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Building QRS at The Parks at Walter Reed Washington, DC

Building QRS at The Parks at Walter Reed Washington, DC

Building QRS at The Parks at Walter Reed
Washington, DC


Request for Proposal
For Pre-construction Services and General ContractingPresented By:
Urban Atlantic
Dated: April 21, 2021
1.0    Introduction    3
2.0    Owner    3
3.0    Design Team    3
4.0    Proposal    4
5.0    Scope of Work    7
6.0    Selection Process for The Contractor    7
7.0    Proposal Requirements    9
8.0    Proposal Format    14
9.0    Bid Acceptance    14
10.0    Contact    15

Attachments
Attachment A - Project Description Attachment B - SD Drawings
Attachment C - Construction Contract and General Conditions Attachment D - Bid Form
Attachment E - Times of Completion
Attachment F - Scope of Work for the Contractor Attachment G - Construction Budget Estimate Attachment H - Geotech Report
Attachment I -    HPRB Approved Design Submission
Attachment J - DSLBD Certified Business Enterprise Agreement Attachment K - First Source Agreement
Attachment L -   FHA & ADA Compliance Attachment M - Component Construction Covenant Attachment N - Owner Project Requirements
Attachment O - T20 Hazardous Materials Survey Report


Attachments listed above are included here by reference. They can be found at the following sharefile.com link: https://hines.box.com/s/wq65ti4uzsact3590ne2en9xoocwqtlq
1.0    Introduction

1.1    General. QRS Developer LLC, (“Owner”) is a single-purpose entity managed by Urban Atlantic Development that will be developing Building QRS at The Parks at Walter Reed. The building project (“Project”) will be a 5-level, type 3A multifamily building totaling 345 units averaging 723 SF in size over a 247-space subterranean garage, with live/work spaces along Georgia Ave. NW. The Project will total 300,000 GSF and include associated services and amenities.

1.2    Site. The project site (“Project Site”) is located in Washington, DC at the intersection of Georgia Ave. NW and Dahlia St. NW and as further described in Attachments A and B attached hereto. The site address is anticipated to be 1150 Dahlia St. NW.

1.3    Phased Construction. Each bid is to include two separate construction phases described below. Phase I will be performed under separate contract ahead of commencement of Phase II work. Phase I work will be completed under a contract with the Master Developer entity (TPWR Developer LLC). Phase II work will be completed under a contract with the Vertical Developer entity (QRS Developer LLC). Owner anticipates that the contractor will complete phases in perform one site mobilization (i.e upon completion of Phase I, immediate rollover into Phase II).
.1    Phase I: Site Demolition and Prep. This phase includes all general site demolition and master planning work to prepare the site for vertical development of the Project. This work includes all work shown in the SD civil drawing package including site demolition, erosion and sediment control, new pavement, grading, utilities work, and other work as described. See Exhibit O for the Hazardous Materials Survey Report for the T20 Building
.2    Phase II: Vertical Development. This phase includes the remaining work described in the SD package set, notably the vertical development of Building QRS. Building QRS will be 5-story wood framed Type III-A residential construction over a subterranean garage. A portion of the building containing the amenity spaces along Georgia and Dahlia may be Type I-A concrete podium.
2.0    Owner
QRS Developer LLC, a joint venture of Urban Atlantic, and a to-be-named development partner ("Owner") will coordinate all aspects of consultant selection, design, approvals, construction and operational start-up of the Project. Major decisions regarding the scope of the Project and critical project team members are vested with the Owner.

The Owner is requesting pricing from invited general contractors (“Proposer(s)”). This Pricing Request and all of its schedules and related documents are being issued precedent to solicit proposals for general construction of the Project in the future.

3.0    Design Teams
Principal Designers
 
Architect:    BKV Group
Landscape Architect:    BKV Group
Interior Designer:    BKV Group
Structural Engineer:    BKV Group
MEP Engineer:    BKV Group

Civil Engineer:
Low Voltage/Security
Wiles Mensch Convergent Technology


The Design Team list is not complete. The Owner may add, change, alter, or delete firms on the Design Team at its sole discretion, at any time and as often as it deems necessary.

