1-RFQ 26005C TPS IDEAHS DB RFQ-RFP Final 10-27-25.pdf

TPS – IDEA HS Replacement RFQ for Design-Build Services 1

Request for Qualifications (RFQ) for Design- Build (DB) Services – RFQ 26005C

IDEA High School Replacement

RFQ Release Date:

October 28, 2025

Deadline for Submittal of Response to RFQ:

November 25, 2025, 2:00PM

RFQ for Design-Build Services 2

1.0 GENERAL INFORMATION

1.1 Introduction

Tacoma Public Schools (TPS or District) is soliciting Statements of Qualifications (SOQ) from qualified Design-Builders (which may include joint ventures) to provide design-build services for the design and construction of the IDEA High School Replacement project. The delivery method will be the progressive design-build (PDB) contracting method. The Design-Builder will be tasked with a full range of programming, design services and deliverables to describe the Project for purposes of negotiation of a Guaranteed Maximum Price (GMP), permit review, subcontractor bidding, construction, commissioning, performance guarantees and other aspects of scope and terms sufficient to complete the Project as required for use and occupancy by the District.

Overall project management, design and construction scope for the Design-Builder (DB) on this Project may include, but is not limited to, project scoping/programming; design; cost estimating; value analysis; constructability analysis; scheduling/phasing; submitting for and obtaining required jurisdictional permits, inspections and approvals; subcontractor buy-out/bidding; materials and equipment procurement; subcontractor & supplier scheduling and coordination; utilities, sitework and building construction; obtaining required jurisdictional construction related inspections/ approvals and obtaining required jurisdictional approvals for the District’s occupancy of the building.

Construction work required of the Design-Builder may include, but is not limited to, TESC; Haz-Mat abatement; demolition of existing underground utilities and site improvements; new site utilities;

grading and earthwork; onsite/offsite site improvements; stormwater facilities; paving, curbs and concrete flatwork; concrete foundations; building construction; M/E/P systems; specialty equipment;

fire suppression systems; data system; fire alarm system; security alarm system; interior finishes and exterior finishes.

1.2 Reasons for Using Design-build Delivery

The District is utilizing the design-build alternative public works contracting procedure authorized under chapter 39.10 RCW. This project delivery method is appropriate for this Project because it allows opportunity for greater innovations and efficiencies between the design team and the builder and additionally offers the opportunity for significant savings in project delivery time to be realized.

1.3 Project Description

The TPS Industrial Design, Engineering and Arts High School (IDEA HS) is currently located at 6701 S. Park Avenue in Tacoma. The IDEA High School program is a collaborative, creative environment centered around industrial design, engineering, and the arts where partners from industry, professional organizations and businesses of all sizes can work can collaborate with and work alongside students and teachers in design-and-build studios on project-based learning that bridges common core classroom learning with the real world.

This project will be to design and construct a new facility on the former site of Gault Middle School in the McKinley Neighborhood of Tacoma. The site is approximately 3.9 acres and is located at 1115 East Division Lane, Tacoma WA. The shuttered Gault Middle School facility was destroyed by fire in January of 2024 and was subsequently demolished. Although the buildings were demolished the site, as it sits, contains remnants of the original facility which may include, but not be limited to, building foundations, underground utilities, walkways, parking lots and other site improvements.

The Project will involve design and construction of a new facility to house the IDEA HS program.

Construction will include, but is not limited to, removal/remediation of site remnants, grading, new building(s), utilities and infrastructure, and on-site/off-site improvements. The new IDEA HS facility will be designed to house approximately 400 students and is anticipated to be approximately 40,000sf. The existing IDEA HS staff, students and all school functions will remain at the current location and the contractor will have complete control of the new site during construction.

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The intent is to deliver the IDEA HS project utilizing the Progressive Design-Build delivery method. It is the District’s intent to hire a highly qualified Design-Build partner who will work collaboratively with District staff, consultants and the community to program, design confirm existing conditions and construct the new school. It is imperative to the District that the successful DB team be capable of providing a project design that can be constructed/delivered on time, meets the available budget and meets or exceeds the educational program requirements.

The Project will present challenges related to the construction of a new school facility on a small piece of property set in a dense, urban, residential neighborhood. The surveying, hazardous material design/abatement, geo-technical exploration/report and demolition activities for the existing site will be performed under the Design-Build contract.

The last, unique point to this Project is that the District has expressed an interest in working with the successful DB team to look at ways in which the building design can incorporate holistic, sustainable design practices that will allow them to lower the net energy consumption and reduce the carbon footprint of their facility. The challenge will be to choose and balance sustainable design strategies so that they can be accomplished without significant impact on the available project budget and the educational program requirements.

It is anticipated that programming and design will begin in the Spring of 2026, early sitework construction in the Spring of 2027 and building construction in the Summer of 2027 to allow occupancy of the new facility in time for the beginning of the 2028/29 school year. The preliminary, GMP budget for design and construction of the Project is $31,200,000, with a total project budget of $42,000,000.

The District intends to select a highly qualified Design-Builder who will work with the District’s project team to program, design and construct a project that will meet the District’s programmatic requirements, available budget and intended project schedule for the facility.

