B08-Attach-1-SOW.pdf

P a g e 1 | 34

SCOPE OF WORK

FOR

BALCONES CANYONLANDS

NATIONAL WILDLIFE REFUGE

Rehabilitation of Quarters 40a

Building

P a g e 2 | 34

Rehabilitation of Quarters 40a Building Statement of Work

Balcones Canyonlands NWR, Travis County, Texas

United States Fish and Wildlife Service Division of Engineering 500 Gold Ave. S.W.

Albuquerque, New Mexico 87103.

STATEMENT OF WORK

Rehabilitation of Quarters 40a at Balcones Canyonlands National

Wildlife Refuge May 2023

TABLE OF CONTENTS

PART 1: GENERAL

1.1 SERVICES & SCOPE

1.2 CONTRACTOR RESPONSIBILITY

1.3 CURRENT DESIGN LEVEL

1.4 BUDGET PARAMETERS

1.5 CONSTRUCTION SITE

1.6 GREEN BUILDING PARAMETERS

1.7 PERIOD OF PERFORMANCE

1.8 PROJECT MANAGER

1.9 GOVERNMENT FURNISHED INFORMATION

1.10 CONTRACTOR SUBMITTAL REQUIREMENTS

1.11 DEFINITIONS

PART 2: ANCILLARY DESIGN SERVICES

2.1 ANCILLARY DESIGN SERVICES SCOPE

2.2 CODES AND STANDARDS

2.3 ENERGY EFFICIENCY

2.4 DRAWING STANDARDS

2.5 STATE REGISTRATION OF DESIGN ARCHITECTS AND ENGINEERS

2.6 SPECIFICATION STANDARDS

2.7 PERMIT RESPONSIBILITY

2.8 ANCILLARY DESIGN SCHEDULE AND REVIEW MEETINGS

2.9 PAYMENT FOR ANCILLARYDESIGN SERVICES

PART 3: CONSTRUCTION SERVICES

3.1 GENERAL

3.2 PAYMENT PROCEDURES

3.3 PROJECT SAFETY

3.4 WORK HOURS

3.5 PROTECTIONS

3.6 CLOSEOUT PROCEDURES

3.7 CLOSEOUT DOCUMENTS

PART 4: GOVERNMENT RESPONSIBILITIES

4.1 DUTY TO COOPERATE

PART 5: ARCHITECTURAL PROGRAM

5.1 SUMMARY AND REFERENCE DOCUMENTS

5.2 COMMUNICATION NEEDS

5.3 MATERIALS AND ARCHITECTURAL FEATURES

5.4 SITE FEATURES

5.5 WATER SUPPLY

5.6 SECURITY REQUIREMENTS

PART 6: MECHANICAL AND ELECTRICAL PROGRAMS

6.1 HVAC SYSTEMS

6.2 PLUMBING SYSTEMS

6.3 ELECTRICAL SYSTEMS

PART 7: SCHEDULE

7.1 DESIGN SCHEDULE

7.2 CONSTRUCTION SCHEDULE

PART 1: GENERAL

1.1 SERVICES AND SCOPE: The services required will include all the ancillary design and preparation of construction plans and specifications of Balcones Canyonlands National Wildlife Refuge Quarters 40a Building, and associated Site development at the Balcones Canyonlands National Wildlife Refuge (NWR) in Travis County, Texas, for the U.S.

Fish and Wildlife Service (FWS).

1.1.1 The project consists of the ancillary design and construction of Rehabilitation of Quarters 40a building in accordance with all applicable building codes. Specific facility and site requirements are shown on the attached Architectural Program, Vicinity Map and Existing Campus Plan.

1.1.2 Description of Work: The work shall consist of labor, equipment, supplies and materials to renovate Quarters 40a building. The work will include:

• Renovate two existing bathrooms o Replace existing plumbing appliances and fixtures, which may include relocating drain and supply lines. Each bathroom has a lavatory, toilet and shower o Replace drywall components of walls and ceiling with water resistant gypsum board.

o Replace insulation on interior and exterior walls and ceilings.

o Replace vanity and mirror.

o Replace floor covering with waterproof vinyl plank flooring.

o Replace existing electrical components and wiring, lights, vent, and heater.

o Paint and stain as needed to complete Rehabilitation.

• Renovate and relocate existing laundry room and water heater o Relocation would include relocation of the drain and water supply lines in concrete slab for the existing appliances.

o Framing of walls as shown on the attached floor plan.

• Remodel to include a third bathroom facility o The third bathroom facility would be identical to the two existing bathroom after Rehabilitation.

o The location of the third bathroom would most likely be the current location of the existing laundry facilities.

• Renovate Existing HVAC systems and components to improve efficiency o Could include replacing and relocating existing unit.

o Could include cleaning or replacing existing ductwork.

o Add additional insulation to the attic.

• Renovate interior o Repair damaged drywall throughout the facility.

o Replace flooring in the kitchen and dining area with new engineered hardwood.

o Replace carpet throughout the facility (living room, hallway, 4 bedrooms) o Replace carpet and stairs with wood laminate flooring.

o Repaint the interior of the quarter.

