REQUEST FOR PROPOSALS (RFP)

PROJECT TITLE: Turnkey Design-Build Services: Centralized District Operations & Institutional Facility

RFP ISSUANCE DATE: June 15, 2026

PROPOSAL SUBMISSION DEADLINE: June 29, 2026, by 4:00 PM MDT

CONDUCTING ENTITY: Lake Mountain School District (the "District")

PRIMARY CONTACTS: Julie King, Board President & Matt Isaacson, Board Vice President

EMAIL ADDRESSES: jking@lakemtn.org and misaacson@lakemtn.org

1. PURPOSE & PROJECT OVERVIEW

Lake Mountain School District (the "Conducting Entity") is seeking competitive proposals from qualified, licensed Design-Build (DB) Teams (consisting of general contracting firms partnered with licensed Architectural and Engineering sub-consultants) to provide turnkey civil engineering, architectural design, structural engineering, utility extension, permitting, procurement, and complete construction services for a new approximately 25,000 square foot pre-engineered steel institutional facility.

The project site consists of approximately seven (7) acres located within Utah County Parcel No.

66:290:0008, currently owned by the District and presently undeveloped dirt. The selected Design-Build team will provide single-point responsibility for all aspects of design and construction, including utility extensions, site development, building construction, and commissioning under a single contract.

The completed facility will consolidate centralized district operations, administrative functions, public assembly spaces, technical departments, and specialized student service functions into a single integrated campus.

This procurement is being conducted as a Design-Build procurement pursuant to the Utah Procurement Code and applicable administrative rules governing design-build contracts.

2. CORE DESIGN-BUILD OBJECTIVES & CONSTRAINTS

The selected Design-Build partner must balance three critical parameters throughout design and execution:

● Strict Cost Control & Value Engineering: The project delivery must favor value-engineered, readily available building materials and structural simplicity. Cost-effectiveness must be a primary driver in design, procurement, and construction sequencing decisions.

● Targeted Spatial Programming vs. Facility-Wide Durability: Structural layouts and footprints must remain compact and highly efficient, focusing strictly on specialized rooms and structural clear-spans to control square-footage costs. Conversely, high-traffic administrative, public, and clinical areas will receive commercial, uniform heavy-duty finishes—including high-wear floor surfaces, 100% LED lighting configurations, and impact-resistant walls—to establish low maintenance requirements.

● High Energy Efficiency & Product Longevity: Material, mechanical, and envelope selections must prioritize a low lifecycle maintenance footprint, durable wear-layers, and high thermal resistance, yielding multi-decade operational savings for the district.

3. DETAILED SCOPE OF SERVICES (TURNKEY DELIVERY)

The selected Design-Build firm will be fully responsible for all architectural, engineering, civil, structural, permitting, utility coordination, and construction labor and materials.

Phase I: Integrated Design, Engineering, & Permitting

● Site Assessment & Space Planning: Conduct all required geotechnical investigations, civil analysis, and architectural programming necessary to support development of the raw site. Prepare complete, permit-ready construction documents meeting all applicable ADA, IBC, State of Utah, and City of Saratoga Springs local code requirements. Ensure full ADA compliance across all public thresholds, specialized clinics, and parking spaces.

● Mechanical & Utility Systems Integration (MEP): Design and construct fully integrated mechanical, electrical, plumbing, communications, and technology systems capable of supporting administrative offices, public assembly spaces, industrial production areas, fleet operations, and mission-critical technology infrastructure.

○ Mechanical Systems: Provide a high-efficiency HVAC system designed to deliver occupant comfort, operational reliability, energy efficiency, and long-term maintainability throughout the facility. The system shall accommodate the varying operational requirements of administrative offices, public meeting spaces, industrial production areas, specialized assessment environments, and technology-support functions.

○ Electrical & Technology Systems: Provide electrical service, distribution systems, lighting, controls, communications infrastructure, and low-voltage systems sufficient to support all facility functions and future growth.

○ Plumbing Systems: Integrate Provide durable commercial-grade plumbing systems designed for long-term reliability and ease of maintenance.

○ The Design-Build team shall evaluate available system types and recommend the solution that provides the best combination of first cost, energy performance, reliability, maintainability, and long-term value to the District.

