REQUEST FOR PROPOSALS TOWN OF SEVERANCE PUBLIC WORKS FACILITY

Transcription

1 REQUEST FOR PROPOSALS FOR AN INTEGRATED PROJECT DELIVERY METHOD UTILIZING CONSTRUCTION MANAGER / GENERAL CONTRACTOR (CM/GC) SERVICES OCTOBER 15, 2018 TOWN OF SEVERANCE PUBLIC WORKS FACILITY 3 SOUTH TIMBER RIDGE PARKWAY PO BOX 339 SEVERANCE, CO 80546

2 REQUEST FOR PROPOSALS FOR AN INTEGRATED PROJECT DELIVERY METHOD UTILIZING CONSTRUCTION MANAGEMENT/GENERAL CONTRACTING (CM/GC) SERVICES TABLE OF CONTENTS ADVERTISEMENTS APPENDICES I. GENERAL INFORMATION A. Introduction/Description of Project B. Minimum Qualifications C. Scope of Services D. Schedule E. Mandatory Pre Submittal Conference F. Clarifications G. General Information H. RFP Submittals I. Proposal Submittal Requirements II. ORAL INTERVIEWS/METHOD OF SELECTION AND AWARD A. Oral Interview B. Method of Selection and Award III. COST PROPOSAL IV. EVALUATION CRITERIA A. ORAL INTERVIEWS/COST PROPOSALS CRITERIA 1. Qualifications of the Firm 2. Qualifications of the Management Team Members 3. Project Management Approach 4. Prior Project Experience/Success 5. Miscellaneous Considerations V. CM/GC CONTRACT INFORMATION VI. ACKNOWLEDGMENT AND ATTESTATION VII. COST PROPOSAL FORMS Appendix A1: Oral Interview /Evaluation Form Appendix A2: Submittal and Interview Ranking Matrix Appendix B: Construction Manager/General Contractor (CM/GC) Agreement (Sample) TOWN OF SEVERANCE PUBLIC WORKS FACILITY 2

3 REQUEST FOR PROPOSALS FOR AN INTEGRATED PROJECT DELIVERY METHOD UTILIZING CONSTRUCTION MANAGEMENT/GENERAL CONTRACTING (CM/GC) SERVICES (Town of Severance) I. GENERAL INFORMATION A. INTRODUCTION/DESCRIPTION OF PROJECT The Town of Severance ( Town ) is proceeding with construction of a new Public Works Facility. The facility will house operations for the Public Works Department in one building that will be constructed at 145 W 3 rd Avenue on a 1.6-acre parcel of land owned by the Town. Adjacent street improvements may be constructed as part of this new development providing access to the site. The new Public Works Facility as designed by the architectural firm GSG Architecture, Inc. ( GSG ) will be approximately 11,000 square feet, supporting an occupant load of approximately 10 including staff and public. Type ll-b is the anticipated construction type as defined in the International Building Code with mixed building occupancy classifications of Business B and Storage S-2. Building and site work construction costs are currently budgeted in the range of $1.2M - $1.7M maximum. The Design Development documents are 25 50% complete, which have been posted. Construction is estimated to commence in January The Town anticipates using a Construction Manager/General Contractor ( CM/GC ) approach to project delivery. The Town desires to establish a Preliminary GMP as soon as reasonably possible to have a better understanding of the potential construction cost. The Town plans to use a two phase process that includes Pre-Construction Services as the first phase and Construction Services as the second phase. Upon successful completion of Pre-Construction Services, the Town may, but is not obligated to, hire the firm selected for Pre-Construction Services to also perform the Construction Services phase. A Final GMP and an updated project duration schedule will be established by the Architect/Engineer and the Selected CM/GC in conjunction with the Town at 90% Construction Document Completion. The CM/GC will evaluate, among other things, availability of materials and labor, project schedule, project costs as they relate to the established budget, constructability, and will work closely with the Architect/Engineer and the Town throughout the planning, design, and construction phases of the project. The value based process to be used in the selection of the CM/GC is comprised of this Request for Proposals ( RFP ) and the Oral Interview and Cost Proposal as described in detail in Section II. A panel of individuals who will be involved in the project and/or understand the required services associated with Construction Management/General Contracting will evaluate responses to this RFP. Sealed fee proposals will be required by all firms submitting and are to be submitted as indicated in this RFP. Both qualifications and cost will be considered in the final ranking of firms with qualifications given 70% of the value of the weighted criteria and fees for the Cost Proposal given 30%. Selection and award of this project will be based on a combination of qualifications and costs that represent the best overall value to the Town. TOWN OF SEVERANCE PUBLIC WORKS FACILITY 3