• Renovate Exterior o Replace windows and doors o Replace exterior siding with fiber cement siding and trim.

o Repair trim and flashing components.

o Replace exterior lighting with LED security lighting.

It will also include the production of As-built Architectural, Structural, Electrical and Mechanical drawings of the building after the Rehabilitation and remodeling. It will involve the checking of the foundation and upgrading the ventilation, windows, doors and all items required for the facility to function at present day efficiency standards. The building square footage is approximately 2,452 square feet.

1.1.3 The Rehabilitation of this building will not be required to be designed and built in accordance with LEED standards.

1.1.4 Design and materials shall be of high quality, durable, easily maintained and hardened to withstand the Texas Hill Country weather environment.

1.2 CONTRACTOR RESPONSIBILITY: The Prime Contractor shall be responsible for the professional quality, technical accuracy and coordination of all designs, drawings, specifications and other documents or publications upon which construction is based.

1.3 CURRENT DESIGN LEVEL: The current design level has been developed to approximately 10% completion (Schematic Design) consisting of the attached Architectural Programs, and the requirements set forth in this SOW.

1.4 BUDGET PARAMETERS: Total project firm fixed price which includes all design services; fabrication and installation; and all construction described herein, all site development, utilities, and construction contingencies will be disclosed to offeror's selected to submit phase two proposals.

1.5 CONSTRUCTION SITE: The building is located on the existing Balcones Canyonlands National Wildlife Refuge in Travis County, Texas (See attached Vicinity Map).

1.5.1 The Quarters 40a Building is on a site situated on the Northern side of the Refuge.

1.6 GREEN BUILDING CONSIDERATIONS: Executive Orders 13101 and 13123 require the Government to use “Sustainable Design” for all new facilities. Design shall promote waste and pollution prevention, water and energy conservation, and utilize materials that have the highest percentage of recovered materials practical, considering price, availability, and performance.

1.6.1 Use the most energy efficient equipment that is practical in all mechanical, electrical and plumbing systems, and design these systems to promote a healthy environment for the occupants of the building.

1.6.2 Research and specify “Environmentally Preferable Products” and “Recycled Products” wherever possible. This requirement shall include, but not limited to considering products containing recycled content for concrete, steel, masonry units, thermal insulation, carpet, acoustical ceiling tile, gypsum board, wood floors, ceramic tile, paints and coatings, etc.

Utilize products that are designated in the Environmental Protection Agency’s Comprehensive Procurement Guideline (www.epa.gov/cpg/).

1.7 PERIOD OF PERFORMANCE: 6 weeks for design, 15 weeks for construction.

1.8 PROJECT MANAGER: The FWS Engineering Project Manager/Contracting Officer Representative for this project is Peter Ayeni. Any questions regarding the scope of work and technical matters shall be directed to Peter Ayeni, Architect, U.S. Fish and Wildlife Service, 1, Wildlife Circle, Austwell, Texas 77950. Telephone: (505) 220-7843 or by email at Peter_Ayeni@fws.gov. See Section G of the solicitation /contract.

1.9 GOVERNMENT FURNISHED INFORMATION: See also Section J of

the solicitation /contract.

1.9.1 Architectural schematic floor plans

1.9.2 Vicinity Map. The government-furnished documents describe the general intent and desired components, functions and adjacencies. Modifications in the Contractor's proposal and during the design phase that are deemed to enhance the overall buildings and site development and/or result in improvements to aesthetics, functionality or construction and cost, will be considered by the government.

http://www.epa.gov/cpg/) mailto:Peter_Ayeni@fws.gov.

1.9.3 The government-furnished documents describe the general intent and desired components, functions and adjacencies. Modifications in the Contractor's proposal and during the design phase that are deemed to enhance the overall buildings and site development and/or result in improvements to aesthetics, functionality or construction and cost, will be considered by the government.

1.10 CONTRACTOR SUBMITTAL REQUIREMENTS:

1.10.1 Submit for approval of the Contracting Officer within 10 days of Notice of Award, a Management Plan for this project which includes a schedule of design review meetings and ancillary design submittals. The Contracting Officer may revise this schedule in consultation with the Prime Contractor and FWS Project Manager and when approved this will become the schedule for the design portion of the project. There will be a minimum of five design phase milestones: A Design Kickoff Meeting; a Schematic Design documents (20%) review; a Design Development documents (40%) review; a Preliminary Construction Documents (70%) review, and a Final Documents review (99%). The reviews shall include all aspects of design, including exhibits.

1.10.2 In addition to submitting the reports required in Section H, the contractor shall submit monthly status reports to the FWS Project Manager (Contracting Officer’s Representative.)

1.10.3 Submittals during the construction phase are discussed in Part 3 Construction Services.

1.11 DEFINITIONS

1.11.1 Commissioning is the act of statically and dynamically testing the operation of equipment and building systems to ensure they operate as designed and can satisfactorily meet the needs of the building throughout the entire range of operating conditions.

1.11.2 Construction is defined as, but not limited to, constructing (giving form by combining the parts), altering, repairing, adding to, subtracting from, improving, restoring, moving, wrecking or demolishing any building, highway, road, excavation or other structure, project, or improvement attached to real estate.

