249Penn_ExhibitA_ScopeServices_Addendum01.pdf

249 Pennsylvania Avenue July 13th, 2026 August 10th, 2026 RFP 2 for Professional Services Exhibits Exhibit A – Addendum 01

EXHIBIT A – ADDENDUM 01: SCOPE OF SERVICES & SCOPE OF WORK

The Architect’s Consultant basic services shall result in a complete design for the project, coordinated with the architectural design and consultant team, complying with all current applicable codes, enforcing agencies and regulations and the AIA C441 Agreement, and the

Architect’s prime agreement with the Owner for Phase 1 and the Design Builder for Phase 2.

Scope of Full Design Services for Architect’s Consultants should include:

• Drawings, reports, specifications and other necessary information to receive agency approvals, entitlements and construction.

o Architectural drawings will be created in CAD or RVT during Phase 1.

Architectural drawings will be created in REVIT during Phase 2 and distributed for Consultant’s use via Autodesk Construction Cloud (ACC).

o Consultant drawings may be created in CAD or RVT during Phase 1. Consultant drawings will be created in REVIT during Phase 2 and integrated into ACC.

Layers, sheet border, line weights, fonts, 30”x42”sheet size, etc. shall follow

Architect’s standards. Refer to Exhibit E for BIM Management Plan.

o An Outline Specification in Phase 1 and a 3-part CSI Masterformat specification in Phase 2 will be produced. The Consultant is responsible for providing their relevant sections following the Architect’s format. Formatting for all documentation shall be completed by the Consultant well in advance of any progress set deadline. All specifications shall be submitted in both hard copy and electronic format.

• Compliance with current San Francisco CBC, MOHCD, SFDPH, PUC, SFDBI, and

SFFD requirements.

o The Owner anticipates utilizing a variety of external funding sources including

State Tax Credits and Section 8 Vouchers. As such compliance with funding requirements including the Fair Housing Act Design Manual and TCAC Minimum

Construction Standards shall be included in scope of services.

• Owner’s Construction Manager and Design Builder will review documentation at each design phase for constructability, cost effectiveness, and level of development. The

Consultant’s basic services shall allow for review and response to these comments.

• Owner shall be retaining the services of a Design Builder to provide pricing and constructability review at each design phase and as needed, at major design milestones.

The Consultant’s basic services shall include support for these efforts, including providing drawings, sketches, and discipline-specific quantity takeoffs for cost estimating purposes, and reviewing and responding to pricing and constructability comments.

• HUD, MOHCD, and other reviews by external funding source agencies. The

Consultant’s basic services shall allow for review and response to these comments.

• Permit Review. Site Permit Application is anticipated through DBI upon prior to the start of Phase 2 and based on the revised Schematic Design Drawings. Assume DBI

Addenda process, with addendum list TBD. Assume participation in the DBI Addendum application process. Assume 2 revisions for each addenda.

• Phase 2 Bid Review. Review and evaluate prices with the Design Builder. All Pre-GMP

Value Engineering shall be included in scope of services. Assume 80-hour allowance for post GMP value engineering revisions and issuance of Conformed Drawings for construction.

• Attendance at design coordination meetings with Architect, Architect / Owner / Design

Builder, and Architect / Design Builder.

• Coordination with Architect and its consultants and the Owner’s consultants.

• Construction Administration support includes site visits at appropriate stages, field observations reports, responses to requests for information, submittal review, substitution request review, pay application review, change order review, and preparations of revisions, modifications or construction bulletins.

• Review Design Builder prepared as built drawings and issue Record Documents upon completion of construction incorporating all modifications to the contract documents.

• Provide written Post-Occupancy Building Evaluations including 12-month warranty walk through with owner, design builder and architect to identify issues.

• GreenPoint Certification assistance with a target of GreenPoint Rated Gold version 10, Title 24 Energy Compliance, and compliance with the current version of the San

Francisco Green Building Code. LEED™ certification services and building commissioning is not anticipated. If the Owner elects to pursue LEED™ certification in the future, any additional work may be billed as an additional service.

• Fast Track / Early Buy Out: Work with Design Builder to establish and present GMP to

Owner upon completion of Design Development or the early Construction Document

Phase. Certain scopes of the project are anticipated to be developed beyond what is typical for DD, up to a 50% CD level, as required to establish the GMP:

o Civil: 25% CD Level o Landscape: Typical DD Level o Structural: 50% CD Level o M/E/P/T/FP/FA: Contracted with Design Builder, 50% CD Level o Façade: 25% CD Level / Design Assist from Trade Partner o Elevator: 25% CD Level, Potential to go design/build o Interior framing / finishes / casework / ceilings: Typical DD Level o Roof: Typical DD Level

• Deliverables: The primary deliverables include, but are not limited to, those noted below and should be provided by the Consultant, including a draft to Architect for review before each deliverable. Drawings to be 30 x 42 inch unless noted otherwise.

o SD Drawings at 50% and 100% and outline specifications/ Basis of Design descriptions o DD Drawings at 50% and 100% and outline specifications; Site Permit

Submission drawings o CD Drawings at 50%, 90% and 100% and full 3-part CSI specifications; Permit

Addenda Submission Drawings o For-Construction Drawing and Project Manual Set o Record Drawings and Project Manual.