4 B. MINIMUM QUALIFICATIONS Notice is hereby given to all interested parties that all firms will be required to meet ALL of the minimum qualifications to be considered for these projects. To be considered as qualified, interested firms shall have, as a minimum: 1. Provided Construction Management/General Contracting services within the last three (3) years for at least two (2) similar projects each utilizing the expertise present in their Colorado Office; and 2. Demonstrated specific Construction Management/General Contracting experience in projects of similar scope and complexity; and 3. Demonstrated bonding capability up to $2M for an individual project coincidentally with current and anticipated workloads; provide letter from surety that affirms this capacity. C. SCOPE OF SERVICES The scope of services will include assistance to the Town during the process of assessment, design, construction, and warranty period. Pre-Construction Services will include a 100% Design Development Preliminary / Estimated GMP, ongoing updates to the cost estimate, scheduling, constructability review of documents, meeting attendance, and real-time cost and constructability analysis. Specific tasks to be performed by the CM/GC will also include those generally performed by the CM/GC construction community where the Construction Manager is also the Contractor. A Guaranteed Maximum Price ( GMP ) will be required at the 90% completion of Construction Documents phase. The Town plans to use a two phase process that includes Pre-Construction Services as the first phase and Construction Services as the second phase. Upon successful completion of Pre-Construction Services, the Town may, but is not obligated to, hire the firm selected for Pre-Construction Services to also perform the Construction Services phase. D. SCHEDULE 1. The schedule of events for the RFP process and an outline of the schedule for the balance of the project is as follows: RFP Document Release Mandatory Pre-Submittal Conference Questions Due Addenda Issued RFP Due Oral Interviews Selection Announced Negotiation of CM/GC Contract Contract Approval (Projected) Anticipated CM/GC Start Anticipated Construction Start/Finish Sealed proposals responsive to this RFP must be submitted by providing the information requested in this RFP by 4:00pm MST on Wednesday, October 31, 2018, to: Mitch Nelson, Town Planner (the Town Project Manager ) Severance Town Hall 3 South Timber Ridge Parkway PO Box 339 Severance, CO Office (970) or mnelson@townofseverance.org TOWN OF SEVERANCE PUBLIC WORKS FACILITY 4

5 E. MANDATORY PRE-SUBMITTAL CONFERENCE To ensure sufficient information is available to firms preparing submittals, a mandatory pre-submittal conference has been scheduled. The intent of this conference is to tour the site and to have Town and GSG staff able to discuss the project. Firms preparing submittals must attend and sign-in to have their submittals accepted. The mandatory pre-submittal conference will be held at: Severance Town Hall 3 South Timber Ridge Parkway Severance, CO Monday, October 22, 2018 at 2:00 pm F. CLARIFICATIONS 1. Owner initiated changes to this RFP will be issued under numerically sequenced addenda. Addenda generally consist of the following items: Clarifications Scope Changes Time and/or Date Changes Respondents must acknowledge all issued addenda in their submittal and proposal. 2. During the CM/GC selection process, all communication, correspondence, questions or requests for clarification shall be directed to the Town Project Manager. Mitch Nelson, Town Planner (the Town Project Manager ) Severance Town Hall 3 South Timber Ridge Parkway PO Box 339 Severance, CO Office (970) or mnelson@townofseverance.org General questions may be communicated by phone however specific requests for clarifications must be ed. Do not contact any other individuals, firms, or architectural team members associated with this project unless directed to do so by the Town Project Manager. Failure to comply with this requirement may result in disqualification of your firm. 3. Respondent initiated requests for clarification will be received any time on or before Wednesday, October 24, All Town responses will be issued by addenda on or before 4:00 p.m. Friday, October 26, G. GENERAL INFORMATION 1. All respondents accept the conditions of this RFP, inclusive of, but not limited to, the following: All submittals shall become the property of the Town and will not be returned. Late submittals shall not be evaluated. Facsimile submittals shall not be accepted. Any restriction as to the use of submitted materials must be clearly indicated as proprietary. The requested limitation or prohibition of use or release shall be identified in writing on a cover sheet. Information that is marked as proprietary will be handled in accordance with applicable federal and state laws. Neither cost information nor any response in total will be considered proprietary, and respondents should assume that all portions of their response other than proprietary information will be public records. TOWN OF SEVERANCE PUBLIC WORKS FACILITY 5

6 Submitters will not be reimbursed for any time or spent materials utilized in their submittal. H. RFP SUBMITTALS 1. The Town retains the right to waive any minor irregularity or requirement should it be judged to be in the best interest of the Town. 2. Proposers shall mail or hand-deliver five (5) bound hard copies and one (1) digital PDF stored on a USB flash drive of the proposal to the above stated address. Mailed proposals must be received by the Town Project Manager by the above stated submittal deadline. I. PROPOSAL SUBMITTAL REQUIREMENTS 1. The CM/GC services proposals shall be bound with individual sections tabbed for quick reference and shall strictly adhere to the following format: Acknowledgment and Attestation Form Pre-Construction Services - Cost Proposal Form Cover with the firm name/logo and the project title Introduction Letter Table of Contents Narrative describing the history and relevant project experience of the firm/team per Section 1.B. Narrative of the primary project team members, their role on the team, and their experience (include resumes). List any professional affiliations, licensures, and certifications that are pertinent to the work. Be sure to include major sub-consultants and their personnel. Narrative that clearly describes the firm/teams project approach. Identify key components of the evaluation process and any potential challenges. Provide a detailed description of Pre-Construction Services, inclusive of, but not limited to constructability review, value engineering, estimating techniques, scheduling, ongoing updates to the cost estimate, and real-time cost and constructability analysis. Utilize the provided cost submittal form. Present a detailed project schedule that can be compared to the estimated cost of the work. Both major and detailed tasks should be included to demonstrate your planned organization and management of the various components of the work to be completed. Provide a list of at least 5 references from similar, recently-completed projects, with current contact information, that we may contact. Provide any additional relevant information not specifically called for in the previous sections. 2. The length of the proposal is not limited however concise information is appreciated. Include any additional information you feel is pertinent at the end of the proposal. The use of pictures or other graphics in the proposal to demonstrate examples of your work product is encouraged. 3. Five (5) bound hard copies and one (1) digital PDF stored on a USB flash drive of the proposal shall be submitted for initial review. The firms selected for interviews will be expected to be available for one hour. The format will accommodate an informal presentation of no more than 30 minutes with the remaining time being dedicated to questions and answers. The firm has the option to prepare a presentation (i.e. PowerPoint) or discuss the firm s approach to the project. 4. Only complete submittals will be considered. TOWN OF SEVERANCE PUBLIC WORKS FACILITY 6

