02 FINAL CM3 IRA SOW 2023 11 21.docx

(IRA) RFP 47PM0024R0001, PH3 Construction Management Support Services, St Elizabeths West Campus, SE WASH DC

REQUEST FOR PROPOSAL

REF NO. (IRA) RFP 47PM0024R0001

PH3 Construction Management Support Services, St Elizabeths West Campus, SE

WASH DC

Scope of Work

Note: The Inflation Reduction Act of 2022 (IRA), Pub. L. No. 117-169, enacted in August 2022, provided GSA with significant funding for (a) measures necessary to convert facilities to high-performance green buildings, (b) acquisition and installation of construction materials and products with substantially lower levels of embodied greenhouse gas emissions, and (c) emerging and sustainable technologies. The Contract resulting from this Solicitation will be funded in part by IRA appropriations, and it contains numerous IRA-specific requirements. Requirements include, but are not limited to, requirements regarding pricing, invoicing, submittals, materials, and construction. In addition, please note that this Solicitation contains an evaluation factor favoring certain construction materials with the lowest possible levels of embodied carbon. Offerors shall carefully review this Solicitation, the Agreement, the Statement of Work, the Specifications, and the Drawings. Offerors are responsible for accurately pricing and, if successful, fully performing all Contract requirements.

Properly destroy documents when no longer needed.

ST ELIZABETHS

CONSTRUCTION MANAGEMENT

PHASE 3 - SCOPE OF WORK

Note: The Inflation Reduction Act of 2022 (IRA), Pub. L. No. 117-169, enacted in August 2022, provided GSA with significant funding for (a) measures necessary to convert facilities to high-performance green buildings, (b) acquisition and installation of construction materials and products with substantially lower levels of embodied greenhouse gas emissions, and (c) emerging and sustainable technologies. The Contract resulting from this Solicitation will be funded in part by IRA appropriations, and it contains numerous IRA-specific requirements.

1. GENERAL INFORMATION

The U.S. General Services Administration (“GSA”) is soliciting proposals for Construction Management (“CM”) services for Phase 3 of the U.S. Department of Homeland Security Consolidation Project at St. Elizabeths (the “Project”) to include but not limited to, pre-planning, programming, design management, design review, procurement support, construction management, post-construction support, and operations and maintenance support services.

2. PROJECT DESCRIPTION

Potential offerors are encouraged to review the documents and supporting materials posted at http://stelizabethsdevelopment.com/ in order to better appreciate the unique nature of the St. Elizabeths campus, especially from historical and environmental perspectives. The overall campus development program involves a wide variety of projects, where at any given time, it could be in various stages of development from pre-planning programming, design, procurement, construction, post construction, and operations and maintenance. GSA has procured the services of Goody-Clancy (GC) and ZGF Architects, Washington, DC to provide architectural and engineering services for the Project. For a graphic representation of the phases below, see attachment.

A. Phase 3

i) There will be several construction contracts, total estimated construction cost at award is between $200 and $300 million dollars.

ii) Estimated Design Start: 07/2022

iii) Estimated Construction Substantial Completion: 10/2024

iv) Included Projects are:

v) Buildings, New construction, (500,000 gsf)

vi) 1 Parking Structure: Phase 3 (990 spaces, 346,500 gsf)

vii) Related site infrastructure (Utility Distribution, Storm Water Management, Water/Sewage Distribution, High Voltage Power Lines, IT Infrastructure, Duct Banks, Tunnels and historic landscape) B. Options

i) The demolition of several non-contributing buildings is being considered as a possibility.

ii) Access Road work connecting the construction buildings to access roads

iii) Program Management staff able to plan, manage and coordinate future project planning, including cost and schedule estimating; able to work closely with high-level GSA planning personnel including Portfolio Management group

3. SCOPE OF WORK

Contractor shall provide below personnel initially at RFP phase subject to revision at later date.

A. 2 Senior Project Managers min 10 years on large multiyear capital projects.

A1. 1 Civil Engineer and 1 Mechanical Engineer or Architect B Project Managers min 10 years on capital projects.

B1. 1 Mechanical and 1 Architect or Civil Engineer There is to be 1 architect maximum between combined A & B above.

The CM shall provide all services required by and incidental to the Contract Documents ("The Work"). The Contract Documents (collectively, "the Contract") consists of the SF 33, Sections A-K of the Request for Proposals, the CM’s Technical Proposal, Specifications, Exhibits, and other Attachments identified herein. In consideration for, and upon condition of, the CM's completion of the Work, GSA shall pay the CM the price or prices established in Section B, subject to the terms and conditions set forth in this Contract.

4. OVERARCHING RESPONSIBILITIES AND LIMITATIONS

A. Environmental and Historical Considerations

The CM shall review, understand, and appreciate the issues, obligations, and responsibilities of GSA as they relate to the Environmental Impact Statement (EIS), the Record of Decision, and the Programmatic Agreement (PA). The CM shall assist in ensuring that the Project complies with all of these documents.

