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Libraries for All
Capital Program Office:
capital.program@spl.org
1000 Fourth Ave.
Seattle, WA 98104
206-386-4624

General Contractor / Construction Manager (GC/CM)
REQUEST FOR QUALIFICATIONS PROPOSALS
for the new Seattle Central Library

25 March 2000

Return to Information for Architects, Contractors, and Consultants

1. Introduction

2. The Seattle Public Library invites Qualifications Proposals from Firms with the requisite experience, capabilities and qualified available staff to provide General Contractor / Construction Manager Services for the new Seattle Central Library. The GC/CM will work as a part of a Project team that includes the Library, the Development Manager, the Architect, the Architect's Consultants and others to provide an essential role in the delivery of the Project. In its role, the GC/CM will focus on ensuring the Project cost is within the Owner's budget, the Project is delivered within the agreed schedule, and the design and construction plan have constructability as a central theme promoting quality, efficiency and effective working relationships.

3. The Project consists of a new central library with the following general parameters:
   • The Project will have a gross building area of approximately 355,000 square feet plus underground parking for approximately 200 vehicles.
   • The current design of the building has 13 levels, including below grade parking and a roof terrace.
   • The Project location is at the site of the current central library, 1000 Fourth Avenue, Seattle.
   • The Owner's Budget for Construction Cost is $105,087,000 including Washington State sales tax.
   • Preconstruction Services are scheduled to start in May of 2000
   • Demolition of the existing building is currently scheduled to start in June of 2001
   • Construction is currently scheduled to start in September of 2001.
   • Construction is currently scheduled to require 20 months with completion in April of 2003.
   • Additional information about the Owner, the "Libraries for All" capital program, the Project and the Project team is available on the Owner's web site at www.spl.org/lfa.
   It is the Owner's objective to complete the design and construction of the Project within the established budget and schedule.
4. The Owner has elected to use the GC/CM process authorized by RCW 39.10.060 to deliver the Project because it believes the involvement of a general contractor / construction manager during the design and preconstruction stage is critical to the success of the Project. The services, skills and capabilities described in section D of this RFQ are to be applied early in the Project to improve the quality, cost and schedule of the work.

5. Please refer to the "60%" Schematic Design drawings for the Project (Architectural drawings dated 25 Feb 00) provided with the RFQ. While these drawings are preliminary and are currently undergoing further development, they provide a general description of the Owner's current design for meeting its space, program and functional requirements.

6. The Owner's Budget for Construction Cost is $96,765,000 for all work to be performed by the GC/CM plus $8,322,000 sales tax for a total of $105,087,000. The Owner reserves the right to modify the Budget in consultation with the selected GC/CM.

7. Please refer to the Preliminary Project Schedule dated 15 Feb 00, attached as Exhibit 1. The Owner reserves the right to modify the Project Schedule in consultation with the selected GC/CM.

8. Please refer to section C of this RFQ for definitions of the capitalized terms used in the GC/CM proposal process documents.

Steps in the Seattle Central Library GC/CM Process

1. The Owner advertises and issues the RFQ. The draft RFP and the draft Owner – GC/CM Agreement are a part of the RFQ.

2. The Proposing Firms prepare Qualifications Proposals.

3. A pre-proposal conference is held to review the GC/CM approach, the selection process and to answer questions. Information and the answers to questions from the pre-proposal conference will be posted on the Owner's web site at www.spl.org/lfa/builders.html.

4. The Owner receives and evaluates the Qualifications Proposals based on the RFQ Evaluation Criteria and rank orders the Proposing Firms.

5. At its discretion, the Owner prepares revisions to the Owner – GC/CM Agreement based on consideration of the comments on the Agreement that were included in the Qualifications Proposals.

6. The Owner finalizes the list of Specified General Conditions items based on information included in the Qualifications Proposals and finalizes the RFP.

7. The Owner determines the list of Finalists by selecting a minimum of two and up to a maximum of four of the highest ranked Proposing Firms based on the total number of initial points assigned by the Owner to the Qualifications Proposals.

8. The Owner advises all Proposing Firms of the Finalists.

9. The Owner invites Finalists to make Final Proposals and prepare for the interview.

10. The Owner issues the RFP to Finalists with the list of Specified General Conditions and the revised Agreement attached.

11. The Finalists prepare Final Proposals and prepare for the interview. The Final Proposals are to include:
    • The bid amount for the Preconstruction Services Price.
    • The bid amount for the Specified General Conditions Price, including the Allowance amounts established in the RFP.
    • The bid percentage for calculating the GC/CM Fixed Fee.

12. The Owner receives the Final Proposals at the time of the Finalist's interview.

13. The Owner interviews Finalists and prepares evaluations based on the interview Evaluation Criteria.

14. Based on additional information the Owner obtains from each Finalist's interview and Final Proposal, the Owner may make minor revisions to the evaluations of the Finalists' Qualifications Proposals.

15. The Owner evaluates the Final Proposals based on the RFP Evaluation Criteria and rank orders the Finalists considering the Qualifications Proposal, interview and Final Proposal together.

16. The Owner prepares an award recommendation and a record of the proceedings.

17. The Owner selects and notifies the GC/CM, names and notifies the second ranked Finalist and notifies the other Finalists of those selections.

18. The selected GC/CM and the Owner sign the first part of the Agreement, including therein the stated amounts for the Preconstruction Services Price, the Specified General Conditions Price, and a stated percentage for the GC/CM Fixed Fee.