1.11.3 Contracting Officer (CO) is defined as a person with the authority to enter into, administer, and/or terminate contracts and make related determinations and findings on behalf of the United States of America. The term includes certain authorized representatives of the Contracting Officer such as the Contracting Officer's Representative and Construction Inspector acting within the limits of their authority as delegated by the Contracting Officer.

1.11.4 Contracting Officer's Representative (COR) for this project is the Project Manager and is the Point of Contact for all technical questions and issues.

1.11.5 CI means the Government Construction Inspector.

1.11.6 Day or Days shall mean calendar days unless otherwise specifically noted.

1.11.7 DB means Design-Builder and is the contracting entity selected to design and build the project.

1.11.8 Design Consultant is a qualified, licensed design professional who furnishes design services required under the Contract Documents. This may be an employee of the Contractor, is retained by the Contractor, or is employed or retained by anyone under contract with Contractor.

1.11.9 Service or FWS means United States Department of Interior, Fish and Wildlife Service, Region 2 (Southwest Region).

1.11.10 Government may also be referred to as the Owner, Contracting Officer, Contracting Officer's Representative, the Service, or Fish and Wildlife Service (FWS).

1.11.11 Incident Rate (IR) is the number of recordable incidents resulting in days away from work for each 100 full-time employees per year, based on 2,000 hours worked per employee per year.

1.11.12 LEED means Leadership in Energy and Environmental Design.

1.11.13 Local Authority Having Jurisdiction: Duly adopted local code authority, agency, or serving utility governing or serving the location of the project.

1.11.14 Management Plan: Contractors project approach for planning, design, and construction and includes, at a minimum, but is not limited to the following:

1.11.14.1 Schedule (ancillary design and construction activities)

1.11.14.2 Project Staffing Plan

1.11.14.3 Safety Plan

1.11.14.4 Subcontracting Plan

1.11.14.5 Organization Chart with Roles and Responsibilities

1.11.14.6 Quality Assurance/Quality Control (QA/QC) Plan

1.11.14.7 Commissioning Plan

1.11.14.8 LEED Certification

1.11.15 Notice to Proceed (NTP): Each Project Phase, i.e., ancillary design phase and construction phase, requires a written NTP from the Contracting Officer (CO). The NTP will identify the next Project Phase(s) that are approved. The NTP will identify any qualifications, limitations, or exceptions to the work in each Phase.

1.11.16 Open Book Accounting is the allowance of the government to have free and open access to financial and accounting documents that the Contractor has associated with the project being designed and constructed.

1.11.17 Project Specifications are specifications that state what the required results will be with measurable or observable criteria for verifying compliance. This may include the use of specific product cut sheets in addition to specifications.

1.11.18 Schedule is a chronological layout of the work to be performed prepared using commercially available scheduling software.

1.11.19 Subcontractor is any person or entity retained by Prime Contractor as an independent contractor to perform a portion of the Work and shall include materialmen and suppliers.

1.11.20 Sub-Subcontractor is any person or entity retained by a Subcontractor as an independent contractor to perform any portion of a Subcontractor's work and shall include materialmen and suppliers.

1.11.21 Work is comprised of all Contractors design, permitting, construction and other services required by the Contract Documents, including procuring and furnishing all materials, equipment, services and labor reasonably inferable from the Contract Documents.

PART 2 ANCILLARY DESIGN SERVICES

2.1 ANCILLARY DESIGN SERVICES SCOPE: Services shall include the ancillary design to include architectural, interior decoration, structural, mechanical, electrical, landscape and civil engineering, design and documentation for construction of the facility by contract including the preparation of plans and specifications, and schedule of values.

2.2 CODES AND STANDARDS: The Prime Contractor shall assure that the design meets the requirements of all applicable local, state, and federal codes in the latest editions, including but not limited:

• 2018 International Building Code

• 2018 International Mechanical Code

• 2018 International Plumbing Code

• 2018 International Energy Conservation Code

• 2020 National Electric Code

• NFPA 101 Life Safety Code

• Sheet Metal and Air Conditioning Contractors National

Association (SMACNA)

• NEC-2017 (2017 NFPA-70)

• American Disabilities Act Accessibility Guidelines

• ANSI/ASHRAE Standard/ IESNA90.1-2013- Energy Standard for

Buildings (Except Low-Rise Residential Buildings Plus Supplemental Addenda).

• ANSI/ASHRAE Standard 55-2013 - Thermal Environmental Conditions for Human O c c u p a n c y .

• ANSI/ASHRAE 62.1-2022- Ventilation for Acceptable Indoor Air Quality with Appendix H.

• Standards for New Federal Buildings 10 CFR 435 (Appendix 13)

• OSHA Regulations Consumer Product Safety Commission 16 CFR 1201 Safety Standards for Architectural Glazing Materials

• Clean Water Act

• NPDES Permits and other federal, state, and local environmental and sanitary/ health rules, regulations, and requirements, as applicable

• Architectural Barriers Act

• American Association of State Highway Transportation Officials

(AASHTO) Policies and Guidelines for the Design of Highways, Streets, pavements, and Roadside Safety.