Other intended project characteristics include:

Building and site character and aesthetics that are reflective of an educational environment and is in harmony with the adjacent residential neighborhood.

A building design that provides access to natural light, fresh air, outdoor learning and work areas and promotes a healthy working, teaching and learning environment.

A building and site design that provides a safe and secure environment for working, teaching and learning.

A building design that is reflective of the current trends in educational program, teaching methods and technology and provides flexibility so that it can be easily adapted to future changes in program, teaching methods and technology.

An educational environment that supports a collaborative and flexible teaching and educational program.

Building systems that are energy/resource efficient, easily maintained and can provide a minimum of 30 years serviceability with a reasonable life-cycle cost.

A building design that accommodates and encourages public use of the facility when school is not in session.

A design that is aligned with the fixed project budget and can be constructed within the critical schedule identified for the Project.

Generally, the District’s team intends to work with the selected Design-Builder to optimize the school’s functionality, efficiency and value to both the District and the community.

1.4 Project Funding

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The funding for design and construction of the IDEA HS Replacement project was included in the capital bond issue that was approved by Tacoma voters in February of 2024.

1.5 Pre-submittal Project Information Meeting

A mandatory, Pre-submittal Project Information Meeting will be held at time and dated indicated in RFQ Section 1.8, unless modified by addendum, at:

Blix Elementary School (Please check in at the Front Entrance) 1302 E 38th St.

Tacoma, WA 98404

Attendance is mandatory for Design-Builders and optional for other members of the team.

Prospective Design-Builders who intend to submit a response to this RFQ must be in attendance and must sign in on the sign-in sheet. Attendees should arrive before the designated start time to allow for parking and sign-in before the meeting begins. The intent of the Pre-submittal Project Information Meeting is for the District to provide information about the Project that will assist the candidate’s understanding of the requirements of the RFQ and project scope. Prospective Design-Builders are encouraged to submit questions prior to the Pre-submittal Meeting to enable the District to prepare responses.

TPS will be sponsoring a construction trades Networking Event to be held at time and dated indicated in RFQ Section 1.8, at:

Blix Elementary School (Please check in at the Front Entrance) 1302 E 38th St.

Tacoma, WA 98404

Prospective Design-Builders, prime and lower tier Subcontractors, MWE, WBE, SBE or other disadvantaged business and local business who are involved in the construction related trades are encouraged to attend. The intent of this event is to familiarize potential contractors, subcontractors and suppliers with the TPS Community Inclusion Commitment and allow an opportunity for them to meet, network and market themselves to one another. For additional information on the networking event, contact Alicia Lawver, TPS Director of Strategic Planning at alawver@tacoma.k12.wa.us.

1.6 Qualifications Required

Design-Builders desiring to submit an SOQ in response to the RFQ for this Project will be required to demonstrate appropriate qualifications in one, or a combination of, the following project types for projects that are of a similar or greater value, complexity, size, and scope to this Project:

Design-build project delivery, or a similar alternative delivery method K-12 educational facility design K-12 educational facility construction

Design-Builders must also successfully demonstrate their ability to meet the selection criteria outlined elsewhere in the RFQ/RFP documents.

The Design-Builder shall provide competent, experienced staff from design through completion of construction. It is preferred that the proposed staff can demonstrate adequate past experience in K- 12 project design/construction and experience with the progressive design-build project delivery method. That staff shall include, but is not limited to, the following key Design-Build team members:

Design-Build Project Executive Design-Build Preconstruction Manager Diversity, Equity and Inclusion Manager Senior Cost Estimator

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Construction Project Manager o Full-time commitment during construction

Construction Superintendent o Full-time commitment during construction

Construction Senior Project Engineer o Full-time commitment during construction

Construction QA/QC Manager Architect Project Manager Lead Designer/Architect Lead Structural Designer/Engineer Lead Civil Designer/Engineer Lead Mechanical Designer/Engineer Lead Electrical Designer/Engineer

In addition to the key Design-Build team members listed above, the Design-Builder shall supplement their teams with additional team members as they believe are necessary to successfully execute the Work of this Project. These staff members shall be either employees or subcontractors of the Design- Builder or employees or subconsultants of the design firms.

1.7 Reference Checks

The District reserves the right to conduct reference checks for the Design-Builder or any of the proposed team members at any point during the procurement process. In the event that information obtained from the reference checks reveals concerns about the Design-Builder, or a team member’s, past performance or ability to successfully perform the contract Work to be executed based on this RFQ/RFP, the District reserves the right, at its sole discretion, to determine that the Design-Builder is not qualified and remove them from consideration.

In the case that this takes place following completion of the scoring and prior to an executed Agreement, the District may, at its sole discretion, choose to terminate negotiations and enter into negotiations with the next highest-ranked firm whose reference checks validate the ability of that Design-Builder to successfully perform the Work to be executed based on this RFQ/RFP.

In conducting reference checks, the District may, at its sole discretion, include itself as a reference if the firm has performed past work for the District, even if the firm did not identify the District as a reference. Likewise, the District reserves the right, at its sole discretion, to check references for the Design-Builder from other entities, even if they were not identified by the Design-Builder as references in the submitted proposal.