19. The GC/CM provides the Preconstruction Services, including the estimates and negotiations to establish the Maximum Allowable Construction Cost. The process of establishing the MACC will focus on quality, schedule and construction work plan issues as well as cost to achieve a balanced approach. The MACC estimate and negotiations will occur when the Parties mutually agree that there is sufficient design and other information available. The MACC is to be established prior to the start of construction. Adjustments will be made to the Specified General Conditions Price for Allowance items as they are sufficiently defined and/or quantified. The GC/CM is paid progress billings on the Preconstruction Services Price, plus sales tax. The Preconstruction Services Price is to be fully paid following agreement on the MACC.

20. Alternatively, if in the sole discretion of the Owner the GC/CM fails to provide satisfactory performance of the Preconstruction Services, or if the GC/CM and Owner fail to agree on a MACC that the Owner determines to be fair, reasonable and within the Owner's Budget for Construction Cost, the work of the first part of the Agreement can be stopped by the Owner at any point by notifying the GC/CM. The GC/CM is paid for the portion of the Preconstruction Services it has performed to the time the work is stopped. Upon payment, the GC/CM has no further involvement in the Project and neither Party has any further obligation to the other, except with respect to any unsettled obligations arising out of the first part of the Agreement. Any subcontracts that may have been awarded by the GC/CM are assigned to the Owner. The Owner then commences negotiations with the second ranked Finalist to replace the first, or the Owner may terminate the process.

21. If the GC/CM and the Owner agree on the MACC, the GC/CM and Owner sign the second part of the Agreement, including therein the following:
    • The stated amount for the Preconstruction Services Price
    • The stated amount for the Specified General Conditions Price
    • The agreed estimated amount for the MACC
    • The calculated amount of the GC/CM Fixed Fee
    • The calculated amount for sales tax
    • The resulting total Guaranteed Contract Cost (GCC).
    The GC/CM provides a performance and payment bond for the work at the time of signing the second part of the Agreement based on the amount of the Guaranteed Contract Cost.

22. The Owner provides the GC/CM a Notice to Proceed for the remaining preconstruction activities and later at the appropriate time, the Notice to Proceed for the start of construction.

23. The GC/CM and Owner adjust the Specified General Conditions Price and/or the MACC for any Allowance items as they are sufficiently defined and/or quantified. Adjustments are to be negotiated and mutually agreed. The Guaranteed Contract Cost is adjusted accordingly.

24. The GC/CM and Owner make the Buyout Adjustment to the GCC when the subcontracts have been awarded by the GC/CM.

25. The GC/CM completes the preconstruction activities and the construction of the Project. The GC/CM is paid monthly progress billings. The progress billings include appropriate amounts for the Specified General Conditions Price, for the actual cost of subcontracted work, for the GC/CM Fixed Fee, and for sales tax.

Definitions

• "Agreement" or "Owner – GC/CM Agreement" means the agreement between the Owner and the GC/CM for the GC/CM Services. The Agreement is to have two parts. Part 1 is for Preconstruction Services. Part 2 establishes the Guaranteed Contract Cost and is for the balance of the GC/CM Services.

• "Allowance" means a stated amount included in the Specified General Conditions Price or in the MACC estimate for a stated item of work which is not adequately defined and/or quantified at the time the Specified General Conditions Price or the MACC are established. [Comments: When the item of work is adequately defined and/or quantified, the Specified General Conditions Price or the MACC (and the GCC) will be adjusted for the difference between the Allowance and an estimate of cost for that item of work that is mutually agreeable to the Owner and GC/CM. Following the adjustment, that part of the work will no longer be and Allowance item.]

• "Architect" means OMA/LMN, a Joint Venture, made up of Office for Metropolitan Architecture (Rotterdam) and LMN Architects (Seattle). The Architect is the prime design professional under contract with the Owner to provide architectural and engineering services for the Project. (See also Owner's Consultant/Contractors for other firms that will participate in the Project.)

• "Architect's Consultants" means design firms under contract to the Architect to provide parts of the design of the Project. Architect's Consultants include or may include the following:
  • Structural engineers (Skilling Ward Magnusson Barkshire and Ove Arup Partners).
  • Mechanical, electrical, plumbing and fire protection engineers (Ove Arup Partners).
  • Interior designers (Inside Outside and LMN Architects).
  • Code consultant (Robert Pielow Associates).
  • Conveying systems consultant (HKA Elevator Consulting).
  • Electronic data & communications systems engineer.
  • Lighting design consultant.
  • Civil engineer.
  • Graphics, signage and way-finding consultant.
  • Landscape architect.
  • Acoustical engineering consultant.
  • Audio-visual systems consultant and engineer.
  • Parking consultant.
  • Curtainwall consultant.
  • Window washing equipment consultant.
  • Food service consultant.
  • Wind tunnel testing consultant.
  • Peer review consultants.

• "Boost Program" means the City of Seattle's recently enacted program to promote the use of small economically disadvantaged businesses in competing for City contracting opportunities as described in Ordinance Number 119602, and related implementing rules. As defined herein, the "Boost Program" shall also be broadened to mean the requirements of the related Ordinance Number 119601 "Fair Contracting Practices Ordinance" and Ordinance Number 119603 to promote race and gender equity in contracting. [Comments: The implementing rules for these Ordinances are not completed, but the Ordinances are available to review on the Internet at http://www.clerk.ci.seattle.wa.us/. Next click "Citizen Information", then "Seattle City Council", then "Legislative Database", then "Bills & Ordinances", then enter the Ordinance Number listed above. Other information can be obtained by contacting Rod Brandon at the City: 206-684-0324.]

