26020 COB BAP PDF RFQ Final.pdf

Request for Qualifications

RFQ #26020

Progressive Design-Build Services

Bellevue Airfield Park Project

Issued: September 17th 2026

Submittal Deadline

October 15, 2026 at 2:00 PM Pacific Time

City of Bellevue

BELLEVUE AIRFIELD PARK PROJECT

RFQ No.26020 RFQ for Progressive Design Build Services September 17th 2026 Page 2 of 27

Bellevue Airfield Park Project RFQ- Progressive Design-Build Services

TABLE OF CONTENTS

1.0 INTRODUCTION

2.0 PROJECT DESCRIPTION

3.0 SCOPE OF PROGRESSIVE DESIGN-BUILD SERVICES

4.0 SELECTION AND AWARD PROCESS

5.0 EVALUATION CRITERIA

6.0 STATEMENT OF QUALIFICATION (SOQ) REQUIREMENTS

7.0 REQUEST FOR PROPOSAL RESPONSE

8.0 SUBMITTAL REQUIREMENTS

9.0 REFERENCE DOCUMENTS

10.0 NONDISCRIMINATION

11.0 MWBE /VOSB/ SMALL BUSINESS OUTREACH AND APPRENTICESHIP

12.0 FEDERAL FUNDING

13.0 POST EVALUATION PROCEDURES

14.0 CONTRACTOR’S RESPONSIBILITY

ATTACHMENTS

A. REPRESENTATIONS AND CERTIFICATIONS

B. ORGANIZATIONAL CONFLICTS OF INTEREST CERTIFICATION,

DISCLOSURE ANDAVOIDANCE/NEUTRALIZATION/MITIGATION PLAN

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1.0 INTRODUCTION

1.1 Project Overview

Bellevue Airfield Park Project (the ‘Project’) includes design and construction services.

In September 2024, Bellevue City Council approved the Master Plan for Bellevue Airfield Park. The 27-acre park site consists of three city-owned parcels in the Eastgate neighborhood. The site includes a former municipal landfill and a Bellevue Utilities stormwater collection pond. The site is strategically located largely within the I-90 commercial district, near the Lake to Lake Trail and major transportation corridors. The master plan for this community park includes trails, wooded picnic areas, a playground, splash pad, flexible lawn play, basketball and pickleball courts, and a new regional aquatic center able to support the demand for recreational and competitive swimming in Bellevue and the broader region.

The City’s 2025-2030 Capital Improvement Plan includes $24.4M to develop as much of the park as is feasible within the budget, including modernizing landfill mitigation systems. Phase 1 of this project will develop the park and initiate designs for the aquatic center. Phase 1 work on the aquatic center will engage the project stakeholders including but not limited to SPLASHForward, the City’s fundraising and advocacy partner, potential capital and operational partners, and city recreational and maintenance staff as well as limited community engagement. Schematic design work on the aquatic center will ensure the park design and future aquatic center development are compatible and provide visualizations of the aquatic center for fund-raising and community awareness purposes. Should funds become available for the aquatic center, a second GMP for this work will be developed and included as Phase 2 of this project under the same contract.

1.2 Reason for Using Progressive Design-Build Delivery

In accordance with RCW 39.10.300, et seq. and BCC 4.28.100 the City will utilize a Progressive Design-Build (PDB) approach for the procurement and delivery of the Project.

This approach does not require a design or a complete price proposal to be submitted during the selection process.

The City fully embraces the principles of collaboration and integrated project delivery that emphasize a cooperative approach to problem solving. The City expects the selected Design-Build Team, as part of the project team, to deliver this project by creating a culture of open and honest communication and establishing an environment where the team contributes its best efforts for the benefit of the project as a whole.

The City 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 meets the following criteria listed in RCW 39.10.300:

• The construction activities are highly specialized, operations must be maintained, and a design-build approach is critical in developing the construction methodology, sequencing, and approach.

• The project provides opportunity for early collaboration and greater efficiencies between the designer and the builder; and

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• Significant savings in project delivery time, as well as transparent pricing would be realized.

1.3 Design-Build Delivery Goals and Objectives

The City is utilizing PDB because of its ability to improve project outcomes, expedite project delivery, and enhance the project delivery experience for all team members. To this end, the City has the following expectations of the selected Design-Build team:

• Maintain a consistent team throughout design & construction.

• Embrace a collaborative, integrated team approach with the City, the City’s Owner Advisor, and the Design-Build Team, all focused on the best interest of the Project.

• Deliver reliable continuous cost estimates to help inform the program budget and scope.

• Provide high-quality design services that meet the city’s design and sustainability goals. Services include stakeholder engagement, document development, permitting, and construction administration.

• Engage subconsultants and subcontractors early, as needed, for maximum benefit to the project.

• Provide high quality pre-construction consulting services, including accurate cost estimating, phasing, scheduling, and constructability reviews.

• Provide design and construction innovations and technology to reduce cost and maximize schedule efficiency, limit waste, and avoid re-work.

• Implement design and construction processes which enhance project safety and reinforce a goal of zero recordable incidents.

• Implement innovative strategies to solicit and manage subcontractor and supplier bidding to obtain competitive pricing from high-quality vendors and achieve MWBE/VOSB/SMALL BUSINESS goals.

• Successfully outreach to local, small, minority-owned, and disadvantaged businesses who can participate during design and construction.

