260714_249Penn_ArchSubconsultantRFP_Phase2.pdf

REQUEST FOR PROPOSALS FOR

CONSULTANT PROFESSIONAL SERVICES

249 Pennsylvania Avenue

San Francisco, California

ISSUE DATE: July 15, 2026

TITLE: 249 Pennsylvania Design & Engineer Subconsultants to the

Architect – Phase 2

ISSUING ENTITY & ADDRESS: Leddy Maytum Stacy Architects (LMSa)

1940 Bryant Street San Francisco, CA 94110

LOCATION OF WORK: 249 Pennsylvania Avenue, San Francisco, CA 94102

PERIOD OF CONTRACT: September 2026 through Project Completion

ADDEMDUM UPDATES: N/A

SUBMITTAL DATE: 5:00 PM PST, Friday, August 14th, 2026

Please submit one searchable PDF copy of the proposal by 5:00 PM PST on Friday, August 14th. Only electronic submittals will be accepted. See Section VII for details on submittal requirements. Proposals must reach the address below by the deadline stated. LMSa, the design builder, and project sponsors are not responsible for any expenses related to the preparation or presentation of responses to this RFP.

SUBMIT PROPOSALS TO: Ian Ashcraft Williams / LMSa iashcraft-williams@lmsarch.com

I. PURPOSE

LMSa requests proposals from firms interested in providing subconsultant professional services for the design and construction of 249 Pennsylvania Avenue, a multi-family affordable, design-build housing project. Certain disciplines, including Civil Engineering, Joint Trench Design, Landscape Architecture, Structural Engineering, and Acoustical Engineering have already been procured. Disciplines and scopes for this RFP will be contracted with LMSa.

LMSa, Suffolk, TNDC and YCD are building a project team with a goal of exceeding 25% Small Business Enterprise (SBE) subcontracting participation by dollar volume for professional services.

Proposals for the following subconsultant professional services are requested at this time:

• Lighting Design

• OSHA / OPOS Exterior Building Maintenance (EBM) Design

• Trash Management Design

• Waterproofing Consulting

• Greenpoints / Sustainability / Energy Modeling / T24 Compliance

• Corrosion / Cathodic Protection Design

• Methane / Vapor Mitigation Design

• Building Code Consultant

• Specifications Writer

• Signage / Graphics Design

Please note that the project team is requesting proposals for each scope separately and that each professional service requested will be provided separate awards.

II. PROJECT DESCRIPTION

Tenderloin Neighborhood Development Corporation (TNDC) and Young Community Developers (YCD) are jointly the developer for 249 Pennsylvania (“Project”). LMSa, together with Suffolk Construction (Suffolk) were selected as the project’s Design-Builder by TNDC and YCD. Project phases are described below; LMSa is contracted directly with TNDC for Phase 1 and will be contracted to Suffolk for Phase 2.

249 Pennsylvania is the site of a proposed 127-unit affordable family project, at the corner of Pennsylvania Ave and Mariposa Street and backing up onto I-280 and an active Caltrans right of way. Though the adjacent street is significantly sloped, this is an already excavated site, which is currently sitting vacant. The Urban Mixed Use (UMU) zoning and 40-x height limit lends itself to residential multifamily development, and using the State Density Bonus, allows for a mid-rise building to maximize unit count. 249 Pennsylvania is anticipated to be an SFPUC-powered project.

The project team anticipates using AB-2162 to expedite the site’s entitlement process and the State Density Bonus to maximize the unit count. The design envisions a nine-story building, terracing up the sloped site, not exceeding seven stories in any one section of the volume to comply with height limits. This approach will allow the development to gracefully transition in scale from the large, medical buildings of Mission Bay across Interstate 280 with the smaller scale residential Potrero Hill neighbors. The terracing also allows for green spaces at multiple spaces across the building. This project does not currently propose any retail or community-serving commercial uses, due to the footprint and slope of the site. Currently, the site is a fenced, vacant slab on grade, across two elevations.