1.8 Anticipated Design-Build Procurement, Design & Construction Schedule

The District intends to complete the Design-Builder selection process and execute an Agreement in a timely manner. The following is the anticipated schedule for the procurement, design and construction related to this Project. The dates indicated for design and construction related activities are preliminary and may be adjusted after the Design-Builder has been selected and the project team has evaluated project scheduling.

Activity Start Finish

DB Procurement

First publication of RFQ for DB Services Oct 28, 2025

Second publication of RFQ for DB Services Nov 4, 2025

Pre-Submittal Meeting (Mandatory) Nov 10, 2025, 3:30pm

Nov 10, 2025, 4:30pm

TPS Networking Event Nov 10, 2025, Nov 10, 2025, RFQ for Design-Build Services 6

4:30pm 5:30pm

Last day for RFQ/RFP questions and comments to be submitted by Proposers for response by addendum

Nov 13, 2025, 2:00pm

RFQ/RFP Addendum Issued Nov 14, 2025

Prospective Design-Builders to send notice of intent to submit (Refer to RFQ Section 1.10.1)

Nov 19, 2025, 2:00pm

RFQ Submittal Deadline (Contractor Qualification Form and Design-Builder Qualifications)

Nov 25, 2025, 2:00pm

Review DB SOQs Dec 1, 2025 Dec. 8, 2025

Score DB SOQs Dec. 8, 2025

Notify Submitters of Selection of Design-Build Finalists

Dec 9, 2025

Statutory 4 Business Day Protest Period Dec 10, 2025 Dec 12, 2025

Issue Final Draft of RFP to Design-Build Finalists Dec 12, 2025

Proprietary Meetings with Design-Build Finalists Dec. 17, 2025

Last day for RFQ/RFP questions and comments to be submitted by Finalists for response by addendum

Dec 18, 2025, 2:00pm

RFQ/RFP Addendum Issued Dec 19, 2025

RFP Submittal Deadline (Contractor Proposal)

Jan 15, 2026, 2:00pm

Review Proposals Received Jan 16, 2026 Jan 27, 2026

Interviews with Design-Build Finalists Jan 27, 2026

Score Interviews and Proposals Jan 27, 2026

Public Opening of Price Factors Jan 29, 2026, 9:00am

Notify Submitters of Scoring and Selection of the Most Qualified Design-Builder

Jan 29, 2026

Statutory 4 Business Day Protest Period Jan 30, 2026 Feb 5, 2026

Design-Build Preconstruction Cost Proposal & Contract Negotiations

Feb 6, 2026 Feb 27, 2026

Negotiate and Execute Early Services Consultant Agreement

Feb 6, 2026 Feb 13, 2026

School Board Approval of Design-Builder Preconstruction Services Cost Proposal & Contract and Authorization to Execute Contract

Mar 12, 2026

Design-Build Agreement w/ Preconstruction Services Executed (on or near)

Mar 23, 2026

Ph. 1: Pre-Design Through Design Development

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Programming/Schematic Design (0-30% Design)

February 2026 June 2026

District SD Design Review/Approval (Drawings, Cut-Sheets, Cost Estimate)

June 2026

Site Development Work Order Review June 2026 September 2026

Design Development (30-60% Design) July 2026 September 2026

District DD (60% Design) Review/Approval (Drawings, Cut-Sheets/Specs, Cost Estimate, Schedule)

October 2026

Site Development Permit Review October 2026 January 2027

Negotiate GMP October 2026 October 2026

Ph. 2: Final Design, Permitting & Construction Services

Construction Documents (60-90% Design) October 2026 February 2027

Site Development Permit Approved February 2027

Building Permit Review (Includes Separate Grading/Foundation Permit)

February 2027 June 2027

District CD (90% Design) Review/Approval (Drawings, Cut-Sheets/Specs, Cost Estimate, Schedule)

February 2027

Early Sitework Package Subcontractor Bidding (Grading, Sitework & Utilities)

March 2027 April 2027

Secure Existing Site April 2027

Early Foundation Package Bidding April 2027

Grading/Foundation Permit Approved May 2027

Early Package Construction (Grading, Sitework, Utilities & Foundations)

May 2027 July 2027

Construction Documents (90-100% Design) March 2027 July 2027

Building Subcontractor Bidding May 2027 June 2027

Building Permit Issued July 2027

Building Construction July 2027 August 2028

Building Substantial Completion/Occupancy Permit

June 16, 2028

Warrantee Period June 17, 2028 June 15, 2029

District FF&E and Move-in June 19, 2028 August 11, 2028

Punchlist Completion and Closeout June 17, 2028 August 17, 2028

First Day of Classes September 6, 2028

DB procurement schedule dates indicated above are preliminary and subject to change. Schedule changes during the procurement process will be issued by an addendum.

Project design and construction schedule dates indicated above are preliminary and may be adjusted after selection of the Design-Builder and input from the project team. Early bid and/or procurement packages will be considered and may be utilized to maximize construction efficiency, meet the

RFQ for Design-Build Services 8 schedule, and minimize cost impacts.