• Provide efficient document and workflow management systems, including web-based collaboration tools to streamline typical project workflows and document controls.

• Provide comprehensive project closeout services, planned well in advance, including record drawings.

o No significant operational issues arising during commissioning and startup.

o Integration with the City’s systems such as lighting, irrigation, HVAC, security, and energy management.

o Operational and maintenance requirements of all systems clearly communicated and understood before substantial completion.

September 17th 2026 Page 5 of 27 o Provide robust training for the City’s maintenance and custodial staff members.

o Meet performance goals for the Park and Aquatic Center.

o ADA compliance for all facilities.

1.4 Pre-Proposal Meeting:

There will be a non-mandatory pre-proposal meeting for this project on September 28th, 2026, at 10:00 AM. The conference will be held via Teams.

Microsoft Teams Meeting:

Meeting ID: 239 014 196 652 146 Passcode: A3qm7iL6

One tap mobile:

+1 206-452-7011,,501158156# United States, Seattle Phone conference ID: 501 158 156#

The selection process, schedule, and the elements of the contract will be discussed. The intent of the pre-proposal meeting is to provide clarity surrounding the requirements of this solicitation.

Questions are encouraged during the meeting, although verbal responses will not be binding.

If clarifications made to the solicitation are deemed material by the City, an addendum will be issued formalizing such clarifications.

1.5 Expenses of Proposer and Payment of Honorarium:

All costs incurred by firms choosing to participate in the Request for Qualifications (RFQ) portion of this competitive solicitation process shall be the responsibility of the proposing firms. In accordance with RCW 39.10.330, the City will pay an honorarium in the amount of two thousand ($2,000) dollars to the short-listed, responsive, Finalists selected to participate in the Request for Proposals (RFP) portion of the solicitation, but who are not awarded the Progressive Design-Build Contract.

2.0 PROJECT DESCRIPTION

2.1 Background

Bellevue Airfield Park is comprised of three parcels, all owned by City of Bellevue. The smallest (2.47 acres), of the parcels features a storm water management pond operated by the City of Bellevue Utilities Department. The other two parcels were purchased for the purpose of providing a community park. A 10.5-acre parcel was purchased from the Bellevue School District in 2004 and is an undeveloped, sloped woodland, surrounded on two sides by single family homes. The largest of the three parcels is a relatively flat, 14.55-acre open space purchased from the Boeing Company in 2002. This parcel supported the operation of a municipal landfill from 1951 to 1964 and an airfield from 1945 until 1983. The site includes numerous utility system easements (abandoned and new) such as a landfill gas migration system, ground water monitoring wells, storm water systems, and a King County Metro sewer line. This parcel is subject to an Environmental Covenant that requires review of the ongoing landfill monitoring activities and any activity that would disturb the landfill site by the Department of Ecology (DOE) under the Model Toxics Control Act (MTCA). The site is enrolled in the Voluntary Cleanup Program through DOE to facilitate this review.

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On October 18, 2021, the City Council directed Parks staff to update the 2012 Bellevue Airfield Park Master Plan to understand current community preferences and study impacts of locating a new aquatic center on the site. A goal of this work was to conclude a series of three progressive aquatic center feasibility and concept studies that the Council had previously directed in 2009, 2020 and 2021. Previous aquatic center feasibility studies had identified the Bellevue Airfield Park site as the only undeveloped, City-owned site large enough to accommodate the Council recommended aquatic center concept (10-11 acres).

Inclusion of an aquatic center was also supported by community engagement for the Master Plan Update.

Currently the City of Bellevue has only one public aquatic center, the Bellevue Aquatic Center. Built in 1970, it has served Bellevue’s residents over the last 54 years as the city’s population has expanded from approximately 61,000 residents to over 155,000 residents today. Bellevue Aquatic Center’s age, capacity, and inability to provide a full range of aquatic programing make it inadequate to meet the current and future demand for swimming facilities in Bellevue. Additional elements favoring an aquatic center at the Bellevue Airfield site are

1) easy access from I-90, 2) existing shared parking agreements with owners of the surrounding office park, and 3) a site of sufficient size to allow for park and aquatic center complementary uses.

On September 17, 2024, the City Council adopted the Bellevue Airfield Master Plan. The park is planned to include trails, wooded picnic areas, playground, splashpads, flexible lawn play, basketball and pickleball courts, and a new aquatic center able to support the demand for recreational and competitive swimming in Bellevue and beyond.

The development of the Park is funded by the 2008 Parks and Natural Areas Levy and the Aquatics facility design is partially funded by the 2022 Parks Levy. This funding does not include the construction of the aquatic center. The City of Bellevue has partnered with SplashForward, a non-profit organization dedicated to the expansion of swimming facilities in the region, to fundraise and help develop supporting partnerships. The City is developing a strategy for municipal funding and partnerships with other public entities interested in this resource. Final design and construction of the aquatic facility is contingent on the successful development of these funding strategies.

2.2 Project Scope

It is anticipated that the project will consist of at least two phases. Phase 1: design and construction of the Park and preliminary design of the Aquatic Center. Phase 2: complete design and construction of the Aquatic Center.

Phase 1

Design and construct a new 27-acre park aligned to the 2024 Bellevue Airfield Park Master Update (Included in Contract Exhibit 2: Owner’s Initial Programming and Overview).

