
Silver City, New Mexico – Public-Private Partnerships
The Town of Silver City had collaborated with other local municipalities, the school district, and a
number of non-profits to periodically secure grants and conduct economic development studies.
Funding for implementation was not identified and many of the strategies and initiatives were left to
the stakeholders to fund and execute. The Town and other stakeholders desired assistance in creating
a sustainable program for economic development.
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Prior efforts were leveraged to identify key areas of focus
and align human capital to form project task forces, which
consisted of project champions and advocates that could
move projects forward in implementation.
Recommendations to stakeholders included establishing an
conomic development organization (EDO) focused on
workforce development and funded through private and
public members. This new entity would be lead by an
Executive Director and be responsible for executing
strategic initiatives including implementing the Workforce
Development Strategic Plan (created by Better City) and
overseeing and coordinating the project task forces. In
addition, Better City developed relationships with various
stakeholders and coordinated stewardship roles including
the local University, School District, and Main Street in
areas such as entrepreneurship, workforce development,
and downtown revitalization. Better City was able to secure a grant through the Economic
Development Administration to fund the new EDO, which is now established as a Public Private
Partnership and has begun its search for an Executive Director.
Brigham City, Utah – Public-Private Partnerships
In 2012, Better City was engaged by Brigham City, Utah to
complete a cluster analysis and job creation strategy to address
significant job losses in the region. The scope of work included
economic assessment, market analysis, public input,
benchmarking and monitoring, and final recommendations.
After a thorough analysis of local economic data and interviews
with key stakeholders Better City identified growth opportunities
in several existing and emerging clusters. Development was
needed to remove impediments to growth. New hospitality and
industrial products needed to be brought to market to foster job
creation.
To support these recommendations and drive to implementation, Better City conducted a
feasibility analysis including the development of project pro formas, capital stacks, and public
private partnership structures. These feasibility analyses were then market tested by taking them
out to the development community and soliciting their participation in the proposed projects.
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Better City secured a signed development agreement from a prominent hospitality developer for
a flagship hotel in the downtown area and has more recently secured an industrial developer for
a 700-acre phased industrial park
development.
The hotel is now open and performing
beyond expectations. The industrial park
is in pre-development and Better City is
negotiating deal points and funding
sources with the landowner, City, and
development team to bring this project to
fruition. Already, two site selectors that
represent large employers have
expressed interest in this industrial site.
East Liverpool, Ohio – Building & Development Conceptualization
Better City was engaged by East Liverpool, Ohio to facilitate economic development and
revitalization in the City’s distressed downtown core. After conducting comprehensive stakeholder
interviews, a three-pronged strategy focused on community development, workforce
development, and economic development was created by Better City that identified market
opportunities in the broader region. Implementation commenced immediately due to the severe
economic distress of the community and urgent need to capitalize on the broader regional
opportunities of workforce training and housing.
Better City curated a for-profit vocational school to rehabilitate and preserve two vacant buildings
totaling 35,000 square feet in the historic downtown. Mr. Hughes orchestrated the $6.8 million
transaction by securing a pre-development grant, Community Development Block Grants from
the State, City, and County as well as State and Federal Historic Tax Credits, State and Federal
New Markets Tax Credits, tax increment financing, commercial debt, and tax credit investors.
Better City also recruited a multi-family housing developer for a 45-unit $9.2 million workforce
housing development. These two projects, totaling $16.0 million, will provide community
development by eliminating blight, workforce development by providing training programs and
housing for the local and regional workforce, and economic development by creating jobs and
increasing the local tax base.
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Helena, Montana – Building & Development Conceptualization
The City of Helena had conducted a Downtown Neighborhood Plan and identified the Cruse
Avenue corridor as an underutilized area of its historic downtown. The City hired Better City, in
partnership with a local architect, to assess the market, redevelopment opportunities, and
potential for activation.
In addition, the City hired Better City to perform a blight analysis of the area including and around
a demolished regional indoor mall, Capital Hill Mall, and to create an urban renewal plan.
The Project Team interviewed over 30 stakeholders and identified several alternatives that would
reposition Cruse Avenue as an active transportation corridor and provide for appropriate street
massing with residential uses. This approach was identified as being synergistic and supportive
of the historic downtown core. The Project Team presented these alternatives in virtual charettes
to gather community feedback and input and then provided the City with final recommendations.
As a result of the analysis performed by Better City, the area including and around the former
regional indoor mall was identified as blighted. This now allows the City the option to establish
an urban renewal area and use tax increment for public infrastructure and façade improvements.
Recent and Current Work for the City of Bozeman
Better City has not had the privilege of working with Bozeman hitherto.
References
We invite you to contact our references for the projects above. (Give them our regards!)
Sharon Haugen
Director, Helena Community Development
406-447-8445
shaugen@helenamt.gov
Lisa Cook
Town Manager, Town of Meeker
970-878-4962
lisa@town.meeker.co.us
Priscilla Lucero
SWNM Council of Governments
575-388-1509
priscillalucero@gilanet.com
Travis Bacon
Mayor, City of Green River
435-564-3448
tbacon@greenriverutah.com
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Price Proposal
The billing rates for Better City Team members are as follows:
• CEO & President $150/hour
• Directors $100/hour
• Burditt Land|Place $150/hour
If the ratio of Team contributions is at the ratios identified in the Qualifications of the Firm section
(Eric Gibson 65%, Jason Godfrey 15%, Ryan Englund 5% and Trina Rivera 15%) then the
expected blended hourly rate would be $110.00.
As alternative, we would be amenable to establishing a set monthly fee based on the anticipated
range of hours dedicated to Bozeman each month. This would provide the City with the
opportunity to take advantage of bulk pricing and having a more predictable monthly expense.
For example, if it was anticipated that the engagement would require between 15 and 20 hours
per week, the set monthly fee would be $7200. The table of fees and hour ranges follows:
Expected Hours per Week Flat Monthly Fee
5 to 10 Hours $3500
10 to 15 Hours $4800
15 to 20 Hours $7200
25 to 30 Hours $12,000
30 to 35 Hours $14,400
As work demands and project requirements shifted, we would adjust the monthly fee – as often
as required.
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Appendix I – Better City Data Visualizations
The visualizations provided here can be customized based on GSI’s requirements. New data and sources (such as a project pipeline,
KPIs for key industries, and real estate, can be provided to Better City and developed in partnership to ensure that the tools and reports
best meet GSI’s needs.
Population Visualizations
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Age and Sex Visualizations
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Industry Visualizations
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Appendix II – See Source Additional Visualizations
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Attachment A
NONDISCRIMINATION AND EQUAL PAY AFFIRMATION
____________________________________(name of entity submitting) hereby affirms it will
not discriminate on the basis of race, color, religion, creed, sex, age, marital status, national
origin, or because of actual or perceived sexual orientation, gender identity or disability and
acknowledges and understands the eventual contract will contain a provision prohibiting
discrimination as described above and this prohibition on discrimination shall apply to the
hiring and treatments or proposer’s employees and to all subcontracts.
In addition, ____________________________________(name of entity submitting) hereby
affirms it will abide by the Equal Pay Act of 1963 and Section 39-3-104, MCA (the Montana
Equal Pay Act), and has visited the State of Montana Equal Pay for Equal Work “best practices”
website, https://equalpay.mt.gov/BestPractices/Employers, or equivalent “best practices
publication and has read the material.
______________________________________
Name and title of person authorized to sign on behalf of submitter
Better City, LLC
Better City, LLC
Jason Godfrey, CEO