See Attachment B – SD Drawings for the Schematic Design documents by BKV Group.
3.1    Bid Documents. This Request For Proposal, its attachments and any addenda issued prior to the submission of the Bidder’s Proposal, collectively will comprise the bid documents (“Bid Documents”) upon which the Bidder’s Proposal is to be based.
4.0    Proposal
4.1    Proposal Summary. The Owner is requesting proposals from invited general contractors (“Proposer(s)”). This Request asks the Proposer to provide its costs for the Project. Collectively, this Price Proposal (“Price Proposal”) will include costs for the General Conditions Amount, Contractor’s Fee, and percentages for insurance and bonds. For complete details, see paragraph 7.0 below.
4.2    Other information. Other information which is not part of the Price Proposal but will be required within the Construction Contract is detailed in paragraph 7.0 below. Among them is a complete estimate of the project(s) based on the information provided in this RFP.
4.3    Completion
.1 Upon completion of the contractor selection process the successful Proposer (“Contractor”) shall provide preconstruction services, in the form of design assistance and subcontractor bidding, to the mutual benefit of the successful Proposer and Owner. It is expected the chosen general contractor will execute a guaranteed maximum price contract with the Owner substantially in the form attached hereto as Attachment C (“Construction Contract and General Conditions”). The timing of this execution is to coincide with financial closing, expected for Q1 2022.

4.4    Site Walk. Owner will be holding a sitewalk on MONDAY 4/26 at 10:30AM. Contractors shall park in the visitor lot and meet in the green space south of T20. Full PPE (including face masks) is required. All bidders are encouraged, but no required, to attend.


FOTO
Capitalized terms not defined herein shall be deemed to have the same meaning as defined in the Construction Contract and/or General Conditions.

5.0 Scope of Work
Generally, the scope of the Project includes all Work necessary to accomplish the Pre-construction services and complete the Project described in the Project Description set out in Attachment A and in the drawings and requirements listed in Attachment B, and as more completely set out in the Bid Documents. The Scope of Work to be included in the Price Proposal(s) is set out in Attachment F attached to this RFP.

6.0    Selection Process for The Contractor
6.1    Bid Due Date
Each Bidder shall deliver their response to this RFP via electronic means to the attention of Mark Simpson, Caroline Kenney, and Dan McGee no later than 11:59 PM EST on Wednesday, May 19th.
6.2    Participation by the Owner and the Design Team
The ability of the Bidder to work closely, effectively, and cooperatively with the Owner and the Design Team will be carefully considered in the selection of the Contractor for the Project.
6.3    Qualifications
The successful Bidder’s proposed Project staff must possess extensive experience with similar projects and demonstrate the highest level of professional competence, skill and ability working effectively within stringent schedule and budget constraints. The Bidder must be fully aware of, and responsive to, important subjective aspects of the Project, including regulatory sensitivities and community relationships. The Bidder must convincingly demonstrate its ability to plan this Project skillfully and manage it successfully without disruption to the Owner’s and neighbor’s existing operations. The Bidder must possess all licenses and authorizations necessary to perform the Work in the District of Columbia.

Additionally, the bidder must have demonstrated experience meeting the employment development programs listed below. The bidder must review the following informational attachments and state any objections to the included terms in the bid package.
.1    CBE Requirement. Thirty-five percent (35%) of the total GMP value must be performed by Certified Business Enterprises (“CBE”) registered through the DC Department of Small and Local Business Development (“DSLBD”). Contractor is required to provide detailed breakdown of projected CBE contract values by trade. See Attachment J.
.2    First Source Compliance. The Contractor will be required to comply with the ‘Old’ First Source Agreement with the DC Department of Employment Services (“DOES”). See Attachment K.
.3    FHA & ADA Compliance. The Contractor will be required to build the Project in strict accordance with the Contract Documents, particularly as they relate to the Fair Housing Act, and Americans with Disabilities Act. See Attachment L.
.4    Component Construction Covenant. The Contractor will be required to comply with Article 2 of the Component Construction Covenant. See Attachment M.


6.4    Bidding Schedule
The anticipated schedule for bidding is as follows:


Issue Drawings and RFP to Bidders    4/21/21
On-Site Bid Walk    04/26/21
GC RFI Deadline    04/30/21
RFI Responses Posted    05/7/21
GC Pricing Due    05/19/21
GC RFP Interviews    Week of 05/24/21
Targeted GC Selection    05/28/21

6.5    Quality
The Bidder and its Project staff must demonstrate a solid track record of successfully completing similar projects in the Washington, DC area. Quality and customer service will be key considerations in the selection of a Contractor for this Project. The successful Bidder will possess proven quality control techniques and warranty service programs designed to provide excellence in craftsmanship, quality construction and customer service.
6.6    Safety
The Owner has made the creation of a safe, secure Project Site and work environment a priority. The successful Bidder will demonstrate an excellent safety record on past projects and present a proactive and innovative Safety Plan for the Project. Safety and security will be key factors in the selection of the successful Bidder.