Validation will include maximization of park amenities within the $24.4M total project budget.

Features may include trails, picnic areas, playground and splashpad, sports courts, and flexible lawn area. Necessary improvements to the existing gas and leachate mitigation systems and coordination with DOE for all disturbances of the existing landfill is to be included in the scope, along with any preloading to address differential settlement that may be determined to be needed. Concept design and validation of the aquatic center is included in Phase 1. Aquatic center work during Phase 1 will include stakeholder engagement, updated program and concept development based on prior studies, schematic design through 75%, renderings to assist in fundraising and community awareness, budget development, construction phasing strategies, and coordination to delineate between Phase 1 park work and future phases.

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Phase 2

Aquatic Center design completion and construction. Desired program requirements are identified in the 2021 Bellevue Aquatic Center Concept Plan (Included in Contract Exhibit 2:

Owner’s Initial Programming and Overview)

The requirements for the Aquatic Center include:

• A 50-meter X 25-yard competition pool

• Separate Deep-Water tank (diving and other deep-water programs/events)

• 25-yard X 8-10 lane warm water Program and Teaching Pool

• 8,000 SF Leisure Pool (water play, recreation features, zero depth entry)

• Approximate 2,500 SF Wellness/Therapy Pool(s)

• Dry Side spaces to support both the aquatic programing and community use including, but not limited to, cardio/fitness spaces, community use rooms, lobby, spectator seating, and other flexible use spaces.

Project Goals:

• Create an inclusive, safe, environmentally responsive park.

• Serve a broad spectrum of individuals with a mix of passive and active site features designed to support community needs and interests.

• Improve and extend the onsite trail network and connect to offsite trails.

• Enhance access and health of wooded areas while minimizing impacts.

• Plan for and minimize settlement risk to features on the former landfill.

• Create a state-of-the-art aquatic center that will be a safe year-round place for the diverse community, fostering community connection.

• Improve the quality of life and wellness for all residents.

• Maintain care and custody of the existing landfill and improve landfill mitigation systems and turn back over to the City in a manageable and improved condition at the end of the project.

• Create a detailed and achievable phasing plan for the project that is flexible in execution timeline.

• Create a park and aquatic center that embodies the City Council Vision.

Goals will be refined and further developed with the project team through validation.

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2.3 Conceptual Project Estimate:

The following concept estimate identifies how the project budget will be allocated between owner and Design-Builder costs. The values within may be adjusted based on input from the Design-Build team. The Phase 1- Park total represents the entirety of city budgeted funds for the park.

PHASE 1 – PARK Budget Estimated project construction costs (including construction contingencies and Design): $16,300,000

Soft Costs and Other Costs including Design Builder’s Fee, Insurance and Bonds 6,400,000

WSST $1,700,000

Total Phase 1 – Park: $24,400,000

PHASE 2 – AQUATIC CENTER Budget Total Phase 2 – Aquatic center: $163,000,000

2.4 Anticipated Design and Construction Schedule:

The City anticipates collaboration with the Design-Builder to refine the schedule to best meet the goals of the project.

Activity Date

Community Engagement Workshops Completed Park Master Plan Completed Owner Advisor Selection Completed PRC Approval Completed Procurement 9/17/26- 12/14/2026 Execution/Preconstruction Services NTP 1/26/27 30% Design Phase 1 and 2 December 2027 60% Design/GMP Negotiations Phase 1 June 2028 Permitting Phase 1 7/2028-6/2029 Construction Services NTP Phase 1 July 2029 Substantial Completion Phase 1 August 2031 60% Design/GMP Negotiations Phase 2 TBD Permitting Phase 2 TBD Construction Services NTP Phase 2 TBD Substantial Completion Phase 2 TBD

3.0 SCOPE OF PROGRESSIVE DESIGN-BUILD SERVICES

3.1 Team:

The City is seeking a highly qualified Design-Build Team with progressive design build experience and strong skills in creativity and collaboration that will engage as critical, integrated team members throughout design and construction. This collaborative team should include a builder capable of constructing both phases of the project and an architect with strong design management skills capable of overseeing design, permitting and construction of a large-scale landscape project (Phase 1) and leading design of the aquatic center (Phase 2).

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After award, the Design-Build team will collaborate with the City to select qualified and collaborative subconsultants and subcontractors, including disadvantaged businesses.

Collaborative subconsultant selection done after award will include a landscape architect with a portfolio of public park design and an architectural subconsultant with a significant portfolio of multi-pool comprehensive community and competitive aquatic centers who will collaborate with the City’s project team, lead designer, builder, and all engineering subconsultants.

3.2 Services:

During the design and preconstruction stage of project Phase 1 and Phase 2, the Design- Builder will be responsible for the following, as a fully integrated member of the City’s project team. These and other services are described in more detail in the Contract Documents:

• Facilitation of and participation in weekly team coordination meetings.

• Development of project definition, approach, schedule and execution of the process.

• Engagement with stakeholders using proactive and efficient communication.

• Design services, including planning and programming, development of comprehensive design that responds to City needs and requirements, and construction and record documents as required.

• Permit drawings and coordination of permitting process.

• Conceptual cost estimating; target value design and baseline budget development and management; preparation of detailed cost estimates of developing designs and continual real time tracking of budget status.

• Risk identification and management to inform project contingencies.

• Project scheduling for all phases of the project, including project definition, design, buyout, construction, close-out, and move-in.