1.9 Design-Build Evaluation and Award Process

The District intends to evaluate and score submitted SOQs and Proposals to determine the most highly qualified Design-Builder with whom they intend to negotiate a scope and cost proposal for Preconstruction (Pre-design, Programming and Design Development) Services as well as terms and conditions of the Design-Build Contract (Agreement and General Conditions). The Design-Build evaluation and award process will be a competitive selection process in accordance with RCW 39.10.

All firms submitting proposals must be registered by the Washington State Department of Labor and Industries in accordance with RCW 18.27.020.

Prospective Design-Builders are responsible for all costs of preparing and submitting a Statement of Qualifications (SOQ) and participating in the Request for Qualifications for Design-Build Services.

The Request for Proposals (RFP) submittal and evaluation criteria have been developed to avoid the need for detailed design and cost estimating as a part of the RFP process. Therefore, a modest honorarium of $1,000 will be issued to the Design-Builders who are shortlisted as Finalists and invited to participate in the RFP process but are not awarded a Design-Build Contract. The SOQ and Proposal documents submitted as part of this procurement will remain the property of the District and shall not be returned to the submitters.

The District reserves, at its sole discretion, the right to reject any or all submittals of SOQs and Proposals and to waive informalities or non-material irregularities in the SOQs and Proposals received. The process for selection of the Design-Builder, negotiation of the GMP, award of the design build contracts, and payment for Pre-construction Services is anticipated to be as follows:

1.9.1 Eligibility

Qualified Design-Build teams interested in being considered for selection as the Design-Builder may submit their Statement of Qualifications and, if shortlisted as a Finalist, submit a Proposal in accordance with the submittal requirements set forth in the RFQ and RFP.

1.9.2 Process Summary

The solicitation process will be a two-step process. The first step will be the RFQ stage where interested Design-Builders will submit their SOQ and a Contractor Qualification Form in response to the RFQ. The submitted SOQs and Contractor Qualification Form will be evaluated by a District appointed Selection Committee. The District’s Selection Committee may include representation from the TPS Office of Planning and Construction, TPS Administration and TPS Facilities. The Selection Committee will score the qualifications received, based on the evaluation criteria identified in this RFQ, shortlist the most qualified, responsive, Design-Builders as Finalists.

The second step will be the RFP Stage where shortlisted Design-Build Finalists will receive a copy of the final RFP document and be invited to submit a written Proposal and Price Factor Proposal and attend an Interview with the District’s Selection Committee.

During the RFP Stage, prior to the submittal of Proposals, each Design-Build Finalist will have an opportunity to take part in an individual, Design-Builder led Proprietary Meeting with the District’s Selection Committee. The purpose of the Proprietary Meeting is to allow the prospective Design- Builders to ask questions, request clarifications and gather information which may be relevant to assembly of their Proposal and Price Factor Proposal. Because the selection process emphasizes qualifications, project approach, capacity/ability to complete the work and limited pricing criteria, Design-Builders will not be allowed to present detailed, project-specific design concepts, detailed pricing, 3-D models, renderings or other design or estimating intensive efforts as part of the Proprietary Meeting. Following the Proprietary Meetings, Design-Build Finalists will have the opportunity to submit a Proposal and Price.

Design-Build Finalists who submit a Proposal will be invited to attend an Interview conducted by the Selection Committee, prior to the final scoring of Proposals. The purpose of the Interview is to allow

RFQ for Design-Build Services 9 each Design-Builder to present their team qualifications, highlight and explain their thoughts and approach to the Project and engage in a question-and-answer period with the Selection Committee that will help them to clarify their Proposal to the Selection Committee. Because the selection process emphasizes qualifications, project approach, capacity/ability to complete the work and limited pricing criteria, Design-Builders will not be allowed to present detailed, project-specific design concepts, detailed pricing, 3-D models, renderings or other design or estimating intensive efforts as part of the Interview.

Following the Interviews, the Selection Committee will score the Interviews, Proposals and Price Factor Proposals, according to the criteria set forth in the RFP, and identify the most highly qualified Design-Build team based on total cumulative scoring. A summary statement of the selection will be provided to all Proposers within two business days of the notification per RCW 39.10.330.6.

The responsive Design-Builder with the highest cumulative score (Qualifications + Proposal + Price Factor), will be identified as the “Most Highly Qualified Design-Builder” and will be selected to enter into contract negotiations with District for a Contract that includes Preconstruction Services. Per RCW 39.10.330(5), if the District and the highest scoring Design-Builder cannot agree on terms for this Agreement, the District may, at their sole discretion, terminate negotiations with that Design-Builder and enter into negotiations with the next highest scoring Design-Builder.

In the event that only one responsive SOQ and/or Proposal is received at the dates and times noted herein, or as modified by subsequent addenda, the District reserves the right, at its sole discretion, to either proceed with the procurement process with the single respondent; cancel the RFQ and/or RFP and procurement process; or reschedule the due date and time for the SOQs and/or Proposals and the procurement process.

The District reserves the right, at its sole discretion, to reject any and all proposals and/or cancel this RFQ and/or RFP at any time for any reason. In the event that the District does so, it shall provide the reasons for rejection or cancelation in accordance with RCW 39.10.330(2).

