BA-000-271-001 | Various Annapolis Bldgs. - Modernize Elevators | 1

PROJECT SCOPE OF SERVICES FOR A/E DESIGN

BA-000-271-001

VARIOUS ANNAPOLIS BLDGS. - MODERNIZE ELEVATORS

Four Occupied State Buildings | Seventeen Elevators | One Design Contract

1. General

The Maryland Department of General Services (DGS) intends to modernize seventeen (17) elevators in four occupied State office buildings in Annapolis under one coordinated design and one construction contract. The selected A/E shall provide complete elevator engineering and all supporting architectural, structural, electrical, mechanical, fire protection, fire alarm, telecommunications, security, accessibility, hazardous-materials, cost-estimating, scheduling, bidding, construction-administration, testing, and closeout services required for a complete and operational project.

The August 2026 VDA evaluation reports are planning references and do not relieve the A/E from independently verifying existing conditions, equipment identities, dimensions, capacities, interfaces, applicable codes, scope boundaries, and retained-versus-replaced components. The A/E shall reconcile discrepancies and notify the DGS

Project Manager before relying on any unverified information.

2. Project Locations and Elevator Inventory

Former Project Building and Address Units Existing System / Planning Basis

BA-659-270-001 House of Delegates Building (assessment title:

Lowe House Office Building)

6 Bladen Street, Annapolis, MD 21401

6 Three hydraulic garage units and three traction passenger units

BA-631-270-001 Revenue Administration Building

110 Carroll Street, Annapolis, MD 21401 4 Four traction units: three passenger and one service

BA-583-270-001 Miller Senate Office Building

11 Bladen Street, Annapolis, MD 21401 5 Five roped-hydraulic passenger/service units

BA-584-270-001 James Senate Office Building

110 College Avenue, Annapolis, MD 21401 2 Two traction passenger units

3. Project Work

• Develop one complete, coordinated, signed and sealed bid package for modernization of all seventeen elevators, with building-level and elevator-level scope, pricing, phasing, alternates, allowances, and unit prices clearly identified.

• Provide safe, reliable, durable, energy-efficient, accessible, code-compliant, and maintainable vertical transportation appropriate for heavily occupied government and legislative facilities.

• Specify current-generation non-proprietary equipment and standardize compatible controllers, fixtures, door equipment, drives, hydraulic components, diagnostic interfaces, spare parts, and documentation where practical.

• Preserve serviceable components only when supported by documented condition, code, lifecycle, availability, and value analysis. Clearly define inspection, testing, refurbishment, acceptance, and warranty requirements for retained items.

• Correct code, accessibility, fire/life-safety, environmental, machine-room, electrical, communications, and related building-system deficiencies triggered by or necessary for the modernization.

• Maintain required elevator capacity and accessible routes throughout construction, coordinate all outages with

DGS and the Using Agencies, and protect occupied spaces and public circulation.

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4. Building-Specific Modernization Requirements

Building Assessment-Based Design Requirements

House of Delegates Building Verify modernization of three hydraulic and three traction units; replace obsolete HC-2000 and Swift Futura control platforms and associated aging equipment; define traction machine, drive, ropes/sheaves, hydraulic power unit, valve, door, fixture, wiring, and cab work; remove abandoned traction equipment from the machine room; coordinate legislative occupancy, garage service, and group sequencing.

Revenue Administration

Building Modernize four traction units; replace aging MCE IMC-SCR/System 12 controls and associated drives;

replace geared machines and overhead/counterweight deflector sheaves as verified; address rope/sheave wear; restore machine-room HVAC and required fire resistance; coordinate passenger-group and service-elevator continuity.

Miller Senate Office Building Modernize five roped-hydraulic units while retaining viable suspension, cylinders, pistons, hoistway sheaves, guides, corridor entrances, buffers, safeties, and structural components when justified; replace and standardize power units, controllers, valves, door equipment, fixtures, and related electromechanical systems; evaluate value and compatibility of the 2023 control-interface upgrades and varied EECO/Maxton configurations.