• Analyzing alternative designs; regular systems analysis; performing value-analysis, life-cycle cost studies, and constructability input to the developing design.

• Studying labor conditions; understanding of construction methods and techniques, and phasing and sequencing of work.

• Early preparation of subcontract and supplier bid packaging plans, preparation of sub-contract documents and selection process.

• Meeting all Department of Ecology conditions for construction.

• Identification of early award and long-lead packages and early procurement and award if required.

• Coordination with third party Geotech and testing (TESC) etc.

During the Construction stage of project Phase 1 and Phase 2, the Design-Builder’s services shall also include the following. These and other services are described in more detail in the Contract Documents:

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• Holding weekly project team meetings.

• Design contract administration services.

• Sub-contract administration.

• CPM schedule development, maintenance, and reporting.

• Sub-contract claims and impact analysis.

• Time and cost control, including claims mitigation.

• Quality control and assurance.

• Cost-transparency.

• Risk management.

• Safety management

• Coordination and management of all construction activities.

• Payment of all materials, labor, and equipment costs.

• Preparing all daily, weekly, and monthly reports of progress, cost, quality issues, claims mitigation, and completion activities, and project records maintenance.

4.0 SELECTION AND AWARD PROCESS

The City is authorized and approved to contract for Progressive-Design-Build (PDB) services in accordance with Chapter 39.10 RCW and BCC 4.28.100. The City intends to utilize a two-step competitive process to procure the most highly qualified Design-Builder with the strongest proposed team and best approach to the project.

• Step One (100 points) will consist of a Statement of Qualifications (SOQ) submittal, as set forth in Section 6 of this Request for Qualifications (RFQ), and evaluated in accordance with the criteria set forth in Section 5. Based on evaluation of SOQs, the highest ranked firms will be invited to respond to the Request for Proposal (RFP).

• Step Two (100 points) includes Proprietary Meeting (unscored), Interview, Management Plan, and Design-Builder’s Fee Proposal.

Scoring will be based on the combined total number of points received for the SOQ, Management Plan, and Design-Builder’s Fee Proposal. The selection process will adhere to the following:

4.1 Request for Qualifications (RFQ) Stage

4.1.1 This RFQ invites Design-Build Teams to submit their Statement of Qualifications (SOQ) per the criteria outlined herein.

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4.1.2 SOQ’s will be evaluated by the Selection Committee in accordance with the criteria defined in the RFQ and scored in a deliberative meeting to identify shortlisted, Finalist teams, who will be invited to respond to the RFP.

4.1.3 SOQ Scores will be carried forward for final selection.

4.2 Request for Proposals (RFP) Stage

4.2.1 The RFP stage will include: Proprietary Meeting, Interview, Management Plan, and Design-Builder’s Fee Proposal.

4.2.2 The RFP will outline the evaluation criteria and requirements of the Proprietary Meeting, Interview, Management Plan, and Design-Builder’s Fee Proposal.

4.2.3 Proprietary Meeting will occur during the proposal period.

4.2.4 Interview with short-listed firms will occur during the proposal period and will be scored in accordance with the criteria outlined in the RFP.

4.2.5 Management Plan and fee proposal will be scored in accordance with the criteria outlined in the RFP.

4.3 Selection

4.3.1 The Design-Builder earning the highest combined score for RFQ and RFP steps of this procurement will enter negotiations with the City for the initial phase of the Design-Build Contract.

4.3.2 The City will initiate negotiations with the Finalist with the highest combined SOQ and Proposal score. If the City is unable to execute a contract with the highest scoring Finalist, negotiations with that Finalist may be suspended or terminated, and the City may proceed to negotiate with the next highest scored Design-Builder and continue in accordance with this procedure until a contract agreement is reached or the selection process is terminated. The City reserves the right to reject all proposals.

4.3.3 For City contracts exceeding $350,000, City Council approval is required prior to final award and execution of any contract.

4.4 Post Award

The initial phase of work (Stage 1A) is anticipated to include: project definition (validation of scope, schedule, and budget), planning, preconstruction, and project phasing plan. The Stage 1A contract will be not-to-exceed ($300,000.00) or an appropriate amount to be negotiated. The RFP will ask Finalists to provide proposed scope and schedule for Stage 1A. Subsequent phases of work will be defined in collaboration with the City during Stage 1A.

4.4.1 Stage 1 will include all Design and Preconstruction Services. Scope amendments may be made to this phase and will be contractually characterized with letter designations, A, B, etc. Stage 2 will include all Construction Services and will be incorporated into the contract via the GMP amendment/s, which may also include multiple amendments with letter designations.

4.4.2 GMP negotiations will occur pursuant to the Design-Build Contract when the scope of the project is adequately defined, and as mutually determined by the Design-

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Builder and the City. It is anticipated that a phased GMP approach will be most appropriate for this project.

4.4.3 Should the Design-Builder and the Owner not agree on satisfactory GMP/s that the

City determines to be fair, reasonable, or within the available funds, the City may cancel the negotiations pursuant to the Design-Build Contract and may use information developed by the Design-Builder, including designs, for subsequent procurements associated with the project. The City reserves the right to contract directly with the Design Consultants if it is determined to be in the best interest of the project.