1.9.3 Contracting Process and Forms of Agreement

Project delivery will be a progressive design-build contracting method utilizing a two-phase Agreement process. Samples of the Agreements and General Conditions documents are included in the draft RFP document attached to this RFQ. Final Agreement and General Conditions documents will be provided with the final draft of the RFP document.

Preconstruction – Pre-design Through Design Development: The first phase in contracting will be an Agreement between District and the Design-Builder for Preconstruction Services that will include pre-design, programming, schematic design and design development services. The Agreement shall include the Design-Builders cost proposal for Preconstruction Services and a negotiated listing of the minimum required Preconstruction tasks, documentation and deliverables to be completed/provided by the Design-Builder to document the design intent.

The listing of minimum required Preconstruction tasks, documentation and deliverables and the associated scope and cost proposal for Preconstruction Services will be negotiated between the District and the Design-Builder prior to signing the Agreement. The Preconstruction Services negotiations shall be completed no later than twenty-one (21) calendar days from written notification of the of the most highly qualified Design-Build team.

In the event that the District and the most highly qualified Design-Builder are not able to reach timely agreement on a mutually satisfactory scope and cost proposal for Preconstruction Services that the District determines to be fair and reasonable, the District reserves the right, at its sole discretion, to terminate negotiations. Should the District choose to cancel the negotiations upon failure to achieve a Preconstruction Services scope and cost proposal, such cancellation will be effective upon issuance and receipt of written notification to the Design-Builder.

Upon termination of the negotiations, the District reserves the right to begin negotiations with the next highest ranked Design-Builder, per RCW 39.10.330(5).

During Preconstruction Services, the Design-Builder will work with the District’s team to develop Owner’s project requirements and a project program (educational specification) for the Project. The

RFQ for Design-Build Services 10 educational specification shall define and communicate the District’s goals and programmatic requirements for the Project and shall include, but not be limited to:

Description of the planned project and its intended use.

Description of the project location and community educational needs.

Description of the curriculum, instructional method, and staffing.

General building considerations describing the circulation, vehicle access, technology and communication, community use, maintenance, and other considerations.

Listing of individual activity areas describing area objectives, planned usage, types of instructional and non-instructional activities, the relationship to other activities, the number of students and staff, duration of utilization, spatial requirements, support requirements, environmental variables, furniture and equipment, and other considerations.

Supporting graphics including sketches, photos, catalog cuts and other sources as required to adequately describe/explain the programmatic requirements.

For additional, detailed information on educational specifications, refer to Chapter 6 of the School Facilities Manual as published by the State of Washington Office of Superintendent of Public Instruction.

Once Owner’s project requirements and a program have been approved by the District, the Design- Builder will develop a design that reflects the program requirements and describes the size and character of the entire project. The design process shall involve District review/input at reasonable intervals and take into consideration the District’s preferences on and the availability, cost, durability and maintenance requirements of materials, finishes, equipment and systems; energy conservation;

construction sequencing; construction scheduling; code requirements; sustainable design/construction practices; jurisdictional requirements; aesthetics and context.

For purposes of clarity, as it relates to the requirements and expectations of the design during this phase, refer to:

Chapter 8 of the School Facilities Manual as published by the State of Washington Office of Superintendent of Public Instruction.

(http://www.k12.wa.us/SchFacilities/Programs/SchoolFacilitiesManual.aspx )

Guidelines for Determining Architect/Engineer Fees for Public Works Building Projects (A/E Fee Guidelines), dated July 2025, as published by the State of Washington Office of Financial Management.

(https://ofm.wa.gov/sites/default/files/public/budget/instructions/capital/2025- 27/Ch9AEfees.pdf )

Design Services shall encompass all requirements identified as included in, or requisite to, Predesign/Programming Services, Schematic Design Services and Design Development services in these two documents. As required to properly define the project design for the negotiation of a GMP, design related services for this phase shall also include, but are not limited to, consultant design fees for Schematic and Design Development level designs for the following consultants/scope identified as A/E Extra Services and/or A/E Other Services in the A/E Fee Guidelines:

Predesign/Programming Educational Specifications Energy Conservation (ELCCA & LCCA) Sustainable Design (WSSP or LEED Silver) Commissioning and Training Value Engineering participation and implementation Specialty Consultants including:

o Acoustical o Civil Engineering Specialties

Surveying Storm Drainage Sensitive Area Design Domestic Water Supply

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Sanitary Sewer Stormwater Erosion and Sediment Control o Communications o Cost Estimating o Low Voltage Systems o Audio Visual Systems o Hazardous Materials o Kitchen o Landscape o Security o Access Control o Door Hardware

In addition to the above design services, the Design-Builder shall create formal, detailed cost estimates, based on the design and formatted in CSI modified Uni-format. Formal, detailed cost estimates shall be developed, and reconciled against the project budget, at the completion of program documents, 95% Schematic Design, 50% Design Development and 100% Design Development. As part of the Preconstruction Services, it shall be the responsibility of the Design-Builder to work with the District and provide ongoing, informal value engineering, constructability recommendations and cost estimating during design with the intent to facilitate a design that is aligned with the District’s available GMP budget and program requirements for the Project.