III. PROJECT SCHEDULE

Projected 249 Pennsylvania Project Milestones

Phase 1 (Completed)

Concept Design & Programming Completion June 2025 – August 2025

Schematic Design Completion September 2025 – December 2025

Entitlements / VE / Project Funding App Jan 2026 – June 2026

Phase 2

Subconsultant Selection July 2026 – August 2026

Design Development September 2026 – February 2027

Construction Documents February 2027 – June 2027

GMP Reconciliation June 2027 – August 2027

Construction Start* TBD, Estimated September 2027

Construction Completion* TBD, Estimated June 2029

* Construction start date subject to external funding dates, entitlements, and permitting approval

IV. HIRING & CONTRACTING GOALS

Small Business Enterprise (“SBE”) Program The project funding is provided through the San Francisco Mayor’s Office of Housing and Community Development (MOHCD). The San Francisco Contract Monitoring Division (CMD) oversees the hiring of Small Business Enterprises and has assigned a 25% Small Business Enterprise (SBE) professional services sub-consulting goal, and 25% SBE construction subcontracting goal. The selected consultants will be responsible for working with the Sponsor to meet or exceed these goals. SBEs must be certified with a governmental entity and meet CMD and MOHCD’s small business size standards. Only SBE subcontractors can be utilized to meet the SBE goals.

By applying for this contract award, bidders are responsible to make a good faith effort to use SBEs for subcontractors/subconsultants. "Small Business Enterprise (SBE)" for this contract means a business that is certified as an SBE under (1) one of the following programs and (2) the firm’s five-year average gross revenues do not exceed the maximum economic thresholds listed on SBE Form 2. Website links for finding Certified DBEs/SBEs/LBEs:

• For Local Business Enterprises (“City Program”):

sfcitypartner.sfgov.org/pages/LBESearch/supplier-search.aspx

• Certified Small Businesses Enterprises (“State Program”):

https://caleprocure.ca.gov/pages/PublicSearch/supplier-search.aspx

• Certified Disadvantaged Businesses Enterprises (“Federal DBE Program”) https://caltrans.dbesystem.com/

The San Francisco Contract Monitoring Division (“CMD”) will confirm that a firm is certified as an SBE under the San Francisco SBE program.

Forms Submitted with Proposal: The following forms (located in Exhibit C) must be executed in full and submitted with the proposal package, or as otherwise specified; if not, the proposal may be rejected. For the purposes of use of the forms, Consultant and Subconsultant are synonymous:

• SBE Form 1A - Project Participation Form: All respondents must submit an SBE Form

1A, even for teams not including any qualifying SBE firms. Teams with SBE certified firms must provide evidence of the certification in compliance with the requirements outlined in SBE Form 2.

• SBE Form 2 – SBE Eligibility and Subcontracting Declaration: All SBE contractors/consultants/joint venture partners and listed SBE subcontractors or suppliers, including all lower tier SBEs, must complete this form AND submit the listed firm’s current SBE certification. The prime shall collect the completed forms and submit them with its proposal on the proposal due date. The SBE contractor and listed SBE subcontractors or suppliers will need to submit this form declaring, under penalty of perjury, that their total average gross revenues for the past five years are equal to or below the applicable income thresholds for the specific category of the contract.

For more information about the San Francisco SBE program as it relates to this solicitation, contact James Chung, james.chung@sfgov.org, at the City and County of San Francisco Contract Monitoring Division.

V. AB-2873 COMPLIANCE

Selected consultants should be ready to self-identify and certify for any appropriate designations to comply with AB-2873, which seeks to identify and track affordable housing contracting opportunities for Minority business enterprises, Women business enterprises, LGBT business enterprises, and Disabled Veteran business enterprises. More information, including definitions and compliance requirements for the aforementioned categories, can be found VIA this link:

• https://www.treasurer.ca.gov/ctcac/hsdr/Housing-Supplier-Diversity-Compliance- Guidelines.pdf

While LMSa, Suffolk and the project sponsors seek to increase awareness of and preparedness for contracting opportunities for firms covered under AB-2873, please note that there will be no ratings bonus in this procurement based on those categories. This information is mentioned only to require selected consultants that qualify for those certifications to appropriately document and certify for tracking purposes.