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4.5 Anticipated Design-Build Procurement Schedule

Phase Date Selection Process

RFQ 9/17/2026 Advertisement for RFQ (First Notice)

(Step 1) 9/24/26 Advertisement for RFQ (Second Notice)

9/28/26 Pre-proposal Meeting at 10:00 A.M.

10/01/2026 Last day for Proposers to Submit Questions (12:00 P.M.)

10/05/2026 Last day for Owner to issue Addenda

10/15/2026 SOQ and Exceptions Due at 2:00 P.M.

10/29/2026 Notification of Shortlisted Finalists

RFP 10/29/2026 Issue RFP to Shortlisted Finalists

(Step 2) 11/12/2026 Interactive/Proprietary Meetings

11/13/2026 Last Day to Submit Questions (12:00 P.M.)

11/16/2026 Last day for Owner to issue Addenda

11/19/2026 Management Plan Due at 2:00 P.M.

12/08/2026 Interviews

12/14/2026 Fee Proposals Due 10:00 AM

12/14/2026 Public Opening via Teams at 10:15am

12/14/2026 Announce Highest scoring Proposer

Contract Dec 2026/

Jan 2027 Contract Negotiations

Quarter 1 2027 Execute Design-Build Contract for Stage 1A

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4.6 Selection Committee

Selection Committee Evaluators will be comprised of City of Bellevue staff. The City’s Owner Advisor will facilitate the selection process and advise the Committee.

5.0 EVALUATION CRITERIA

All SOQs and Proposals received will be evaluated by the Selection Committee assembled by the City in accordance with the criteria and scoring defined below:

Statement of Qualifications (Step 1)

Letter of Interest 0 points

Proposed Team 40 points

Past Performance on Projects of Similar Scope and Complexity 40 points

Progressive Design Build Capability 15 points

Past Performance, Utilization Of MWBE/VOSB/Small Business 5 points

Bonding Capacity Pass/Fail

Representations and Certifications

Organizational Conflicts of Interest Certification, Disclosure and Avoidance/Neutralization/Mitigation Plan

Pass/Fail

Pass/Fail

Subtotal SOQ Points Possible: 100 points

RFP Response (Step 2)

Proprietary Meeting 0 points

Interview 40 points

Management Plan

Phase 1 Scope and Design-Builder’s Fee Proposal

50 points

10 points

Subtotal RFP Response Points Possible: 100 points

Total Points Possible (SOQ+RFP Responses): 200 points

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5.1 Reference Checks

The City may conduct reference checks during the evaluation period. It is the Proposer’s sole responsibility to ensure that contact information for references is current and valid. The City’s inability to collect reference information may be reflected in the scoring of the Proposals at the sole discretion of the Selection Committee. If the information obtained from the reference checks reveals concerns about a firm and/or Key Personnel’s past performance or their ability to successfully perform the PDB Contract to be executed based on this RFQ/P, the City may, at its sole discretion, determine that the firm is not qualified and may disqualify the firm from further consideration. In conducting reference checks, the City may include itself as a reference if the firm has performed past work for the City, even if the firm did not identify the City as a reference.

6.0 STATEMENT OF QUALIFICATION (SOQ) REQUIREMENTS (100 Points)

Respond to each of the items set forth below in a clear and concise manner, utilizing one voice as the Design-Build Team. The SOQ submittals shall be organized in a manner that will enable the Selection Committee to quickly assess pertinent information.

The City is not requesting and does not wish to see any conceptual design solutions or renderings as part of the SOQ response. If the Proposer submits design solutions, their scoring may be negatively impacted.

All costs incurred in the preparation of SOQ’s shall be borne by the Proposer.

The City reserves the right to reject any or all submittals and to waive any or all minor informalities or irregularities in any submittals or in the procurement procedure, and to accept any submittal presented which meets or exceeds the requirements of the RFQ.

6.1 Letter of Interest (0 points)

The letter of interest shall not be more than two (2) pages and may contain any information not shown elsewhere in the submittals.

Proposer must acknowledge receipt of all addenda in their letter. The letter must be signed by an executive of the firm who can contractually commit the Proposing firm(s) and its resources.

6.2 Proposed Team (40 points)

6.2.1 Organization Chart. Provide an organization chart showing proposed staff, firm affiliation, reporting relationships and key responsibilities for all phases of the project. Identify specific individuals for key functions and show inter-relationships and reporting hierarchy.

The City is requesting only the Architect and Contractor team at this time. Additional design and engineering sub-consultant and subcontractor team will be selected following contract award in collaboration with the Owner team. See section 3.1.

At a minimum, identify the Key Team Members performing the following functions (the same individual may be proposed for multiple functions):

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6.2.1.1 Person responsible for the day-to-day management of the Design-Build effort and the City’s primary point of contract. Design Builder Project Manager

6.2.1.2 Person responsible for the overall design. Lead Designer

6.2.1.3 Person responsible for day-to-day management of the design team.

Design Firm Project Manager.

6.2.1.4 Person responsible for managing the preconstruction phase of the project.

6.2.1.5 Person responsible for managing the construction phase of the project.

6.2.1.6 Person responsible for developing cost estimates and managing the project budget. Estimating Lead

6.2.1.7 Person responsible for phasing, scheduling, on-site field supervision, direction, safety, and construction. Superintendent

6.2.1.8 Up to three additional Key Team Members/roles the Proposer sees as integral to PDB success on this project.

Clearly identify the key individual/s who will be the day-to-day contact for the City.