The cost estimate and design documents developed during Preconstruction services shall be adequate for use to negotiate a GMP to complete the remainder of design, permit, bid and construct the Project.

Final Design, Permitting and Construction Services: The second step in contracting will be a GMP Amendment to the Agreement between the District and the Design-Builder to complete Final Design, Permitting and Construction Services. Design work during this phase shall entail refinement of the design documents (program, drawings, specifications, schedule and cost estimate) that were developed during Preconstruction so that they adequately describe the Project for purposes of permit review, subcontractor bidding, construction, commissioning and other aspects of scope and terms sufficient to complete the Project as required for occupancy and use by the District.

For purposes of clarity, as it relates to the requirements and expectations of the design during this step, refer to:

Chapter 8 of the School Facilities Manual as published by the State of Washington Office of Superintendent of Public Instruction. (Note that this project is not anticipated to receive OSPI SCAP funding.)

(http://www.k12.wa.us/SchFacilities/Programs/SchoolFacilitiesManual.aspx )

Guidelines for Determining Architect/Engineer Fees for Public Works Building Projects (A/E Fee Guidelines), dated July 2025, as published by the State of Washington Office of Financial Management.

(https://ofm.wa.gov/sites/default/files/public/budget/instructions/capital/2025- 27/Ch9AEfees.pdf )

Design Services during this step shall encompass, but not be limited to, all of the requirements identified as included in, or requisite to, Construction Document Services, Regulatory Requirements, Bidding Phase, Construction Contract Administration and Project Closeout in these two documents.

In addition to the consultants and scope identified as A/E basic Services for Construction Documents, Bidding, Construction Contract Administration and Project Closeout in the A/E Fee Guidelines.

Design related services for this phase shall also include consultant design fees for Construction Documents, Bidding, Construction Contract Administration and Project Closeout for the consultants/scope listed in the Preconstruction Services above and shall also include, but not be limited to, the following consultants/scope:

Jurisdictional and Permitting Support

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Early Bid and Procurement Packages Commissioning and Training Constructability Review Participation and Implementation HVAC Balancing and Commissioning Support

As part of the services to complete the design and construct the Project, the Design-Builder shall collaborate with the District and provide ongoing, informal value engineering and constructability suggestions and cost estimating during design and construction with the intent to facilitate a project that is aligned with the agreed upon GMP for the Project. Substantial changes to the design and/or the materials/systems utilized or installed during construction, that will negatively impact the character, aesthetics, fit, finish, durability, quality, maintenance or operation from that which was identified, inferred or agreed upon in the design documents that were utilized for negotiation of GMP, shall not be made by the Design-Builder without prior, written approval of the District.

1.9.4 Price Negotiations

It is anticipated that negotiation of the price to complete the design, obtain permits and construct the Project, or a designated portion thereof, will take place when the design, or a designated portion thereof, is at a level of not less than 50% and not more than 65% completion, which is approximately the completion of Design Development. The Design-Builder and District shall come to a mutual agreement that Preconstruction Services have progressed to a point where the design documents have been developed to a point that they are adequate to negotiate a GMP to complete the work, or a designated portion thereof.

The Design-Builder’s GMP cost proposal to complete the Work, or a designated portion thereof, shall include an “open book”, transparent tabulation for the design scope and cost to complete the design, including a list of deliverables and a schedule for completion of the work that is tied to the required permitting, bidding, construction and close-out schedule of the Project. The Design-Builder’s cost proposal to complete the Work, or a designated portion thereof, shall also include an “open book”, transparent cost estimate for the cost of materials, labor, equipment, general conditions, general requirements and Design-Builder’s Fee to construct the Project. The cost proposal for construction shall clearly identify any allowances for work that is not yet detailed enough to be estimated in a detailed manner and/or contingencies for latent/unforeseen conditions or other issues that the Design-Builder deems appropriate. The cost proposal for construction shall include a construction contingency, the percentage/amount to be negotiated by District and Design-Builder, to be utilized for unexpected situations that may arise during construction and that, per the contract, are reimbursable as a Cost of the Work but do not qualify as the basis for a Change Order and increase to the GMP. These items will be reviewed, revised, approved as part of the GMP price negotiation process and will be identified within the GMP Amendment.

If, at any time, the District and the Design-Builder are unable to agree on one or more of the following:

A satisfactory GMP proposal for completing the Project, or a designated portion thereof, that the District determines to be fair, reasonable and within the available budget;

An acceptable schedule to complete the Project;

The scope and character of the Project, The District may, at its sole discretion, terminate the Contract and not proceed to execute the remaining project scope with the Design-Builder.

Should the District choose to cancel the negotiations, upon failure to reach agreement on a GMP Amendment to complete the Work, or a designated portion thereof, such cancellation will be effective upon issuance of written notification to the Design-Builder. In such case, the Design-Builder will not be reimbursed for time and effort related to the GMP negotiations.

