6-1. RFP-193-25 Scope of Work.pdf

Boulder County Procurement 1325 Pearl Street

Boulder, CO 80302

Scope of Work RFP-193-25

1. Architect's Scope of Work The Architect shall provide professional architectural services for the Willoughby Corner Phase 2 project, encompassing the following phases:

Phase 1: Project Understanding & Pre-Design Objective: To establish a clear understanding of the project goals, site conditions, regulatory requirements, and specific needs for both affordable and neuro-inclusive housing.

Services:

• Initial Project Kick-off Meeting: Meet with the Client and key stakeholders to confirm project objectives, program requirements, budget, and schedule.

• Site Analysis & Due Diligence Review:

o Review existing site surveys, geotechnical reports, environmental assessments, and other relevant documentation provided by the Client.

o Identify site constraints, opportunities, and potential challenges (e.g., zoning, setbacks, easements, utilities, topography).

• Program Confirmation & Needs Assessment:

o Confirm the detailed program for 128 units (including unit mix, parking count, square footages, common areas, amenity spaces).

o Collaborate with the Client and neuro-inclusive housing specialists, and individuals with lived experience in neurodivergence to develop a detailed program for the up to 16 neuro-inclusive units. The program should focus on specific design considerations such as outdoor spaces, pick-up/drop-off, circulation patterns, shared amenities, sensory sensitivity, intuitive wayfinding, acoustics, lighting, safety, flexibility – applying principles of inclusive and universal design.

• Regulatory Review: Research and identify applicable zoning ordinances, building codes, fair housing requirements, accessibility standards (ADA, UFAS, FHA), local design guidelines, and affordable housing program requirements (LIHTC).

• Sustainability Goals: Discuss and integrate the Client's sustainability objectives (energy efficiency, healthy materials).

• Concept Meeting: Prepare documentation and attend Concept meeting with Lafayette Planning staff.

Deliverables:

• Meeting Minutes from kick-off

• Summary of Site Analysis findings

• Confirmed Project Program (including neuro-inclusive specific requirements)

• Summary of Applicable Regulatory Requirements

Phase 2: Schematic Design (SD) Objective: To develop conceptual design solutions that address the project program, site conditions, and regulatory requirements, establishing the overall form, massing, and functional relationships.

Services:

• Sub-Consultant Engagement / Coordination: Engagement of all necessary sub-consultants (structural, MEP, interior design (including FF&E procurement, energy modeling), neuro-inclusive design specialist) and direct payment for their services.

Coordinate with initial input from civil, structural, MEP, and landscape consultants

• Conceptual Site Planning: Develop initial site plans illustrating building placement, parking, pedestrian and vehicular circulation, open spaces, and preliminary landscape concepts.

• Building Massing & Form Studies: Explore various building configurations and massing options to optimize density, daylighting, views, and integration with the site.

• Preliminary Floor Plans: Develop conceptual floor plans for typical units (including neuro-inclusive specific layouts), common areas, and amenity spaces.

• Neuro-Inclusive Design Integration:

o Integrate specific neuro-inclusive design principles into unit layouts and common areas (quiet zones, sensory rooms, clear circulation paths, natural light optimization, material selection for acoustics/texture).

o Develop preliminary design concepts that integrate inclusive design standards specifically for neuro-inclusive units. These concepts should include layouts for Two-Bedroom, Two-Bathroom units tailored for neurodiverse residents, with attention to flexibility, privacy, and sensory-responsive features.

• Preliminary Exterior Elevations: Develop conceptual exterior elevations indicating proposed architectural character, materials, and fenestration.

• Preliminary Material & Systems Selection: Identify primary building materials, structural systems, and mechanical/electrical/plumbing (MEP) systems.

• Cost Estimate Input: Provide sufficient information for the Client's cost estimator to develop a preliminary project cost estimate.

• Client Review Meetings: Present design concepts to the Client for feedback and approval.

Deliverables:

• Schematic Site Plan(s)

• Schematic Floor Plans (typical units, common areas, neuro-inclusive units)

• Schematic Exterior Elevations

• Preliminary Building Sections

• Materials Board for Elevations

• Narrative Description of Design Intent

• Updated Project Program (as refined)

Phase 3: Design Development (DD) Objective: To refine and develop the approved Schematic Design, incorporating detailed information from consultants and further defining the project's architectural, structural, and MEP systems.

Services:

• Refinement of Plans & Elevations: Further develop floor plans, exterior elevations, and building sections, incorporating greater detail and coordination.

• Material & Finish Selection: Select and specify major interior and exterior materials, finishes, and color palettes, with particular attention to durability, maintenance, and sensory impact for neuro-inclusive units.

• Systems Integration: Coordinate extensively with structural, MEP, civil, and landscape consultants to integrate all building systems.

• Accessibility & Code Compliance: Ensure all design elements comply with applicable building codes, accessibility standards, and affordable housing program requirements.

• Neuro-Inclusive Specific Detailing:

o Develop detailed design solutions for neuro-inclusive features (e.g., lighting controls, acoustic treatments, specialized fixtures, adaptable spaces).

o Refine wayfinding strategies within the building and site.