• "Buyout" means the aggregate sum of the differences between the amounts included in the MACC for subcontracted work and the initial awarded amounts of the actual subcontracts for that work.

• "Buyout Adjustment to the GCC" means a reduction in the Guaranteed Contract Cost as the result of Buyout savings. [Comments: The following terms apply: The GC/CM will report the initial awarded amounts for all subcontracts to the Owner on a regular basis until all subcontracts are awarded. If the aggregate total of the initial awarded amounts for subcontracts is less than the MACC, the MACC – and the GCC – will be reduced by the difference (the Buyout savings), provided however, that reduction will not exceed the amount of the GC/CM Contingency. (Even though the MACC and GCC are reduced, the amount of contingency in the MACC remains the same, or the amount of the contingency increases if the Buyout savings is greater than the GC/CM Contingency.) Note: Any Allowance items are excluded from the Buyout Adjustment calculations.]

• "Change Orders" means changes made to the Agreement as may be mutually agreed by the GC/CM and the Owner.

• "City of Seattle Apprentice Utilization Requirement" means City Ordinances governing the use of apprentices on City projects. [Comments: See Chapter 20.38 of the Seattle Municipal Code. This is available to review on the Internet at http// www.clerk.ci.seattle.wa.us/. Next click "Site/Municipal Directory", then "City Clerk's Office", then "On-Line Information Services", then "Search Seattle Municipal Code", then enter the Code Section Number "20.38".]

• "Cost Estimating Consultant" means Davis Langdon Adamson, Inc. acting as a consultant to the Owner for independent construction cost estimating and verification.

• "Design-Construct Subcontractor" means a Subcontractor that provides the design (or a portion of the design) for its work based on design concepts and performance specifications prepared by the Architect. Design-Construct Subcontractor work may (or may not) include the following:
  • Temporary excavation shoring.
  • Curtainwall systems.
  • Fire protection sprinkler systems.
  • Automated parking equipment (if used).
  • Other items suited to and appropriately done on a design-construct basis.
  • [Comments: HVAC, plumbing and electrical are not planned to be design-construct.]
  Note: The Owner has purchased a Project policy for Professional Liability insurance that will provide coverage for the professional services related to the design work for design-construct subcontracts.

• "Development Manager" means The Seneca Real Estate Group, Inc. The Owner has retained the Development Manager to assist the Owner in carrying out those Project management and construction oversight services for which Owner is responsible.

• "Evaluation Criteria" means the criteria used by the Selection Committee for selecting the GC/CM. The Evaluation Criteria are described in the RFQ and the RFP.

• "Final Proposal" means a proposal submitted by a Finalist in accordance with the requirements of the RFP.

• "Finalist" means a Proposing Firm that has been selected by the Owner to submit a Final Proposal.

• "General Contractor / Construction Manager" or "GC/CM" means a company registered in the State of Washington as a general contractor (pursuant to RCW 18.27) that has been selected by and has entered into an agreement with the Owner to provide the GC/CM Services for the Project.

• "GC/CM Contingency" means a stated amount to be included in the MACC to protect the GC/CM from risks of cost overruns on work to be performed by Subcontractors. The GC/CM Contingency shall be reasonable and be negotiated by the GC/CM and Owner on the basis of the information available at the time the MACC is established. (See also "Buyout Adjustment to the GCC".)

• "GC/CM Fixed Fee" means the lump sum fee to be paid to the GC/CM for its overhead and profit for providing the GC/CM Services for the Project. Prior to establishing the Guaranteed Contract Cost, the GC/CM Fixed Fee is established as a percentage that is stated (bid) in the Final Proposal. The lump sum amount for the GC/CM Fixed Fee to be included in the Guaranteed Contract Cost is calculated by multiplying the stated percentage times the MACC negotiated at the completion of the Preconstruction Services phase of the work. The GC/CM Fixed Fee amount does not include Washington State sales tax. The GC/CM Fixed Fee is not revised as a part of the Buyout Adjustment to the GCC. The GC/CM Fixed Fee is adjusted (increased or decreased) as a part of any Change Orders that adjust the GCC.