James Senate Office

Building Modernize two traction units; replace controls, drives, door equipment, fixtures, wiring, and associated aging components; evaluate and document geared-machine replacement versus refurbishment; correct rope, drive-sheave, and deflector-sheave conditions; address machine-room moisture/humidity and safe overhead-equipment access; sequence one elevator at a time.

5. Modernization Systems and Related Work

• Controllers, dispatching and group operation, drives, starters, selectors, position systems, transformers, relays, field wiring, traveling cables, and related electrical equipment.

• Traction machines, motors, brakes, gears, hoist ropes, compensation, shackles, governors, safeties, guides, buffers, and overhead/counterweight deflector sheaves.

• Hydraulic power units, tanks, pumps, motors, valves, piping, silencers, oil conditioning, cylinders, pistons, packing, roped-hydraulic sheaves, suspension ropes, leak containment, and oil monitoring.

• Door operators, car and landing doors, tracks, hangers, rollers, interlocks, closers, restrictors, reopening devices, and entrance-frame restoration.

• Car operating panels, hall stations, lanterns, position indicators, audible signals, emergency lighting, firefighter service, inspection operation, accessibility features, and code-compliant two-way emergency communication/monitoring.

• Cab interiors, lighting, ventilation, ceilings, flooring, handrails, protection, weight calculations, and clearly identified finish allowances or selections.

• Machine/control-room HVAC, humidity control, lighting, receptacles, access, housekeeping, equipment removal, code clearances, and restoration of fire-rated construction and penetrations.

• Power distribution, disconnects, feeders, grounding, surge protection, selective coordination where applicable, shunt trip, standby/emergency power interfaces, and integrated testing.

• Fire alarm recall, alternate recall, fire-hat signals, smoke/heat detection, sprinkler coordination, security/access control, communications/network interfaces, hoistway/pit lighting and receptacles, drainage/sump provisions, ladders, guards, access, and structural supports.

6. Critical Requirements

6.1 Maryland General Assembly Session Blackout

Phasing is a controlling design criterion and contract requirement. The Maryland General Assembly Session generally occurs from mid-January through mid-April. DGS will establish the exact blackout dates for each affected year. The A/E shall design and administer the project to meet the following minimum requirements:

• No on-site construction, demolition, testing, shutdowns, staging, deliveries, punch-list work, or contractor occupancy during the Session blackout unless specifically authorized in writing by DGS.

• Before the blackout begins, every elevator shall be fully operational, safe, code compliant for interim or final service as applicable, inspected and accepted as necessary for unrestricted use. No elevator may remain partially modernized, disabled, barricaded, on temporary controls, or awaiting completion.

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• The contractor shall completely demobilize before Session, removing tools, stored materials, temporary barriers, dumpsters, field offices, and other construction presence, and restoring all affected areas to safe, clean, presentable service.

• Each elevator work package shall start and finish within one non-Session construction window, including demolition, modernization, testing, correction, State/AHJ inspection, turnover, and reasonable contingency.

• Long-lead equipment shall be approved, fabricated, delivered, inventoried, and verified before the associated elevator is removed from service.

• Maintain at least one operating elevator in every group and preserve accessible routes, service access, emergency-response capability, and building operations. Simultaneous outages require prior written approval from DGS and the Using Agency.

• Off-site engineering, approved submittal preparation, fabrication, and procurement may continue during

Session only when no on-site activity or elevator impact is required.

6.2 Required Phasing Deliverables

• Program-level critical-path schedule from design through post-construction services, including Session blackouts and required float.

• Building-by-building and elevator-by-elevator phasing narrative identifying outage durations, remaining capacity, temporary provisions, testing, inspections, turnover milestones, demobilization, and remobilization.

• Long-lead procurement schedule tied to each elevator work package and a rule prohibiting demolition before all required materials are verified.

• Logistics and demobilization plan addressing staging, deliveries, security, public protection, work hours, temporary barriers, access routes, housekeeping, and pre-Session restoration.