7 II. ORAL INTERVIEWS / METHOD OF SELECTION AND AWARD A. ORAL INTERVIEW 1. Mandatory oral interviews shall be conducted. Interview times and location, will be arranged by the Town and all short listed firms will be notified in advance. At the option of the Town, a visit to the short listed firm(s) managing home office and/or representative field office may be required. The oral interview will serve as an explanation of pre-construction services and fees. B. METHOD OF SELECTION AND AWARD 1. The panel shall complete a combined evaluation of qualifications and fee in accordance with the criteria as indicated in Section II. ORAL INTERVIEWS/METHOD OF SELECTION AND AWARD and Section III. COST PROPOSAL. Numerical ranking and selection of the most qualified firm (including fee) will then occur on the corresponding evaluation forms in Appendix A1 and A2. 2. The final fee amount and scope of services may be negotiated at the Town s discretion. Award and contract will be contingent on availability of key proposed Project Management Team staff. III. COST PROPOSALS A. All firms are required to submit sealed proposals. The Cost Proposal will be considered (equivalent to 30 percent of the weighted criteria) in conjunction with the qualitative score from the response and interview (equivalent to 70 percent of the weighted criteria). B. Cost Proposals shall be submitted on the forms provided in Section VII COST PROPOSAL FORMS, without modification. The Cost Proposals shall be accompanied with sufficient detail to clearly identify the fee for service and include a detailed schedule of estimated (not-to-exceed) reimbursable and nonreimbursable costs. Percentage of the cost of work is not an acceptable value. The Cost Proposals should be prepared independently in accordance with the following: Submittors shall utilize the Pre-Construction Services - Cost Proposal Form. Any specific services requested in the RFP and its appendices that are not included should be clearly identified. Exclusion of any required service may result in the proposal being found nonresponsive. Provide a CM/GC staff schedule with staff by name, position and man-hours (assume 8 hour days) per month estimated on the project. Provide a detailed estimate of reimbursable costs including breakdown of direct salaries and payroll fringes (DPE) for on-site CM/GC personnel associated with the services. Not-to-exceed reimbursable expenses shall be provided at direct cost. Provide a detailed estimate of nonreimbursable expenses (included in fee). The Town reserves the right to reject any Cost Proposal not prepared in the above manner. Proposals that exceed the available funds may be rejected outright but the Town reserves the right to negotiate a reasonable fee for service within the available funds. C. The Pre-Construction Services Fee Proposal is a binding offer to perform the services associated with the Scope of Services described in this RFP. The Town reserves the right to negotiate a cost adjustment based on scope clarification subsequent to selection and prior to contract execution. TOWN OF SEVERANCE PUBLIC WORKS FACILITY 7

8 IV. EVALUATION CRITERIA A. ORAL INTERVIEWS/COST PROPOSALS EVALUATION CRITERIA 1. QUALIFICATIONS OF THE FIRM Explain the composition and structure of your project management team and how the firm will support their efforts in the field throughout this project. Are the lines of authority, responsibility, and coordination clearly identified? 2. QUALIFICATIONS OF THE MANAGEMENT TEAM MEMBERS Explain the prior experience with projects of similar scope and complexity delivery methods of the superintendent and all other project management team members. Explain their roles and responsibilities and authority and why they are the right team members for this project. Explain anticipated project management team staff current and projected workload. Identify all current office locations and the resident expertise intended to be provided under this RFP. Identify the location of the staff for the performance of this contract, their expertise, and generic equipment that will be located in Colorado and act in support of the anticipated contract. 3. PROJECT MANAGEMENT APPROACH Explain the strategic project approach for this project in summary: Include discussion of your team s approach in providing successful CM/GC services based on the needs of this specific project utilizing the team s prior past experience including cost, schedule, and quality control. Explain the construction work the project management team has the capability to competitively bid and self-perform including qualifications to do such work. Provide a detailed description of how your project management team will select qualified subcontractors and manage them effectively on this project. The Town wants to optimize use of local subcontractors. 4. PRIOR PROJECT EXPERIENCE/SUCCESS Provide examples and references for past projects of similar scope and size. Examples of projects that were completed using a similar CM/GC delivery method should be included. 5. MISCELLANEOUS CONSIDERATIONS This category is included for other items provided by the presenter. Inclusions may include testimonials, awards, corporate memberships in professional organizations or sponsorships, additional project/contract histories, etc, intended to demonstrate why this management team is uniquely qualified for this project. V. CM/GC CONTRACT INFORMATION A. Carefully review the CM/GC Contract sample (Appendix B) before initiating your response submittal. Any exceptions to the contract must be communicated formally in accordance with the written questions schedule in Section 1.F.3. of this RFP. B. The Town reserves the right to make changes to the appended model agreement, including additions and /or modifications that may be necessary to more completely describe the services defined or implied herein. C. Any approved reimbursable expenses made under the terms of the final agreement shall be a direct TOWN OF SEVERANCE PUBLIC WORKS FACILITY 8