• "GC/CM Scope of Work" means the labor, materials and equipment to be provided and the work to be performed by the GC/CM and its Subcontractors to deliver the Project. The GC/CM Scope of Work is to include the following:
  • GC/CM Services.
  • Obtaining (and the costs of) all permits except the master use permit and general building permit.
  • Temporary facilities, utilities, services, equipment and safety provisions.
  • Preparation of the site.
  • Removal and storage of selected Library equipment and other property for later installation.
  • Demolition of the existing building and improvements at and surrounding the site as required.
  • Site and building surveying and layout (from markers / benchmarks provided by others).
  • Improvements in City sidewalk and street rights-of-way surrounding the site.
  • Utility modifications and improvements at the site, both above and below grade, including:
    • Telephone and communications utility and service systems.
    • City Light electric equipment and utility systems, including street lighting.
    • Transit electric power systems (if modifications are required).
    • Traffic light systems (if modifications are required).
    • Sanitary and storm sewer systems.
    • Potable and fire water systems.
    • Steam systems (if used).
    • Natural gas systems (if used).
  • Construction of the new library and parking building including related systems.
  • Design-Construct Subcontractor work (to the extent used).
  • Sitework including hardscape, landscaping and irrigation systems.
  • Data and communication system cabling and wiring built into the building.
  • Security systems and wiring built into the building.
  • Cabinetry and casework built into or fixed to the building.
  • Library collection shelving and other storage fixtures, including movable compact shelving.
  • Automated library material handling, storage and retrieval systems (to the extent used).
  • Automated parking systems (if used).
  • Parking equipment
  • Signs, graphics and way-finding systems or features.
  • Continuous clean-up and final cleaning.
  • Other work of a similar or related nature as agreed by the Parties.
  The GC/CM Scope of Work does not include the following work (or cost thereof) performed by the Owner's Consultant/Contractors, however the GC/CM is to include the management and coordination reasonably necessary to fully interface and integrate that work with the other GC/CM construction operations:
  • Project tracking and controls "extranet" software system.
  • Testing laboratory and independent inspection services.
  • HVAC system balancing & testing services.
  • Installation of public art for the Project (to the extent not integral with the construction).
  • Telephone system equipment and handsets and installation.
  • Library operations computer systems equipment and installation.
  • Library equipment and specialty library systems installation (except noted above as included).
  • Movable office partitions and installation (if used).
  • Movable library and office furniture and furnishings and installation.
  • Office equipment and installation.
  • Moving operations to relocate the Library from the temporary library to the new building.
  The GC/CM Scope of Work is not to include the following (or the cost thereof):
  • Obtaining (and the costs of) the master use permit and the general building permit.
  • Investigation, testing and reporting on existing asbestos and other hazardous materials.
  • Removal and/or abatement of existing asbestos and other hazardous building materials.
  • Moving operations to vacate the existing library building.
  • The services of the building commissioning and Owner training consultant.
  • Printing services for volume printing of drawings, specifications and other documents.
  • Work associated with the temporary central library used during construction.
  The GC/CM Scope of Work will be refined and further defined during Preconstruction Services.

• "GC/CM Services" means those Preconstruction Services, MACC negotiations and other general contracting and construction management services to be provided by the GC/CM that are described in the Request for Qualifications Proposals and/or necessary for the completion of the GC/CM Scope of Work for the Project.

• "Guaranteed Contract Cost" or "GCC" means the maximum cost (guaranteed maximum price) agreed between the GC/CM and Owner for the GC/CM Scope of Work. The GCC includes the following:
  • Preconstruction Services Price.
  • Specified General Conditions Price.
  • Maximum Allowable Construction Cost.
  • GC/CM Fixed Fee.
  • Washington State sales tax (calculated on the total of the four previous components).
  The total amount paid to the GC/CM by the Owner for the full performance of the GC/CM Scope of Work shall not exceed the Guaranteed Contract Cost (as may be adjusted by Change Orders to the Agreement).

• "Maximum Allowable Construction Cost" or "MACC" means the amount negotiated by the GC/CM and the Owner for the estimated cost of all work by Subcontractors for the Project. The MACC is negotiated at the end of Preconstruction Services phase and is one of the components of the Guaranteed Contract Cost. The MACC is to include the cost of all work by the GC/CM on the Project that is not:
  • compensated by the Preconstruction Services Price, or
  • compensated by the Specified General Conditions Price, or
  • compensated by the GC/CM Fixed Fee, or
  • sales tax on the total amount of the GC/CM's progress billings to the Owner.

• "MWBE" or "MBE" or "WBE" means Minority-Owned and/or Women-Owned Business Enterprises as defined and certified by the State of Washington. See also "Boost Program" for other classifications and/or types of small and/or disadvantaged businesses.

• "Owner" means the City of Seattle through the Seattle Public Library Board of Trustees as the owner and principal tenant of the completed Project.

• "Owner's Budget for Construction Cost" means the funding the Owner has allocated for the cost of the GC/CM Scope of Work (all costs to be included in the Guaranteed Contract Cost). The Owner's Budget for Construction Cost includes cost escalation to the time of completion and applicable Washington State sales tax to be paid on the construction progress billings. The Owner's Budget for Construction Cost does not include the Owner's reserve and contingency funding. The Owner's Budget for Construction Cost is $96,765,000 plus $8,322,000 sales tax = $105,087,000 total.

• "Owner's Consultant/Contractors" means other consultants and specialty contractors performing work for the Project under separate contracts with the Owner. Owner's Consultant/Contractors include or may include the following:
  • Development Manager (The Seneca Group).
  • Architect (OMA/LMN).
  • Cost Estimating Consultant (Davis Langdon Adamson).
  • Programming and program review consultant (RPG Partnership).
  • Geotechnical engineer (Hart Crowser).
  • Land surveyor (CTS Engineers).
  • Information technology consultant (Sparling).
  • Traffic and transportation consultant (TDA).
  • Printing service for drawings, specifications and other documents (Ford Graphics).
  • Project tracking and controls "extranet" service provider (Cephren, a.k.a.Blueline Online).
  • Public art consultant.
  • Building commissioning and Owner training consultant.
  • Technology specialist(s) in library material handling and related systems.
  • Environmental and land use consultant.
  • Hazardous materials investigation and testing consultant.
  • Community involvement and communications consultant.
  • Library and office furniture, shelving and specialty storage consultant(s).
  • Security systems consultant.
  • Asbestos and hazardous materials abatement and removal contractor.
  • Testing laboratory and independent inspection service provider(s).
  • HVAC system balancing & testing service provider.
  • Telephone system equipment contractor(s).
  • Artwork design, fabrication and installation artists and contractors.
  • Library operations computer system equipment contractor(s).
  • Library furniture contractor(s).
  • Office furniture and movable office partitions contractor(s).
  • Office equipment contractor(s).
  • Moving contractor(s).

