RFQ NUMBER 00002504

CM/GC SERVICES

City of Portland, Oregon January 31, 2025

REQUEST FOR QUALIFICATIONS

For

North Portland Aquatic Center Construction Manager/General Contractor (CM/GC)

RESPONSES DUE: March 14th, 2025

SUBMITTAL INFORMATION: Refer to PART II SOQ PREPARATION AND SUBMISSION

Submit Electronically to: https://procure.portlandoregon.gov

Refer questions to:

City of Portland Procurement Services Attn: Valentine Hellman Email: valentine.hellman@portlandoregon.gov Phone:(503) 823-8234 https://procure.portlandoregon.gov/

Request for Qualifications 00002504 North Portland Aquatic Center Page 1 CM/GC Services

GENERAL INSTRUCTIONS AND CONDITIONS

CORPORATE RESPONSIBILITY AND SOCIAL EQUITY CONTRACTING REQUIREMENTS – The City of Portland seeks to extend contracting opportunities to Disadvantage Business Enterprises (DBE), Minority Business Enterprises (MBE), Women Business Enterprises (WBE), Emerging Small Businesses (ESB), and Service Disabled Veteran Business Enterprise (SDVBE) (collectively “COBID Equity Contractors”) in order to promote their economic growth and to provide additional competition for City contracts.

CITY SUSTAINABILITY OBJECTIVES – The City has a history of striving to be more sustainable in its operations and planning. Starting with the City’s Sustainable City Principles (1994) the City has established a variety of policies to guide its work on sustainability, including: the Sustainable Procurement Policy, Green Building Policy, Climate Action Plan, and the Stormwater Management Manual (to view these and related City policies, go to the Portland Policy Documents Website: https://www.portlandoregon.gov/citycode/26818). As applicable to City procurements, these policies guide the City to buy products and services that reduce the City’s negative environmental and social impacts, while maintaining fiscal health in the short and long term. As such, the City seeks to do business with firms that will actively contribute to the City’s sustainability objectives.

ENVIRONMENTAL CLAIMS – Upon request, the vendor must provide and make publicly available verifiable evidence supporting every environmental claim made about the products or services provided to the City. Environmental claims for which verifiable evidence must be provided include any claim provided on products, product packaging, product or service sales literature and websites, and information provided to respond to this solicitation.

INVESTIGATION – The Responder shall make all investigations necessary to be informed regarding the service(s) to be performed under this Request for Qualifications.

SPECIAL CONDITIONS – Where special conditions are written in the Request for Qualification (“RFQ”), these special conditions shall take precedence over any conditions listed under the “General Instructions and Conditions".

CLARIFICATION OF REQUEST FOR QUALIFICATION – Responders who request a clarification of the RFQ requirements must submit questions in writing to the person(s) shown in the REFER QUESTIONS TO section on the cover of this RFQ, or present them verbally at a scheduled pre-submittal meeting, if one has been scheduled. The City must receive written questions no later than the date stated herein. The City will issue a response in the form of an addendum to the RFQ if a substantive clarification is in order.

Oral instructions or information concerning the RFQ given out by City bureaus, employees, or agents to prospective Responders shall not bind the City.

ADDENDA – Any change to this RFQ shall be made by written addendum issued no later than 72 hours prior to the proposal due date. The City is not responsible for any explanation, clarification, or approval made or given in any manner except by addendum.

COST OF PROPOSAL – This Request for Qualifications does not commit the City to pay any costs incurred by any Responder in the submission of a proposal or in making necessary studies or designs for the preparation thereof, or for procuring or contracting for the services to be furnished under the Request for Qualifications.

CANCELLATION – The City reserves the right to modify, revise, or cancel this RFQ. Receipt and evaluation of proposals or the completion of interviews do not obligate the City to award a contract.

LATE PROPOSALS – Proposals received after the scheduled closing time for filing will be rejected as non-responsive and returned to the Responder unopened.

REJECTION OF PROPOSALS – The City reserves the right to reject any or all responses to the Request for Qualifications if found in the City’s best interest to do so. In the City’s discretion, litigation between the City and a Responder may be cause for proposal rejection, regardless of when that litigation comes to the City’s attention and regardless how the Responder’s proposal may have been scored. Proposals may also be rejected if they use subcontractors or subconsultants who are involved in litigation with the City. Responders who are concerned about possible rejection on this basis should contact the City before submission of a proposal for a preliminary determination of whether its proposal will be rejected.

CITY OF PORTLAND BUSINESS TAX REGISTRATION – CM/GC shall obtain a current City of Portland Business Tax Registration prior to initiation of contract and commencement of the work.

OREGON CONSTRUCTION CONTRACTORS BOARD LICENSE – Prospective Responders shall obtain a current State of Oregon Construction Contractor Board License prior to submitting a proposal.

WORKERS’ COMPENSATION INSURANCE – CM/GC shall be covered by Workers’ Compensation Insurance or shall provide evidence that State law does not require such coverage.