2.3 ENERGY EFFICIENCY: The overall building’s energy efficiency design shall 30% better than that predicted by ASHRAE Standard 90.1-2013. This is required by section 109 of the Energy Policy Act of 2005 – August 8, 2005. Contractor may refer to ASHRAE’s “Advance Energy Design Guide” and implement as many of the energy conserving “Recommendations” and “How-To’s” for Climate Zone #2-moist, which are economically effective. Economic effectiveness shall be based upon a 40 year life cycle cost analysis using NIST’s BLCC-5.3 software which may be downloaded from the FEMP’s website.

2.4 DRAWING STANDARDS:

2.4.1 Furnish full, complete, accurate and coordinated architectural, structural engineering, mechanical engineering, electrical engineering working drawings and schedules.

2.4.2 All drawings shall be prepared using AutoCAD release 2020 or Revit release 2020.

Flash drives of drawing files (.DWG) and specifications shall be submitted at the final submittal. Also, Adobe .PDF files of each .DWG file shall be submitted on flash drives at the final submittal.

• General: Ensure that drafting and lettering on all drawings is done to such scale and legibility to permit clear and accurate readability by construction personnel.

• Sheet size: 24" X 36" with 1/2 inch borders on three (3) sides and 1½ inch border on the binding side.

• Lettering size: 1/8" (actual size) minimum height.

• Minimum scale of floor plans: 1/8"=1"-0".

• Title Blocks: FWS typical title block will be furnished to the Contractor upon request. Use “Title Sheet Block” on first drawing only. Use “Standard Title Block” on all other drawings.

• Index to drawings: on first sheet (Title Sheet).

• Location/Vicinity map: On first sheet (Title Sheet).

• Project Number: Place FWS furnished Project Number on each drawing sheets in the appropriate place in each title block.

• Asset Numbers, Work Order Numbers, etc: Place FWS furnished asset numbers and other data on the Title Sheet as directed by FWS Project Manager.

• Graphic Scale: All drawings shall have a graphic scale in both English and Metric units for all scales used on that sheet.

• Arrange all categories of drawings, i.e.; A-1, A-2, A-3; M-1, M-2, M-3, etc.

so that individual buildings and their respective plans, sections, details, etc.

within that category are grouped together in such a way that they can easily be separated or removed from the drawings. Do not mix one building’s details with another.

2.5 STATE REGISTRATION OF DESIGN ARCHITECTS AND ENGINEERS:

The Architects and Engineers responsible for the design of this facility shall have a current license to practice their profession in the State of Texas. In addition, the Contractor’s team, including individual professionals, as well as architectural, engineering and construction firms, shall be experienced in the design of structures and infrastructure in the Gulf Coast Region of the United States, and specifically the climate, soil conditions, architectural styles, building codes, urban and environmental conditions of the South Texas area. All final drawings and specifications prepared by the Contractor shall bear the signatures and professional seals of the architect or engineer under whose direct supervision the documents were produced and who is licensed to practice that profession in the State of Texas.

2.6 SPECIFICATION STANDARDS:

2.6.1 Specifications shall be written specifically for this project. Specifications shall be developed using Masterspec + or Microsoft Word software. Provide compact disks containing all specification sections with the final Contract Document submittal. Note: Copy the specifications onto compact disks as a single document file) and copy each section as a separate document (file). Adobe .PDF files of each specification section shall be submitted on compact disks at the final submittal.

2.6.2 COR will provide applicable sections of Division 1 specifications. Contractor shall prepare other divisions. Prepare specifications following Constructions Specifications Institute Division and Section format.

2.6.3 Color Board: Submit recommendations for interior colors, for the building, including ceilings, wall treatments, floor surfaces, etc. where no decision has been made per this document. Recommendations shall be displayed on a “Color Board”, keyed to the Finish Schedule, showing materials, colors, textures, etc.

2.6.4 Submit updated copies of the Management Plan with each design submittal. This shall include outline copies of the Safety Plan, QA/QC Plan, Scheduling, Schedule of Items, These plans shall continue to be developed during the design process and finalized documents shall be submitted before construction of the project begins.

2.7 PERMIT RESPONSIBILITY: The Prime Contractor shall obtain and pay for any permits applicable to Federal construction projects including, but not limited to environmental permits, government review charges, utility tap and meter fees and inspection fees necessary for the prosecution of the Work pertaining to transportation, utilities, sewage disposal systems, erosion and sedimentation control plans, and any storm water discharge permits associated with construction activities, as required.

2.8 DESIGN SCHEDULE AND REVIEW MEETINGS: Periodically meet with COR and other FWS representatives to review the design and to discuss and resolve issues. The design shall be refined and developed so that the Contractor can move forward to the next phase of the process. Meeting times and locations shall be as agreed to by DB and COR. Meeting notes will be made by the DB Prime Contractor and distributed to their Design consultants, the Contracting Officer, the COR, and the Refuge Manager. After review by the FWS, notes will be corrected, if necessary, by the and redistributed to the same group named above.