• "Parties" means the Owner and the GC/CM (or "Party" if one or the other).

• "Preconstruction Services" means that part of the GC/CM Services that are to be completed prior to establishing the MACC and the Guaranteed Contract Cost, and the signing of the second part of the Agreement. Preconstruction Services include a part of the construction planning, design review, cost estimating, scheduling, constructability review and other activities to be performed by the GC/CM as described in the RFQ. Preconstruction Services also includes the process of negotiating the MACC and the related inclusions, qualifications and exclusions for the GC/CM Scope of Work included in the second part of the Agreement. [Comments: Similar preconstruction activities and services will continue after the MACC is established and the second part of the Agreement is executed. Those preconstruction services are included as a part of the Specified General Conditions.]

• "Preconstruction Services Price" means the lump sum amount to be paid to the GC/CM for its Preconstruction Services from the time of selection to the time of signing of the second part of the Agreement that includes the established MACC and Guaranteed Contract Cost amounts. The Preconstruction Services Price is to include the GC/CM's overhead and profit for that phase of the work. The Preconstruction Services Price itself does not include Washington State sales tax. [Comments: The GC/CM is paid progress billings on the Preconstruction Services Price, plus sales tax, as the work is completed.]

• "Project" means the development, design and construction of a new Central Public Library for the Owner. "Project" also means the new Central Public Library facility, both under construction and completed. The Project does not include the temporary central library facility used during demolition and construction of the Project.

• "Project Schedule" means the schedule agreed by the Parties for the design and construction phases of the Project. The preliminary Project Schedule is attached to this RFQ as Exhibit 1.

• "Proposing Firm" means a company that submits a Qualifications Proposal and if selected as a Finalist, submits a Final Proposal.

• "Qualifications Proposal" means a proposal submitted in accordance with the requirements of the RFQ.

• "RCW" means the Revised Code of Washington. (The RCW is available to review on the Internet at http//wsl.leg.wa.gov/wsladm/rcw.htm.) The following sections of the RCW are of particular application to the GC/CM process for the Project:
  • RCW 39.10.060 General contractor / construction manager procedure.
  • RCW 39.10.070 Project management and contracting requirements.
  • RCW 39.10.080 Negotiated adjustments to lowest bid or proposal.
  • RCW 39.10.100 Public inspection of certain records.
  • RCW 39.30.060 Subcontractors must be identified.
  Note that 39.10.060 item (6) provides that the GC/CM may negotiate with the low-responsive Subcontractor bidder in accordance with 39.10.080.

• "Request for Final Proposals" or "RFP" means the document so titled addressing the requirements for the Final Proposals and interviews requested from Finalists.

• "Request for Qualifications Proposals" or "RFQ" means this document.

• "Selection Committee" or "Committee" means the team of people assisting the Owner to evaluate the GC/CM Qualifications Proposals and rank order the Proposing Firms in a way that leads to the selection of Finalists. The Committee will also assist the Owner with interviewing Finalists, evaluating Final Proposals and rank order Finalists in a way that leads to selection of the most qualified Finalist by the Owner to be the GC/CM for the Project. The Committee may include representatives from the Owner, Development Manager, Architect and other people from the Project team and the community at large that can contribute to the GC/CM selection process.

• "Specified General Conditions" means certain selected and identified general conditions work (as that term is used in the Seattle-area construction industry) to be provided by the GC/CM for a fixed price. The Specified General Conditions work is intended to be performed by the GC/CM with its own forces in most instances. The Specified General Conditions include the preconstruction activities and services that occur after the MACC is established and the second part of the Agreement is executed. [Comments: The list of Specified General Conditions will be provided as a part of the RFP and bid as a part of the Final Proposal using the process described in the RFQ and RFP.]

• "Specified General Conditions Price" means the lump sum amount to be paid to the GC/CM for providing the Specified General Conditions. The Specified General Conditions Price itself does not include Washington State sales tax. The Specified General Conditions Price is to compensate the GC/CM for the cost of all work by the GC/CM for the Project that is not:
  • compensated by the Preconstruction Services Price, or
  • subcontracted and included in the MACC, or
  • compensated by the GC/CM Fixed Fee, or
  • sales tax on the total amount of the GC/CM's progress billings to the Owner.

• "Subcontractor" means vendors, suppliers and specialty contractors bidding for a contract, or under contract, to the GC/CM to perform portions of the GC/CM Scope of Work that is priced as a part of the MACC. The GC/CM shall be considered a Subcontractor for any such work to be subcontracted that it performs with its own forces. Refer to RCW 39.10.060 subsection (7) for requirements related to subcontracted work performed by the GC/CM. The phrase "work to be subcontracted" as used herein does not include work that is a part of the Specified General Conditions. See also the definition for "Design-Construct Subcontractor".