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CERTIFICATION AS AN EEO AFFIRMATIVE ACTION EMPLOYER – CM/GCs must be certified as Equal Employment Opportunity Affirmative Action Employers as prescribed in City Administrative Rule 5.33.076, or its successor administrative rule. The required documentation must be filed with Procurement Services, City of Portland, prior to contract execution. Details of certification requirements are available from Procurement Services, 1120 SW Fifth Avenue, Room 750, Portland, Oregon 97204, (503) 823-5047, website: https://www.portlandoregon.gov/brfs/article/420206. In order to be EEO certified, Responders must complete an online certification form at: http://procure.portlandoregon.gov/.

EQUAL BENEFITS PROGRAM – CM/GCs must provide benefits to their employees with domestic partners equivalent to those provided to employees with spouses as prescribed in City Administrative Rule 5.33.077, or its successor administrative rule. The required documentation must be filed with Procurement Services, City of Portland, prior to contract execution. Details of compliance requirements are available from Procurement Services, 1120 SW Fifth Avenue, Room 1040, Portland, Oregon 97204, website: https://www.portlandoregon.gov/brfs/article/420206. In order to comply, Responders must complete an online compliance form at: http://procure.portlandoregon.gov/.

LOCAL CONTRACTING – If the final evaluation scores are otherwise equal, the City prefers goods or services that have been manufactured or produced by a Local Business. The City desires to employ local businesses in the purchase, lease, or sale of any personal property, public improvements, or services.

The City wants the residents of the State of Oregon and SW Washington to benefit from optimizing local commerce and services, and the local employment opportunities they generate. [City of Portland Resolution #36260].

CONFLICT OF INTEREST - A Responder filing a proposal hereby certifies that the proposal is made in good faith without fraud, collusion or connection of any kind with any other Responder of the same Request for Qualifications, that the Responder is competing solely on its own behalf without connection or obligation to, any undisclosed person or firm, that Responder is not a City official/employee or a business with which a City official/employee is associated, and that to the best of its knowledge, Responder, its employee(s), its officer(s) or its director(s) is not a City official/employee or a relative of any City official/employee who: i) has responsibility in making decisions or ability to influence decision-making on the contract or project to which this proposal pertains; ii) has or will participate in evaluation, award or management of the contract related to this proposal; or iii) has or will have financial benefits in the contract to which this proposal pertains. Responder understands that should it elect to employ any former City official/employee during the solicitation period or the term of the contract then that the former City official/Contractor employee must comply with applicable government ethics and conflicts of interest provisions in ORS Chapter 244, including but not limited to ORS 244.040(5) and/or ORS 244.047, and the City’s Charter, Codes and administrative rules, including but not limited to lobbying prohibitions under Portland City Code Section 2.12.080.

PUBLIC RECORDS – Any information provided to the City pursuant to this RFQ shall be public record and subject to public disclosure pursuant to Oregon public records laws (ORS 192.410 to 192.505). Any portion of a proposal that the Responder claims as exempt from disclosure must meet the requirements of ORS 192.501(2) and ORS 192.502(4) and/or ORS 646.461 et seq. The fact that a Responder marks and segregates certain information as exempt from disclosure does not mean that the information is necessarily exempt. The City will make an independent determination regarding exemptions applicable to information that has been properly marked and redacted. Information that has not been properly marked and redacted may be disclosed in response to a public records request. When exempt information is mixed with nonexempt information, the nonexempt information must be disclosed.

If the City agrees to not release the records, the Responder agrees to provide information sufficient to sustain its position to the District Attorney of Multnomah County, who currently considers such appeals. If the District Attorney orders that the records be disclosed, the City will notify the Responder in order for the Responder to take all appropriate legal action. The Responder further agrees to hold harmless, defend, and indemnify the City for all costs, expenses, and attorney fees that may be imposed on the City as a result of appealing any decision regarding the Responder’s records.

AUTHORITY - The Chief Procurement Officer has the authority to waive minor irregularities and discrepancies that will not affect the competitiveness or fairness of the solicitation and selection process.

These “General Instructions and Conditions" are not to be construed as exclusive remedies or as a limitation upon rights or remedies that may be or may become available under ORS Chapters 279, 279A, 279B or 279C.

https://www.portlandoregon.gov/brfs/article/420206 http://procure.portlandoregon.gov/ https://www.portlandoregon.gov/brfs/article/420206 http://procure.portlandoregon.gov/ http://www.portlandonline.com/omf/index.CFM?a=208666&c=43989

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PART I SOLICITATION REQUIREMENTS

SECTION A GENERAL INFORMATION

1. INTRODUCTION

The City of Portland (“City”), Bureau of Parks & Recreation (“PP&R”) is seeking Statement of Qualifications (“SOQ”) from individuals, firms, teams, or consultants, hereafter called “Responder(s)” to provides services related to the North Portland Aquatics Center (NPAC or “Project”). Responders with demonstrated experience in pre-construction services, construction, and startup of aquatics facilities or community centers under a Construction Manager/General Contractor (“CM/GC”) approach are invited to submit an SOQ according to the requirements set forth in this RFQ and following the format and content guidelines described in PART II RFQ PREPARATION AND SUBMITTAL. The issuance of an RFQ does not include cost as an evaluation criterion and is the first phase of a two-phase selection process used to short list the most qualified (highest scored) Responders. Short-listed Responders will then be invited to submit Proposals in response to a more detailed Request for Proposals (RFP) that will be issued at a later date. The successful Responder on the future RFP will provide CM/GC services in two distinct phases, Pre-Construction Services and Construction Services. Each phase will be negotiated separately and result in distinct Contracts with the City of Portland.