7.0    Proposal Requirements
7.1    Price Proposal
The Proposer’s proposed price (“Price Proposal”) will be a price, including fee, for all of the Contractor’s Work and obligations set out in the Scope of Work attached in Attachments A, B,C and Attachment F hereto and pursuant to the Contract Documents. The successful Proposer’s Price Proposal when added to all of the approved subcontractor bids is expected to become the final guaranteed maximum price (“Guaranteed Maximum Price”) upon which the Construction Contract will be based.

As this project will utilize different sources for financing Phase I and Phase II work, it is important that the Bidder’s Price Proposal is presented as to breakout the costs between the two phases. Bidder’s should present the budget estimate consistent with the formatting in Attachment G.
The successful Bidder’s Price Proposal will represent the best value for the Owner and it is expected to be the most significant factor in selecting the Contractor. The Bidder’s Price Proposal is to be submitted as set forth in the “Bid Form” attached hereto as Attachment D – Bid Form.
The Bidder’s Proposal will include:
.1    General Conditions Amount. A proposed price for providing all general conditions including, without limitation, the costs described as General Conditions Items in Attachment F. Include detailed cost break downs of the General Conditions to backup the proposed General Conditions Amounts.
.2    Fee. A Contractor's Fee, proposed as a Fixed Fee (Lump Sum), to cover all profit, risk, contingency, and expense necessary to guarantee a maximum price for all Work necessary to construct the Project in its entirety.
.3    Insurance. Based on an assumed value of the Guaranteed Maximum Price for each phase of the Work, propose a percentage for builder’s risk insurance and general liability insurance. This price will be adjusted proportionately up or down based on the actual amount of the Guaranteed Maximum Price
.4    Performance and Payment Bonds. Based on an assumed value of the Final Guaranteed Maximum Price, propose a cost and percentage for Performance and Payment Bonds. This price will be adjusted proportionately up or down based on the actual amount of the Guaranteed Maximum Price

7.2    VOLUNTARY COST SAVINGS Alternates

The Price Proposal should include as many voluntary cost savings alternates or recommendations the Proposer has to offer. Any acceptable voluntary cost savings proposed will be used to benefit the Proposer’s proposal exclusively and will not be shared with the competition in comparing bids.

When considering these cost saving alternatives, include both direct and indirect costs and identify separately any increase or decrease in the General Conditions Amount.

7.3    PROJECT STAFFING AND MANAGEMENT PLAN

Provide a staffing plan for the Project, indicate the organizational structure of the proposed Project team, the name, title and responsibility of each team member, and a schedule indicating each member’s time involvement for the Project. For each team member identify the duration the team member is to be with the Project, if the team member is to be located on-site or at the Proposer’s home office and the percentage of the team member’s total work week that will be devoted to the Project (e.g., John Doe, Assistant Project Manager, duration May 1. 2021 to August 1, 2023, on-site 100%). Also, include the resumes of the staff members for each proposed staff position for the Project. Provide a highly qualified professional and experienced management team skilled in team relationships, value engineering, scheduling, bidding and procurement, construction means and methods, site logistics, and project planning and management.
.

7.4    SCHEDULE

.1 Construction Schedule. The Owner desires to complete the Project pursuant to the Contract Documents in the period of time required to finish the Project for the lowest cost (“Economic Time”). The Bidder is requested to provide, with its Proposal, a preliminary schedule. This schedule is expected to be expedient when compared to competing schedules, and schedule may be a significant factor in selecting the Contractor. This schedule is to include, among other things, the events shown in Attachment E – “Times of Completion” and shall conform to the requirements of Attachment C – “Contract and General Conditions”. The schedule should assume a February 1, 2022 construction start for Phase II. The Phase I construction start should be provided working backwards from the start date of Phase II.

7.5    SALES AND USE TAX

As more particularly provided in the form of Contract (and General Conditions) attached hereto as Schedule C, the Price Proposal shall include sales or use tax as required by authorities having jurisdiction.

7.6    RETAINAGE

The Price Proposal will provide for the required ten percent (10%) retainage which will be withheld for all Work without exception including the General Conditions Amount and the Fee until Substantial Completion of the Project except as otherwise described in the Contract Documents.

7.7    BONDING CAPACITY AND FINANCIAL INFORMATION

Provide a brief description of the Proposer’s business structure and financial condition.