SCOPE OF WORK

CONSULTANTS TO THE ARCHITECT:

Lighting Design Consultant

• Lighting design, documentation, coordination and production for interior and exterior project areas, as an integrated part of the team in the Design Development, Construction

Documentation, and Construction Administration phases.

• Provide all interior and exterior “front of house” architectural lighting design, including dwelling unit fixture selection hallways, units, common areas, exterior, and controls for associated areas. The design build electrical subconsultant will be responsible for “back of house” lighting design such as utility and storage rooms.

• Furnish photometric calculations during Design Development for typical use scenarios.

Update through Construction Documents. Emergency and egress photometrics by

Electrical Engineer.

• Provide mark-ups and sketches to the Architect and Electrical Engineer for lighting locations, types and controls, and prepare calculations to confirm the proposed layout and fixture selections achieve required lighting levels.

• Coordinate with the Owner and Design Builder for development of budget and bid, the

Structural Engineer for mounting of special supports or footings, and with the Landscape

Architect for exterior lighting locations, types and controls.

• Coordinate with the Sustainability / Title 24 Consultant and provide documentation for points and energy compliance.

• Coordinate with the Electrical Engineer for power systems, controls, egress lighting and energy compliance; review the lighting schedule and controls at each phase. The lighting controls narrative shall be provided by the Lighting Designer for the Engineer’s use.

• Construction Administration to include submittal review and two rounds of value-engineering review of alternate fixtures proposed by the Design Builder.

• Deliverables: Lighting design through 100% Design Development including a fixture cut-sheet package; review and mark-up of the Electrical Engineer’s drawings during

Construction Documents and Construction Administration (fixtures move onto the electrical drawings after 100% DD).

OSHA / OPOS Exterior Building Maintenance System Design Consultant

• Design and document exterior building maintenance (EBM) equipment and system for window washing and unscheduled building maintenance as an integrated part of the team in the Design Development, Construction Documents, and Construction

Administration phases.

• Design meeting with the Architect and ownership to discuss different options for the building.

• Conceptual roof lay-out in REVIT / CAD format outlining equipment types and locations, as well as the method of access to the different roof levels and elevations.

• Coordination with the Architect on EBM equipment locations.

• Collaborate with the project’s Structural Engineer regarding load requirements once the conceptual lay-out is approved by the project team.

• Written performance specification to accompany the drawings.

• If needed, design meeting with Cal-OSHA to request a possible variance (should be scheduled prior to going into full design and engineering).

• Milestone cost estimates: review and provide comment.

Trash Management Consultant

• Review and advise on development of the trash, recycling and compost management strategy during the Schematic Design, Design Development, Construction

Documentation, and Construction Administration phases.

• Participate in meeting(s) with the trash / hauling company and coordinate with Recology and San Francisco requirements.

• Coordinate trash room sizing, chute and staging locations, and access / circulation with the Architect, and confirm compliance with San Francisco refuse, recycling and compost ordinances.

• Deliverables: Trash management strategy memo, trash room drawings incorporated into the Design Development and Construction Document phases, and recommendations at each phase.

Waterproofing Consultant

• Review, documentation, coordination and detail / specification production for the project exterior envelope as an integrated part of the team in the Design Development, Construction Documentation, and Construction Administration phases.

• Waterproofing Recommendations Report at the start of Design Development (details and specification review including redlines and comments), including: review of the geotechnical report; sub-slab waterproofing at slab on grade, below-grade pits (elevator, etc.) and subgrade retaining walls; stormwater planter / filtration systems; unoccupied and occupied roofs (flat and sloped); and building envelope cladding, coatings and flashings (walls, windows, doors, louvers, etc.).

• Review attachment assemblies for items such as sunshades and awnings, and stair-to-structure assemblies.

• Review and provide comment and recommendations for changes to design team drawings and specifications at the end of each phase to ensure details are in general conformance with standard waterproofing practice, including recommendations for alternative techniques and/or systems.

• Review the Consultant team scope of work for waterproofing requirements and review design / build shoring documents for compatibility with waterproofing requirements.

• Construction-phase site visits for pre-installation meetings, mock-ups, installation of waterproofing systems, and testing.

Greenpoints / Sustainability / Energy Modeling / Title 24 Consultant

• Review, documentation, coordination and specification production for GreenPoint Rated certification, and Title 24 energy modeling, as an integrated part of the team in the

Design Development, Construction Documentation, and Construction Administration phases.

• All work necessary to apply for and achieve certification of the project’s targeted

GreenPoint Rated level using Build It Green’s GreenPoint Rated system.

• Title 24 energy residential and non-residential envelope calculations, broken out as a separate fee.

• Kick-off / scoping charrette with the Consultants and Client, and a Design Team

Deliverables Action List for targeted points.