This RFQ is organized in three (3) Parts:

PART I SOLICITATION REQUIREMENTS

o SECTION A General Information o SECTION B CM/GC Services Requirements o SECTION C Business/Insurance Requirements.

PART II SOQ PREPARATION AND SUBMITTAL

o SECTION A RFP Information Meeting and RFQ Clarification o SECTION B SOQ Submission Requirements o SECTION C SOQ Submission Content

PART III SOQ EVALUATION

o SECTION A Review and Evaluation o SECTION B RFP and Final CM/GC Selection

ATTACHMENTS

o Attachment A - Regional Workforce Equity Agreement o Attachment B - North Portland Aquatic Center Design Guidelines o Attachment C - Project Team Roles & Responsibilities for CM/GC Project Activities o Attachment D - Construction Diversity and Inclusion Plan

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2. SOLICITATION SCHEDULE

Solicitation Activity Date

Issue RFQ January 31, 2025

SOQ Due Date March 14, 2025

Shortlist Notification Week of March 31st, 2025

Issue RFP to Shortlisted Teams April, 2025

Proposals Due May, 2025

Interviews, if deemed necessary May-June, 2025

Notification of Intent to Award June, 2025

Notice to Proceed for Pre-Construction Services June 2027

Target Completion Date of All Work June 2029

The City reserves the right to adjust the above noted schedule as necessary.

3. DEFINITIONS

Terms used in this RFQ have the meanings indicated in the General Instructions and Conditions. Additional terms have the meaning below:

Natatorium: a building which contain one or more indoor swimming pools or other indoor bodies of water for training or recreation such as a recreational pool, wave pool, “lazy river”, water slides, competitive diving, deep-sea training, etc.

Responder: an entity that submits a Statement of Qualifications to the City.

Statement of Qualifications (SOQ): the document submitted by a Responder in response to the RFQ, including any completed forms, attachments, and exhibits.

4. BACKGROUND

THE MISSION OF PORTLAND PARKS AND RECREATION

Portland Parks & Recreation (PP&R), a Bureau of the City of Portland (City), is the steward of 10,000 acres of land at more than 250 locations - including a multitude of community and neighborhood parks, natural areas, recreational facilities, gardens, and trails and more than a million square feet of developed facilities – including community centers, swimming pools, art centers and other publicly accessible structures.

Portland Parks & Recreation’s mission is to help Portlanders play - providing the safe places, facilities, and programs which promote physical, mental, and social activity. Our mission increases the wellness of our residents and the livability of our city. Overall, we accomplish this through:

• Establishing, safeguarding, and restoring the parks, natural areas, public places, and urban forest of the city, ensuring that these are accessible to all;

• Developing and maintaining excellent facilities and places for public recreation and building community

• Providing dynamic recreation programs and services that promote health and well-being for all;

• Partnering with the community we serve.

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Full-service Community Centers include indoor aquatic facilities and aquatic programs which provide health and recreation benefits to Portland residents of all ages, helping to make Portland a family-friendly and a livable city.

Portland Parks & Recreation has operated Community Centers with indoor aquatic facilities since 1913. Our indoor aquatic programming and classes serve vital roles for our residents for physical health, mental health, and community connections. Our mission is delivered through a significant breadth and variety of aquatic recreation ranging from water aerobics, swim lessons, lap swimming and family swimming.

COVID-19 changed our world and how the bureau operates. In the face of these challenges and needed growth, PP&R has an opportunity to sustainably deliver access to indoor aquatic services with the development of an indoor aquatic center in North Portland. Additionally, this project is an opportunity to fill an identified gap in our indoor aquatics service and move us closer to achieving PP&R’s racial equity goals. This will ensure that all Portlanders have access to the specialized indoor aquatic programming and services.

EQUITY

The City of Portland is committed to institutionalizing equity citywide starting with the use of an equity lens and the use of equity tools to achieve racial equity and advance opportunities for all. In 2015, the City of Portland adopted citywide racial equity goals and a vision towards this purpose including:

• Equity Goal #1: We will end racial disparities within city government, so there is fairness in hiring and promotions, greater opportunities in contracting, and equitable services to all residents.

• Equity Goal #2: We will strengthen outreach, public engagement, and access to City services for communities of color and immigrant and refugee communities, and support or change existing services using racial equity best practices.

• Equity Goal #3: We will collaborate with communities and institutions to eliminate racial inequity in all areas of government, including education, criminal justice, environmental justice, health, housing, transportation, and economic success.

Portland Parks & Recreation is committed to supporting these goals and the aspiration that race will have no detrimental effect on people of color, refugee, or immigrant communities in accessing our parks and natural areas, or from the benefit of our services including Community Centers. The PP&R’s Five-Year Racial Equity Plan is focused on providing a proactive framework that seeks to achieve racial equity. We recognize this will take time and require the need to examine the impact that systems of oppression have on other protected class designations.