Include a statement from Proposer’s surety denoting available and specific bonding capacity for the entire Project. Additionally, furnish a sample certificate of insurance denoting the maximum obtainable limits of liability coverage available to the Proposer.

7.8    ACCEPTANCE OF TERMS AND CONDITIONS

Provide a Statement of the Proposer’s acceptance of the terms and conditions of the Construction Contract and General Conditions which are attached to this RFP as Attachment C. To the extent the Proposer takes exception to any of the terms and conditions therein, these must be clearly identified

specifically in the proposal including suggested alternative wording. Any proposed exceptions may be a factor in the selection of the successful Proposer.


7.9    SITE SAFETY AND SECURITY

The safety and security of the work environment at the Site is a priority of the Owner and will be a factor in the selection of the successful Bidder. Contractor shall provide and assumes all risks for safety and security on the Project Site. At a minimum the Contractor shall meet all the safety requirements as stated in this RFP, the General Conditions, and as required by law.

The successful Bidder will demonstrate an excellent safety record on past projects and present a proactive and innovative Safety Plan for the Project. Each Bidder is requested to disclose its most current modifier rate (EMR) for workers’ compensation as a part of its Proposal.

7.10    QUALITY CONTROL

Provide a summary of your quality control procedures. The Bidder and its Project staff must demonstrate a solid track record of delivering high quality site work in the greater Washington, DC area. Quality and customer service will be key considerations in the selection of a general contractor for this Project. The successful Bidder will possess proven quality control techniques and warranty service programs designed to provide excellence in performance and customer service.

7.11    SPECIAL RESOURCES

The Proposal should describe any special resources that the Bidder may contribute to the Project. This section of the Proposal gives the Bidder an opportunity to articulate why its firm stands above the competition.

7.12    EXECUTED AFFIDAVIT

Each Proposal must include a signed and notarized affidavit, stating that: the officer submitting and signing the Proposal has the proper legal authority to tender the offer on behalf of the Bidder and bind the Bidder to the offer, the offer shall remain open to acceptance by the Owner for a period of one hundred twenty (120) days from the date of bid, and all information provided in the Proposal is complete and accurate.

8.0    Proposal Format

It is requested that Bidders submit Proposals electronically with the information indexed, following the order of the Proposal Requirements set out above in Section 7 of this RFP.

9.0    Bid Acceptance

Owner reserves the right to reject any or all Proposals received pursuant to this RFP. The Owner shall not be under any obligation to any of the respondents as a result of this bid process. Upon review of the bids, Owner in its sole and absolute discretion may elect to enter into negotiations with one or more of the respondents or reject all Proposals and solicit new Proposals. Owner may also, in its sole and absolute discretion, elect to accept or reject any or all of the Alternate price Proposals.

You will receive no reimbursement for your expenses in preparing your response to this request. Owner is under no obligation to accept your submission, and specifically reserves the right to reject it for any reason. Your response to this RFP shall not be construed as a contract nor indicate a commitment of any kind on the part of Owner.

All materials and documents submitted hereunder shall become the property of Owner, and Owner may use and disclose such as deemed necessary or reasonable.

10.0 Contact

Questions from Bidders concerning the Project, this RFP, or the preconstruction process should be directed by e-mail to each of the following:


Mark Simpson
Urban Atlantic Development
This email address is being protected from spambots. You need JavaScript enabled to view it. (240) 630-3297


Caroline Kenney
Urban Atlantic Development
Copied to:

This email address is being protected from spambots. You need JavaScript enabled to view it. (240) 793-1805


Dan McGee
Urban Atlantic Development
and

This email address is being protected from spambots. You need JavaScript enabled to view it.


End of Request for Proposal


Attachments
Attachment A - Project Description
Attachment B - SD Drawings and Specifications
Attachment C - Construction Contract and General Conditions Attachment D - Bid Form
Attachment E - Times of Completion
Attachment F - Scope of Work for the Contractor Attachment G - Construction Budget Estimate Attachment H - Geotech Report
Attachment I -    HPRB Approved Design Submission
Attachment J - DSLBD Certified Business Enterprise Agreement Attachment K - First Source Agreement
Attachment L -   FHA & ADA Compliance Attachment M - Component Construction Covenant Attachment N - Owner Project Requirements
Attachment O - T20 Hazardous Material Survey Report


Attachments listed above are included here by reference. They can be found at the following sharefile.com link: https://hines.box.com/s/wq65ti4uzsact3590ne2en9xoocwqtlq