Services and Capabilities Being Solicited, and Other Requirements

1. The selected GC/CM must be skilled on projects of a similar scale in the following general contracting and construction management work to be provided for the Project:
   • Teamwork.
   • Communication.
   • Relationship building.
   • Leadership.
   • Client service.
   • Construction cost estimating.
   • Construction planning, sequencing and scheduling.
   • Design review.
   • Evaluating alternative designs, schedules and work plans.
   • Providing value engineering and cost reduction suggestions.
   • Constructability review.
   • Determination of construction means, methods and techniques.
   • Subcontract and supplier bid packaging and bid process administration
   • Subcontract and supplier purchasing and subcontract negotiation and documentation.
   • Contract administration.
   • Evaluation of changes and change proposal pricing.
   • Negotiation and dispute resolution.
   • Record keeping.
   • Accounting.
   • Insurance administration.
   • Cost management and reporting.
   • Schedule management and reporting.
   • Safety programs and management.
   • Quality assurance, quality control and commissioning management.
   • Construction management supervision and coordination of all activities and parts of the work.
   • Close out.

2. The GC/CM is to apply these skills proactively throughout the preconstruction and construction phases of the Project, working with the other members of the team to further the Owner's interests and objectives. Independent cost estimates will be made at regular intervals by both the GC/CM and the Cost Estimating Consultant. The work will include reconciliation of these estimates to provide the Owner with a consensus opinion of predicted cost. Design review activities are to be a cooperative effort with the Architect and its Consultants. Value engineering and cost reduction suggestions are to be provided as a part of a team effort to improve costs while maintaining or improving quality. The GC/CM is to work cooperatively with the Development Manager and the design team to develop a constructability program for the Project to reduce cost, save time, improve quality, reduce risk and improve the overall process of delivery. A key objective of the constructability program will be to create a well-planned, safe, effective, cooperative and mutually beneficial work environment for all participants. The GC/CM will lead the bid and procurement process for all subcontracted work and be fully responsible for the management of the Subcontractors. The GC/CM will be responsible to coordinate and manage the flow of information including RFI's, shop drawings, submittals and other correspondence. The Owner is relying on the GC/CM to effectively manage changes as they occur and to be proactive in watching out for the Owner's interests as changes are negotiated, agreed and implemented. The GC/CM will be 1. responsible for effective and professional record keeping, cost accounting and payment of Subcontractor billings. The Owner will rely on regular construction cost reports that include costs to date, committed costs and estimated costs at completion. Schedule review reports will also be required showing the latest Project schedule, progress to date and estimates and commentary on the remaining duration of key activities and projected completion dates. Cost, schedule and other progress reports are to include recommendations on solutions for problem areas and suggestions for taking advantage of opportunities. At all times the GC/CM shall be responsible for the safety of the construction work in progress and work diligently to maintain a safe working environment for all operations at and around the Project site. The GC/CM has primary responsibility for the quality of the completed work as defined by the drawings, specifications and industry standards. The GC/CM is to work effectively with inspection, testing, balancing and commissioning Consultant/Contractors employed by the Owner in the work, and with City officials involved in reviewing compliance with codes and regulations.

3. Please refer to the definitions for "GC/CM Services", "GC/CM Scope of Work", "Preconstruction Services" and other terms used in the RFQ and RFP.

4. Please refer to the draft Owner – GC/CM Agreement, Part 1 and Part 2 and the draft General Conditions to the Agreement.

5. The performance of the GC/CM Services must be in compliance with the section of the RCW governing the use of the GC/CM method of delivering public projects in the State of Washington. Proposing Firms are responsible to review and comply with the applicable sections of the RCW.

6. The Proposing Firms must be in compliance with State laws regarding registration of general contractors.

7. The selected GC/CM will be required to provide a performance and payment bond at the time of executing the second part of the Agreement. Proposing Firms are to have the necessary financial capabilities and bond insurance relationships to meet this requirement.

8. The selected GC/CM will be required to provide the insurance described in the Agreement.

9. The selected GC/CM will be required to comply with applicable prevailing wage laws.

10. The selected GC/CM will be required to comply with the City of Seattle ordinance establishing the Boost Program and related ordinances. (See the definition for "Boost Program".)

11. The selected GC/CM will be required to be in compliance with the City of Seattle Apprentice Utilization Requirement. (See the definition for the "City of Seattle Apprentice Utilization Requirement.)

12. Proposing Firms are advised that following discussion with the selected GC/CM the Owner may decide to have the GC/CM negotiate and utilize a Project labor agreement for the work. The Project labor agreement would address labor union requirements, the use of apprentices and other matters.

Qualifications Proposal Evaluation Criteria

1. This section of the RFQ describes the skills, qualities and criteria that are deemed most important to the Owner in evaluating the qualifications of Proposing Firms. The evaluations are to be made in the context of the list of needed skills, capabilities and requirements listed in section D.

2. The specific Qualifications Proposal Evaluation Criteria & associated points are in Attachment 1 to this RFQ.

Qualifications Proposal – Instructions to Proposing Firms

1. A pre-proposal conference will be held 06 Apr 00 at 9:00 AM in the Lee Auditorium of the existing Seattle Central Library, 1000 Fourth Avenue, Seattle. The auditorium is on the third floor, at the 5th Avenue entrance. Proposing Firms are encouraged, but not required to attend. The conference will be held to review the GC/CM approach to the Project, discuss the selection process and answer questions. Notes will be made of the meeting and distributed to all Proposing Firms attending and others that make it known to the Development Manager that they intend to propose. Information and the answers to questions from the pre-proposal conference will also be posted on the Owner's web site at www.spl.org/lfa/builders.html.

2. The Qualifications Proposal is due 17 Apr 00 at 4:00 PM at the office of The Seneca Group, 1201 Third Avenue, Suite 2350, Seattle, WA 98101, attention: Craig Norsen. Please provide 8 copies bound in 8½" x 11" format.