B. Coordination

In addition to other contractors working on the Project, including the IT integrator and furniture vendors, the CM shall establish and maintain all necessary liaison, coordination, and support with any federal, local, state, or any other entity or organization with an interest in or jurisdiction over the Project. The CM shall promptly advise the Government of any disagreements between these entities and organizations within two (2) calendar days of the time the disagreement arises.

C. Record Keeping

The CM shall serve as the primary record-keeper for all records, documents, and information relating to or arising out of the Project (the “Records”). The CM shall maintain well-organized, indexed, and easily accessible Records. The following is a non-exhaustive list of Records:

i) Design submissions

ii) Correspondence

iii) Meeting minutes

iv) Value engineering

v) Reports

vi) Submittals and other deliverables

vii) Disputes; and

viii) Payments and invoices

D. MEETINGS

For all meetings attended by the CM, the CM shall, at a minimum:

i) Actively participate

ii) Schedule the meeting

iii) Arrange for meeting rooms, places, or sites

iv) Arrange for any equipment, telephones, computers, or related equipment

v) Conduct/lead the meeting

vi) Prepare and distribute agendas, including necessary exhibits, attachments, handouts, and references.

vii) Record meeting minutes in a format and to a level of detail that is acceptable to the Government, including attaching exhibits, attachments, handouts, and references

viii) Promptly distributing meeting minutes; and

ix) Promptly updating or revising meeting minutes.

E. Budget

The CM shall assist in the continuous monitoring of the Project budget by maintaining budget records and reporting on the status of the budget in the Monthly Status Report. The CM shall promptly advise of any actual or potential issues with the budget.

F. Monthly Status Reports

The CM shall prepare and submit a written Monthly Status Report no later than the 5th business day of each month. The Report shall be divided into the following major sections:

Within each of the major sections identified above, the CM shall include any information contained in this Section C, as required, and include all necessary documents, attachments, or other demonstrative exhibits.

G. Integrated Master Schedule (IMS)

i) Submittal

Within thirty (30) days after contract award, the CM shall submit for approval a written methodology for effectively monitoring, planning, updating, and reporting on the status of the Project. At a minimum, the CM’s submission shall contain an IMS in Primavera® format and shall have the capability to work with a "Microsoft Project Schedule" application version 2012 or higher. The CM’s IMS shall comply with the guidelines set forth in the Integrated Master Plan and Integrated Master Schedule Preparation and use Guide – October 21, 2012 and shall include the IT integrator and furniture vendors when available.

ii) Format

The CM shall include the following tabulations for each activity:

· Activity node numbers

· Activity description

· Activity code(s)

· Schedule and actual/remaining durations for each activity

· Earliest start date (by calendar date)

· Earliest finish date (by calendar date)

· Actual start date (by calendar date)

· Actual finish date (by calendar date)

· Latest start date (by calendar date)

· Latest finish date (by calendar date)

· Float in work days

· Monetary value of each activity

· Percentage of activity completed; and

· WBS Code

Based on the above tabulations, the CM shall separately provide the following activity sorts

· Activity sort by preceding event number from lowest to highest and then in the order of the following event number

· Activity sort by the amount of total float, then in order of preceding event number

· Activity sort by early start for the next sixty (60) calendar days, then in order of preceding event number

· Activity sort by late finish for the next sixty (60) calendar days, then in order of preceding event number; and

· Activity sort(s) by organizational responsibility, area, and organizations, phases.

iii) Updates

The CM shall provide a written update to the prior month’s IMS no later than the 5th business day of each month. The CM shall attend at least one (1) meeting per month with the Government to review the monthly schedule update. The update shall include a written narrative discussing:

· Actual start dates

· Actual completion dates

· Cost value of work reported in place

· Activity percent completion

· Revised logic (as-built and projected) and changes in activity durations, cost and manpower assigned;

· Cost influence of change orders, if any

· Revisions due to unauthorized modifications; and

· Approved or requested time extensions

H. Project Management Plan (PMP)

The CM shall develop a PMP for the Project to be used as a guide for project execution and control purposes. The PMP is a living document that must be updated continually to reflect the execution agreements as established by the GSA PMO. The PMP shall contain the following subsidiary plans:

i) Quality Management Plan

ii) Communications Management Plan

iii) Risk Management Plan

iv) Change Management Plan

v) Configuration Management Plan

vi) Scope Management Plan

vii) Cost Management Plan

viii) Schedule Management Plan; and

ix) Procurement Management Plan.

I. Integrated Master Plan (IMP)

The CM shall develop an IMP for the Project. The IMP is an event-based plan that: (1) is a top-level plan in narrative form that explains the overall management of the program; (2) consists of a hierarchy of program events and provides sufficient detail such that each event is supported by specific accomplishments, and each accomplishment is supported with specific criteria to be satisfied for its completion. (An event is defined as a program assessment point that occurs at the culmination of significant program activities, e.g., accomplishments and criteria. Accomplishments are defined as desired results prior to or at completion of an event that indicated a level of program’s progress. Criteria are defined as definitive evidence that a specific accomplishment has been completed); and (3) follows the approach and guidance as outlined in the Department of Defense Integrated Master Plan and Integrated Master Schedule Preparation and Use Guide dated October 21, 2005 as well as any additional guidance provided by the Government.