2.8.1 Kick-Off: Conduct a site visit and design meeting with FWS personnel, to include a site visit to the Refuge construction site. The time and date of this meeting will be mutually agreed upon by the Refuge Manager, the Prime Contractor and the COR. The DB shall have, at a minimum, their Project Manager, Civil Engineer and Architect, to attend this meeting. The purpose of the meeting will be to review the design program, review and determine applicability of the FWS furnished project information of the project, verify existing conditions, discuss any DB proposed changes to FWS provided information, and start the Schematic design process.

2.8.2 Schematic Design Documents (20%): Based on government-furnished documents and design kick-off meeting, provide at least 2 distinct schematic floor plans, and 2 distinct exterior elevation concept drawings, for discussion and selections by FWS staff.

2.9.2.1 A Design Review Meeting for this submittal will be held and attended by at a minimum, the Prime contractor and Architect. The Government will require 5 working days for review of these documents.

2.8.3 Design Development Documents (40%): Based on government-furnished documents, Schematic Design comments, and initial design meeting, provide outline specifications, drawings of the floor plan, site plan, exterior elevations, building and wall sections and general elements of the architectural and structural concept for the buildings. Drawings and outline specifications shall also address the civil, landscaping, mechanical and electrical systems, any special systems (such as; Hazardous waste, Oil/water separator, Vehicle wash station, Fire alarm, fire sprinkler system, security alarm). Provide drawings and schedules which address interior and exterior materials and finishes being proposed. Specifications shall be developed that indicate material type in a thorough, prescriptive, and generic Construction Specification Institute (CSI) format and the specifications shall include a submittal log. The Government will require 10 working days for review of these documents.

2.9.3.1 Design Development shall include coordination with all utility providers, including water and sewer service highway authorities for obtaining driveway permits, Fire Department for design of hydrants and fire sprinkler system, electrical utility service provider, phone and internet service providers, and others required and listed with contact information. It must be noted that the proposed site was the location of the previous Visitor Center, and most of the utilities should already be in the location of the site.

2.8.4 Preliminary Construction Documents (70%): Provide preliminary construction documents showing important construction details, developed specifications, exterior and interior material and color boards. Specifications shall be developed that indicate material type in a thorough, prescriptive, and generic CSI format and the specifications shall include a submittal log to allow construction to continue on schedule. Provide engineering calculations to permit an evaluation of the design for the proposed structural, plumbing, HVAC, electrical, lighting, phone, security, data, and radio systems, and other major systems and components. (Calculations shall bear the stamp of a Texas registered Professional Engineer prior to acceptance of 100% complete documents.) The Government will require 10 days for review of these documents.

2.9.4.1 Calculations at 70% include the following:

• Building heat load calculation shall be conducted in accordance with the methods established by ASHRAE.

• Provide heat transmission calculations for each type of building construction components such walls, roof, floor, etc.

• Submit the ASHRAE’s recommended psychrometric values used in the heat load calculations. They shall include values for both outdoor and indoor.

• Submit building heat load calculations for both heating and cooling for each building room. They shall show all factors used to calculate the following room load values.

o Transmission sensible loads o Solar heat gains o Infiltration sensible and latent loads o Equipment sensible and latent loads for each type of equipment o Occupancy People sensible and latent loads o Submit total heating and cooling loads for each HVAC air handler serving the building zones. The cooling loads shall include the air handler total air flow rate, sensible heat loads, latent heat loads, amount of outside air treated by air handler, and the outside air psychrometric conditions.

• Submit light level calculations for each room in the building along with rooms lighting type and lighting control.

• Submit NEC electrical feeder and service conductor ampacity load calculations.

• Submit short circuit amperage calculations for each electrical service equipment and distribution equipment as required by NEC.

2.9.4.2 A Design Review Meeting for this submittal will be held, attended by the Prime Contractor, Civil Engineer, Architect, Mechanical Engineer and Electrical Engineer.

2.8.5 Construction Documents (99%): Provide drawings and specifications, which are complete with the exclusion of minor details. Submittal shall also indicate refinement of all exterior and interior materials and finishes, color schemes and material samples.

Specifications shall be developed that indicate material type in a thorough, prescriptive, and generic CSI format and the specifications shall include a submittal log. Provide final structural calculations. Provide cut sheets or instructions for HVAC control and special systems like solar electric power and fire alarm systems. The Government will require 15 days for review of these documents.

2.8.6 Final Construction Documents (100%): Revise, respond to and resolve each comment made by FWS following review of the 99% Final Construction Documents and then provide the final deliverables as defined.

2.9 PAYMENT FOR ANCILLARY DESIGN SERVICES: Payment for Design Services will be made for each item listed in the Schedule of Items attached at Section J, after each progress goal is completed by the Prime Contractor and approved by the Government.

PART 3 CONSTRUCTION SERVICES

3.1 GENERAL

3.1.1 Possess and maintain, for the duration of this project, (to include warranty period) a state license as a general contractor in the State of Texas.

3.1.2 Provide supervision, labor, materials, equipment, tools, construction equipment and machinery, inspection, testing, start-up, water, heat, utilities, transportation, and other facilities and services necessary for proper execution and completion of the Work, whether temporary or permanent and whether or not incorporated or to be incorporated in the Work.

3.1.3 Have at least one qualified supervisor capable of reading, writing, and conversing fluently in the English language on the job site during working hours.