EQUITY IN ACCESS

PP&R and the City of Portland are committed to equity in access. It is the policy of the City of Portland that all City-sponsored programs, services, activities, events, and communications are meaningfully and universally accessible and usable. This includes being physically and programmatically accessible for people with disabilities and providing language access for people with limited English proficiency. It is the policy of the City of Portland that no person shall be excluded from participation in, denied the benefits of, or be subjected to discrimination in any city program, service, or activity on the grounds of race, color, national origin, disability, or other protected class status. Adhering to Civil Rights Title VI and ADA Title II civil rights laws, the City of Portland ensures meaningful access to City programs, services, and activities by reasonably providing: translation and interpretation, modifications, accommodations, alternative formats, and auxiliary aids and services.

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COMMUNITY ENGAGEMENT

The PP&R Community Engagement team connects Portlanders to their parks system through meaningful participation opportunities that generate excellent places and services, promote community partnerships and public support, and increase the livability of our city. PP&R creates projects and policies that:

• Advance Portland’s Racial Equity goals and the PP&R Racial Equity Plan;

• Reflect and serve Portland’s diverse and changing communities;

• Are developed in ways that build relationships, strengthen partnerships, and facilitate collaboration; and

• Promote connections to and support for our parks system.

Community Engagement activities enable us to better understand and reflect public needs and priorities, so we can deliver more effective policies, projects, and programs. Through this work to enhance public participation, we get stronger outcomes and generate community support for our parks system. Effective community engagement generates visibility and confidence in Portland Parks & Recreation and the City of Portland. To achieve our goals, we:

• Apply an equity lens for community-centered outreach and engagement;

• Design tailored engagement plans that draw on a spectrum of tools for informing, consulting, involving, and collaborating with the public;

• Create more relevant and inclusive outcomes by enlisting the perspectives of people of color, immigrant and refugees, people living with disabilities, and communities that have traditionally not been provided access by reducing barriers to participation and making clear how input influences the outcome;

• Manage conflict and controversy by facilitating constructive conversations and focusing on problem-solving;

• Seek greater understanding by engaging the leadership of a wide variety of communities and groups who share our commitment to welcoming and inclusive parks and services; and

• Enlist our many partners to invite the community to play, celebrate, and build connections for a healthier Portland.

A significant amount of community engagement has been completed to date to ensure representation of community voices and to center our most vulnerable community members in the design of the NPAC facility.

More information of the community engagement efforts, timeline, meetings and summaries can be located on the City of Portland NPAC project webpage: North Portland Aquatic Center Project | Portland.gov

The community engagement process will recognize the inherent value of community members’ expertise and diversity of lived experiences; insights, neighborhood values, beliefs, and preferences; and identification of critical constraints and opportunities. Collaborating with the community will be indispensable in creating an indoor aquatic center where everyone feels a strong sense of belonging and ownership, regardless of background, abilities, and lifestyle. Specific strategies and tools focus on inclusion and equity, ensuring that Parks will consult and collaborate with historically excluded and underserved communities. The CM/GC Contractor will work with the NPAC Project Management Team and PP&R Community Engagement team to provide regular community and stakeholder updates throughout the construction of the NPAC project.

A SUSTAINABLE FUTURE FOR OUR PARK AND RECREATION SYSTEM

To deliver the services Portlanders have said they need and value from their park and recreation system, additional and sustained funding must be secured. In 2019, after trying for many years to deliver sustainable https://www.portland.gov/parks/construction/north-portland-aquatic-center-project

Page 7 CM/GC Services services without sufficient resources, the bureau started the Sustainable Future program to strategically align its resources and services.

The Portland Parks & Recreation system has been and is currently lacking the funds necessary to perform capital maintenance to maintain our parks and amenities. This has resulted in nearly $600 million worth of unfunded but needed maintenance repairs and replacements to keep PP&R assets functioning, safe, and ADA accessible.

In recent years, several assets have failed and had to be closed or removed to protect the public. This includes removals of 243 light poles in 12 City parks, and the closures of: Columbia Pool, O’Bryant Square, picnic shelters at Montavilla Park and Woodstock Park, trail bridges in Colwood Natural Area and Forest Park, and playground equipment at several neighborhood parks. Without new, stable funding, the bureau predicts that this trend of closures will continue, and one in five PP&R assets may fail in the next 15 years.

This significant overall PP&R system backlog in deferred maintenance is a driver for the design for this future indoor aquatic facility. It is paramount for the design of the future North Portland Aquatic Center facility to have efficient and maintainable Building Systems that will withstand the test of time and the intensity of public use.

The CM/GC Contractor will be an important active partner in the design coordination with the Designer, CXA and PP&R Project Management team to support and problem solve the best long term, efficient, durable design solutions for this future facility.

5. PROJECT GOALS AND PROJECT DELIVERY

OVERALL PROJECT GOALS

The following goals have been established to guide the project’s design and construction processes to help achieve a successful outcome for the Portland community.

• Create a beautiful, durable, equitable, state-of-the-art aquatic center that is inclusive of all Portlanders.