• Recommended contractual milestone dates, recovery-plan triggers, schedule reporting, float, liquidated-damages considerations, and other remedies needed to protect Session readiness.

6.3 Occupied-Facility Coordination

All buildings will remain occupied and operational. The A/E shall coordinate surveys, testing, design decisions, meetings, outages, deliveries, noise, dust, utility interruptions, security, public protection, and construction planning with DGS, each Using Agency, facility operations, legislative calendars, public events, and authorities having jurisdiction. No disruption is permitted without prior DGS authorization.

7. Non-Proprietary Equipment and Owner Access

• Specify equipment maintainable, adjustable, testable, diagnosable, and repairable by multiple qualified elevator contractors without exclusive manufacturer authorization.

• Do not permit expiring licenses, exclusive maintenance agreements, manufacturer-only resets, software lockouts, encrypted access restrictions, undisclosed passwords, recurring subscriptions, or OEM-controlled remote dependence that prevents competitive maintenance.

• Require delivery to DGS of all diagnostic tools, interfaces, passwords, parameter lists, permitted software/firmware backups, source configuration files, wiring diagrams, manuals, adjustment procedures, replacement-parts lists, and training required for full operation and maintenance.

• For two-way emergency communication, video monitoring, and related networked systems, avoid brand lock-in and include all equipment, network/IT coordination, programming, testing, training, licenses, subscriptions, inspections, and continuing-cost disclosures. Any unavoidable proprietary element or recurring fee requires prior written DGS approval.

8. Procedures for A/E

8.1 Programming and Existing-Conditions Verification

• Conduct a kickoff meeting with DGS and the Using Agencies to confirm project objectives, records, budget, decision authority, security, building operations, exact Session dates, review procedures, and communications.

• Review the four VDA assessments, available drawings, prior modernization records, maintenance records, callbacks, testing certificates, violations, utility information, and existing service contracts.

• Survey all seventeen elevators and associated machine/control rooms, hoistways, pits, lobbies, electrical services, HVAC, fire alarm, communications, security, structural supports, access, and affected finishes.

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• Verify elevator designations, landings, capacities, speeds, door configurations, group functions, power, equipment, code status, interfaces, and condition of components proposed for retention.

• Identify concealed-condition risks and recommend necessary investigations, including rope/sheave evaluation, machine testing, hydraulic integrity and oil condition, cylinder/piston condition, structural supports, electrical capacity, grounding, and hazardous-material surveys.

• Prepare a Basis of Design report documenting scope by elevator, retention/replacement decisions, non-proprietary strategy, code approach, phasing, risks, alternates, schedule, and opinion of probable construction cost.

8.2 Design and Construction Documents

• Prepare coordinated drawings, specifications, schedules, details, bid forms, and front-end technical requirements for all elevator and related building work.

• Provide signed and sealed submissions at Basis of Design/Schematic, 50%, 95%, and 100% Final Bid

Document stages. Include one review meeting and a consolidated comment-response matrix at each stage.

• Prepare a written code analysis and compliance matrix for each building and elevator group; coordinate permits, State Fire Marshal/AHJ review, inspections, testing, and certificates.

• Prepare independent itemized construction cost estimates at Basis of Design, 50%, 95%, and 100%, broken down by building, elevator/group, trade, work by others, phasing, general conditions, testing, alternates, allowances, contingency, and escalation.

• Update the critical-path schedule at each design submission and include design reviews, bidding, award, submittals, fabrication, delivery, outages, testing, inspections, punch list, Session demobilization/remobilization, and closeout.

• Design to the DGS-approved construction budget. If the program cannot be delivered within budget, immediately provide viable scope, phasing, alternate, or budget options.

8.3 Bidding and Award

• Attend and assist DGS with the pre-bid meeting and coordinated site walkthrough of all four buildings.

• Respond to bidder questions and RFIs and prepare interpretations, sketches, clarifications, and addenda within the bidding schedule.