3.1.4 Perform all construction activities efficiently and with the requisite expertise, skill, and competence to satisfy the requirements of the Contract Documents. At all times exercise complete and exclusive control over the means, methods, sequences, and techniques of construction.

3.1.5 Utilize Subcontractors who are duly licensed and qualified to perform the Work consistent with the Contract Documents. Government may reasonably object to DB's selection of any Subcontractor based on its information with respect to the subcontractor’s past performance and technical qualifications.

3.1.6 DB is responsible for quality control of its own work and work performed by its subcontractors and their sub-subcontractors. Provide and pay for the services of an independent construction materials testing laboratory accredited by an acceptable laboratory accreditation authority. Laboratory shall sample and test materials and perform required special inspections.

Copies of all test reports shall be submitted to the designer of record and the COR as soon as practicable. Laboratory shall be authorized to perform work in the state of Texas. Government may reasonably object to DB's selection of laboratory.

3.1.7 Design Consultants, in coordination with the COR, shall visit the site a minimum of four times to inspect the construction. They shall prepare a site visit report for each visit and shall submit the reports to the COR within 5 calendar days after the visit. The reports shall include comments about overall quality and accuracy of the construction. The reports shall also note all deficiencies observed.

3.1.8 RFIs: During construction, Design Consultants shall provide supplemental information and answer questions to clarify design. This information shall be documented on Request for Information (RFI) forms. The DB may use any format they choose for the Request for Information form but all shall be identified with the words “Request for Information” at the top of the form along with the Government Contract Number, Project Location, Project Title and the Contractor’s Name. RFI’s shall be logged and filed and shall be part of the Closeout Documents submitted to the Government. As RFI’s are generated and answered, submit copies to the COR and CO for information.

3.1.9 Product and Material Submittals: During construction, Prime Contractor shall provide design consultants with product and material submittals for all items requiring submittals in the contract specifications. Those items specified on a proprietary basis, by manufacture and/or model number, or with product stamps allowing inspectors to verify compliance with the specifications, do not require submittals, unless the DB elects to do so. This information shall be documented on submittal forms. The DB may use any format they choose for the submittal forms but all shall be identified with the words "Submittal" at the top of the form along with the Government Contract Number, Project Location, Project Title, Specification Section and/or Drawing reference, and the Contractor’s Name. Submittals shall be logged and filed and shall be part of the Closeout Documents submitted to the Government. As product submittals are generated and answered, submit copies to the COR and CO for information.

3.1.10 Assume responsibility for the proper performance of the Work of Subcontractors and all acts and omissions in connection with such performance. Nothing in the Contract Documents is intended or deemed to create any legal or contractual relationship between Government and any Subcontractor or Sub Subcontractor.

3.1.11 Record Drawings and Specifications: Maintain one set of working drawings and specifications, for record purposes, on the project site while work is in progress. Clearly and accurately record the as-constructed work in red. Record swing-tie distances from permanent points for all underground items. Include modifications, submittal log, and RFIs.

3.1.12 Government buildings and other facilities are not available for storage of DB's materials, equipment, and tools except for designated staging areas. Government owned equipment is not available for DB's use to accomplish any work.

3.1.13 Housing for workers and campsites are not available on site.

3.1.14 Prime Contractor shall furnish and pay for all temporary facilities and utilities needed including heat, light, power, water, telephone, sanitary facilities, job offices, material handling equipment, temporary construction aids, and storage enclosures; except if suitable water is present at the site, it may be used for construction purposes at no cost if it does not adversely impact the operations of the station. The DB is responsible for all temporary connections and disconnections. Government furnished electricity is not available for DB’s use.

3.1.15 Prime Contractor is encouraged to purchase construction materials and supplies locally.

3.2 PAYMENT PROCEDURES

3.2.1 Payment shall be made in accordance procedures outline in FAR 52.232-27.

3.2.2 Construction progress payments will be made on a monthly basis based on the work completed per the approved Schedule of Values, as agreed to by the Construction Inspector and the DB Superintendent or Project Manager.

3.2.3 Retainage will not be implemented unless the Contracting Officer determines that construction progress and/or quality are not satisfactory.

3.3 PROJECT SAFETY

3.3.1 The DB shall always have the ultimate responsibility for safety on the project site, from issuance of the Notice to Proceed until completion and acceptance of the project by the Contracting Officer. See Section H of the solicitation /contract and Federal Acquisition Regulation 52.236-13.

3.3.2 Initiate and maintain, throughout the performance of this contract, an effective site-specific safety and health program that provides adequate policies, procedures, and practices to protect employees from, and allow them to recognize, job-related safety and health hazards. The program shall include provisions for the identification, evaluation, prevention, and control of general work site hazards, specific job hazards, and potential hazards that may arise from foreseeable construction methods and conditions, as well as providing a competent person to conduct (documented) frequent and regular inspections. Each employee (DB and subcontractors) must be instructed in the recognition and avoidance of unsafe conditions and the regulations applicable to the work environment.