VI. INSURANCE REQUIREMENTS

The following minimum insurance coverage must be met:

• Professional Liability (Errors & Omissions) insurance in a minimum amount of

$2,000,000 / claim; $4,000,000 annual aggregate. Commercial general liability insurance in the amount of $1,000,000 per occurrence / $2,000,000 aggregate.

• Business automobile liability insurance, with limits not less than $1,000,000 each occurrence, combined single limit for bodily injury and property damage, including owned, hired, and non- owned auto coverage, as applicable.

• Workers' compensation insurance and employer’s liability insurance in the maximum statutory liability amount.

VII. SUBMITTALS

Firms interested in this project must include in their qualifications package with the following items and any other relevant information that addresses the selection criteria outlined below. Packages should be prepared simply and economically, providing straightforward, concise descriptions, with an emphasis on completeness and clarity of content. Submit one (1) digital copy of the entire submittal. The digital file must be provided in searchable PDF file format.

A. Firm Information (1 page max)

1. Name of company

2. Number of years in business

3. Number of employees

4. Name of key contact at firm (include email address)

5. Description of services offered

B. Team (3 pages max)

1. Names and resumes of proposed project staff

2. Indicate current and pending major project commitments and percent of time allocated to this project.

C. Experience (3 pages max)

1. Comparable project experience (at least 3 relevant projects per criteria 1 in Section

VII completed within the past ten years)

a. Project name and location

b. Brief description: Please indicate if the project was affordable and the population served

c. Date completed

d. Total number of units

e. Total gross square footage

f. Construction type (including an indication of new construction or rehab, and building type)

g. Construction cost

h. References (contact name, title, company, relation to project, and current phone number and email). Please verify that any contact information provided is current.

i. Describe your experience in entitling and permitting projects. Include relevant experience working with MOHCD, SFPUC, MOD, DBI and Planning.

D. Approach Narrative (1 page max)

1. Engineering or design approach narrative relative to appropriate discipline.

Identify challenges and opportunities for the site and proposed building, with consideration of building systems, constructability, cost containment and sustainability.

E. Insurance (1 page max): Provide a statement of ability to meet the insurance requirements

F. Fee Proposal (1 page max):

1. Describe how you have determined the overall fee structure.

2. Provide hourly rates.

3. Provide stipulated lump sum fee per phase:

a. Phase 1 – Already Complete

b. Phase 2 (Contracted to LMSa, LMSa contracted to Suffolk)

(i) Design Development to GMP (7 months)

(ii) Construction Documents (6 months)

(iii) Bidding & Negotiations (2 months)

(iv) Construction Administration (21 months)

(v) Record Documents & Warranty Period

G. Contract & Scope Review (2 pages max)

1. List or summarize acceptance or any proposed modifications to contract exhibits described in section XIII.

2. Suggest any additions, items not applicable, or modifications to the proposed Scope of Work in Exhibit A as applicant sees applicable to the project.

H. SBE status and documentation

1. If applicable, please provide evidence that the respondent or its team members qualify as a SBE pursuant to the requirements of the Contract Monitoring Division.

2. Submit SBE Forms No. 1A and No. 2.

VIII. EVALUATION OF QUALIFICATIONS AND PROPOSAL

Consultants will be selected based on the following criteria:

1. Firm’s experience with projects similar in size, unit count (minimum 100) scope, and construction type, including recent work in San Francisco (20 points)

2. Project Approach (15 Points)

3. Experience level of proposed personnel (20 points)

4. Experience with design-build projects (10 points)

5. Familiarity with the permits and approvals process in the City of San Francisco (10 points)

6. Capacity and ability for this project (10 points)

7. Competitive fee & contractual terms consistent with industry standards (15 points)

8. Insurance (Pass / Fail)

9. Ability of submitting firm to contribute to the 25% professional services SBE goal per

Section IV (15 points)

