biddoc.pdf

CITY OF OURAY

REQUEST FOR PROPOSALS

OURAY HOT SPRINGS POOL HOUSE FACILITY

CONDITIONS ASSESSMENT

PARKS & RECREATION DEPARTMENT

RFP No. 2026-02-50

Issue Date 8/18/2026

Proposal Due Date 9/11/2026

Issued By City of Ouray Parks & Recreation Department P.O. Box 468 | 320 6th Avenue | Ouray, CO 81427

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1. INTRODUCTION

The City of Ouray, Colorado ("City") is soliciting proposals from qualified multidisciplinary architectural and engineering firms to conduct a comprehensive evaluation of the Ouray Hot Springs Pool house, with particular emphasis on a detailed review of all accessible structural components and all Mechanical, Electrical, and Plumbing (MEP) systems. This review should be comprehensive and identify all future maintenance needs and the expected timeline.

The selected consultant shall evaluate existing condition, performance, capacity, safety, anticipated remaining useful life, and replacement or rehabilitation needs. The assessment shall result in a comprehensive inventory of deficiencies and recommended improvements, with a separate planning-level price estimate for every identified line item, repair, replacement, or recommended capital improvement.

The City intends to use the completed assessment to support maintenance planning, capital budgeting, grant applications, project prioritization, and development of a multi-year Capital Improvement Plan (CIP). This assessment will help guide the city’s decision to either replace or renovate the existing pool house.

2. PROJECT BACKGROUND

The Ouray Hot Springs Pool is a significant City-owned recreational and tourism facility serving residents and visitors. The Pool house is a critical component of the overall facility and supports changing areas, restrooms, showers, administrative and support spaces, and associated building infrastructure.

Due to the facility's age, continuous public use, and exposure to a high-moisture and potentially corrosive aquatic environment, the City seeks a thorough professional assessment of its structural, mechanical, electrical, plumbing, recommended occupancy, ADA compliance and other major building systems.

3. PROJECT OBJECTIVES

• Conduct a comprehensive assessment of the pool house and its major building systems.

• Review and evaluate all accessible structural components of the facility.

• Review and evaluate all accessible Mechanical, Electrical, and Plumbing (MEP) systems serving the facility.

• Identify deficiencies, deterioration, deferred maintenance, operational concerns, and potential safety issues.

• Assess system capacity, performance, condition, and anticipated remaining useful life.

• Provide a recommended repair, rehabilitation, replacement, or further investigation for each identified deficiency.

• Provide a separate planning-level cost estimate for every individual recommended line item.

• Develop prioritized five-year and ten-year capital improvement plans.

• Identify opportunities to improve energy efficiency, water efficiency, reliability, maintainability, and lifecycle value.

• Consider accessibility, life-safety, and apparent code-related concerns.

4. REQUIRED SCOPE OF SERVICES

4.1 Project IniBaBon and ExisBng InformaBon Review

• Conduct a kickoff meeting with City staff.

• Interview appropriate City staff regarding recurring maintenance issues, known deficiencies, and operational concerns.

• Develop a detailed project schedule and coordinate site access.

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• Document assumptions, inaccessible systems, unavailable information, and limitations of the assessment.

4.2 Comprehensive Structural Systems Review

The consultant shall provide a detailed review of all accessible structural components of the pool house. The structural assessment shall evaluate, as applicable:

• Foundations, foundation walls, and accessible substructure components.

• Footings where accessible or where conditions can reasonably be evaluated.

• Structural slabs, elevated floor systems, floor framing, and structural supports.

• Bearing walls, columns, beams, girders, headers, posts, bracing, and structural connections.

• Roof framing, trusses, rafters, beams, supporting members, and accessible roof deck components.

• Concrete, steel, wood, masonry, and other structural materials present within the facility.

• Signs of settlement, movement, cracking, deflection, spalling, corrosion, rot, decay, moisture damage, or other deterioration.

• Conditions associated with prolonged exposure to humidity, moisture, mineral content, and the aquatic environment.

For every identified structural deficiency, the consultant shall provide the location, condition description, severity/risk, recommended action, recommended timeframe, estimated remaining useful life where applicable, and an individual planning-level cost estimate.

4.3 Comprehensive Mechanical Systems Review

The consultant shall provide a comprehensive evaluation of all accessible mechanical systems serving the pool house, including:

• Boilers, furnaces, heat pumps, unit heaters, hydronic and radiant systems.

• Air handling units, supply, return, make-up air, and exhaust systems.

• Ductwork, fans, dampers, louvers, controls, sensors, pumps, valves, and associated equipment.

• Heating, ventilation, humidity control, condensation, air movement, and moisture management.

• Equipment capacity, condition, apparent performance concerns, maintenance issues, and replacement-part availability.