● Exterior Site & Civil Infrastructure:

○ High-Performance Roofing System: Provide a durable, high-performance roofing assembly designed for long-term institutional use with a target service life of at least 40 years. The District prefers a standing-seam metal roofing system; however, proposers may recommend alternative roofing systems that provide comparable durability, energy efficiency, lifecycle value, and long-term maintenance performance. Proposers shall identify the proposed roofing system and provide a summary of anticipated service life, warranty coverage, maintenance requirements, energy performance, and lifecycle cost considerations.

○ Parking Lot Construction: Design and construct a 300-stall asphalt parking lot.

Optimize parking capacity, map out traffic striping/signage, integrate storm-water retention/detention basins, and install energy-efficient LED perimeter pole-lighting complying with Saratoga Springs’ 3000°K maximum color temperature and 1-footcandle boundary spill codes.

● Fleet Service Canopies:

○ Provide design and construction of two (2) fleet service canopies sized to accommodate approximately thirty (30) bus parking positions beneath each canopy, for a total capacity of approximately sixty (60) buses.

○ Each canopy shall be designed to provide functionality, durability, and operational capabilities substantially equivalent to or better than those currently in service at the District's existing Transportation Facility. The Design-Build team shall include all structural, electrical, lighting, drainage, utility, communications, and associated infrastructure necessary to support the intended fleet operations.

● Driver Training Area:

○ Provide a dedicated paved training area located behind the building. The training area shall be a minimum of two hundred sixty (260) feet in length by forty (40) feet in width and designed to accommodate school bus driver training, maneuvering exercises, vehicle inspections, and operational certifications. The pavement section shall be designed for repeated heavy vehicle loading consistent with school bus operations. The Design-Build team shall include all associated grading, drainage, striping, signage, and site improvements necessary to provide a functional training environment.

At a minimum, the scope shall include:

• Structural canopy systems designed in accordance with applicable building codes and site-specific loading requirements.

• Electrical infrastructure, distribution equipment, and conduit pathways necessary to support current fleet operations and future fleet expansion.

• Site lighting and controls consistent with District operational and safety standards.

• Stormwater management and drainage improvements associated with the canopy installations.

• Required paving, striping, signage, and site restoration.

• Integration with existing utility systems and District operational requirements.

The Design-Build team shall verify capacity requirements during Phase I design and shall coordinate with the District to ensure compatibility with the operational standards and functionality of the existing Transportation Facility canopies.

Phase II: Construction & Special Conditions

● Single-Point Coordination: Execute all site clearing, mass civil grading, utility extensions, structural steel framework, finish installations, and site security work based on self-generated, permit-ready stamped construction documents.

● Special Compliance Clause: The Design-Build fee must encompass all secondary modifications triggered by local code or utility requirements. This includes: designing and installing ground-view or parapet screening for roof-mounted mechanical units and backup generators per Saratoga Springs Chapter 19.16, creating continuous concrete ADA paths of travel from the 300-stall parking lot to public entry points, and detailing roof-perimeter flashing/drain systems.

Phase III: Specialized Facility Program & Build-Out A. Specialized Industrial Spaces (Approximately 6,800 sq. ft.)

● Print, Production & Apparel Shop (6,000 sq. ft.): Large-span open layout engineered for industrial printing presses, silk-screening/t-shirt production, framing, and engraving equipment. Requires specialized dedicated ventilation, local exhaust hoods, industrial drainage, and robust acoustics isolation. Dedicated HVAC system incorporating humidity control within the print production area. Public facing area with dedicated office space for the director with production area needing several large work counters (approximately 5’ x 15–20’) to support finishing, assembly, and project staging activities. In addition, a number of designated workstations each equipped with adequate power and network connectivity.

○ Public Access Counter Mandate: The layout must incorporate a dedicated, secure public-facing storefront entrance and service counter separate from the rear industrial loading zones.

District Data Center: The data center shall be designed to support mission-critical district technology operations and include redundant cooling, backup power integration, fire suppression, physical security, and environmental monitoring. The design-builder shall recommend the most appropriate floor, cooling, and rack configuration.