6.2.2 Staffing Plan. Describe the proposed staffing plan for each project phase. Outline the benefits of the proposed team structure and the benefits that each Key Team member provides the project. Describe the Team’s past performance working together and/or describe the steps the Team has taken to promote integration and a collaborative working environment. Describe each Key Team member’s experience delivering projects using Progressive Design-Build or similar project delivery methods. Confirm availability of all proposed staff members.

6.2.3 Staff Commitment. Provide a matrix including all proposed staff members that includes percent commitment to the project in the design/preconstruction, construction, and close-out phases of the project.

6.2.4 Key Team Member Resumes. Provide resumes for each Key Team Member, as described in section 6.2.1. Include brief project profiles for their last three (3) relevant projects with year completed, delivery method and role; employment history;

education; and professional references including current contact information. Clearly state years of industry experience and years of employment at proposing firm.

(Maximum 1 page per resume).

6.3 Past Performance on Projects of Similar Scope and Complexity (40 points)

6.3.1 Describe the Design-Build Team’s history of successfully completing projects of similar scope and complexity. Consider discussing the following:

6.3.1.1 Leading the project definition phase.

6.3.1.2 Subconsultant engagement.

6.3.1.3 Sustainability and design goal development and execution.

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6.3.1.4 Design development from programming through construction documents.

6.3.1.5 Permitting.

6.3.1.6 Scheduling, phasing, and investigating during the Design phase.

6.3.1.7 Providing continuous, real-time cost feedback and estimating services during design development.

6.3.1.8 GMP development.

6.3.1.9 Leading the construction phase.

6.3.1.10 Construction administration.

6.3.1.11 Developing and maintaining the project schedule.

6.3.1.12 Risk management and mitigation.

6.3.1.13 Quality control/quality management.

6.3.1.14 Document control and workflow management.

6.3.1.15 Site safety practices

6.3.1.16 Commissioning, transitioning, and punch list/closeout.

It is not necessary to specifically respond to each item bulleted above, the City is looking for Proposers’ creativity in demonstrating their past experience and its relevance to the Project.

6.3.2 Project Profiles. Provide up to six (6) relevant project profiles demonstrating the team’s capabilities on projects of similar scope, scale, and complexity. Clearly show which proposed team members worked on each project including their role on it. Include start and end date of work, total project budget, final construction cost, and procurement method of contract (DB, GCCM, etc.), and owner representative contact information. More recent projects are preferred.

For the purposes of this solicitation, projects of similar scope and complexity are projects that the proposed Design-Build Team member firms have completed together or separately with the following characteristics:

6.3.2.1 Projects that include design and/or construction with complex phased construction.

6.3.2.2 Public projects governed by RCW 39 with significant vertical construction and/or significant landscape components.

6.3.2.3 Projects over landfills or other complex unknown subsurface conditions.

6.3.2.4 Projects that use an integrated delivery method requiring strong coordination and integration of the design and construction team and early involvement of the contractor during design.

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6.3.2.5 Projects where the Design-Builder was selected prior to the establishment of the final price and schedule where the Design-Builder collaborated with the Owner and Designer to develop final price and schedule.

6.3.2.6 Projects with multiple stakeholder groups where the Design-Build Team members assisted in developing the project scope.

6.3.2.7 Projects with funding contributions from private and partner sources that facilitated project betterments.

6.3.3 Explain how the Key Team Member’s experience with the projects described is relevant to this project.

6.3.4 Project Matrix. Provide a project matrix of public projects involving members of the team from the last 10 years. Include the following columns: Project name, completion date, delivery model, total GMP or initial contract value and final construction cost, building sq footage, site acreage, relevant characteristics (complex phasing, public project, landfill/subsurface conditions, stakeholder engagement), team members involved, project reference.

6.3.4.1 For the purpose of this RFQ, “public projects” are those governed by RCW 39 or equivalent of another state.

6.4 Progressive Design-Build Capability (15 points)

6.4.1 Describe the Team’s past performance with Progressive Design-Build, or similar integrated projects where:

6.4.1.1 The team worked collaboratively with the Owner and design team to develop project scope and budget within a fixed GMP.

6.4.1.2 The team provided early constructability input to inform design of complex phased improvements.

6.4.2 Discuss how the estimating and cost monitoring reporting process provided substantive and meaningful information to the owner. Provide examples of deliverables to the owner that will assist in understanding the GMP development process. Include a description of the tools and techniques used to develop the cost, scope, and schedule collaboratively with the Owner.

6.4.3 Discuss a situation where the Proposer took advantage of the progressive design-build, or other similarly integrated delivery model, resulting in a project that maximized the scope within a set budget.

6.4.4 Describe any issues or problems that arose on the projects discussed in this section and how those issues or problems were resolved by the proposed team.

6.5 Past Performance, utilization of MWBE/VOSB/Small Business (5 points)

6.5.1 Briefly describe the team’s past performance in the utilization of the Washington State Office of Minority and Women’s Business Enterprises certified businesses, to the extent permitted by law. If available, please provide project data, including participation goal and actual participation achieved.

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6.6 Payment and Performance Bond (pass/fail)

6.6.1 The Proposer must demonstrate a bonding capacity of not less than $200 million, and the ability to obtain a performance and payment bond. Any Proposer who fails to meet this mandatory minimum requirement will not be considered further in the selection process.