• Manufacturer, model number, approximate age, capacity, current condition, and estimated remaining useful life where available.

• Whether major systems appear adequate for current occupancy, facility use, heating, and ventilation demands.

Special attention shall be given to humidity management and the effects of moisture and corrosion on mechanical systems and adjacent building components. Each identified mechanical repair, replacement, or improvement shall receive a separate planning-level cost estimate.

4.4 Comprehensive Electrical Systems Review

The consultant shall provide a comprehensive evaluation of all accessible electrical systems serving the pool house, including:

• Main electrical service, service equipment, transformers, switchgear, distribution panels, subpanels, and disconnects.

• Feeders, branch circuits, wiring methods, conduit, receptacles, and equipment connections.

• Grounding, bonding, and apparent surge protection provisions.

• Interior and exterior lighting serving the pool house, lighting controls, emergency lighting, and exit signage.

• Emergency and backup power systems where applicable.

• Available capacity, apparent loading concerns, obsolete equipment, moisture or corrosion-related deterioration, safety concerns, and maintenance issues.

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• Recommended upgrades and energy-efficiency opportunities.

Each identified electrical deficiency or recommended improvement shall receive a separate planning-level cost estimate.

4.5 Comprehensive Plumbing Systems Review

The consultant shall provide a comprehensive evaluation of all accessible plumbing systems serving the pool house, including:

• Incoming water service and domestic cold-water systems.

• Domestic hot-water systems, water heaters, storage tanks, distribution piping, pumps, and valves.

• Toilets, urinals, sinks, showers, faucets, and associated piping.

• Sanitary sewer, waste, vent, floor drains, cleanouts, drainage systems, sump pumps, and associated equipment.

• Backflow prevention devices and apparent cross-connection concerns.

• Leaks, corrosion, mineral buildup, deteriorated piping, aging equipment, drainage concerns, and recurring maintenance issues.

Special consideration shall be given to the effects of hot springs water, mineral content, moisture, and other conditions unique to the facility.

Every identified plumbing repair, replacement, or capital improvement shall receive a separate planning-level cost estimate.

4.6 Other Building Systems

The consultant shall evaluate significant accessible conditions associated with roofing, building envelope, exterior walls, windows and doors, waterproofing, interior finishes, ceiling and flooring systems, fire and life-safety systems, egress, and accessibility. Significant deficiencies shall be identified and individually priced where corrective action is recommended.

4.7 DocumentaBon of ExisBng Infrastructure

As part of this evaluation the City hopes to receive a full plan set of the existing infrastructure including floor plans, utilities and all MEP assets identified for future use. This document should serves as an “As Built” document for future renovations or replacement.

5. REQUIRED LINE-ITEM COST ESTIMATES

A primary deliverable of this RFP is a comprehensive list of recommended projects and improvements with an individual price estimate assigned to every line item. The consultant shall not combine unrelated deficiencies into a single lump-sum recommendation unless specifically approved by the City.

For every recommended line item, provide:

• Unique line-item number.

• Discipline/system category.

• Specific location.

• Description of deficiency or concern.

• Recommended action.

• Priority level.

• Recommended implementation timeframe.

• Estimated remaining useful life, where applicable.

• Individual planning-level opinion of probable cost.

• Basis and assumptions for the estimate.

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• Recommended phasing and anticipated operational impact.

• Whether temporary closure or operational disruption may be required.

6. REQUIRED SYSTEMS INVENTORY AND CAPITAL ASSESSMENT MATRIX

7. PRIORITIZATION

8. CAPITAL IMPROVEMENT PLAN

The consultant shall develop prioritized five-year and ten-year capital improvement plans identifying all recommended projects, individual project costs, recommended year of implementation, priority, system category, sequencing, potential project bundling opportunities, and estimated annual capital needs. The plans shall include annual and cumulative totals. This plan should also account for necessary maintenance items and the corresponding frequency.

9. COST ESTIMATING REQUIREMENTS

• Estimates shall be planning-level opinions of probable cost based on professional experience and current market conditions.

• State the date or basis of pricing and any escalation assumptions.

ID Discipline System / Componen t

Location Condition Deficiency Recommende d Action Priority

Remainin g Useful Life

Recommende d Year

Individual Cost Estimate

Operationa l Impact

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Priority Definition Recommended Timing

1 – Immediate / Critical Significant safety risk, major failure risk, substantial secondary damage potential, or immediate operational concern.

Immediately or as soon as practical

2 – High Priority Near-term action needed to prevent significant deterioration, failure, increased costs, or operational disruption.

Approximately 1–2 years

3 – Medium Priority Repairs, rehabilitation, or replacement anticipated in the mid-term. Approximately 3–5 years

4 – Long-Term / Planned Capital Not immediately required but anticipated based on condition or remaining useful life. More than 5 years

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• Identify contingency assumptions.