• Evaluate substitutions for compliance with non-proprietary, standardization, performance, code, phasing, and supportability requirements.

• Analyze bids, equipment proposals, schedules, exceptions, qualifications, and subcontractor coverage;

prepare a bid tabulation and written award recommendation; attend one post-bid clarification meeting if requested.

8.4 Construction Administration

• Attend the preconstruction meeting and establish submittal, RFI, change, schedule, safety, outage, testing, and communication procedures.

• Review shop drawings, product data, samples, calculations, wiring diagrams, coordination drawings, mockups, and other submittals for conformance with the Contract Documents.

• Respond to RFIs and prepare supplemental instructions, sketches, and clarifications in time to avoid delay.

• Review contractor proposals and proposed change orders for scope, entitlement, quantities, labor, material, equipment, markups, schedule impact, and contract compliance; provide written recommendations to DGS.

• Review monthly payment applications and stored-material requests, verify observed progress, and recommend payment amounts.

• Review baseline and monthly schedules, look-aheads, recovery plans, long-lead status, and Session milestone compliance. Immediately notify DGS of any risk to turnover or demobilization.

• Perform milestone site observations and issue dated field reports with photographs, progress, deficiencies, schedule threats, decisions required, and responsible parties.

• Maintain and submit current submittal, RFI, change, testing, punch-list, and closeout logs with monthly progress reporting.

8.5 Progress Meetings - Included Additional Service

The A/E's fee shall include ten (10) on-site construction progress meetings. For each meeting, the A/E shall coordinate the date and participants with DGS, prepare and distribute an agenda, conduct and chair the meeting, BA-000-271-001 | Various Annapolis Bldgs. - Modernize Elevators | 5 document decisions and action items, prepare accurate meeting minutes, and disseminate the minutes to the project team within three (3) business days unless DGS directs otherwise.

The A/E shall provide a simultaneous virtual attendance option for each progress meeting using a DGS-approved platform, including the meeting link, audio participation, screen sharing, and remote access to meeting materials.

The virtual option supplements the required on-site meeting and does not convert the A/E's attendance to virtual unless DGS approves that arrangement in advance.

The fee proposal shall provide a unit cost for each additional progress meeting beyond the ten included meetings.

The unit cost shall include agenda preparation, on-site attendance, virtual meeting setup and support, meeting leadership, reasonable travel, preparation and dissemination of minutes, and associated administrative effort.

Additional meetings require prior written authorization from DGS.

8.6 Testing, Turnover, and Closeout

• Coordinate and witness required factory/bench testing where specified, acceptance and Category testing, fire alarm recall, emergency power, communications/video, door operation, leveling, ride quality, performance, and integrated-system testing.

• Perform pre-final and final inspections for each elevator; issue punch lists; verify correction; and recommend readiness for State/AHJ inspection, beneficial use, and unrestricted service.

• Review permits, certificates, test reports, approved submittals, record drawings, wiring diagrams, software/parameter backups, passwords, diagnostic tools, spare parts, warranties, Maintenance Control

Program documents, training records, and O&M manuals.

• Monitor record-document development during construction and provide fully corrected record drawings in

DGS-approved editable CAD/BIM and PDF formats.

• Witness Owner and maintenance-provider training and verify complete building-specific documentation and turnover of tools, access credentials, backups, and spare parts.

• Conduct a warranty inspection approximately ten (10) months after acceptance and the DGS Phase VI post-construction inspection approximately twenty-three (23) months after acceptance; issue written findings and recommendations.

9. Minimum Meetings and Site Attendance

Event Minimum Requirement

Kickoff / Pre-design One meeting with DGS and Using Agencies

Design Reviews One formal meeting at each Basis of Design, 50%, 95%, and 100% submission, as directed

Pre-bid One meeting plus coordinated walkthrough of all four buildings

Preconstruction One meeting

Construction Progress Ten on-site A/E-led meetings; A/E prepares agenda and minutes; simultaneous virtual option required

Additional Progress Meetings Provide a complete unit cost per meeting in the fee proposal

Inspections Milestone observations; pre-final and final inspection for each elevator; 10-month warranty and 23-month post-construction inspections

10. Deliverables

• Basis of Design report, field-survey documentation, equipment inventory, code analysis, risk/decision log, phasing plan, schedule, and estimate.