• Promote equity and reduce barriers to access to create a safe, welcoming, and inclusive facility for all.

• Expand the types of aquatics programming that PP&R can offer.

• Balance high-performance sustainability aspirations with long-term operational success.

• Employ the CM/GC model to deliver an efficient facility that aligns scope, schedule, and budget.

PROJECT DESIGN GUIDELINES

PP&R has developed a programming resource document entitled “NPAC Design Guidelines” (Attachment B) which provides overall information on the Project’s desired program, baseline expectations and preferences for building system performance. The criteria in the “NPAC Design Guidelines” will inform the basis for the Owner’s Project Requirements (OPR).

SUSTAINABILITY GOALS

As guided by the City’s Sustainable Procurement Policy and Green Building Policy, the Project will incorporate the City of Portland’s Sustainability requirements including the City’s Net Zero target for buildings. The Successful Responder will promote a multi-disciplinary, integrated approach to design and construction.

In accordance with the City’s Green Building Policy, this project shall meet US Green Building Council's Leadership in Energy and Environmental Design (LEED) Building Design and Construction (BD+C) at the Gold level and/or achieve Living Building Challenge (LBC) status. The final determination between LEED and LBC will be made prior to the RFP.

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In addition to achieving at least USGBC LEED Gold or LBC certification, the Green Building Policy and related City sustainability policies require building projects meet specific performance requirements in the following areas:

• Energy efficiency

• Commissioning

• Renewable energy

• Water efficiency

• Eco-roofs

• On-site stormwater management and Salmon-Safe best practices

• Bird Safe Design

• Use of native & drought-tolerant plants

• Alternative transportation support

• Material reuse and recycling (minimum 85% percent waste diversion)

• Environmentally preferable, low embodied carbon, and least-toxic product

To view the specific Green Building Policy requirements, visit https://www.portland.gov/policies/environment-built/green-building/enb-901-green-building-policy

To view related City sustainability policies, visit: https://www.portland.gov/policies/environment-natural and https://www.portland.gov/omf/brfs/procurement/sustainable-procurement-program/sp-overview

This project is also subject to the State of Oregon Department of Energy Rule 330-135, “1.5% for Green Energy Technology in Public Building Construction.” Briefly, this rule requires the Owner to include an appropriate green energy technology in the construction of a public building by spending an amount equal to at least 1.5 percent of the total contract price.

The type of green energy technology and method of integration have not been confirmed as of the issuance of this RFQ. However, Responders should demonstrate their experience with constructing and integrating green energy technology systems and controls, as well as their experience coordinating with the utilities which oversee the supply of energy to commercial buildings. Experience constructing photo-voltaic solar power systems, battery energy storage systems, net-metered electrical systems under power purchase agreements, energy use data collection and reporting, grid-interactive efficient buildings (GEBS), as well as providing documentation and reports to support client’s applications for state/federal/third-party incentives and grants is highly desirable.

Experience with commissioning and delivering trouble-free startup of energy and other building systems is also highly desirable, specifically for indoor aquatics facilities.

CM/GC PROJECT DELIVERY

Due to the complexity of this project and the unique nature of the facility relative to current portfolio of facilities owned and operated by PP&R, the Project is proceeding with the CM/GC alternative construction contracting method to provide constructability, scheduling, and overall project delivery advantages, while providing opportunities to the State of Oregon certified COBID firms including, Minority, Women, Veteran and Emerging Small Businesses. Approval for the alternative contracting method was granted by City Council on August 23rd, 2023 – see Ordinance #191429.

More information about the CM/GC selection and delivery is included in Part III Section B below.

6. SUMMARY SCOPE OF CONSTRUCTION

The following is a summary of the anticipated scope of construction for the Project. A successful Responder will have recent, relevant experience constructing similar scopes of work.

https://www.portland.gov/policies/environment-built/green-building/enb-901-green-building-policy https://www.portland.gov/omf/brfs/procurement/sustainable-procurement-program/sp-overview

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Foremost, the project consists of the construction of a new indoor Aquatic Center on city owned property known as Northgate Park. This indoor facility will be approximately 56,000 SF and encompasses the pool area, staff offices, public facilities, and the storage and support spaces necessary to operate the building and support recreational programs. The program currently includes the follow specific spaces and features:

a. Natatorium consisting of a 35-meter x 25-yard competitive/lap pool and a 6000 SF leisure/teaching pool

b. Locker rooms for both the general public (gendered and universal) and competitive swimmers

c. All-user restrooms

d. Offices for operational staff and lifeguards

e. Public lobby that serves both as an entry and as a space to host programs

f. Multi-purpose activity rooms suitable to a variety of public uses

g. Support spaces for offices and public spaces as well as the Natatorium (i.e. pump rooms, chemical storage, IT, electrical rooms, service entries, etc)

h. Contemporary, industry standard systems, equipment, and controls for MEPF

i. A building envelope that meets OSSC Energy Code and City of Portland Green Building Policy standards

j. Green Roof as required by City of Portland Green Building Policy

k. Incorporation of green energy technology as required by Oregon’s 1.5% GET policy (i.e. Solar PV and

Battery systems)

While the building will be the dominant feature for the project, additional site construction is envisioned with this project. A portion of the site will include features necessary to support a building of this size with this type of use, such as parking for staff and patrons, as well as support spaces for operational and maintenance needs.