3. A target schedule for the GC/CM selection process is provided for convenience. The Owner reserves the right to modify the schedule.

4. All costs incurred by a Proposing Firm in responding to this RFQ or the RFP will borne by Proposing Firm.

5. Questions are to be in written form and faxed to The Seneca Group at 206-628-7105, attention Craig Norsen. Questions received four days or more ahead of the Proposal submission date and time will be responded to, without attribution, and faxed to all Proposing Firms that attended the pre-proposal conference or otherwise make it known to the Development Manager that they intend to propose. Responses will also be posted on the Owner's web site at www.spl.org/lfa/builders.html.

6. Protest and appeal procedure: Any Proposing Firm who claims to be aggrieved in connection with the RFQ or RFP process or the proposed award of a contract, may protest to the Owner in accordance with the procedures set forth herein. Protests based on the contents of the RFQ or RFP which are apparent prior to the date and time designated for submittal shall be submitted no later than five (5) calendar days prior to the date proposals are due for that part. Protests based on other circumstances shall be submitted within five (5) calendar days after the Proposing Firm knows or should have known of the facts and circumstances upon which the protest is based. Failure to comply with these protest procedures will render a protest untimely or inadequate, and result in the rejection of said protest by the Owner. Exhaustion of these protest procedures shall be a condition precedent to any action filed in a court of law. In order to be considered, a protest shall be in writing and shall include: (1) The name of the RFQ or RFP under which the protest is made; (2) the name and address of the allegedly aggrieved Proposing Firm; (3) a detailed description of the specific grounds for the protest and all supporting documentation; and (4) the specific ruling or relief requested. The written protest shall be addressed to: Alex Harris, Seattle Public Library, 1000 4th Avenue, Seattle, WA, 98104. In considering the protest, the Owner will only consider the grounds raised in the protest. Failure to comply with these protest procedures will render a protest untimely or inadequate, and result in the rejection of said protest by the Owner. Exhaustion of these protest procedures shall be a condition precedent to any action filed in a court of law. Upon receipt of a timely written protest, the Owner will consider the protest. If the protest is not resolved by mutual agreement of the protesting Proposing Firm and the Owner, the Owner will issue a written decision on the protest. The decision shall be mailed and faxed to the protesting Proposing Firm. The protesting Proposing Firm may seek review of this decision as provided in Seattle Municipal Code 3.18.150 and Hearing Examiner Rule 4.07. If review is sought, the Owner shall make a final decision on the protest after receiving the recommendation of the Hearing Examiner. If review is not sought, the written decision shall be the final decision of the Owner. The Owner shall not execute an Agreement prior to issuing a final decision on all protests.

7. Please make the Qualifications Proposal concise and to the point. Limit the number of pages as much as practical. Where appropriate, print on both sides of the pages.

8. The Qualifications Proposal is to include:
   1. Provide a letter of interest. The letter may contain information not shown elsewhere in the Qualifications Proposal. The letter is to be signed by an officer of the Proposing Firm. Please include the following certification statement in the letter: "The undersigned certifies that, to the best of his [her] knowledge, the information presented in this Qualifications Proposal is a statement of facts. [Name of Proposing Firm] has the financial capability to perform the Project. The undersigned further certifies that it knows of no personal and/or organizational conflict of interest prohibited under federal, state and local law in making this Proposal. If selected, [name of Proposing Firm] will provide the full complement of staff required for the successful completion of the GC/CM Services, including the specific individuals identified in the Qualifications Proposal, for the duration of the Project."

   2. Please provide information about the Proposing Firm including:
      • Name, address, phone and fax number (for the office responsible for the Project).
      • Contact person for future communications, and e-mail address.
      • Parent company if any.
      • Other offices, if any.
      • The number of years the firm has been in continuous operation as a general contractor.
      • If the Proposing Firm is a joint venture, please provide the following additional information:
        • The same information on the other members of the joint venture.
        • The responsibilities and anticipated involvement of each member of the joint venture.
        • A list of projects where the joint venture members have prior experience working together and the circumstances or relationship at that time.
        • A copy of the joint venture agreement or a statement covering the significant points of the joint venture relationship if the agreement is not finalized. The points are to include the degree of control each member will exercise, the management, the distribution of profit and loss, and the work responsibilities of each member.
      • Other pertinent and useful company information if desired.

   3. Describe the proposed GC/CM staff for the Project including the following information:
      • An organization chart for the preconstruction phase of the Project.
      • An organization chart for the construction phase of the Project. The chart is to communicate the proposed management strategy for the Project.
      • The name and a detailed description each proposed staff member's proposed role on the Project. Include a discussion of the experience, skills and characteristics the proposed staff member would bring to the Project.
      • A graphic chart listing vertically the proposed staff and horizontally the Project phases and schedule by month. Show on the chart the proposed percentage of each staff member's time to be dedicated to the Project during each month.
      • Resumes with personal references for each proposed staff member.
      • Information about the staffing plan for any staff positions where the staff member is not named at the time of the Qualifications Proposal.
      This item directly relates to Evaluation Criteria A1, B3 and others in Attachment 1 to this RFQ.