9 pass-on cost with no adjustment to the fee described therein. D. A written, pre-construction services contract will be required between the Town of Severance and the selected CM/GC, which contract will be in the form and substance required by the Town. E. Any and all products, systems, methods, and procedures developed, as a result of this agreement shall remain the exclusive property of the Town. F. The Town is not obligated to accept the lowest cost proposal, is not obligated to accept any proposal, and will make its determination based on the best interests of the Town. The Town may, at its sole and absolute discretion: postpone, abandon or terminate the RFP process at its discretion at any time; accept or reject any and all, or parts of any or all, proposals submitted; re-advertise this RFP; waive any irregularities in the proposals received in conjunction with this RFP; and/or determine the criteria and process whereby proposals are evaluated and awarded. G. Following the CM/GC Selection Process, the Town is in no way obligated to proceed with the project as defined in this proposal. The Town reserves the right to postpone or cancel this project at its discretion at any time. H. This RFP is not an offer to contract. No damages shall be recoverable by any challenger as a result of these determinations or decisions by the Town. The provisions herein are solely for the fiscal responsibility of the Town and confer no rights, duties, or entitlements to proposers. VI. ACKNOWLEDGEMENT AND ATTESTATION FORM A. The Acknowledgment and Attestation Form follow this section. Proper completion of the appropriate form is a mandatory requirement for a respondent to be considered responsive to this RFP Prequalification Submittal. B. Qualifications made by a respondent in executing this form may render a submittal nonresponsive as determined by the Town. VII. COST PROPOSAL FORMS A. Immediately following the Acknowledgement and Attestation Form is one (1) Cost Proposal Form to be utilized to summarize the fee proposal for the services: 1. Pre-Construction Services - Cost Proposal Form All firms will be required to submit fee proposal as directed by the Town. B. This RFP document, its appendices, Design Development documents, and any written addenda issued prior to the submittal of proposals, and written clarifications prior to the submittal date shall serve as the only basis for proposals. C. The respondent, by submitting this proposal, does hereby accept that changes by the Town to the exhibited contract and its exhibits, which do not adversely affect the respondent, shall not be cause for withdrawal or modification of the amounts submitted herein. Exceptions to the RFP documents and/or modification of the proposal may render the proposal nonresponsive. D. Upon due consideration and review of this document along with its appendices, written addenda, Design Development documents, and written clarifications prior to the interview, the respondent does TOWN OF SEVERANCE PUBLIC WORKS FACILITY 9

10 hereby submit the following proposal for Pre-Construction Services Fees consistent with the schedules provided in the Scope of Services. Respondents are hereby advised that it is the Town s desire to accelerate design and construction schedules where reasonably possible, without adverse cost impact. E. Respondents should complete the Cost Proposal Forms by filling in all blanks on the form that follows. TOWN OF SEVERANCE PUBLIC WORKS FACILITY 10

11 ACKNOWLEDGEMENT AND ATTESTATION FORM (CORPORATE FORMAT) Date: Page 1 of 1 By responding to this RFP, the respondent(s) certify that he/she has reviewed the Construction Management/General Contracting sample contract, and its exhibits contained herein, and is familiar with their terms and conditions and finds them expressly workable without change or modification. We certify and declare that the foregoing is true and correct. Subscribed on at County, Date City,County of. State Corporate Officer Signature Date Secretary Date Note: Use full corporate name and attach corporate seal here. (SEAL) TOWN OF SEVERANCE PUBLIC WORKS FACILITY 11

12 PRE-CONSTRUCTION SERVICES- COST PROPOSAL FORM CONSTRUCTION MANAGER/GENERAL CONTRACTING (CM/GC) SERVICES Date: Page 1 of 1 Town of Severance Public Works Facility 1. CM/GC PRE-CONSTRUCTION FEE $ A. COST ESTIMATING B. ONGOING UPDATES TO COST ESTIMATE C. SCHEDULING D. CONSTRUCTIBILITY REVIEW OF DOCUMENTS E. WEEKLY MEETING ATTENDANCE F. MEETING MINUTES G. REAL-TIME COST AND CONSTRUCTABILITY ANALYSIS 2. EXPECTED REIMBURSABLE EXPENSES $ A. DESCRIBE BELOW TOTAL FEE $ Please provide a detailed breakdown to adequately describe the CM/GC staff provided, term of their services, and associated anticipated reimbursable costs so as to demonstrate as complete an understanding as possible of the services provided. Reimbursable general condition expenses are generally confined to the on-site CM/GC construction phase staff reimbursed at direct personnel expense, plus those on-site materials, equipment and facilities to support the work of the CM/GC staff and construction subcontractors. Acknowledge receipt of Addendum Nos. Applicant or Corporate Officer Signature Title TOWN OF SEVERANCE PUBLIC WORKS FACILITY 12

13 Appendix A1 TOWN OF SEVERANCE PUBLIC WORKS FACILITY SUBMITTAL AND ORAL INTERVIEW RANKING MATRIX CONSTRUCTION MANAGEMENT/GENERAL CONTRACTING (CM/GC) SERVICES QUALIFICATIONS 70% / FEE 30% FIRM EVAL #1 EVAL #2 QUALIFICATIONS EVAL #3 EVAL #4 EVAL #5 EVAL #6 AVERAGE QUALS (70pts) SCORE % FEE SCORE (30pts) QUALS & FEE SCORE RANK FIRESTONE POLICE DEPARTMENT & MUNICIPAL COURT 13