Given the setting with a public park, other site features will focus on welcoming the public to the site serve as an approachable introduction to water play. The existing park has an impressive array of mature trees around the perimeter, and the project intends to protect and preserve these trees to the maximum extent possible. The following features are currently anticipated to be included in the final design:

l. Protection of the existing trees around the site

m. Exterior splash pad or water feature area

n. Vehicle Parking areas for patrons and staff

o. Bike Parking

p. TriMet LIFT Bus drop off

q. Canopy structure and exterior gathering area

r. Integration of community art features

s. Site walkways, paths, and lighting

t. Irrigation

u. Landscape plantings

v. Natural areas

w. Stormwater facilities

Additional detail about the project scope can be found in the North Portland Aquatic Center Design Guidelines in Attachment B.

7. PROJECT TEAM

The design services contract for the North Portland Aquatic Center was awarded to the Scott Edwards Architecture and team (“Designer”) through a competitive City of Portland solicitation RFP# 00002240 North Portland Aquatic Center: PHASE II - Design, Permitting, and Construction Administration. The Designer’s scope for design, permitting, and construction administration services are outlined in the scope of work in RFP# 00002240.

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Responders’ questions should not be addressed to Scott Edwards Architecture (SEA) or members of the SEA design team. Please direct all RFQ questions as outlined on page 1 of this RFQ and be submitted in writing to:

City of Portland Procurement Services Valentine Hellman Email: valentine.hellman@portlandoregon.gov

8. COMMISSIONING AGENT

The North Portland Aquatic Center: PHASE II -Building Commissioning and Testing Services; MEP Special Inspector Peer Review RFP # 00002473 was released November 20, 2024. The proposal responses are currently under City review. The City of Portland will contract directly for the Commissioning services outlined in RFP# 00002473 and the City will manage the independent Commissioning Agent (“CxA”). CxA will be an integral team member of project delivery and will be under contract concurrently with CM/GC to support preconstruction services, design review, and commissioning services during construction of the NPAC facility.

9. PROJECT SCHEDULE

The Project is targeting construction completion in the Summer of 2029, with construction activity anticipated to start approximately two years prior. Construction may be preceded by Early Work, to be decided prior to establishment of the GMP.

Following the two-step solicitation approach, it is anticipated that the successful Proposer will be provided Notification of Intent to Award in the Summer of 2025, and Pre-Construction Services Contract Notice to Proceed by the end of 2025. Project design is already underway, with the intent to have the CM/GC onboard at the end of the Schematic Design phase. Further detail on the project schedule will be provided in the RFP.

10. PROJECT BUDGET AND FUNDING

The North Portland Aquatic Center project is budgeted and funded by System Development Charges, and other sources, with currently estimated construction cost of $50 million.

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SECTION B CM/GC SERVICES REQUIREMENTS

1. GENERAL

The intent of the CM/GC approach is to establish a working relationship based on mutual trust and collaboration between the successful Responder, the City, the Designer and other Project consultants. The North Portland Aquatic Center will be an “Open Book” job, whereby the City Project Management team may attend any meetings and bid openings relating to the Program and have access to any and all books, accounts and records relating to the Program and will provide overlapping program and construction management activities.

The successful Responder will provide CM/GC services in two distinct phases, Pre-Construction Services and Construction Services. Each phase will be negotiated separately and result in distinct Contracts with the City of Portland.

When selected, the CM/GC firm will be a part of a construction team composed of PP&R, the Designer, and other Project consultants through the completion of the Project. The CM/GC firm must be skilled in construction, developing schedules, preparing construction estimates, performing value engineering, analyzing the constructability of alternative designs, determining early work strategies, studying labor conditions, identifying long lead items and supply chain challenges, understanding construction methods and techniques, selecting subcontractors, coordinating construction processes, and managing construction activities within a residential neighborhood setting. The CM/GC will be expected to communicate the construction-related aspects of the Project to the City throughout the design, permitting, and construction phases. In addition, the CM/GC will be familiar with the local labor and sub-contracting market and be capable of working and contracting directly with sub-contractors to generate viable pricing while meeting the requirements of the Regional Workforce Equity Agreement that centers workforce development and safe/anti-racists workspaces for women and people of color.

2. PRE-CONSTRUCTION SERVICES

Pre-Construction Services generally consists of services provided as part of the Preliminary Design and Design Services phases of the Project. Pre-construction phase services are anticipated to be negotiated on a time and materials not-to-exceed basis, under the terms of the Pre-Construction Services Contract between the City and the successful Responder.

The City has contracted with an architectural team (herein referred to as the “Designer”) for the North Portland Aquatic Center. The CM/GC is anticipated to be provided Notice to Proceed with Pre-Construction Services at the end of the project’s Schematic Design phase. As a member of the full NPAC project team, the CM/GC is expected to be an active and enthusiastic participant throughout the Design Development, Permitting, and Construction Documents phases.