J. Electronic Project Management System

The CM shall use the Project Extranet Application (Kahua®) throughout the duration of the Project to electronically create, submit, deliver, transmit, send, store, organize, gather, and collocate all documents, records, and information relating to the Project. The Government shall provide Kahua® access and training to the CM at no cost.

The CM shall use Kahua for all project management processes (e.g., collaboration, project controls, estimating, change/issues management, specifications, CAD Intelligence, facilities management, RFIs, submittals, deliverables, document management, meeting minutes, reports/reporting, communication, etc.). The CM shall use the application on a regular, routine basis throughout the duration of the Project. The CM shall use this technology to reduce administrative and overhead costs, eliminate redundancies, institute a communication tool to reduce non-value-added activities, and to ensure better accountability among all project team members. The system must be made available to all project team members (including but not limited to GSA project team, CM team, Architects and Design Engineers, Customer Agency Reps, General Contractor's team, Subcontractors, and major Suppliers), throughout the life of the project from design until project closeout.

K. Limitations of Authority

The CM shall not:

i) Authorize deviations from the construction contract documents.

ii) Approve or authorize substitutions of materials or equipment.

iii) Expedite the work of the A E or construction contractor.

iv) Reject work or require special inspection or testing.

v) Order the A E or construction contractor to stop work/suspend work or any portion thereof, except for life threatening situations.

vi) Grant a time extension.

vii) Obligate an expenditure of Government funds.

viii) Terminate the AE or construction contracts.

ix) Execute change orders.

x) Issue final approval of any A-E submittal.

L. Supplemental Services

The Government may issue separate task or delivery orders for additional services. Such orders shall specify work to be performed and be priced according to the CM’s proposed “man”-hour rates. The terms and conditions of the basic contract shall apply to any services provided.

Supplemental Services

M. Personnel Badging and Clearance

All personnel assigned to the project and will work on campus must be HSPD-12 cleared before arriving on campus. The CM will have personnel cleared and ready by the beginning of the Period of Performance.

5. DESIGN PHASE SERVICES

The CM shall review, analyze, and comment on all design deliverables including, but not be limited to, space program revalidation and studies, program of requirements, blocking and stacking plans, site analysis and preliminary concept design review, final concept design review, design development administration, space plans, design intent documents, signage plans, and construction documents and specifications. Scope shall also include review of IT, AV, security systems and furniture.

A. General Responsibilities

The CM shall assist with coordinating and managing design development. Secondly, the CM shall work with all contractors involved in the design phase in a cooperative team effort to ensure that all designs satisfy contractual requirements. Thirdly, the CM shall provide assistance in resolving design issues, problems, or questions in a timely and professional manner. Fourthly, the CM shall promptly notify the Government of all design-related issues and the contractor’s response(s), if any. Fifthly, the CM shall promptly notify the Government in writing of the inadequacy of any design-related submissions. Sixthly, the CM shall promptly inform the Government of any issues, problems or questions that may or could impact the schedule, cost, quality, or scope. Lastly, the CM’s principal tasks during the design phase shall be to:

i) Monitor progress of the design

ii) Monitor site work and campus infrastructure

iii) Coordinating design reviews

iv) Monitor adherence to historic requirement

v) Review cost estimates

vi) Control schedules

vii) Maintain records and update Kahua system

viii) Reporting on progress

ix) Resolving problems

x) Value engineering or scope reduction exercises; and

xi) Performing administrative and other services.

B. Design Reviews

i) Submissions

The CM shall perform design reviews on the following submissions, except as otherwise noted:

· Site survey, Pre-concept, design program

· Concept Design Drawings, Specifications & Estimates

· Design Development Drawings, Specifications & Estimates

· Mid-point Construction Drawings, Specification & Estimates

· 75% Construction Drawings, Specifications & Estimates

· 95% Construction Drawings, Specification & Estimates; and

· Final 100% Construction Drawings, Specifications & Estimates.

ii) Types of Design Reviews

· Owner's Review. The CM shall assist in conducting the owner’s review to ensure that established functional, aesthetic and spatial requirements of the project are satisfied.

· Regulatory Review. The CM shall assist in conducting the Regulatory Review to ensure that the proposed design complies with applicable regulations, codes, and standards.

· Technical Review. The CM shall assist in conducting the Technical Review to ensure that the submissions are free from inconsistencies, conflicts, and coordination problems between and within the design disciplines. The Technical Review shall specifically address points of interface between building systems in order to check for coordination between these different disciplines.