3.3.3 Provide barricades and warning devices as necessary to safeguard the public, workers, and government personnel. Where project work affects public roads, provide signage in accordance with the current edition of the Manual on Uniform Traffic Control Devices (MUTCD) as published by the US Department of Transportation, Federal Highway Administration.

3.3.4 Rollover Protection and Seat Belts: In addition to the Safety and Health requirements of clause FAR 52.236-13 of Part 2, Section I of this Contract, rollover protection and seat belts required by 29CFR 1926 (OSHA) shall be extended to include equipment regardless of the year of manufacture.

3.4 WORK HOURS: See Section H of the solicitation /contract.

3.5 PROTECTIONS

3.5.1 Comply with all applicable federal, state, and local environmental laws and regulations. This condition applies to, but is not limited to, laws and regulations governing noise levels, air and water quality standards, erosion control, surface runoff, and cultural resources.

3.5.2 Provide erosion control methods (such as watering dry soils) and appurtenances (such as silt fence) as necessary to prevent wind-borne dust and water-borne silt from leaving the immediate work area.

3.5.3 If paleontological, archaeological, or historical remains (including burials or skeletal material) are encountered, immediately stop the work and notify the Construction Representative, COR, or Contracting Officer. The Contracting Officer will notify the Regional Archaeologist, so the provisions of 36 CFR 800.7 (Resource Discovered During Construction) and other relevant laws are followed. Work will cease in the immediate vicinity until permitted to resume by written order from the Contracting Officer. Work in other areas may proceed as approved by the Contracting Officer.

3.5.4 Heavy equipment operated on FWS roads and parking areas shall comply with highway-legal load limits unless explicitly approved otherwise.

3.5.5 Clearing and working limits shall be no greater than 100 feet from the affected construction areas and no greater than 50 feet from road edges. Any additional clearing needed to complete the project more than the outlined limits, will require approval by the COR.

3.6 CLOSEOUT PROCEDURES

3.6.1 Training: Thoroughly familiarize the Refuge staff with the building systems and train them to be proficient in its overall system operation and maintenance.

3.6.2 Tools and spare parts: Deliver to the project site all specialty tools, valve handles, fan belts, filters, spare parts, keys, and similar devices such that the Refuge staff is able to operate and maintain the work.

3.6.3 Maintenance Materials: Deliver maintenance materials to Station Manager;

coordinate location of storage. (Provide consumable items in such quantities as needed for the first year of operation.)

3.6.4 Building Commissioning: Before Final Inspection, the Prime Contractor shall implement the Commissioning Plan per requirements. A report will be submitted demonstrating that the equipment and building systems operate as designed and meet the needs of the building throughout the entire range of operating conditions.

3.6.5 Final Inspection: Notify the COR at least 10 calendar days prior to the anticipated date of completion of all work. The COR will proceed with Final Inspection as promptly as practicable. The time required for such Final Inspection and for making any corrections as a result thereof shall be included in the contract performance time. The DB representative responsible for the work shall be present at the Final Inspection and shall submit a preliminary list of unfinished work prior to Final Inspection. See Section E of the solicitation /contract.

3.7 CLOSEOUT DOCUMENTS

3.7.1 Operation and Maintenance Manuals: Submit two (2) copies of Operation and Maintenance manual (one to the Refuge office and one to the COR for the mechanical and electrical equipment, architectural treatments, doors, and windows. The manuals shall be clear, well organized, clearly indexed, tabbed, highlighted, tailored to the specific make, model, and wiring configuration of the systems; and shall include schedules and instructions for routine operation, trouble shooting, and periodic maintenance. The manuals shall include complete parts lists keyed to suppliers (name, address, websites, and telephone numbers for each).

3.7.2 Submit a full-size set of red-lined drawings and complete set of specifications that clearly indicates the as-constructed work. Submit one set of final working drawings (full scale), one set of reproducible drawings (full scale) on bond paper showing as-constructed conditions, and one electronic set complying with FWS CAD Standards.

3.7.3 Submit fully executed manufacturer's standard material, product, and equipment warranties, assigned to the Government without any requirement that the Government incur any costs to maintain the warranties in force.

3.7.4 Submit any requested regulatory-agency clearance documents indicating the work complies with their requirements such as finalized plumbing/gas/electrical inspections.

3.7.5 After completion of the work and prior to final payment, submit the Release of Claims (Form DI-137 provided by the Contracting Officer), properly executed by the DB, releasing claims against the United States arising out of this contract, other than claims specifically excepted from the operation of the release. See Section I of the solicitation /contract.

PART 4 GOVERNMENT RESPONSIBILITIES

4.1 DUTY TO COOPERATE

4.1.1 Government will, throughout the performance of the Work, cooperate with DB and perform its responsibilities, obligations, and services in a timely manner to facilitate DB's timely and efficient performance of the Work and to not unreasonably delay or interfere with DB's performance of its obligations under the Contract Documents.

4.1.2 Government will provide timely reviews and approvals of interim design submissions and Construction Documents consistent with the turnaround times set forth in DB's approved schedule. Prime Contractor agrees to revise the design submittals and construction documents at no cost to the Government until the documents are acceptable to the Government in its reasonable judgment.