A. Scope of Pre-Construction Services

At a minimum, the successful Responder is expected to provide the following Pre-Construction Services:

(a) Provide PP&R and its Designer with unique expertise and experience that will assist in selecting the most economical, durable and timely construction solutions. The CM/GC shall be responsible for providing necessary consulting expertise to the Owner to ensure that the project goals are met, program scope is maximized, and the construction budget and the Project schedule are met.

(b) Provide Design Reviews of milestone deliverables related to constructability, efficiency, cost effectiveness, schedule impact, site impacts of construction activity, project risk, etc.

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a. This includes 3D modeling of designed elements for clash detection and constructability review.

See Section C “Specialty Work” below.

(c) Participate in recurring design meetings to provide meaningful input and support the design team.

(d) Perform Early Work, including Field Investigation and Long Lead Time Materials and Equipment

Procurement.

(e) Provide Detailed Cost Estimating and Cost Model Development in conjunction with design and design alternatives progression.

(f) Provide Cost resolution with internal cost estimator at key milestones.

(g) Provide Construction Sequencing and Construction Packaging Model development in conjunction with design and design alternatives progression.

(h) Coordinate, collaborate and provide Guaranteed Maximum Price development and negotiation for

Construction Services.

(i) Provide Construction Procurement Plan detailing approach to self-performed, specialty, and competitively bid work.

(j) Develop detailed Disadvantaged, Minority, Women, Emerging Small Business and Service-Disabled

Veterans Business Enterprises (D/M/W/ESB/SDVE) Subcontractor and Supplier Plan for successfully reaching or exceeding utilization of D/M/W/ESB firms, and other community benefits outlined in the City’s Regional Workforce Equity Agreement (“RWEA”), provided in Attachment A.

(k) Support Permitting effort.

(l) Develop and implement a Construction Management Plan.

(m) Develop and implement a Sustainability Plan, including a Waste Management Plan.

(n) Develop and implement a Contaminated Media Disposal Plan (If needed, the City is pursuing a beneficial use determination with DEQ. More detailed information will be included in the RFP).

(o) Develop and implement an Erosion and Sediment Control Plan.

(p) Develop and implement a Quality Control Management Plan.

(q) Adhere to the requirements of the City of Portland Clean Air Construction Plan.

(r) Provide a Site-Specific Health and Safety Plan.

(s) Collaborate on the development of a project specific Partnership Agreement and comply with final

Partnership Agreement.

(t) Collaborate on the development of a project specific Communication Plan and comply with final

Communication Plan.

B. Development of a GMP

The CM/GC will develop a Guaranteed Maximum Price, “GMP”, value for the Work which will become part of the Construction Services contract. Any Early Work will be negotiated as an amendment to the Preconstruction Services contract. At a minimum, a Guaranteed Maximum Price (GMPs) and associated design packages are anticipated to ensure Program delivery within the mandated schedule.

C. Specialty Work

The CM/GC Pre-Construction Services Phase team shall include either CM/GC employees or subcontractors with special expertise in the following areas to execute Specialty Work:

(a) 3D modeling of designed elements for clash detection and constructability review of critical coordination elements such as HVAC equipment, air distribution, plumbing distribution, aquatics equipment and pool water distribution, and major structural elements (i.e. A Navisworks model). This work may be performed by the CM/GC or by subcontractors.

Page 13 CM/GC Services

3. CONSTRUCTION SERVICES

Upon the successful negotiation of the GMP and associated contract for construction of the Work, the successful Responder shall be responsible for construction means, methods, sequencing, scheduling, coordination, selection, and supervision of subcontractors, and self-performing a portion of the Work, per the Contract Documents negotiated with the respective GMP. Construction Services are likely to include:

(a) Construct all elements of the GMP(s)

(b) Administrative services for application for payments, contract administration, and change management

(c) Securing Trade Permits

(d) Provide engineering and design of design/build elements of the Work and secure deferred submittal permits, as necessary, for that work

i. Solicit, select, and manage subcontractors for all elements of construction work in compliance with the Construction Diversity and Inclusion Plan (CDIP) – Attachment D.

ii. Implement the D/M/W/ESB/SDVBE Subcontractor and Supplier Plan and other community benefits as developed during the Pre-Construction phase effort, and establish program to track, document, and adjust actions to ensure meeting the goals and requirements of the utilization plans in compliance with RWEA.

iii. Develop and maintain a Site-Specific Health and Safety Plan and maintain site safety for the duration of project construction.

(e) Manage request for information, submittals, and change order request logs

(f) Update and maintain a detailed Construction schedule with a clear critical path

i. Provide regular status reports and updates on Work progress

ii. Provide monthly construction waste reports meeting Green Building Policy.

iii. Comply with City of Portland Sustainable Procurement Initiatives including but not limited to:

Low-Carbon Concrete Initiative meeting Embodied Carbon Thresholds for Concrete Mixes on City Projects, Sustainably Sourced Wood and City of Portland Clean Air Construction requirements. Provide documentation to support compliance.

(g) Provide Operations and Maintenance Manuals

i. Provide “As-built” building information to the City and Designer on a recurring basis

ii. Conduct startup and performance testing for all Building and Site systems in collaboration with Owner’s Commissioning Agent

(h) Provide warranty coverage for minimum 2-year warranty period.