14 Appendix A2 TOWN OF SEVERANCE PUBLIC WORKS FACILITY ORAL INTERVIEWS/COST PROPOSALS EVALUATION FORM CONSTRUCTION MANAGEMENT/GENERAL CONTRACTING (CM/GC) SERVICES Name of Firm: Name of Project: Evaluator No: Date: QUALIFICATIONS SCORE (70% OF TOTAL SCORE) SCORE 1. QUALIFICATIONS OF THE TEAM (Max. 14pts.) 2. QUALIFICATIONS OF THE MANAGEMENT TEAM MEMBERS (Max. 14pts.) 3. PROJECT MANAGEMENT APPROACH (Max. 14pts.) 4. PRIOR PROJECT EXPERIENCE/SUCCESS (Max. 14pts.) 5. MISCELLANEOUS (Max. 14pts.) Total Qualifications Score (Max Total = 70) COST PROPOSAL SCORE (30% OF TOTAL SCORE) SCORE 1. CM/GC PRE-CONSTRUCTION FEE (Max. 30pts.) Total Cost Proposal Score (Max Total = 30) TOTAL SCORE (Max Total = 100) NOTES: 1. Criteria: Agencies/Institutions are encouraged to include additional criteria that reflect unique characteristics of the project under each category to help determine the submitter s overall qualifications. 2. Ratings: Evaluator to assess the strength of each firms qualifications and assign a numerical rating as indicated above. (Use whole numbers) 3. Total Score: Includes the sum of all criteria. FIRESTONE POLICE DEPARTMENT & MUNICIPAL COURT 14

15 Appendix B CONSTRUCTION MANAGER/GENERAL CONTRACTOR (CM/GC) AGREEMENT (AIA DOCUMENTS A ) (SEE ATTACHED SAMPLE)

16 AIA Document A133 TM 2009 Standard Form of Agreement Between Owner and Construction Manager as Constructor where the basis of payment is the Cost of the Work Plus a Fee with a Guaranteed Maximum Price AGREEMENT made as of the day of in the year (In words, indicate day, month and year.) BETWEEN the Owner: (Name, legal status and address) and the Construction Manager: (Name, legal status and address) for the following Project: (Name and address or location) The Architect: (Name, legal status and address) ADDITIONS AND DELETIONS: The author of this document has added information needed for its completion. The author may also have revised the text of the original AIA standard form. An Additions and Deletions Report that notes added information as well as revisions to the standard form text is available from the author and should be reviewed. This document has important legal consequences. Consultation with an attorney is encouraged with respect to its completion or modification. AIA Document A , General Conditions of the Contract for Construction, is adopted in this document by reference. Do not use with other general conditions unless this document is modified. The Owner s Designated Representative: (Name, address and other information) The Construction Manager s Designated Representative: (Name, address and other information) ELECTRONIC COPYING of any portion of this AIA Document to another electronic file is prohibited and constitutes a violation of copyright laws as set forth in the footer of this document. 1

17 The Architect s Designated Representative: (Name, address and other information) The Owner and Construction Manager agree as follows. 2

18 TABLE OF ARTICLES 1 GENERAL PROVISIONS 2 CONSTRUCTION MANAGER S RESPONSIBILITIES 3 OWNER S RESPONSIBILITIES 4 COMPENSATION AND PAYMENTS FOR PRECONSTRUCTION PHASE SERVICES 5 COMPENSATION FOR CONSTRUCTION PHASE SERVICES 6 COST OF THE WORK FOR CONSTRUCTION PHASE 7 PAYMENTS FOR CONSTRUCTION PHASE SERVICES 8 INSURANCE AND BONDS 9 DISPUTE RESOLUTION 10 TERMINATION OR SUSPENSION 11 MISCELLANEOUS PROVISIONS 12 SCOPE OF THE AGREEMENT EXHIBIT A GUARANTEED MAXIMUM PRICE AMENDMENT ARTICLE 1 GENERAL PROVISIONS 1.1 The Contract Documents The Contract Documents consist of this Agreement, Conditions of the Contract (General, Supplementary and other Conditions), Drawings, Specifications, Addenda issued prior to the execution of this Agreement, other documents listed in this Agreement, and Modifications issued after execution of this Agreement, all of which form the Contract and are as fully a part of the Contract as if attached to this Agreement or repeated herein. Upon the Owner s acceptance of the Construction Manager s Guaranteed Maximum Price proposal, the Contract Documents will also include the documents described in Section and identified in the Guaranteed Maximum Price Amendment and revisions prepared by the Architect and furnished by the Owner as described in Section The Contract represents the entire and integrated agreement between the parties hereto and supersedes prior negotiations, representations or agreements, either written or oral. If anything in the other Contract Documents, other than a Modification, is inconsistent with this Agreement, this Agreement shall govern. 1.2 Relationship of the Parties The Construction Manager accepts the relationship of trust and confidence established by this Agreement and covenants with the Owner to cooperate with the Architect and exercise the Construction Manager s skill and judgment in furthering the interests of the Owner; to furnish efficient construction administration, management services and supervision; to furnish at all times an adequate supply of workers and materials; and to perform the Work in an expeditious and economical manner consistent with the Owner s interests. The Owner agrees to furnish or approve, in a timely manner, information required by the Construction Manager and to make payments to the Construction Manager in accordance with the requirements of the Contract Documents. 1.3 General Conditions For the Preconstruction Phase, AIA Document A , General Conditions of the Contract for Construction, shall apply only as specifically provided in this Agreement. For the Construction Phase, the general conditions of the contract shall be as set forth in A , which document is incorporated herein by reference. The term Contractor as used in A shall mean the Construction Manager. 3