• Provide preliminary modeling options and comparisons to evaluate MEP and exterior facade systems during early design phases.

• Construction-phase GreenPoint kick-off meeting to review the sustainability protocol on site and for documentation; construction checklists and Contractor milestones; permit response support.

• Coordinate CALGreen requirements and incorporate sustainability requirements into the specifications. TCAC fees to be included in reimbursables.

Corrosion / Cathodic Protection Consultant

• Review, documentation, coordination and detail / specification production for cathodic protection as an integrated part of the team in the Design Development, Construction

Documentation, and Construction Administration phases.

• Site soil corrosivity evaluations, including on-site inspections and corrosivity evaluations.

• Engineering Report summarizing the field data collected and an analysis of this data; the potential for corrosion on steel piles, subgrade utilities, concrete pile caps and foundations will be determined, with recommendations for long-term corrosion prevention. All fieldwork and recommendations to be in compliance with NACE (National

Association of Corrosion Engineers) and local Water District Corrosion Control

Standards.

• Corrosion control design services.

Methane / Vapor Mitigation Consultant (Owner to procure separately)

• Methane and vapor mitigation design, documentation, coordination and production as an integrated part of the team in the Design Development, Construction Documentation, Bidding / Negotiation, and Construction Administration phases.

• The methane / vapor mitigation system will be designed per the requirements of the

Regional Water Quality Control Board (RWQCB) San Francisco Bay Region and the

Maher Ordinance, Article 22A of the San Francisco Department of Public Health

(SFDPH) code.

• System design to include, at a minimum: methane barrier membrane limits, a passive sub-slab gas venting system layout and vertical vent riser placement (risers terminating at the roof or a minimum of 10’ above grade); a low-profile passive venting system; an impermeable gas barrier membrane beneath building slabs with protection course

(exceeding ASTM E1745 Class B vapor retarder requirements); an impermeable gas / waterproofing barrier membrane beneath elevator pits, subgrade cisterns and other structural elements below the water table; electrical and communications conduit seals;

and utility trench dams.

• All pertinent material specifications and project-specific details, and all appropriate below-grade waterproofing details, specifications and consulting services.

• Coordination with the design team including the Waterproofing Consultant, Civil

Engineer and MEP Engineers.

Building Code Consultant

• Provide building code and fire / life-safety consultation, recommendations and/or Code

Judgment / Expert Opinion letters as needed to the design team during the Design

Development, Construction Documents, Bidding + Negotiations, and Construction

Administration phases.

• Advise on the California Building Code, San Francisco amendments and SFFD requirements, including construction type, occupancy, egress and accessibility issues.

• Provide services on an hourly basis; provide an allowance for code consultation and/or

Expert Opinion letter / documentation and an hourly rate for services.

Specifications Consultant

• Specification production for the Project Manual as an integrated part of the team in the

Design Development, Construction Documentation, and Construction Administration phases, including value-engineering revisions.

• Specification production expected: first draft of full specifications with boilerplate sections at 50% DD phase; 100% DD for early phase bidding, 50% CD, 90% CD, and 100% CD complete for full project bidding.

• Coordinate with the Architect and the Architect’s consultants (door hardware, waterproofing, building maintenance systems, graphic signage, security, communications, audio / visual and any other specialty specifications) to develop those specification sections.

• Provide a template and instructions for the consultants to the Architect and Owner to use in formatting their specifications. Excluded sections: civil, structural, landscape, mechanical, plumbing and electrical systems specifications. Coordinate with the Owner, who will assume the lead for content in Division 0.

• Sustainability + GreenPoint specifications: incorporate the requirements needed to fulfill

GreenPoint guidelines and CALGreen requirements, based on information furnished by the project team.

• Construction Documents: provide full 3-part format specifications with a review submittal and revisions as needed. Construction Administration: assistance in interpreting or locating additional required information in the specifications.

Signage / Graphics Consultant

• Environmental graphics and signage design, documentation, coordination and production for interior and exterior project areas as an integrated part of the team in the

Schematic Design, Design Development, Construction Documentation, and Construction

Administration phases.

• Develop a signage and wayfinding program including building identification, address and unit numbering, code-required life-safety / egress signage, accessibility and tactile /

Braille signage (CBC 11B / ADA), parking and traffic signage, regulatory and donor signage, and amenity / wayfinding graphics.

• Provide a signage location plan, message schedule, sign-type details, mounting details and a color / material / finish palette coordinated with the Interior Designer and Architect.

• Coordinate signage power and illumination requirements with the Electrical Engineer and Lighting Designer, and structural backing / attachment with the Architect and

Structural Engineer.

• Confirm compliance with San Francisco and CBC accessibility signage requirements and MOHCD / funding-source identification requirements.

• Provide specialty signage specification sections to the Specifications Consultant for integration into the Project Manual.

• Deliverables: Signage concept and design intent package at SD / DD; signage location plans, message schedules and details at CD; submittal and shop-drawing review during

Construction Administration.