4. WORK PERFORMED BY THE CITY/OTHERS

Success of the Project is based on close collaboration between the City, the Designer and the Successful CM/GC Responder. This section clarifies some of the roles and responsibilities envisioned for the parties associated in the Project.

D. City’s Role and Responsibilities

The City has assigned a Project Manager to oversee the success of the project, the successful Responder’s work and provide support as needed. The City will make available sufficient hours of staff personnel from other groups within the City, including operations and maintenance, construction management, community engagement, and recreational and aquatics programming, to foster and support the collaborative team approach envisioned for the Project. Specific, overarching roles and responsibilities of the City include:

(a) Provide leadership to facilitate overall Project direction, decision-making, and change management

(b) Provide a Project Management Team that includes experienced staff responsible for the overall project execution

(c) Identify clearly roles, responsibilities, and reporting relationships within the City’s Project Team

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(d) Serve as the intermediary between the Designer and successful CM/GC Responder

(e) Provide Public Involvement Plan and lead support for all public involvement activities.

(f) Provide coordination of CM/GC and the Designer with City Bureaus and Stakeholders.

(g) City Attorney review of any legally binding documents.

(h) Provide Division 00 and 01 Specifications

(i) Provide adequate funding

(j) Review successful Responder and Designers deliverables with the terms of their respective contracts and for conformance with intent, quality, completeness, impact to Project.

(k) Provide Owner construction project management. See also Attachment C – Project Team Roles &

Responsibilities for CM/GC Project Activities.

(l) Owner responsible for all permit fees.

E. Work Performed by the Designer

The City has engaged design consultants Scott Edwards Architecture LLP to be the Designer for this project. The Designer will be expected to work collaboratively with the successful CM/GC Responder throughout the Project.

Generally, the Designer is responsible to develop and prepare design studies, design drawings, construction documents and specifications for review and construction, identifying technical requirements and performance standards, specifying equipment and materials, and developing cost estimates for each key design milestone.

Cost estimates by the Designer are independent of cost estimates and will be provided to the CM/GC, to be compared and reconciled at specific design milestones.

SECTION C INSURANCE, BUSINESS COMPLIANCE, AND CORPORATE RESPONSIBILITY

REQUIREMENTS PRIOR TO ENTERING INTO A CONTRACT WITH THE CITY ATTACHMENTS

This section includes the City’s standard insurance, business compliance, and corporate responsibility requirements. These requirements will have to be met prior to entering into a contract with the City. Insurance requirements are provided for informational purposes in this RFQ and the City reserves the right to modify some of these requirements as part of the RFP process.

1. INSURANCE

The successful Responder shall obtain and maintain in full force, and at its own expense, throughout the duration of the Pre-Construction Services Phase and the Construction Services Phase contracts and any warranties or extension periods, the required insurances identified below, and additional insurance requirements as set forth in Exhibit A General Conditions and Supplementary Conditions for the Construction Services Phase. The City reserves the right to require additional insurance coverage as required by statutory or legal changes to the maximum liability that may be imposed on Oregon cities during the term of the contract.

Successful Responder shall be able to provide evidence that any or all subcontractors performing work or providing goods or services under the Pre-Construction contract have the same types and amounts of insurance coverage as required herein or that the subcontractor is included under the Successful RESPONDER’s policy.

Workers Compensation Insurance: Successful Responder shall comply with the workers' compensation law, ORS Chapter 656 and as it may be amended. Unless exempt under ORS Chapter 656, The Successful RESPONDER and any/all subcontractors shall maintain coverage for all subject workers for the entire term of the contract including any contract extensions, with coverage limits not less than $500,000.

Commercial General Liability Insurance: Successful Responder shall have Commercial General Liability (CGL) insurance covering bodily injury, personal injury, property damage, including coverage for independent successful Responder’s protection (required if any work will be subcontracted), premises/operations, contractual liability, products and completed operations, in per occurrence limit of not less than $2,000,000, and

Page 15 CM/GC Services aggregate limit of not less than $4,000,000. It shall provide that the City of Portland and its agents, officers, and employees are Additional Insured but only with respect to the CM/GC's services to be provided under this Contract.

Automobile Liability Insurance: Successful Responder shall have automobile liability insurance with coverage of not less than $2,000,000 each accident, and an umbrella or excess liability coverage of $2,000,000. The insurance shall include coverage for any auto or all owned, scheduled, hired and non-owned auto.

Professional Liability & Errors & Omissions Insurance: Successful Responder shall have Professional Liability and/or Errors & Omissions insurance to cover damages caused by negligent acts, errors or omissions related to the professional services, and performance of duties and responsibilities of the Successful RESPONDER under this contract in an amount with a combined single limit of not less than $1,000,000 per occurrence and aggregate of $3,000,000 for all claims per occurrence. In lieu of an occurrence-based policy, Successful RESPONDER may have claims-made policy in an amount not less than $1,000,000 per claim and $3,000,000 annual aggregate, if the Successful RESPONDER obtains an extended reporting period or tail coverage for not less than three (3) years following the termination or expiration of the Contract.

Additional…