B. Administrative & Support Workspaces (Approximately 8,000 sq. ft.)

● Information Technology (IT) Offices (4,000 sq. ft.): Collaborative office environment, hardware repair lab, and deployment staging areas.

● Additional Administrative Office Space (3,000 sq. ft.): Professional office layouts supporting future district growth, executive leadership, and operational staff.

● Shared Conference Facilities (1,000 sq. ft.): A centralized suite of multi-sized breakout rooms (e.g., one large 16-seat board table room and two smaller 8-seat collaboration rooms) equipped with integrated low-voltage pathways for presentation technology and sound-insulated walls (Minimum STC 45) to ensure privacy.

C. Public Assembly & Community Services (Approximately 9,000 sq. ft.)

● Main District Board Room & Executive Secure Suite (6,000 sq. ft. total): A large-capacity public assembly space designed for multi-functional utility. The layout must utilize high-STC rated operable partition walls, allowing the venue to seamlessly silo off into independent, smaller meeting spaces for professional development without sound bleed.

○ Executive Breakout Room: Includes a small, private conference room designed to hold roughly 15 people, located directly behind the main board dais/stage for private legal, personnel, or executive sessions (Minimum STC 55 speech privacy).

○ Secure Egress & Emergency Exit: Features a secure, heavy-duty exterior exit door fitted with a one-way panic hardware locking mechanism and restricted badge access. This allows board members to exit the building directly into a secure, monitored exterior zone.

○ En-Suite Restroom: Features a private, single-stall restroom located directly within the secure executive zone behind the dais.

● Preschool Assessment & Child Find Center (1,500 sq. ft.): A specialized diagnostic clinic designed to assess young children (ages 3–5) for developmental delays. Includes an open play-based diagnostic room (600 sq. ft.) with a deep sink, a private parent consultation office (200 sq. ft.), an observation room with a one-way mirror (150 sq. ft.), equipment storage (150 sq. ft.), and an attached child-height private ADA restroom (100 sq. ft.). Requires completely silent, dimmable LED lighting and advanced acoustic isolation (Minimum STC 50).

● Public Fingerprinting & Human Resources Background Check Suite (1,500 sq. ft.): A dedicated, high-security space for processing new district employees, volunteers, and public contractors. This suite must be positioned directly off the main entrance lobby or feature its own secure exterior public access point. It must include a secure waiting queue, biometric/live-scan fingerprinting stations, specialized low-voltage lines for federal background network terminals, a secure document storage closet, and a private intake desk.

D. Secure Main Entry & Core Facility Support (1,200 sq. ft.)

● Secure Main Entrance & Public Lobby: A secure entry sequence designed to control building access and manage surge crowds for public board meetings. Must feature a dual-door "airlock" entry vestibule, an expansive waiting foyer with heavy-duty walking finishes (polished concrete or porcelain tile), a glass-enclosed reception check-in desk with clear lines of sight, and public visitor restrooms located before internal security badge access gates.

● Internal Core Support: Centralized staff break room, multi-stall employee restrooms, custodial spaces, and primary mechanical/electrical rooms.

E. Perimeter Security & Surveillance Infrastructure

● Perimeter Fencing Expansion: Tie directly into the property's existing perimeter barriers and extend heavy-duty commercial-grade fencing along the entirety of the South boundary line, the entirety of the West boundary line, and a targeted designated section of the North boundary line to fully enclose and secure the administrative grounds, service vectors, and loading fields.

● Integrated IP Security & Surveillance Network: Design and deploy a turnkey, non-proprietary Power over Ethernet (PoE) IP camera system covering the entire facility.

Exterior cameras must track all 300 parking stalls, newly expanded fencing perimeters, building access points, and the executive secure exit with weatherproof, night-vision enclosures. Interior cameras must monitor high-value assets (Print Shop, Data Center, Fingerprinting terminals) and public gathering points (Lobby, Board Room, shared corridors), terminating at a centralized Network Video Recorder (NVR) housed in the Data Center with a minimum 30-day storage capacity.