• 50%, 95%, and 100% signed and sealed coordinated drawings and specifications; bid form; alternates, allowances, unit prices; logistics and phasing requirements; cost estimates; schedules; and comment-response matrices.

• Pre-bid materials, RFI responses, addenda, substitution evaluations, bid tabulation, and award recommendation.

• Construction meeting agendas/minutes, field reports, reviewed submittals, RFI responses, change recommendations, payment recommendations, schedule reviews, logs, and test/inspection reports.

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• Punch lists, acceptance recommendations, corrected record documents, O&M manuals, training records, tools/software/password inventory, final report, warranty report, and post-construction report.

• Editable native files and searchable PDFs. Drawings shall be provided in DGS-approved CAD/BIM format and

PDF; specifications and reports in Word and PDF; estimates and schedules in editable native format and

PDF.

11. A/E Qualifications and Discipline Coordination

The prime A/E shall be an elevator engineering firm experienced in traction and hydraulic modernization, occupied government facilities, public procurement, non-proprietary specifications, and construction governed by immovable blackout periods. The A/E shall provide qualified supporting disciplines required for a complete project. Documents requiring professional certification shall be signed and sealed by design professionals licensed in Maryland. The prime A/E remains responsible for interdisciplinary coordination.

12. Fee Proposal Requirements

Submit a detailed fee proposal with labor hours, billing rates, expenses, and subconsultant fees by DGS phase, discipline, and building. The proposal shall clearly state assumptions, exclusions, design duration, construction-administration duration, staffing, and the number of included site visits. At minimum, separately identify:

• Phase I - Schematic/Programming and existing-conditions verification, including Basis of Design.

• Phase II - Design Development.

• Phase III - Construction Documents, including 50%, 95%, and 100% submissions.

• Phase IV - Bidding and award support, including pre-bid meeting, walkthrough, and bidder RFI/addenda support.

• Phase V - Construction administration, testing, punch list, closeout, and corrected record documents.

• Phase VI - Warranty and post-construction services.

• Ten (10) included on-site progress meetings with virtual option, agenda preparation, meeting leadership, and minutes.

• A complete unit cost for each additional progress meeting with all services described in Section 8.5.

• Included site visits by phase/building and a unit cost for additional site visits with field reports.

• Any proposed additional services, hourly rates, reimbursable expenses, travel assumptions, and not-to-exceed amounts. No additional service is authorized without prior written DGS approval.

13. DGS General Requirements

• All applicable terms and procedures in the DGS Architectural/Engineering Professional Services Agreement apply.

• Route project communications and recommendations through the DGS Project Manager. The A/E shall not direct changes to construction cost, time, or scope without DGS authorization.

• Provide a proposed design and procurement schedule with the fee proposal and update it throughout design and construction.

• Formal meetings shall be held at the project site, DGS offices, or virtually as directed by the DGS Project

Manager.

• Changes to the approved prime consultant, key personnel, or subconsultants require prior written DGS authorization.

• Payment requests shall use applicable DGS forms, reflect accepted progress by negotiated phase, and include the current monthly progress report. Additional services and reimbursables shall be separately identified and supported.

14. Reference Assessments

Report Facility Date

VDA No. 83803 Lowe House Office Building Vertical Transportation MOD Evaluation August 24, 2026

VDA No. 83800 Revenue Administration Building Vertical Transportation MOD Evaluation August 12, 2026

VDA No. 83804 Miller Senate Office Building Vertical Transportation MOD Evaluation August 14, 2026

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Report Facility Date

VDA No. 83802 James Senate Office Building Vertical Transportation MOD Evaluation August 12, 2026