• Coordination with Specialists: Integrate recommendations from any neuro-inclusive design specialists, interior designers, or other consultants engaged by the Client.

• Cost Estimate Input: Provide updated information for the Client's cost estimator to refine the project cost estimate.

• Client Review Meetings: Present developed design to the Client for feedback and approval.

Deliverables:

• Developed Site Plan

• Developed Floor Plans (all unit types, common areas)

• Developed Exterior Elevations

• Developed Building Sections

• Refined Material & Finish Schedule

• Preliminary Details (as required for clarity)

• Coordination Drawings from consultants

• Updated Project Narrative

Phase 4: Construction Documents (CD) Objective: To prepare detailed drawings and specifications necessary for bidding, permitting, and construction.

Services:

• Preparation of Construction Drawings: Produce comprehensive architectural drawings, including:

o Cover Sheet, Index of Drawings o Site Plans (dimensioned, grading, utility connections) o Floor Plans (dimensioned, fully annotated, furniture layouts for typical/neuro-inclusive units) o Reflected Ceiling Plans (lighting, HVAC diffusers, sprinklers) o Roof Plan o Exterior Elevations (fully dimensioned, material indications) o Building Sections (detailed, showing major relationships) o Wall Sections (detailed, showing construction assembly) o Interior Elevations (kitchens, bathrooms, key common areas) o Schedules (doors, windows, room finishes, hardware, specialties) o Large-Scale Details (complex connections, custom elements, neuro-inclusive specific details).

• Preparation of Project Manual/Specifications: Develop comprehensive written specifications outlining material quality, installation standards, and performance requirements for all building components.

• Consultant Coordination: Integrate and coordinate all drawings and specifications from structural, MEP, civil, landscape, and other consultants into a cohesive set of Construction Documents.

• Code Compliance & Permitting: Ensure all documents comply with applicable codes and assist the Client with the building permit application process.

• Quality Control: Implement internal quality control procedures to ensure accuracy, completeness, and coordination of documents.

• Neuro-Inclusive Documentation: Clearly document all specific neuro-inclusive design features, materials, and systems within the drawings and specifications.

• Final Client Review: Present complete Construction Documents to the Client for final review and authorization to proceed to bidding/permitting.

Deliverables:

• Complete Set of Architectural Construction Drawings

• Complete Project Manual (Specifications)

• Integrated Consultant Drawings and Specifications

• Responses to Permit Review Comments (if applicable)

Phase 5: Bidding & Negotiation (B&N) Objective: To assist the Client in obtaining bids or negotiated proposals from qualified contractors.

Services:

• Bid Package Assembly: Assist the Client in assembling the bid package, including drawings, specifications, bidding requirements, and contract forms.

• Pre-Bid Conference: Attend and assist in conducting a pre-bid conference with prospective bidders.

• Addenda Issuance: Prepare and issue addenda to clarify or modify the Bidding Documents during the bidding period.

• Bid Evaluation: Assist the Client in evaluating bids or proposals and making recommendations for contractor selection.

• Contract Preparation Input: Provide input for the preparation of the Owner- Contractor Agreement.

Deliverables:

• Issued Addenda

• Bid Tabulation and Analysis

• Recommendation for Contractor Selection

Phase 6: Construction Administration (CA) Objective: To provide architectural oversight during the construction phase to ensure the project is built in substantial conformance with the Construction Documents.

Services:

• Site Visits: Conduct periodic site visits at appropriate intervals (e.g., weekly, bi-weekly, or as agreed) to observe the progress and quality of the work.

• Review of Submittals: Review and approve contractor submittals (e.g., shop drawings, product data, samples) for conformance with the design intent.

• Requests for Information (RFIs): Respond to contractor RFIs, providing clarifications and interpretations of the Construction Documents.

• Change Order Review: Review and provide recommendations on contractor-initiated change proposals and prepare Architect's Supplemental Instructions (ASIs) or Construction Change Directives (CCDs) as needed.

• Applications for Payment: Review contractor's applications for payment and certify amounts due to the contractor.

• Substantial Completion: Conduct a substantial completion inspection and prepare a comprehensive punch list of items to be completed or corrected.

• Final Completion: Conduct a final inspection to confirm completion of punch list items and certify final completion.

• Neuro-Inclusive Verification: Pay specific attention during CA to ensure that neuro-inclusive design features are implemented correctly and to the specified quality.

• Project Closeout: Assist with project closeout documentation, including review of warranties and operation and maintenance manuals.

Deliverables:

• Site Visit Reports

• Reviewed Submittals

• RFI Responses

• Change Order Recommendations/ASIs/CCDs

• Certified Applications for Payment

• Substantial Completion Certificate and Punch List

• Final Completion Certificate

Additional Services: Architect may include the following for additional fee (to be approved by BCHA):

• Special inspections required by code

• Interior design services beyond architectural finishes and fixed elements.

• Furniture, fixtures, and equipment (FF&E) procurement or installation supervision (unless specifically added by amendment)

• Artwork or signage design (beyond basic code-required signage).

• Marketing or leasing materials

• Detailed energy modeling or commissioning services (beyond basic code compliance)

Additional Services: Architect may include the following for additional fee (to be approved by BCHA):