· Constructability Review. Beginning with the mid-point submission, the CM’s Constructability Review shall address whether:

· Materials, processes, equipment, and labor are appropriate, available, and non-proprietary

· Drawings are complete and coordinated among disciplines

· Defects, conflicts, ambiguities, or lack of clarity in documents are identified for correction

· Drawings are coordinated for multiple bid packages

· Site accommodates access, logistics, and storage

· Existing conditions are shown correctly and adequately

· Specified occupiable to net efficiencies are achieved

· Construction duration and phasing of bid packages is reasonable

· Use of bid options and unit prices are logical

· All required construction work is included in the contract documents

· Selected building systems are compatible and viable

· Construction details are workable

· General condition items are properly addressed (if applicable); and

· Design team has accounted for IT, security and audiovisual system installations.

iii) Design Review Procedures

Shortly after award and prior to the first scheduled design review, the CM shall prepare, and submit, a procedure for conducting all required design reviews. The procedure shall include a list of participants, the responsibilities of participants, a detailed schedule of review activities that is consistent with the turn-around periods required in other contracts, and the physical location of design reviews. The CM shall coordinate all design reviews, conduct reviews, and prepare Design Review Reports.

iv) Design Review Reports

For each specified design submission, the CM shall consolidate all design review comments into a single Design Review Report for submission to the Government including the CM’s cost estimate review comments and Owner’s Review and Regulatory Review comments. In the case of the Technical Reviews, the CM shall submit a full-size set of marked-up construction documents and specifications along with a written list of all comments. The Design Review Report shall also include a separate summary by required discipline/building components addressing the adequacy/inadequacy of each design item and identifying the design corrections necessary to meet criteria. The CM shall input all design review comments into the Dr. Checks program provided by GSA. For each Design Review, the CM shall arrange a meeting with GSA and the A-E to present its findings, conclusions, and recommendations.

v) Cost Estimate Review

The CM shall review, analyze, and assess each cost estimate submitted as part of the design phase. The CM’s cost review shall determine if:

· Unit costs are reasonable

· Quantity takeoffs are accurate

· All design elements are included

· Level of detail is appropriate to design stage

· Formats are correct

· Cost escalation factors are properly applied

· Balance of costs among building systems are acceptable

· Up-to-date scope modifications are reflected; and

· Overall project costs are within the project cost limitation.

C. Schedule Control

The CM shall review and make recommendations regarding acceptance or rejection of the design schedule. The CM shall ensure that the design schedule includes all major design milestones. The CM shall incorporate the approved design schedule into the IMS. The CM shall ensure that the IMS identifies activities, and shows relationships between activities, such as "develop concepts," "approve concepts," and "issue request for proposals." At the appropriate time, the CM shall show construction as a single activity. The CM shall add additional activities or elaborate on original activities to ensure that progress can logically proceed as planned. The CM shall provide advice and assistance in establishing appropriate construction periods.

D. Design Progress Reporting

As part of the Monthly Status Report, the CM shall address the following areas relative to the design:

i) Summary of issues resolved, decisions reached, clarifications, and instructions

ii) Summary of outstanding problems/issues

iii) Minutes from meetings during the month

iv) Cost control report; and

v) Schedule summary.

E. Program Resolution

The CM shall assist GSA in resolving issues, problems, or questions that arise during the design phase. The CM shall make recommendations on how to resolve issues, problems, or questions with respect to constructability, cost estimates, and other administrative or technical matters, and will clearly designate any errors or omissions. The CM shall immediately advise of any issues, problems, or questions which the CM considers beyond its ability to resolve, particularly with regards to problems that may or could impact schedule, cost, quality, or scope.

F. Value Engineering

The CM shall assist in coordinating and conducting value engineering (VE) studies required during the design phases. The CM shall participate in all VE studies and send a representative to each study as prescribed in the latest GSA publication regarding VE for design and construction. The CM’s VE representative shall be familiar with project development, design development, cost estimating processes, and understand the scope and goals of the Project. The CM’s VE representative shall be a senior general engineer/architect or equivalent-level employee. Following the VE study, the CM shall assist GSA in evaluating VE proposals. The CM shall assist in implementing accepted VE proposals.

G. Other Design Services

GSA may request that the CM provide services in order to perform various tasks that are not expressly spelled out in this Section C. Such services should be considered part of the firm-fixed-price to the extent they are reasonably related to or incidental to the Design Phase Services as listed above.

6. PROCUREMENT PHASE SERVICES

A. Procurement Services

i) Procurement Schedule. The CM shall prepare a procurement phase schedule to include all procurement activities for the Project. The CM shall update the IMS to incorporate the approved procurement phase activities.

ii) Marketing. The CM shall assist in providing market research in order to identify sources of services, suppliers, equipment, or materials for use in the Project.

iii) Acquisition Planning. The CM shall assist during the acquisition planning process.

iv) Solicitation Preparation. The CM shall assist during the solicitation preparation process.

v) Pre-Proposal Conferences. The CM shall assist in conducting all pre-proposal conferences.

vi) Site Visits. The CM shall assist in conducting site visit(s). The CM shall assist with recording questions and answers, taking follow-up actions, and for providing logistical or other administrative support.

vii) Amendments. The CM shall assist with the preparation of amendments to the solicitation package(s). The CM shall coordinate activities to draft, approve, and distribute amendments. If an amendment involves technical changes to the specifications or drawings, the CM shall review the proposed amendment for constructability, review cost/pricing impacts, and assess schedule impacts.