• State whether contractor overhead and profit are included.

• State whether design, engineering, permitting, testing, investigation, or other soft costs are included.

• Identify known exclusions and significant assumptions.

• Where practical, distinguish construction cost, professional services/design cost, testing/investigation cost, contingency, and total project cost.

10. REQUIRED DELIVERABLES

A. Dra^ Assessment Report

• Executive summary and assessment methodology.

• Documents reviewed and site observations.

• Complete structural systems assessment.

• Complete mechanical systems assessment.

• Complete electrical systems assessment.

• Complete plumbing systems assessment.

• Assessment of other applicable building systems.

• Photographic documentation and systems inventory.

• Deficiency list, recommendations, and estimated remaining useful life.

• Individual cost estimate for each recommended line item.

• Draft five-year and ten-year capital improvement plans.

B. Final Comprehensive Assessment Report The final report shall incorporate City comments and clearly identify immediate needs, short-term needs, long-term capital needs, structural concerns, MEP concerns, individual project costs, and recommended timing.

C. Editable Capital Improvement Spreadsheet Provide an editable Excel workbook or City-approved equivalent containing the complete systems inventory, all deficiencies, all recommended projects, individual cost estimates, priority ratings, recommended implementation years, five-year and ten-year plans, annual totals, and cumulative totals.

D. ExecuBve Summary and PresentaBon Provide a concise executive summary identifying overall facility condition, major structural concerns, major MEP concerns, immediate risks, highest-priority projects, and estimated immediate, five-year, and ten-year capital needs. Provide at least one presentation to City staff and/or City Council.

11. REQUIRED CONSULTANT QUALIFICATIONS

• Structural engineering and existing building assessments.

• Mechanical engineering.

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• Electrical engineering.

• Plumbing engineering.

• Building condition assessments and capital planning.

• Municipal, public, recreation, aquatic, or high-moisture facilities.

• Corrosion, material deterioration, HVAC, humidity control, lifecycle analysis, and cost estimating.

Experience with hot springs facilities, pools, aquatic centers, natatoriums, pool house, or similar high-humidity facilities is strongly preferred.

The proposal shall clearly identify the licensed or qualified professionals responsible for structural and each MEP discipline.

12. PROPOSAL REQUIREMENTS

• Cover letter.

• Firm qualifications and relevant experience.

• Proposed project team and discipline leads.

• Relevant structural and MEP assessment experience.

• Experience with aquatic or high-moisture facilities.

• At least three comparable projects and references.

• Detailed project methodology and schedule.

• Detailed fee proposal.

• Description of the firm's approach to individual line-item cost estimating and capital planning.

• List of assumptions, exclusions, and optional services.

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13. PROPOSAL EVALUATION CRITERIA

14. CITY RIGHTS AND RESERVATIONS

• Reject any or all proposals.

• Waive minor informalities.

• Request additional information or clarification.

• Conduct interviews.

• Negotiate scope and fees.

• Modify or cancel the RFP.

• Select the proposal determined to provide the best overall value to the City.

The lowest-cost proposal will not necessarily be selected.

APPENDIX A – MINIMUM REQUIRED LINE-ITEM COST SCHEDULE

EVERY IDENTIFIED REPAIR, REPLACEMENT, REHABILITATION, OR CAPITAL PROJECT SHALL RECEIVE AN INDIVIDUAL

LINE-ITEM NUMBER AND INDIVIDUAL ESTIMATED COST.

Evaluation Criteria Points

Experience Conducting Comprehensive Structural Assessments 15

Experience Evaluating Mechanical, Electrical, and Plumbing Systems 20

Experience with Aquatic, High-Moisture, or Corrosive Environments 15

Qualifications of Proposed Multidisciplinary Team 15

Understanding of the Project and Proposed Methodology 15

Approach to Individual Line-Item Cost Estimating and Capital Planning 10

Fee Proposal and Overall Value 10

TOTAL 100

ID Discipline Component Location Condition Recommendation Priority Timing Est.

RUL

Construction Cost

Soft Costs Contingency

Total Project Cost

STR-0

1 Structural Beam [Location] Poor Repair/Replace 1 Immediate 0 Years $XX,XXX $X,XXX $X,XXX $XX,XXX

MEC-0

1 Mechanical AHU [Location] Poor Replace 1 2027 0 Years $XX,XXX $X,XXX $X,XXX $XX,XXX

ELE-0

1 Electrical Panel [Location] Fair Replace 2 2028 2 Years $XX,XXX $X,XXX $X,XXX $XX,XXX

PLB-0

1 Plumbing Water Heater [Location] Poor Replace 1 2027 0 Years $XX,XXX $X,XXX $X,XXX $XX,XXX

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