6.6.2 Provide a letter from a surety company or underwriter that is registered with the Washington State Insurance Commissioner, appears on the current Authorized Insurance List in the State of Washington published by the Office of the Commissioner, and has a current rating of at least A-VII in A.M. Best’s Key Rating Guide or is included in the U.S. Department of the Treasury’s Listing of Approved Sureties (Circular 570) demonstrating the Proposer’s ability to bond this project.

6.7 Certifications (pass/fail)

6.7.1 Provide a complete and signed copy of Attachment A: Representations and Certifications.

6.7.2 Provide a complete and signed copy of Attachment B: Organizational Conflicts of Interest Certification and if required, Disclosure and Avoidance/Neutralization/Mitigation Plan.

6.7.2.1 If conflicts of interest are identified, complete “Organizational Conflicts of Interest Disclosure- Section I.” As Section II, for each conflict, identify the person(s) or firm(s) with said conflict of interest, describe the nature of the conflict and the plan to avoid, neutralize or mitigate potential conflicts of interest.

7.0 REQUEST FOR PROPOSAL RESPONSE

No more than five Proposers that the Selection Committee believes to be most qualified, based upon their SOQ submission, will be invited to respond to the Request for Proposals (RFP). Further details on the items below will be provided to the shortlisted Finalists. The RFP will include at minimum:

7.1 Proprietary Meeting

7.2 Interview

7.3 Management Plan

7.3.1 Progressive Design Build Approach

7.3.2 Cost Tracking and GMP Development

7.3.3 Design Development Approach

7.3.4 Construction Management Approach

7.3.5 Accident Prevention, Safety and Claims

7.3.6 Inclusion Plan DBE/MWBE/Small Business

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7.3.7 Proposed Phase 1A Scope and Schedule- Validation

7.4 Design-Builder’s Fee Proposal

8.0 SUBMITTAL REQUIREMENTS

8.1 Submittal Delivery and Format

8.1.1 The Online Submittal: Responses can be submitted online through the City's eProcurement system Public Purchase. To register, go to:

www.publicpurchase.com.

8.1.2 The SOQ shall comply with the following format requirements:

8.1.2.1 SOQs should be concise, legible, and provide all the information requested. SOQs shall follow the order the evaluation criteria are presented in this RFQ.

8.1.2.2 Page size of the SOQ shall be 8½” by 11”. A “page” is defined as one single-side of a document (.pdf) that has written text or graphics. The font shall be no smaller than 11 point. The Team Organization Chart and Project Matrix may be prepared on an 11” X 17” page. For purposes of the page count, the 11” X 17” Team Organization Chart and Project Matrix shall count as one page.

8.1.2.3 No written text or graphics shall be incorporated on dividers used to organize the SOQ. Dividers are not required.

8.1.2.4 SOQ response shall be limited to a maximum of twelve (12) pages.

8.1.2.5 The following items are excluded from the page limit:

8.1.2.5.1 Cover of the SOQ

8.1.2.5.2 Cover letter

8.1.2.5.3 Dividers

8.1.2.5.4 Key Team Member Resumes (limit 1 page per resume)

8.1.2.5.5 Project Matrix

8.1.2.5.6 Surety letter regarding Performance and Payment Bond

8.1.2.5.7 Representations and Certifications

8.1.2.5.8 Organizational Conflicts of Interest Certification

8.2 Shared Procurement Portal Partners

The City is a member of the Shared Procurement Portal Partner cooperative which uses a shared website (www.sharedprocurementportal.com) to post solicitations. This RFQ is made available through the City’s online vendor system Public Purchase, and all Proposers are

September 17th 2026 Page 21 of 27 required to apply on this system. Any Proposer not registered on the Public Purchase system before the proposal due date is considered non-responsive. To register before the due date, go to: www.publicpurchase.com and select “Go to Register” under the Free Registration.

8.3 Exceptions

If Proposer(s) takes exception to any term or condition set forth in this RFQ and/or any of its Exhibits, Addenda, and Attachments (including Insurance Requirements), said exceptions must be clearly identified in the response to this RFQ. Exceptions or deviations to any of the terms and conditions must not be added to the SOQ pages but must be submitted in a separate document accompanying Proposer’s SOQ identified as “Exceptions.” Such exceptions shall be considered in the evaluation and the award processes. The City shall be the sole determiner of the acceptability of any exception.

8.4 Qualification Modification and Clarification

The City reserves the right to request that any Proposer clarify its submittal or to supply any additional material deemed necessary to assist in the evaluation of the submittal.

Modification of a submittal already received will be considered only if the request is received prior to the submittal deadline. All modifications must be made in writing, executed and submitted in the same form and manner as the original submittal.

8.5 Late Submittals

Submittals and/or modifications of submittals received after the due date and time specified for receipt will not be accepted.

8.6 No Response Received

In the event no responsive SOQ is received by the due date and time, the City reserves the right to extend the deadline for the RFQ or re-advertise the RFQ in the same manner of the original

RFQ.

8.7 Rejection of Submittals

The City reserves the right to reject any and all submittals and to waive irregularities and informalities in the submittal and evaluation process. This RFQ does not obligate the City to pay any costs incurred by Proposers in the preparation and submission of their Statement of Qualifications. Furthermore, the RFQ does not obligate the City to accept or contract for any expressed or implied services.