viii) Offeror Questions. The CM shall assist in answering questions, compiling a comprehensive list of each question, and draft appropriate answers for uploading to the SAMS website.

ix) Request for Substitutions. CM shall compile all requests for material substitutions and provide a list to the Government for further evaluation and review.

x) Offer Evaluation. The CM shall serve as a non-voting technical advisor to source selection panels, contracting officer, or source selection authority during the evaluation of offers

B. Other Procurement Services

GSA may request that the CM provide services in order to perform various tasks that are not expressly spelled out in this Section C. Such services should be considered part of the firm-fixed-price to the extent they are reasonably related to or incidental to the Procurement Phase Services as listed above.

7. CONSTRUCTION PHASE SERVICES

A. General Services

The CM shall perform all services required to manage all aspects of the contractual requirements relating to construction including but not limited to:

i) Keeping records

ii) Reporting progress

iii) Reviewing earned value management data and reports

iv) Reviewing RFIs

v) Verifying compliance with RFI log requirements

vi) Maintaining charge order logs

vii) Controlling schedules

viii) Conducting meetings

ix) Processing submittals

x) Processing progress payments

xi) Monitoring safety

xii) Inspecting

xiii) Verify contractor is maintaining as-built and record drawings;

xiv) Testing

xv) Responding to information requests

xvi) Processing contract modifications

xvii) Processing claims and claims prevention

xviii) Monitoring labor provisions

xix) Performing photographic services

xx) Performing other services; and

xxi) Maintaining the Kahua site.

xxii) Coordinating construction activities between various GCs to include IT integrator and furniture vendors.

xxiii) Coordinating campus security requirements to mobilize all contract personnel.

B. Construction Progress Reporting

The CM shall maintain accurate and detailed written records of Project progress during all stages of construction and shall prepare progress reports in the format and frequency required by the Government. The CM shall, at a minimum, prepare periodic status reports, daily diaries, weekly reports, and monthly status reports in a format and to a level of detail that is acceptable to the Government. The CM shall maintain a detailed daily diary of all events that occur at the job site or elsewhere which affect, or may be expected to affect, the schedule, budget, scope, or quality. The CM shall submit weekly reports on the status of construction, including updated copies of all logs (e.g., change orders, claims, submittals, and photographs).

As part of the Monthly Status Report, the CM shall address the following:

i) Updates on the IMS with a summary analysis that provides items that, in the CM’s experience, warrant heightened attention

ii) Percentage of construction in place, planned and actual

iii) Summary budget status

iv) Inspection report, list of deficiencies and omissions

v) Summary of outstanding problems/issues

vi) Summary of issues resolved, decisions reached, clarifications, instructions, etc.

vii) Summary report on submittals

viii) Progress photos

ix) Minutes from meetings during the month; and

x) Observation reports regarding design-related issues.

C. Schedule Control

The CM shall review all submitted construction schedules and recommend approval, rejection, or revision along with supporting rationale. The CM shall review the schedule to ensure that it complies with contract requirements, the activities are comprehensive, workflow is logical, the schedule is not front-end loaded, and (if applicable) that activities are reasonably priced. The CM shall incorporate all approved construction schedules and updates into the IMS. The CM shall continuously monitor actual construction progress against the schedules. If the CM identifies any potential or actual delays, the CM shall promptly recommend actions to nullify or mitigate the delays and assist with implementing any follow-up actions.

D. Submittals

i) Submittal Processing

The CM shall develop a complete and accurate list of submittals from the construction contracts. The CM shall establish a submittal control system for processing all construction submittals. The CM’s submittal control process shall include target time periods for delivery, review, and return consistent with the review periods specified in the construction contract. The submittal control process shall include initial delivery and distribution, logging, review, mark-up, approval/rejection, return distribution, re-submittal processing, and tracking/monitoring.

ii) Submittal Processing Time

The CM shall facilitate the review and approval of submittals in accordance with the timeframes specified in construction contracts, as applicable. If delays are encountered or anticipated during the submittal process, the CM shall develop strategies for mitigating the delays and assist with any remedial follow-up actions.

E. Progress Payments

The CM shall review the payment invoices, negotiate disputed items, and prepare recommended payment vouchers for signature.

F. Safety

The CM shall review and recommend approval or rejection of the construction contractors’ safety plans. The CM shall monitor the contractors’ safety program for conformance to the safety plan throughout the course of construction. The CM’s inspectors shall consider safety a key element of their daily inspections. If the CM observes a potentially life-threatening safety condition, the CM shall immediately notify the construction contractor, the COR, or other GSA official. The CM shall cooperate with officials of other agencies (Federal and/or state) who are vested with authority to enforce requirements of the Occupational Safety and Health Act. The CM shall assist GSA in preparing accident, fire, life safety, and other similar reports relating to Project safety.