In the case where the parties are not able to reach agreement on a GMP Amendment to complete design and construct the Project, or a designated portion thereof, and the Contract is terminated, the District will maintain ownership of the design developed during Preconstruction Services and reserves the right, at its sole discretion, to either cancel the Project, move forward with the Project utilizing the services of another Design-Builder or to move forward with the Project through a design-

RFQ for Design-Build Services 13 bid-build delivery process or in any other way that it deems appropriate.

1.10 Proposal Submittal Requirements and Submittal Deadline

All RFQ responses (SOQs) are to be submitted electronically by uploading to Tacoma School District Electronic Bid Management System “Bonfire” website at:

https://tacoma.bonfirehub.com/portal/?tab=openOpportunities. Submittals must be uploaded prior to the time/date deadline indicated in RFQ Section 1.8, or as revised by addendum.

Registration and Proposal Submittal Instructions

In order to take part in this procurement process and submit a response to the RFQ, prospective Design-Builders will need to access and register at the Tacoma School District Electronic Bid Management System “Bonfire” website at:

https://tacoma.bonfirehub.com/portal/?tab=openOpportunities

Classification/Commodity Code(s)

When registering on the website, follow instructions and use at least one or any combination of the following classification/commodity codes, as applicable for your firm: 906-10, 958-26, 906-38, 925- 44, 909-21, 909-22, 909-24, 909-27, 909-31 and/or 912-38.

Declaration of Intent

Prospective Design-Builders who are intending to submit an SOQ in response to the RFQ shall complete the Intent to Submit in Bonfire by no later than the time/date deadline indicated in RFQ Section 1.8, or as revised by addendum. Completion of the Intent to Submit is required to be completed in Bonfire to be considered a responsive bidder. Proposers who do not submit an Intent to Submit will be determined to be non-responsive and will be removed from consideration.

1.10.1 Submittal Delivery

The solicitation process will be a two-step process. The first step being the submittal of Design-Builder Statement of Qualifications (SOQ) and a completed Contractor Qualification Form. The second step will be submittal of a Proposal and Price Factor Proposal by short-listed Design-Build Finalists. The following items shall be submitted:

Step 1 - Statement of Qualifications:

In response to the RFQ, interested Design-Builders shall upload to Tacoma School District Electronic Bid Management System “Bonfire” website, their SOQ and their completed and signed Contractor Qualification Form (refer to Appendix). The SOQ document, and the Contractor Qualification Form are to be submitted in two separate pdf files. Each Design-Builder’s SOQ shall:

Include table of contents (not included in maximum page count of the SOQ) Be organized by sections corresponding to the numbering, criteria and order identified in the

RFQ (Section 2).

Be limited to 30 pages in length (minimum 10-point font). The maximum page count does not include:

o The SOQ cover sheet o Letter of interest o Table of contents o Contractor qualification form o Letter from surety o Design-Build team member resumes (maximum of 1 page each) o Tabs or back cover.

Tabs, cover and back cover shall have no substantive written information included, otherwise they will be counted in the page limit. If your submittal prints pages on both sides this will count as two pages. Attachments and exhibits will count towards the page limit.

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All information uploaded shall be printable on 8½” x 11” paper including exhibits and graphical information. Submittals not meeting the format and content requirements established herein may, at the sole discretion of the District, be considered non-responsive and may not be reviewed and scored. The District will review the Contractor Qualification Form and will determine (pass/fail) whether the SOQs of the submittal shall be further reviewed and considered for this work.

Incomplete submittals may be considered non-responsive and may not be reviewed and scored.

Any submittal that is not received by the time and date noted in RFQ Section 1.8, or as revised by addendum, may be rejected and returned to the Design-Builder without having been opened, reviewed, or scored.

Step 2 - Proposal:

Shortlisted Design-Build Finalists may submit a Proposal and Price Factor Proposal Form in response to the RFP for Design-Build Services. Proposals received from Design-Builders who were not identified as Finalists will be considered non-responsive and will not be reviewed and scored.

The Proposal and Price Factor Proposal Form shall be submitted by uploading to Tacoma School District Electronic Bid Management System “Bonfire”. The Proposal and Price Factor Proposal Form documents are to be submitted in two, separate pdf files. The first document being the Proposal in response to the “approach criteria” (items 3.2-3.8) and the second being the Price Factor Proposal Form (item 3.9). Each Finalist’s Proposal shall:

Include a Table of Contents (not included in maximum page count of the proposal) Be organized by sections corresponding to the numbering, criteria and order identified in the

RFP (Section 3).

Be limited to 50 pages in length (minimum 10-point font). The maximum page count does not include:

o The proposal cover sheet, o Table of contents, o Letter of interest, o Letter from insurance carrier o Completed Price Factor Proposal Form o Tabs or back cover.

Tabs, cover and back cover shall have no substantive written information included, otherwise they will be counted in the page limit. If your submittal prints pages on both sides this will count as two pages. Attachments and exhibits will count towards the page limit.

All information uploaded shall be printable on 8½” x 11” paper including exhibits and graphical information. Submittals not meeting the format and content requirements established herein may be considered nonresponsive and, at the sole discretion of the District, may not be evaluated and scored.

Incomplete submittals may be considered non-responsive and may not be reviewed and scored.