   4. Provide information about how the Proposing Firm matches or would respond to each of the Evaluation Criteria listed in the table in Attachment 1 to this RFQ. If the Proposing Firm has more than one office, the information provided is to focus on the office that will be managing the work of this Project. For the convenience of the Selection Committee, please provide a response to each Evaluation Criteria item. As a part of these responses, the Qualifications Proposal is to include the following:
      • Provide information about the Proposing Firm's current and completed projects and how the Firm's performance on those projects demonstrates ability for this Project. Indicate which of the proposed staff members worked on the listed projects, and the role they had on the project. Provide names and current phone numbers for references that can provide information about the Firm's performance on the projects. This item directly relates to the majority of the Evaluation.

      • Provide information about the Proposing Firm's current and projected workload and how that would influence performance on this Project. This item directly relates to Evaluation Criteria A1, D9 and others.

      • Describe how the Proposing Firm would obtain good quality, early and continuing cost estimates for the items of work that will ultimately be bid and subcontracted. Please particularly address the mechanical and electrical work in this regard. This item directly relates to Evaluation Criteria D1, D2 and others.

      • Describe the Proposing Firm's procedures to check, verify and negotiate Subcontractor cost proposals for changes in the work to ensure they are reasonable before including them in proposals to the Owner. This item directly relates to Evaluation Criteria D6 and others.

      • Provide a one-page summary of the Proposing Firm's safety and accident prevention programs. This item directly relates to Evaluation Criteria B6 and others.

      • Provide a statement of the Proposing Firm's current Experience Modification Rate for Washington State workman's compensation and OSHA Lost Time Accident Rate information for the past five years. Also include a record of the complaints filed against the Proposing Firm by regulatory agencies (i.e. WSHA, OSHA, L&I, etc.) within the past five years. This item directly relates to Evaluation Criteria B6 and others.

      • Provide a record of the litigation or arbitration matters in which the Proposing Firm was named a party within the past five years. Include appropriate clarifying information. This item directly relates to Evaluation Criteria B4 and others.

      • Provide a list of the Proposing Firm's five largest $ value issues that could be considered "claims" that have arisen within the past five years, describe the circumstances and how the issues were resolved. Include appropriate clarifying information. This item directly relates to Evaluation Criteria B4 and others.

      • Provide recommendations on the list of Specified General Conditions. When finalized, the Specified General Conditions will largely define the "general conditions" work that the GC/CM will perform on the jobsite in its role as the general contractor. The Owner believes that these are important functions that will influence the Project success. The Proposing Firms are asked to review the draft List of Specified General Conditions and Allowances included with the RFQ and make recommendations about what work should or should not be included in the list and which of those items should be Allowances. These recommendations are to be a part of the Qualifications Proposal and will be evaluated in assigning points to the Proposal. All of the recommendations received will be considered in developing a final list to be included with the RFP. This item directly relates to Evaluation Criteria D4 and others.

      • The section of the RCW for GC/CM provides the opportunity for the GC/CM to perform part of the work with its own forces. Include in the Qualifications Proposal a discussion of what (if any) of the subcontracted work the Proposing Firm would consider bidding and performing with its own forces. Explain the reasons, the Proposing Firm's qualifications for such work, and the benefits the approach may offer the Project and Owner. This item directly relates to Evaluation Criteria D5 and others. [Comments: This is for information; the Owner does not have a preference on this aspect of the work.]

      • A productive and fair working relationship with Subcontractors will be essential to the Project. Proposing Firms are asked to submit an example of their standard subcontract documents in the Qualification Proposal. For parts of the documents that are customized for particular project conditions, please provide an example from a comparable project. This item directly relates to Evaluation Criteria D6 and others.

      • The Owner is considering the use of a project labor agreement between the Owner, the GC/CM and the building trades unions. Proposing Firms are asked to describe their experience with this type of project labor agreement. Also indicate for the Owner's consideration whether the Proposing Firm would recommend that the Owner use this type of project labor agreement for this Project. Also indicate whether the Proposing Firm would propose to use a two-party project labor agreement on its own in the event the Owner decides not to be a party to one. This item directly relates to Evaluation Criteria B9 and others.

      • A draft of the Owner – GC/CM Agreement is included as a part of the RFQ. The Proposing Firms are asked to review the draft Agreement and make detailed comments and/or recommendations for any changes that may be appropriate. Be specific and include any specific revised language. These recommendations are to be a part of the Qualifications Proposal and will be evaluated. All of the recommendations received will be considered in developing a final Agreement to be included with the RFP. Revisions to the Agreement will be at the Owner's sole discretion. The Owner's objective is to use an Agreement that is fair, reasonable and that properly allocates risks and responsibilities. Assistance in that regard is appreciated. This item directly relates to Evaluation Criteria D8 and others.

      • Provide a current financial statement for the Proposing Firm. This item directly relates to Evaluation Criteria D9 and others.

      • Provide an estimate of the Proposing Firm's available bonding capacity, and the contact person and phone number of the Proposing Firm's bond surety or brokerage. This item directly relates to Evaluation Criteria D9 and others.

Supplemental Information and Exhibits to the RFQ

• Attachment 1: RFQ & RFP Evaluation Criteria dated 25 Mar 00.
• Target Schedule for the GC/CM Selection Process dated 25 Mar 00.
• Draft RFP dated 25 Mar 00.
• Draft Agreement Part 1 and Part 2 and General Conditions.
• 60% SD drawings: Architectural drawings dated 25 Feb 00.
• Exhibit 1: Preliminary Project Schedule dated 15 Feb 00.
• Exhibit 6: Draft List of Specified General Conditions and Allowances dated 25 Mar 00

Content modified: 11 July 2000

12/30/2005

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