8.8 Code of Conduct Policy- Competitive Solicitations

Definitions:

Solicitations: method of acquiring goods, services, and construction for public use in which offers are made to the City between two or more sources. Typical documents used by the City are titled: Invitation to Bid, Invitation to Quote, Request for Proposals, Request for Qualifications, Request for Information, or any other method of obtaining competitive offers.

Blackout Period: The period between the time a solicitation is issued by the City and the time the City awards the contract.

Lobbying: The attempt to persuade or influence any City employees, officials, or

September 17th 2026 Page 22 of 27 representatives responsible for reviewing, evaluating, ranking or awarding the work or contract for goods or services for or against any solicitation; provided, however, that lobbying shall not include the submission of required materials in direct response to the solicitation according to the instructions to respondents in such solicitation.

Conduct of Participants: After the issuance of any solicitation, all bidders, proposers, contractors, Proposers or individuals acting on their behalf are hereby prohibited from lobbying any City employee, official or representative at any time during the blackout period.

Sanctions: The City may reject the submittal of any bidder, proposer, contractor and/or consultant who violates the policy set forth herein.

8.9 Ethics and Conflict of Interest

Proposers shall not directly or indirectly offer anything of value, including promotional items, to any City employee or official involved in this solicitation and subsequent procurement process.

In addition, a Proposer shall not have any business interests or a close family or domestic relationship with any City employee or official who is, or will be, involved in this solicitation process and subsequent contract award, including but not limited to: receiving or evaluating submittals; selecting or negotiating with Proposers; or drafting, signing, or administering the contract(s).

8.10 Organizational Conflicts of Interest

Organizational conflicts of interest means that because of other activities or relationships with other persons or entities, a person or entity:

1. Is unable or potentially unable to render impartial assistance or advice to the City.

2. Is or might be otherwise impaired in its objectivity in performing the Work; or

3. Has an unfair competitive advantage.

The integrated nature of the progressive design-build project delivery method creates the potential for organizational conflicts of interest. Disclosure, evaluation, neutralization, and mitigation of these conflicts and of the appearance of conflicts are in the interest of the public, the City, and the consulting and construction communities.

23 Code of Federal Regulations (CFR) Section 636.116(a)(2) requires the disclosure of organizational conflicts of interest. Proposers are required to disclose all relevant facts concerning all past, present, or currently planned interests, activities, or relationships that may present organizational conflicts of interest. Proposers shall state how their interests, activities, or relationships, or those of the chief executives, directors, Key Personnel, or proposed consultants, subconsultants at all tiers, contractors, or subcontractors at all tiers may result, or could be viewed as, organizational conflicts of interest.

If an organizational conflict of interest is determined to exist, the City may, at its sole discretion:

offer the Proposer the opportunity to avoid, neutralize, or mitigate the organizational conflict of interest; disqualify the Proposer from further participation in the procurement; cancel this procurement; or, if award has already occurred, declare the Proposal non-responsive and award the Contract to the next responsive highest-scoring Proposer, or cancel the Contract. If the Proposer was aware of an organizational conflict of interest prior to award of the Contract and did not disclose the conflict to the City, the City may terminate the Contract for default. The City may also disqualify a Proposer if its Key Personnel belong to more than one Proposer organization

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8.11 Public Records

Under Washington state law, the documents (including but not limited to written, printed, graphic, electronic, photographic or voice mail materials and/or transcriptions, recordings or reproductions thereof) submitted in response to this RFQ (the “documents”) become a public record upon submission to the City, subject to mandatory disclosure upon request by any person, unless the documents are exempt from public disclosure by a specific provision of law.

The City assumes no contractual obligation to enforce any exemption. Consistent with RCW 39.10.470, if the proposer includes trade secrets as defined in RCW 19.108.010, or other proprietary information they believe is not subject to the public records act (Chapter 42.56 RCW) they must clearly identify the data or materials as such in their submittal and state in writing the reasons why protection is necessary.

8.12 Commitment of Firms and Key Team Members

The City expects all firms and Key Team Members proposed will be available to provide services through project completion. When a member of the Proposer’s team is no longer available, the Proposer must notify the City in writing and provide a detailed explanation and proposed remedy for the lack of availability. Any substitution request considered by the City may require a rescoring and/or re-ranking of the SOQ or proposal. The City will only consider substitutions based on circumstances beyond the Proposer’s control. Substitutes of Key Members following contract award should have similar credentials or better than the Key Team Member proposed, and assignment must be approved by the City.

8.13 Cancelation or Changes to the RFQ

The City reserves the right to change the RFQ schedule or issue addendums to the RFQ at any time. The City also reserves the right to cancel or reissue the RFQ. All such addenda will become part of the RFQ.

In the event that it becomes necessary to revise any part of this RFQ, the City will issue the addenda on the City’s website (www.bellevuewa.gov) under Menu, Doing Business, Doing Business with Bellevue, Vendor Services/Purchasing and Procurement, Solicitation for Bids RFPs and RFQs, Open Bids and RFPs. It is the Proposer’s responsibility to confirm as to whether any addenda have been issued.

8.14 Questions and Interpretation of the RFQ

Questions regarding this project may be submitted electronically through Public Purchase.

Unauthorized contact regarding this RFQ with other City employees may result in disqualification. Any oral communications will be considered unofficial and non-binding on the City.

Any questions will…