19 ARTICLE 2 CONSTRUCTION MANAGER S RESPONSIBILITIES The Construction Manager s Preconstruction Phase responsibilities are set forth in Sections 2.1 and 2.2. The Construction Manager s Construction Phase responsibilities are set forth in Section 2.3. The Owner and Construction Manager may agree, in consultation with the Architect, for the Construction Phase to commence prior to completion of the Preconstruction Phase, in which case, both phases will proceed concurrently. The Construction Manager shall identify a representative authorized to act on behalf of the Construction Manager with respect to the Project. 2.1 Preconstruction Phase The Construction Manager shall provide a preliminary evaluation of the Owner s program, schedule and construction budget requirements, each in terms of the other Consultation The Construction Manager shall schedule and conduct meetings with the Architect and Owner to discuss such matters as procedures, progress, coordination, and scheduling of the Work. The Construction Manager shall advise the Owner and the Architect on proposed site use and improvements, selection of materials, and building systems and equipment. The Construction Manager shall also provide recommendations consistent with the Project requirements to the Owner and Architect on constructability; availability of materials and labor; time requirements for procurement, installation and construction; and factors related to construction cost including, but not limited to, costs of alternative designs or materials, preliminary budgets, life-cycle data, and possible cost reductions When Project requirements in Section have been sufficiently identified, the Construction Manager shall prepare and periodically update a Project schedule for the Architect s review and the Owner s acceptance. The Construction Manager shall obtain the Architect s approval for the portion of the Project schedule relating to the performance of the Architect s services. The Project schedule shall coordinate and integrate the Construction Manager s services, the Architect s services, other Owner consultants services, and the Owner s responsibilities and identify items that could affect the Project s timely completion. The updated Project schedule shall include the following: submission of the Guaranteed Maximum Price proposal; components of the Work; times of commencement and completion required of each Subcontractor; ordering and delivery of products, including those that must be ordered well in advance of construction; and the occupancy requirements of the Owner Phased Construction The Construction Manager shall provide recommendations with regard to accelerated or fast-track scheduling, procurement, or phased construction. The Construction Manager shall take into consideration cost reductions, cost information, constructability, provisions for temporary facilities and procurement and construction scheduling issues Preliminary Cost Estimates Based on the preliminary design and other design criteria prepared by the Architect, the Construction Manager shall prepare preliminary estimates of the Cost of the Work or the cost of program requirements using area, volume or similar conceptual estimating techniques for the Architect s review and Owner s approval. If the Architect or Construction Manager suggests alternative materials and systems, the Construction Manager shall provide cost evaluations of those alternative materials and systems As the Architect progresses with the preparation of the Schematic Design, Design Development and Construction Documents, the Construction Manager shall prepare and update, at appropriate intervals agreed to by the Owner, Construction Manager and Architect, estimates of the Cost of the Work of increasing detail and refinement and allowing for the further development of the design until such time as the Owner and Construction Manager agree on a Guaranteed Maximum Price for the Work. Such estimates shall be provided for the Architect s review and the Owner s approval. The Construction Manager shall inform the Owner and Architect when estimates of the Cost of the Work exceed the latest approved Project budget and make recommendations for corrective action Subcontractors and Suppliers The Construction Manager shall develop bidders interest in the Project The Construction Manager shall prepare, for the Architect s review and the Owner s acceptance, a procurement schedule for items that must be ordered well in advance of construction. The Construction Manager shall expedite and coordinate the ordering and delivery of materials that must be ordered well in advance of 4

20 construction. If the Owner agrees to procure any items prior to the establishment of the Guaranteed Maximum Price, the Owner shall procure the items on terms and conditions acceptable to the Construction Manager. Upon the establishment of the Guaranteed Maximum Price, the Owner shall assign all contracts for these items to the Construction Manager and the Construction Manager shall thereafter accept responsibility for them Extent of Responsibility The Construction Manager shall exercise reasonable care in preparing schedules and estimates. The Construction Manager, however, does not warrant or guarantee estimates and schedules except as may be included as part of the Guaranteed Maximum Price. The Construction Manager is not required to ascertain that the Drawings and Specifications are in accordance with applicable laws, statutes, ordinances, codes, rules and regulations, or lawful orders of public authorities, but the Construction Manager shall promptly report to the Architect and Owner any nonconformity discovered by or made known to the Construction Manager as a request for information in such form as the Architect may require Notices and Compliance with Laws The Construction Manager shall comply with applicable laws, statutes, ordinances, codes, rules and regulations, and lawful orders of public authorities applicable to its performance under this Contract, and with equal employment opportunity programs, and other programs as may be required by governmental and quasi governmental authorities for inclusion in the Contract Documents. 2.2 Guaranteed Maximum Price Proposal and Contract Time At a time to be mutually agreed upon by the Owner and the Construction Manager and in consultation with the Architect, the Construction Manager shall prepare a Guaranteed Maximum Price proposal for the Owner s review and acceptance. The Guaranteed Maximum Price in the proposal shall be the sum of the Construction Manager s estimate of the Cost of the Work, including contingencies described in Section 2.2.4, and the Construction Manager s Fee To the extent that the Drawings and Specifications are anticipated to require further development by the Architect, the Construction Manager shall provide in the Guaranteed Maximum Price for such further development consistent with the Contract Documents and reasonably inferable therefrom. Such further development does not include such things as changes in scope, systems, kinds and quality of materials, finishes or equipment, all of which, if required, shall be incorporated by Change Order The Construction Manager shall include with the Guaranteed Maximum Price proposal a written statement of its basis, which shall include the following:.1 A list of the Drawings and Specifications, including all Addenda thereto, and the Conditions of the Contract;.2 A list of the clarifications and assumptions made by the Construction Manager in the preparation of the Guaranteed Maximum Price proposal, including assumptions under Section 2.2.2, to supplement the information provided by the Owner and contained in the Drawings and Specifications;.3 A statement of the proposed Guaranteed Maximum Price, including a statement of the estimated Cost of the Work organized by trade categories or systems, allowances, contingency, and the Construction Manager s Fee;.4 The anticipated date of Substantial Completion upon which the proposed Guaranteed Maximum Price is based; and.5 A date by which the Owner must accept the Guaranteed Maximum Price In preparing the Construction Manager s Guaranteed Maximum Price proposal, the Construction Manager shall include its contingency for the Construction Manager s exclusive use to cover those costs considered reimbursable as the Cost of the Work but not included in a Change Order The Construction Manager shall meet with the Owner and Architect to review the Guaranteed Maximum Price proposal. In the event that the Owner and Architect discover any inconsistencies or inaccuracies in the information presented, they shall promptly notify the Construction Manager, who shall make appropriate adjustments to the Guaranteed Maximum Price proposal, its basis, or both If the Owner notifies the Construction Manager that the Owner has accepted the Guaranteed Maximum Price proposal in writing before the date specified in the Guaranteed Maximum Price proposal, the Guaranteed Maximum 5