G. Inspection

The CM shall inspect the construction contractors’ workmanship, materials, and equipment for conformity with requirements of the construction contracts. The CM shall promptly report to the construction contractors, in writing, observed variances from the contract requirements with a copy to the COR. The CM shall advise if the construction contractor fails to promptly remove, correct, or replace unacceptable construction work, and assess any delays caused by such failure. The CM shall maintain a list of all defects and omissions. The CM shall prepare and maintain inspection reports in a format and to a level of detail that is acceptable to the Government.

H. As-Built Drawings

The CM shall, on a weekly basis, verify the construction contractors are maintaining a complete and up to date set of as-built drawings in accordance with their respective contracts.

I. Testing

i) Monitor Testing

The CM shall review the construction contract, identify all tests that the construction contractor is required to perform, and prepare a written testing schedule. The CM’s testing responsibilities include:

· Verifying that tests are conducted as scheduled

· Witnessing selected tests

· Checking test results

· Retaining test records

· Summarizing significant test results in progress reports

· Notifying GSA of test failures and planning corrective actions; and

· Overseeing corrective actions and retesting.

J. Information Requests

i) A request for information (RFI), also known as an information request (IR), is a question posed by the construction contractors seeking clarification of contract requirements. The RFI is usually in writing but may be expressed orally in a formal setting such as a progress meeting that is recorded in the minutes. The RFI's and responses provide a documented history of the issues and are considered a no-cost clarification to the construction contracts. The CM shall not provide responses to RFI’s that could be interpreted by the construction contractors as directives for contract modifications.

ii) The CM shall maintain a log of all RFI’s and coordinate RFI’s among the A-E, COR, and all construction contractors. The CM shall develop formalized written procedures for processing RFI’s so that all parties understand their respective roles and responsibilities. The CM shall review all RFI’s and return those RFI’s which contain insufficient information or that require further research by the construction contractor. The CM shall review the contract documents and prepare a written response, to the satisfaction of the COR, to all RFI’s for which a response can be formulated with the information contained in the contract documents. This response shall then be forwarded to the A-E for review and concurrence.

iii) If the CM can demonstrate to the COR that the information contained in the contract documents is insufficient to formulate a response to the RFI, the CM shall forward the RFI to the A-E for a written response. Should the response result in providing additional design documents, the CM shall review the A-E’s response, and, with the concurrence of the COR, forward the response to the construction contractor

iv) The CM shall advise the construction contractor, the A-E, and the COR of all RFI responses and confirm that all parties agree with the interpretation contained in each response. The CM shall provide timely review of all RFI’s so-as-to minimize response times.

K. Value Engineering and Modifications

i) Value Engineering Change Proposals

The CM shall assist with processing and administering VE Change Proposals (VECP). The CM shall review all VECP's, supporting documentation, technical evaluations, and recommend acceptance or rejection of the VECP. The CM shall prepare an estimate for all VECP’s recommended for acceptance.

ii) Modifications

The CM shall assist with evaluating, processing, tracking, and drafting all proposed or actual modifications.

L. Final Decisions, Equitable Adjustments and Claims

i) Claims Prevention

The CM shall assist in the timely resolution of disagreements and will promptly notify the Government of any situations that, in the CM’s experience, may or are likely to lead to the submission of requests for final decisions, equitable adjustments, or claims (“Disputes”).

ii) Dispute Services

The CM shall assist the Government in preparing, analyzing, commenting, and responding to all written Disputes by assembling pertinent background information, analyzing the merits, making recommendations, preparing estimates, assisting in negotiations, and providing pertinent documents.

M. Labor Provisions

i) Labor Standards

The CM shall assist in enforcing labor standards at the Project site. The CM shall periodically conduct interviews with contractor and subcontractor employees to verify that workers are correctly classified and are being paid the correct wages. The CM shall review payrolls to verify payment of any required minimum wage rates. The CM shall assess whether the number of helpers, laborers, trainees, and apprentices is excessive compared to the number of journeymen and verify that workers designated as apprentices are enrolled in a certified apprenticeship program. The CM shall confirm that the construction contractor has posted the effective wage rate decision at the site. If labor violations are found, the CM shall assist with instituting corrective actions.

ii) Subcontracting Plans

Once each quarter (four times per year), the CM shall verify that the approved Subcontracting Plan is being followed. Verification shall include reviewing contractor records (such as subcontracting reports, source lists, contract guidelines, documentation of outreach efforts, etc.) and conducting interviews with contractor and subcontractor employees. The CM shall submit a written report summarizing subcontractor activity, compliance with the Subcontracting Plan, and adherence to goals contained within the Subcontracting Plan.

N. Photography

The CM shall arrange for all required photography, video, and other means of visually capturing the construction contractor’s performance. All photographs and/or video tapes shall be taken by a competent commercial photographer experienced in architectural photography. Each photograph/video shall be labeled with, at a minimum, the following:

· Project, building, city, state

· Name of construction contractor

· Type of photograph (progress, special, final, etc.)