Any submittal that is not received by the time and date noted in RFQ Section 1.8, or as revised by addendum, may be rejected and returned to the Design-Builder without having been opened, reviewed, or scored.

The submitted Price Factor Proposal Forms will be kept confidential during review/scoring of the approach criteria and the Interviews and will be publicly opened at the date and time indicated in RFQ Section 1.8, or as revised by addendum. The public opening will utilize an electronic meeting format.

To access the scheduled public opening electronic meeting, utilize the following link:

Join Zoom Meeting https://us06web.zoom.us/j/87510762256?pwd=K8vwymRbNHFUvgl84a9mnhwh6C7FLY.1

Meeting ID: 875 1076 2256 Passcode: 4ejHS5

RFQ for Design-Build Services 15

One tap mobile

+12532050468,,87510762256#,,,,*323916# US

+12532158782,,87510762256#,,,,*323916# US (Tacoma)

1.10.2 Cancellation of RFQ/RFP or Postponement of Submittal Due Date and Time

The District reserves the right, at its sole discretion, to cancel the RFQ and/or RFP at any time. The District also reserves the right, at its sole discretion, to issue an addendum changing the date and time for receiving submittals, prior to the date and time established for submittal.

1.10.3 Cost and Return of Submittals

Prospective Design-Builders are responsible for all costs of preparing and submitting an SOQ and/or Proposal and participating in the Design-Builder procurement process. See RFQ Section 1.9 for information on an honorarium that may be paid to shortlisted Finalists who are not awarded a Design- Build Contract. Design-Builders who submit an SOQ but are not shortlisted as Finalists do not qualify to receive an honorarium. Submittal documents will remain the property of the District and shall not be returned.

1.10.4 Collusion or Improper Contact

The Pre-submittal Meeting, Proprietary Meeting and Interview shall be the only opportunities for candidates to speak directly with the representatives of the District and the Design-Build Consultant regarding the Project and the Design-Builder selection process. Any other contact with the District’s staff, or Design-Build Consultant, regarding this RFQ or the RFP is strictly prohibited. (Refer to RFQ Section 1.10.8 for the proper procedure related to comments or questions requiring interpretation or revisions to the RFQ or RFP.) Design-Builders violating this prohibition may be disqualified from competition.

1.10.5 Public Disclosure of Submittals

Submittals and documents received by the District in response to the RFQ or RFP and the Design- Builder selection are public records subject to Chapter 42.56 RCW, the Public Records Act. Design- Builders should clearly identify in their submittals and documents any specific information that it claims to be confidential or proprietary.

If the District receives a Public Records Act request to view the information marked confidential or propriety in a Design-Builder’s submittal following an award, the District’s sole obligation shall endeavor to notify the Design-Builder (1) of the request and (2) of the date upon which such information will be released to the requester unless the Design-Builder obtains a court order to enjoin that disclosure pursuant to RCW 42.56.540. If the Design-Builder fails to timely obtain a court order enjoining disclosure, the District will release the requested information on the date specified.

The procurement process is not considered complete until the Design-build contract has been executed or the procurement is canceled. Once the procurement process is complete, the submittals and other information related to the Design-Build procurement will be made available for inspection by the public and the District will allow unsuccessful Proposers an opportunity for a debrief.

1.10.6 Non-Disclosure Obligation

Any data provided by the District to the Design-Builders, either before or after Contract award, shall only be used for its intended purpose. Design-Builders and their team members shall not utilize nor distribute District provided data, in any form or for any other purpose, without the expressed, written approval of the District.

1.10.7 Addenda

If at any time, the District revises, deletes, clarifies, or otherwise modifies the RFQ or RFP, the District will issue a written Addendum. Addenda will be posted to the Tacoma School District Electronic Bid Management System “Bonfire” website.

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It shall be the Design-Builder’s responsibility to obtain, read and address the addenda information in their SOQ or Proposal. (Refer to the dates indicated in RFQ Section 1.8 for specific dates related to the release of addenda.) The Design-Builder shall acknowledge receipt of addenda in the Letter of Interest portion of their SOQ and in the Price Factor Proposal Form of their Proposal.

Failure to properly acknowledge the addenda may result in the Design-Builders submittal being considered non-responsive and it will not be reviewed and scored.

1.10.8 Questions, Comments and Interpretation of the RFQ or RFP

All comments or questions requiring interpretation or revisions to the RFQ or RFP must be submitted electronically through the Tacoma School District Electronic Bid Management System “Bonfire” website, using the questions tab. (Refer to the dates indicated in RFQ Section 1.8 for specific deadlines for questions and comments.)

There are generally two types of questions. The first type involves a question about information that can be found in the documents. This type of question may be resolved by directing the Proposer to the specific section of the RFQ or RFP where the answer may be found without addressing the question in an addendum. The second type of question involves clarifying or interpreting parts of the RFQ or RFP. Response to the second type of question will be provided to all potential Proposers by written addendum posted on the Tacoma School District Electronic Bid Management System “Bonfire” website. (Refer to the dates indicated in RFQ Section 1.8 for specific dates related to the release of addenda.)

Any information clarifying or modifying the RFQ or RFP will be furnished solely by written addendum.

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