21 Price proposal shall be deemed effective without further acceptance from the Construction Manager. Following acceptance of a Guaranteed Maximum Price, the Owner and Construction Manager shall execute the Guaranteed Maximum Price Amendment amending this Agreement, a copy of which the Owner shall provide to the Architect. The Guaranteed Maximum Price Amendment shall set forth the agreed upon Guaranteed Maximum Price with the information and assumptions upon which it is based The Construction Manager shall not incur any cost to be reimbursed as part of the Cost of the Work prior to the commencement of the Construction Phase, unless the Owner provides prior written authorization for such costs The Owner shall authorize the Architect to provide the revisions to the Drawings and Specifications to incorporate the agreed upon assumptions and clarifications contained in the Guaranteed Maximum Price Amendment. The Owner shall promptly furnish those revised Drawings and Specifications to the Construction Manager as they are revised. The Construction Manager shall notify the Owner and Architect of any inconsistencies between the Guaranteed Maximum Price Amendment and the revised Drawings and Specifications The Construction Manager shall include in the Guaranteed Maximum Price all sales, consumer, use and similar taxes for the Work provided by the Construction Manager that are legally enacted, whether or not yet effective, at the time the Guaranteed Maximum Price Amendment is executed. 2.3 Construction Phase General For purposes of Section of A , the date of commencement of the Work shall mean the date of commencement of the Construction Phase The Construction Phase shall commence upon the Owner s acceptance of the Construction Manager s Guaranteed Maximum Price proposal or the Owner s issuance of a Notice to Proceed, whichever occurs earlier Administration Those portions of the Work that the Construction Manager does not customarily perform with the Construction Manager s own personnel shall be performed under subcontracts or by other appropriate agreements with the Construction Manager. The Owner may designate specific persons from whom, or entities from which, the Construction Manager shall obtain bids. The Construction Manager shall obtain bids from Subcontractors and from suppliers of materials or equipment fabricated especially for the Work and shall deliver such bids to the Architect. The Owner shall then determine, with the advice of the Construction Manager and the Architect, which bids will be accepted. The Construction Manager shall not be required to contract with anyone to whom the Construction Manager has reasonable objection If the Guaranteed Maximum Price has been established and when a specific bidder (1) is recommended to the Owner by the Construction Manager, (2) is qualified to perform that portion of the Work, and (3) has submitted a bid that conforms to the requirements of the Contract Documents without reservations or exceptions, but the Owner requires that another bid be accepted, then the Construction Manager may require that a Change Order be issued to adjust the Contract Time and the Guaranteed Maximum Price by the difference between the bid of the person or entity recommended to the Owner by the Construction Manager and the amount and time requirement of the subcontract or other agreement actually signed with the person or entity designated by the Owner Subcontracts or other agreements shall conform to the applicable payment provisions of this Agreement, and shall not be awarded on the basis of cost plus a fee without the prior consent of the Owner. If the Subcontract is awarded on a cost plus fee basis, the Construction Manager shall provide in the Subcontract for the Owner to receive the same audit rights with regard to the Subcontractor as the Owner receives with regard to the Construction Manager in Section 6.11 below If the Construction Manager recommends a specific bidder that may be considered a related party according to Section 6.10, then the Construction Manager shall promptly notify the Owner in writing of such relationship and notify the Owner of the specific nature of the contemplated transaction, according to Section The Construction Manager shall schedule and conduct meetings to discuss such matters as procedures, progress, coordination, scheduling, and status of the Work. The Construction Manager shall prepare and promptly distribute minutes to the Owner and Architect. 6