4. SCHEDULE OF EVENTS

Event Date

RFP Issuance Date June 15, 2026

Deadline for Written Questions & Clarifications Wednesday June 24, 2026, by 5:00 PM

MDT

Proposal Submission Deadline June 29, 2026, by

4:00 PM MDT

Proposal Evaluations June 30-July 2, 2026

Interviews with Shortlisted Design-Build Teams July 1 – July 6, 2026 (if needed)

Contract Award July 7, 2026

Final Stamped Construction Docs & Permitting Packages Due

October 15, 2026

Project Construction Target Substantial Completion

June 2027

PROPOSAL SUBMISSION REQUIREMENTS

Mandatory Minimums These mandatory minimums must be answered in the technical criteria response to this

RFP.

1. Vendor must be able to meet the full Scope of Work.

2. Vendor must have a minimum of 10 years of relevant professional experience in the applicable fields.

3. Vendor must submit Schedules A, B, and C.

4. Vendor must upload a current business license and a valid State of Utah

Contractors License.

5. Vendor must upload proof of required liability and workers' compensation insurance coverage.

6. Vendor must upload a bid bond with the proposal. As per Utah Procurement Code 63G-6a-

1102, if the bid exceeds $50,000 it is required to submit a bid bond of 5% of the total bid. A performance bond will be required from the successful vendor in the amount of 100% of the contract price. (63G-6a-1103).

Late submissions will be automatically rejected without review. Lake Mountain School District reserves the right to reject any or all proposals, to waive formalities, and to select the firm that best serves the long-term fiscal and operational interests of the district. Submittals should be concise and address the specific items listed in the Request for Proposal.

Submission packets will be accepted electronically through the Utah Public Procurement Place (UPPP). Submissions must contain:

Schedule “A” - CERTIFICATION OF PROPOSAL FORM The District’s Certification of Proposal form completed and signed.

Schedule “B” - Technical Proposal Structure

● Demonstrated Expertise in High-Efficiency Utilities & Institutional Facilities (25

Points): Joint venture details or contractor/architect partnership profiles. Include resumes for the Lead Architect, Principal MEP Engineer, and Construction Site Superintendent. A brief summary explaining how your team intends to maximize facility lifecycle efficiency through high-performance building systems, energy-efficient lighting, advanced controls, durable building assemblies, and long-term operational sustainability and manage specialized loads (Print Shop exhaust/drainage, Data Center cooling) while optimizing initial structural framing costs.

● Integrated Team Dynamics & DB Experience (20 Points): History of the contractor and design sub-consultants successfully executing single-point responsibility design-build projects on time and within budget. Proven track record of designing and constructing high-ROI institutional/commercial facility envelopes, clear-span steel layouts, and integrated security/utility loops.

● Efficiency of Proposed Schedule (15 Points): Feasibility, path logic, and speed of the timeline leading from contract award through concurrent grading and steel procurement to the final June 2027 completion target.

● References & Past Performance (10 Points): Feedback from previous clients regarding the team's punch-list management, minimizing change orders, and keeping overall project drag low. Highlight at least three (3) commercial office or public institution facilities of 20,000+ sq. ft. completed within the past ten (10) years demonstrating unified design-build delivery, civil infrastructure integration, or heavy utility expansion.

● Turnkey Cost & Value Pricing (30 Points): The financial competitiveness, clarity, and value-engineering logic of the comprehensive Design-Build fee structure.

(Submit the completed cost sheet Schedule “C” as a separate attachment from all other required RFP submission documents).

EVALUATION CRITERIA

● Proposals will be reviewed by an internal evaluation selection committee and graded on a

100-point rubric. The District may appoint an evaluation committee pursuant to Utah Procurement Code. The committee may conduct discussions, interviews, clarifications, and best and final offer (BAFO) negotiations if determined to be in the best interest of the District.

● Any protest relating to this procurement shall be submitted in writing to the District within the timeframes established under applicable provisions of the Utah Procurement Code. The filing of a protest shall not automatically stay the procurement unless required by law or determined by the District to be in its best interests.

AWARD AND CONTRACT

The District will evaluate each vendor in accordance with the weighted evaluation criteria outlined below to determine the vendor(s) offering the best overall value to the District. The contract may be canceled upon giving thirty (30) days’ notice due to lack of funding or poor performance. If it is determined that funding for this project is unavailable or not financially feasible, the District shall have no obligation to award or execute a contract.