· Date taken

· Description of weather conditions

· Subject matter and “viewpoint”

· Name of CM and photographer

ii) Progress Photos

The CM shall provide four separate shots each month of color progress photographs in sharp focus, in electronic format. Photographs shall be taken on the first working day of each month regardless of whether work was performed during the previous month. The Government shall select the points from which the photographs shall be taken. The CM shall provide the electronic files and two printed photographs of each view.

iii) Final Photos

The CM shall provide final color photographs taken on a bright, sunny day. The photographs shall be produced with the professional and artistic skill to be suitable for public exhibition. The Government shall select four (4) points from which exterior photographs shall be taken. The Government shall select two (2) points from which interior photographs shall be taken. The CM shall provide the electronic files and three printed photographs of each view.

iv) Mechanical and Electrical Photos

The CM shall provide ten (10) color final photographs of mechanical and electrical rooms/equipment, taken from points selected by the Government. The CM shall provide the digital photo files (.jpg, .gif, .tif, or .bmp) and three printed photographs of each view.

v) Video Photography

The CM shall provide color video in electronic format, at six (6) month intervals with sound, of construction work in progress, narrated to describe what is taking place. At the conclusion of each 6-month interval the Contractor shall provide a master tape of approximately one hour in duration work that has taken place weekly during the six-month interval. The sequencing of all video tapes must be chronological and parallel the actual progress of construction. Taping segments must reflect continuity in viewpoints of various job locations so that progress comparisons can be observed.

O. Asbestos Abatement Inspection

The CM shall provide asbestos specialists knowledgeable and experienced in asbestos inspection, sampling, analysis, and removal procedure. The asbestos specialist shall:

i) Oversee the abatement work, air monitoring and interact with the asbestos removal contractor and air monitoring contractor to ensure compliance with federal regulations and, as applicable, state/local regulations including:

· Maintenance of the integrity of the containment and critical barriers

· Use of decontamination area by people entering and exiting the work area

· Proper bagging, disposal and transport of asbestos containing waste

· Dismantling of containment barriers and clean-up

· Air monitoring

· On-site Phase Contrast Microscopy (PCM) analysis

· Proper posting of signs, labels and other forms of warning; and

· Check the documentation of on-site abatement worker training.

ii) Immediately advise the CO on noncompliance with the Industrial Hygiene/Safety requirements of the asbestos removal contract, noncompliance with both federal regulations and, as applicable, state/local regulations.

iii) Oversee the construction contractors’ Competent Person/Safety Officer in the performance of the duties outlined by the U.S. Department of Labor - Occupational Safety and Health Administration (OSHA).

iv) Maintain a record of results for each day’s air monitoring performed outside the containment area. Annotate any readings which exceed the construction contract's requirements and note all corrective actions.

v) Maintain a job log which records chronologically events at the site, both normal and extraordinary.

vi) Submit a written narrative report upon completion of each job. The report shall include a description of the work performed, work practices used, cleanup procedures, any problems encountered and their solution. Both the air monitoring records and job log shall be included in the final report.

P. Other Construction Services

GSA may request that the CM provide services in order to perform various tasks that are not expressly spelled out in this Section C. Such services should be considered part of the firm-fixed-price to the extent they are reasonably related to or incidental to the Construction Phase Services as listed above.

8. POST CONSTRUCTION PHASE SERVICES

Between the issuance of a certificate of substantial completion and final payment, the CM shall provide administrative services, including but not limited to:

A. Maintaining, keeping, and archiving records B. Reporting progress C. Controlling schedules D. Conducting meetings E. Processing submittals F. Processing progress payments G. Monitoring safety H. Verify contractor submits as-built drawings;

I. Testing J. Responding to information requests K. Processing contract modifications L. Processing claims and claims prevention; and M. Monitoring labor provisions.

9. COMMISSIONING COORDINATION SERVICES

The CM shall coordinate with the separate Commissioning Agent (Cx). (These terms may be used interchangeably.)

10. SMALL PROJECTS SERVICES

In addition to the Capital projects management, GSA requires the services of the CM for the execution of small, below-Prospectus level projects.

A) Project Pre Planning & Programming Phase Services

1) initial planning including requirements development

2) feasibility studies

3) site studies

4) environmental studies

5) site investigations and surveys

6) preparation of budget and cost estimates

7) preparation of preliminary schedules

8) cost modeling and analysis, in addition provide value engineering (VE) and run VE sessions to develop evaluations reports and audits, plus determination of Total Cost to Owner

9) cost control management

10) reviewing and developing lease and supplementary lease agreement (SLA) requirements

11) reviewing design intent and general arrangement drawings

12) assisting with negotiations

13) assisting in preparing solicitations

14) preparation of lifecycle cost analysis

15) assist in source selection activities

16) assist in site selection activities

17) performing market studies (material availability, contractor interest, etc.)