IX. SUBMISSION INFORMATION AND SELECTION SCHEDULE

July 15th, 2026 RFP Available

July 22ndth, 2026 Questions Due

July 29th, 2025 Projected RFP Addendum & Question Answers Published

August 14th, 2025 Please submit one digital PDF copy to:

Ian Ashcraft Williams / LMSa iashcraft-williams@lmsarch.com

Submittals are due by 5:00 PM PST. No late submittals will be considered. Note: The maximum size of emails and attachments must remain under 20MB, or your submittal may not be received. Please use a link to a secure file sharing system for larger files.

August 21st, 2025 Projected Shortlist Notification (If needed for select disciplines and subject to change)

August 27th – August 29th, 2026

Projected Interviews (If needed for select disciplines and subject to change)

Early September Projected Selection Date and Onboarding

September Design Development Start

X. SELECTION PROCESS

LMSa will review proposals and select a consultant based on the strongest candidate for each scope separately, based on the criteria listed above as applied to consultant’s proposal and interview (if applicable), and the project’s SBE hiring and contracting goals.

XI. NEGOTIATION PROCESS

LMSa will initiate negotiations. Final negotiations will be contingent on fee negotiations, as well as on qualifications. LMSa reserves the right to cease negotiations with a selected consultant if, in the sole discretion of LMSa, no agreement can be reached to the satisfaction of the parties, or if the services are no longer required. Please note that work will be authorized by phase and that there may be a pause for external funding, entitlements, and permitting approval.

XII. GROUNDS FOR REJECTION

LMSa reserves the right to reject any firm for one or more of the following reasons:

• Submission does not contain all information requested in the RFP.

• Submission not received by the required deadline.

• Firm does not possess the required minimum qualifications.

• Firm is suspended or disqualified from projects funded by HCD or MOHCD.

XIII. CONTRACT

Applicant shall review proposed AIA C441 Architectural Consultant Agreement for Design Build Projects, attached as Exhibit B1 and state acceptance or submit any requested modification(s) with submittal of Proposal. Note that AIA C441 will reference applicable prime agreements, including:

• Phase 2: LMSa AIA B143 Design Build Architect Agreement with Suffolk Exhibit B4 and associated DBIA agreement between Suffolk and TNDC Exhibit B3, as well as any additional terms flowing down from the Owner’s agreement with the Design-Builder.

XIV. TERMS AND CONDITIONS

In submitting a response to this RFP, applicant acknowledges that:

• Applicant has read and understands all terms and conditions set forth in this RFP, including exhibits to the RFP.

• Applicant shall review all exhibits listed in Section XIII as part of their proposal. Any exceptions or comments to these exhibits must be clearly described in the “Contract & Scope Review” portion of the submittal”

• Applicant shall maintain insurance in accordance with the requirements set forth in Section V.

• LMSa reserves the right to revise any terms and/or conditions set forth in this RFQ and/or add any terms and/or conditions beyond those set forth in the RFQ.

• LMSa reserves the right to terminate this contract or place the project on hold indefinitely.

• LMSa reserves the right, at its sole discretion, to alter the scope of work for the selected consultants.

• Proposal responses received after the due date will be disqualified.

EXHIBITS

• Exhibit A: Scope of Services & Scope of Work

• Exhibit B1: AIA C441 Architectural Consultant Agreement TEMPLATE

• Exhibit B2: Professional Services Agreement (Phase 1 Prime Contract EXECUTED)

• Exhibit B3: DBIA 530 Agreement (Phase 2 Prime Contract DRAFT)

• Exhibit B4: AIA B143 Agreement (Phase 2 Arch / Design Builder Contract DRAFT)

• Exhibit C: SBE Program Forms

• Exhibit D: BIM Management Plan and Model Progression Specifications (MPS)

• Exhibit E: Design Schedule Draft

• Exhibit F: Schematic Design Drawings

• Exhibit G: Schematic Design Project Manual