PART 5 ARCHITECTURAL PROGRAM

5.1 SUMMARY AND REFERENCE DOCUMENTS: The Architectural Programs are reflected in the government-furnished Functional Space Relationship Plans, Elevations and Pictures. The COR and Refuge Manager, at a minimum will meet with the DB to assure there is full understanding of the intent. Alterations suggested by the DB will be considered and mutually agreed upon before implementation.

5.2 COMMUNICATION NEEDS: Phone, data: Not included in this contract

5.2.1 Network/data: Not included in this contract.

5.3 MATERIALS AND ARCHITECTURAL FEATURES

5.3.1 General: Specific materials and architectural styles will be selected by the FWS based on Contractor's proposals and design submissions. Materials shall be durable, low maintenance, and local (to the extent practical). Architectural style shall acknowledge the local vernacular architecture, be distinctive and welcoming, and reflect the setting and the nature-oriented function of the facilities. Design shall emphasize natural lighting and views of surrounding natural features. The designer's creativity is encouraged.

Technical submittals shall list proposed materials, systems, and equipment, including the industry standard quality ratings, to the greatest extent practical in the Phase I technical submittal, with a more detailed list and description in the Phase II technical submittal. This information will be considered by the government as part of the evaluation and rating of proposals and will become part of the contract requirements for the successful Contractor. See Solicitation Sections L and M for details.

5.3.2 Design and materials shall be of high quality, durable, easily maintained and hardened to withstand the Gulf Coast weather environment to include hurricanes

5.4 SITE FEATURES

5.4.1 Site is existing and unchanged.

5.4.2 Contractor staging areas shall be shown on the plans produced by the DB.

5.5 WATER SUPPLY: The Building currently has water supply. Water main is in the immediate vicinity. Easements, permits, routing of supply lines and connections shall be coordinated and paid for by the Prime Contractor if required (Water system is owned by the Refuge).

5.5.1 Perimeter Doors & Door Locks: Secure perimeter doors with medium-security mechanical locks utilizing “Best” lock system.

PART 6 MECHANICAL AND ELECTRICAL PROGRAMS

6.1 HVAC SYSTEMS

6.1.1 HVAC zones shall have adjustable temperature set-back controls to conserve energy during unoccupied periods.

6.1.2 To simplify mechanical systems, heat pumps should be considered. SEER/EER ratings shall exceed the recommended minimum by ASHRAE’s “Advance Energy Design Guide”.

6.1.3 Building outside ventilation shall comply with the requirements of ASHRAE 62.1- 2004 and the IECC for Climate Zone 2.

6.1.4 HVAC heating and cooling ducts shall be designed, sealed, tested and insulated as recommended by ASHRAE’s “Advance Energy Design Guide”. Air ducts shall be installed inside the building; out-side ducts shall be minimized. Metal ducts shall be constructed in accordance with SMACNA.

6.1.5 Consideration must be made to accommodate for the high humidity encountered in Texas to prevent the saturation of the interior environment resulting in the growth of mold and mildew in addition to the premature failure of mechanical equipment due to corrosion.

Indoor occupied space humidity shall be maintained to below 50%.

6.1.6 Consideration must be made regarding maintenance and the availability of local service companies.

6.2 PLUMBING SYSTEMS

Refuge Water Connection: All water utility inter-connection requirements shall be determined by the DB and all requirements shall be complied with. DB shall coordinate the connection to the existing Refuge water system and shall include connection and distribution lines in their design and construction.

6.2.1 Fire Suppression: Will not be needed. DB to ensure that the new windows meet the egress requirements set forth in the IRC (International Residential Code) in sleeping rooms.

6.2.2 Potable Water Metering: This done by the management of the Refuge.

6.2.3 Hot Water Heating: Currently available in the building.

6.2.4 Plumbing Fixtures: Use low flow plumbing fixtures. Provide lavatory faucets in restrooms for water conservation and improved sanitation.

6.2.5 Potable Water Metering: This done by the management of the Refuge.

6.2.6 Pipe Insulation: All cold and hot water piping shall be insulated to prevent condensation and conserve energy.

6.3 ELECTRICAL SYSTEMS

6.3.1 Available Electric Power: There is currently electrical power in the building.

6.3.2 Electric Metering: Currently available in the building.

6.3.3 Fire Detection System: Provide hardwired interconnected smoke and Carbon Monoxide detectors in sleeping rooms, adjacent sleeping rooms and near kitchen.

6.3.4 DB shall provide quad wall receptacles or duplex receptacles where necessary.

Exact locations to be determined by DB.

PART 7 SCHEDULE

7.1 ANCILLARY DESIGN SCHEDULE: shall not exceed 42 days not

including Government review and approval.

7.2 CONSTRUCTION SCHEDULE: shall commence upon Government’s

approval of the 100% design phase and shall not exceed 105 days.

APPENDIX 1: BALCONES CANYONLANDS NWR

HEADQUARTERS AREA GOOGLE MAP

APPENDIX 2: FUNCTIONAL SPACE RELATIONSHIP PLANS, ELEVATIONS

AND PICTURES

APPENDIX 5: CAMPUS MAP

APPENDIX 5: VICINITY MAP

Rehabilitation of Quarters 40a Building