22 Upon the execution of the Guaranteed Maximum Price Amendment, the Construction Manager shall prepare and submit to the Owner and Architect a construction schedule for the Work and submittal schedule in accordance with Section 3.10 of A The Construction Manager shall record the progress of the Project. On a monthly basis, or otherwise as agreed to by the Owner, the Construction Manager shall submit written progress reports to the Owner and Architect, showing percentages of completion and other information required by the Owner. The Construction Manager shall also keep, and make available to the Owner and Architect, a daily log containing a record for each day of weather, portions of the Work in progress, number of workers on site, identification of equipment on site, problems that might affect progress of the work, accidents, injuries, and other information required by the Owner The Construction Manager shall develop a system of cost control for the Work, including regular monitoring of actual costs for activities in progress and estimates for uncompleted tasks and proposed changes. The Construction Manager shall identify variances between actual and estimated costs and report the variances to the Owner and Architect and shall provide this information in its monthly reports to the Owner and Architect, in accordance with Section above. 2.4 Professional Services Section of A shall apply to both the Preconstruction and Construction Phases. 2.5 Hazardous Materials Section 10.3 of A shall apply to both the Preconstruction and Construction Phases. ARTICLE 3 OWNER S RESPONSIBILITIES 3.1 Information and Services Required of the Owner The Owner shall provide information with reasonable promptness, regarding requirements for and limitations on the Project, including a written program which shall set forth the Owner s objectives, constraints, and criteria, including schedule, space requirements and relationships, flexibility and expandability, special equipment, systems, sustainability and site requirements Prior to the execution of the Guaranteed Maximum Price Amendment, the Construction Manager may request in writing that the Owner provide reasonable evidence that the Owner has made financial arrangements to fulfill the Owner s obligations under the Contract. Thereafter, the Construction Manager may only request such evidence if (1) the Owner fails to make payments to the Construction Manager as the Contract Documents require, (2) a change in the Work materially changes the Contract Sum, or (3) the Construction Manager identifies in writing a reasonable concern regarding the Owner s ability to make payment when due. The Owner shall furnish such evidence as a condition precedent to commencement or continuation of the Work or the portion of the Work affected by a material change. After the Owner furnishes the evidence, the Owner shall not materially vary such financial arrangements without prior notice to the Construction Manager and Architect The Owner shall establish and periodically update the Owner s budget for the Project, including (1) the budget for the Cost of the Work as defined in Section 6.1.1, (2) the Owner s other costs, and (3) reasonable contingencies related to all of these costs. If the Owner significantly increases or decreases the Owner s budget for the Cost of the Work, the Owner shall notify the Construction Manager and Architect. The Owner and the Architect, in consultation with the Construction Manager, shall thereafter agree to a corresponding change in the Project s scope and quality Structural and Environmental Tests, Surveys and Reports. During the Preconstruction Phase, the Owner shall furnish the following information or services with reasonable promptness. The Owner shall also furnish any other information or services under the Owner s control and relevant to the Construction Manager s performance of the Work with reasonable promptness after receiving the Construction Manager s written request for such information or services. The Construction Manager shall be entitled to rely on the accuracy of information and services furnished by the Owner but shall exercise proper precautions relating to the safe performance of the Work The Owner shall furnish tests, inspections and reports required by law and as otherwise agreed to by the parties, such as structural, mechanical, and chemical tests, tests for air and water pollution, and tests for hazardous materials. 7

23 The Owner shall furnish surveys describing physical characteristics, legal limitations and utility locations for the site of the Project, and a legal description of the site. The surveys and legal information shall include, as applicable, grades and lines of streets, alleys, pavements and adjoining property and structures; designated wetlands; adjacent drainage; rights-of-way, restrictions, easements, encroachments, zoning, deed restrictions, boundaries and contours of the site; locations, dimensions and necessary data with respect to existing buildings, other improvements and trees; and information concerning available utility services and lines, both public and private, above and below grade, including inverts and depths. All the information on the survey shall be referenced to a Project benchmark The Owner, when such services are requested, shall furnish services of geotechnical engineers, which may include but are not limited to test borings, test pits, determinations of soil bearing values, percolation tests, evaluations of hazardous materials, seismic evaluation, ground corrosion tests and resistivity tests, including necessary operations for anticipating subsoil conditions, with written reports and appropriate recommendations During the Construction Phase, the Owner shall furnish information or services required of the Owner by the Contract Documents with reasonable promptness. The Owner shall also furnish any other information or services under the Owner s control and relevant to the Construction Manager s performance of the Work with reasonable promptness after receiving the Construction Manager s written request for such information or services. 3.2 Owner s Designated Representative The Owner shall identify a representative authorized to act on behalf of the Owner with respect to the Project. The Owner s representative shall render decisions promptly and furnish information expeditiously, so as to avoid unreasonable delay in the services or Work of the Construction Manager. Except as otherwise provided in Section of A , the Architect does not have such authority. The term Owner means the Owner or the Owner s authorized representative Legal Requirements. The Owner shall furnish all legal, insurance and accounting services, including auditing services, that may be reasonably necessary at any time for the Project to meet the Owner s needs and interests. 3.3 Architect The Owner shall retain an Architect to provide services, duties and responsibilities as described in AIA Document B , Standard Form of Agreement Between Owner and Architect, Construction Manager as Constructor Edition. The Owner shall provide the Construction Manager a copy of the executed agreement between the Owner and the Architect, and any further modifications to the agreement. ARTICLE 4 COMPENSATION AND PAYMENTS FOR PRECONSTRUCTION PHASE SERVICES 4.1 Compensation For the Construction Manager s Preconstruction Phase services, the Owner shall compensate the Construction Manager as follows: For the Construction Manager s Preconstruction Phase services described in Sections 2.1 and 2.2: (Insert amount of, or basis for, compensation and include a list of reimbursable cost items, as applicable.) If the Preconstruction Phase services covered by this Agreement have not been completed within ( ) months of the date of this Agreement, through no fault of the Construction Manager, the Construction Manager s compensation for Preconstruction Phase services shall be equitably adjusted Compensation based on Direct Personnel Expense includes the direct salaries of the Construction Manager s personnel providing Preconstruction Phase services on the Project and the Construction Manager s costs for the mandatory and customary contributions and benefits related thereto, such as employment taxes and other statutory employee benefits, insurance, sick leave, holidays, vacations, employee retirement plans and similar contributions. 4.2 Payments Unless otherwise agreed, payments for services shall be made monthly in proportion to services performed. 8