18) perform risk analysis and develop risk register

B) Project Design Phase Services

1) site investigations and surveys

2) hazardous material surveys/analysis

3) design management

4) scheduling/conducting/documenting design related meetings and Monte Carlo simulation

5) design technical reviews

6) code compliance reviews

7) Agency Specific Compliance Reviews (ASR)

8) feasibility studies

9) constructability reviews, and risk analysis

10) preparation of cost estimates (including independent check estimates)

11) cost analysis including life cycle cost analysis

12) conducting / participating in Value Engineering workshops

13) analysis of Value Engineering proposals and total cost of ownership

14) cost control/monitoring

15) energy studies

16) utility studies

17) design problem/conflict resolution

18) back-checking review comments

19) review of design scope changes (including analysis of schedule impact)

20) scheduling (including preparation of schedules and schedule reviews)

21) participation in Time of Performance meetings to establish construction durations

22) participation in all “Partnering” activities during design (workshops, meetings, etc.)

23) assist in ensuring tenant improvement and core shell requirements are clearly delineated on lease projects, per the GSA PBS pricing guide, www.gsa.gov/pricingdeskguide

24) establish or monitor quality assurance and quality control activities and systems.

25) assist in requirements conformity tracking and verification (as a quality control measure).

26) verification of requirements and reviews for environmental and sustainable design and compliance as well as verification that written specifications meet the performance- based requirements of the P-100

27) Verification that written specifications meet the performance-based requirements of the P-100

C) Project Procurement Phase Services

1) providing assistance to the Contracting Officer during contract procurement and negotiations

2) assisting the Contracting Officer in answering bid and RFP questions under the direction of the Contracting Officer

3) attending/participating in site visits

4) attending/participating in pre-bid conferences

5) performing cost/bid/proposal analysis

6) conducting market research

D) Project Construction Phase Services

1) setting up job files, working folders, and record keeping systems (electronic) and/or hard copy)

2) maintaining organized construction files

3) scheduling and conducting pre-construction meetings as well as preparing meeting minutes

4) scheduling, conducting, and documenting regular progress meetings with all interested parties to review project status, discuss problems, and resolve issues (prepare minutes, etc. for distribution)

5) handling / preparing project correspondence to respond to the parties involved with each project, confirm verbal discussions/directives, document actions taken and decisions made, etc.

6) preparing and maintaining daily diaries for project activities noting events affecting construction progress (weather, manpower, site equipment, work performed, etc.)

7) managing the submittal review process including maintenance of submittal logs

8) reviewing all construction submittals for compliance with green purchasing requirements (e.g. product cut sheets, manufacturers’ data) as specified in the design, including checking for material characteristics, third party certifications, VOC levels, etc.

9) reviewing waste diversion submittals for accuracy with the requirements as specified in the design, including checking for Waste Hauler Receipts, monthly C&D Waste Management Reports, and Certification of Recycling/Reclamation.

10) performing inspections of construction as work proceeds, taking action to identify work that does not conform to the contract requirements, and notifying the contractors and the government when work requires correction

11) compiling through site inspections lists of defects and omissions related to the work performed and providing these lists to the contractor for correction. Provide Inspection and Progress Reports

12) reviewing and monitoring project schedules against construction progress with emphasis on milestone completion dates, phasing requirements, workflow, material deliveries, test dates, etc. Provide Monte Carlo simulations on schedule incorporating identified risks.

13) timely administration and management of construction contract change orders (drafting proposal requests, reviewing and preparing scopes of work, preparing cost estimates, preparing GSA Form 2437 (Findings of Fact), reviewing cost proposals, assisting GSA in preparing government negotiation positions, assisting and participating in negotiations, documenting negotiation discussions, preparing change order packages for GSA’s signature and processing)

14) leading problem resolution and handling of disagreements between parties (including development of the Government’s position)

15) maintaining marked up sets of project plans and specifications for future as-built drawings

16) reviewing construction contractor payment requests (including preparation of necessary forms for signature and payment processing by GSA)

17) monitoring project financial data and budgetary cost accounting (Maintain spreadsheets indicating project fund allowances, obligations, payments, balances, planned expenditures, etc.)

18) monitoring construction contractor compliance with established safety standards (note and report unsafe working conditions, failures to adhere to safety plan required by construction contract)

19) monitoring construction contractor’s compliance with contract labor standards (including performing site labor interviews, collecting, reviewing, and maintaining weekly payrolls for all project contractors and subcontractors, reporting potential wage violations to GSA personnel)

20) coordination of construction activities with Building Managers, occupying agency personnel, Operations and Maintenance contractor personnel and Custodial contractor personnel.

21) managing the design and construction clarification process and, when appropriate, reminding the A/E and other parties involved of the need for timely actions

22) participation in and/or facilitating “partnering” activities during construction (workshops, meetings, etc.)

23) preparing special reports and regular project status reports

24) providing for progress and/or final photographs of project work

25) performing site surveys using a registered surveyor (establish building lines, elevations, approaches, utility locations, etc.)

26) providing drafting services with CADD support (as-built drawings, survey layouts, utility plans)

27) providing assistance in obtaining permits

28) perform hazardous material assessments and monitoring of hazardous material abatement work

29) managing project closeout activities

30) providing cost estimating

31) observing activities and reviewing documentation leading to Leadership in Energy & Environmental Design (LEED) certification.