Chattanooga NUSCH - CMc SOW (Updated 2025 03 24).pdf

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Section I.H of the CMc Agreement

STATEMENT OF WORK

New United States Courthouse, Chattanooga, Tennessee

DESIGN EXCELLENCE PROSPECTUS NEW CONSTRUCTION PROJECT

CONSTRUCTION MANAGER AS CONSTRUCTOR (CMc)

PROJECT IDENTIFICATION:

PROJECT NAME NEW UNITED STATES COURTHOUSE for CHATTANOOGA, TN

SOLICITATION NUMBER 47PE0325R0006

REGION SOUTHEAST SUNBELT ─ REGION 4

DIVISION GSA OFFICE OF PROJECT DELIVERY

BUILDING NAME NEW UNITED STATES COURTHOUSE (Building No. TN0500ZZ)

BUILDING ADDRESS TBD, CHATTANOOGA, TENNESSEE

CONTRACTING OFFICER JOSEPH ARDOIN

PROJECT MANAGER LINDA SEGOVIA

LAST REVISION 24 March 2025

Construction Manager as Constructor (CMc) Statement of Work

March 24, 2025

DRAFT VERSION

TABLE OF CONTENTS

I. SUMMARY 5

II. THE PROJECT 6

A. Project Description 6

1. SUPPLEMENT PROJECT INFORMATION 6

2. CONTRACT TYPE 6

3. OPTIONS 6

4. ALLOWANCES 6

5. DELIVERY METHOD 7

B. Project Goals & Objectives 7

1. GOALS 7

2. OBJECTIVES 7

C. Construction Manager as Constructor (CMc) Contractor Team 7

1. STAFFING 7

2. KEY PERSONNEL 8

3. EXPERTISE 8

4. CMc CONTRACTOR TEAM SUBSTITUTION 9

III. GENERAL REQUIREMENTS 10

A. Meetings 10

1. WEEKLY DESIGN MEETINGS (Design Phase) 10

2. OAC WEEKLY STATUS MEETINGS (Construction Phase) 10

3. A-E DESIGN PRESENTATIONS 10

4. SYSTEMS SELECTIONS ANALYSIS MEETING: 10

5. MOCK-UPS AND ASSEMBLIES/COMPONENT SYSTEMS SELECTION: 10

6. INTEGRATED DESIGN REVIEWS (Constructability Reviews) 10

7. COST EVALUATION AND SCOPE RECONCILIATION MEETINGS 10

8. PUBLIC COORDINATION MEETINGS 10

9. PARTNERING WORKSHOPS: 10

10. VALUE MANAGEMENT (VM) WORKSHOPS 11

11. RISK MANAGEMENT WORKSHOPS 11

B. Building Information Modeling (BIM), COBIE and Other Electronic Data 11 C. Deliverables 12

1. A/E SUBMISSIONS (Design Milestones) 12

2. CMc CONSTRUCTABILITY REVIEW(S) 12

3. DESIGN ASSIST (DA) SERVICES 14

4. DELEGATED DESIGN SERVICES 15

D. Cost Estimating, Reconciliation and Proposed Alternatives (CERPA) 15 E. Preliminary Project Schedule and Analysis 16 F. Construction Work Phasing, Sequencing and Logistics Plan 17 G. Early Work Packages 17

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H. Risk Register 17 I. Project Management Information System (PMIS) - Kahua 17

1. COLLABORATION TOOL 17

2. STORAGE REPOSITORY 17

3. KAHUA APPLICATIONS 18

4. ACCESS AND EQUIPMENT 18

5. TRAINING 19

6. SUPPORT 19

7. PERSONNEL REQUIREMENTS 19

IV. SCOPE OF SERVICES 20

A. Design Phase Services 20

1. PROJECT INITIATION MEETING 20

2. COLLABORATION WITH THE A-E 20

3. DELIVERABLES MATRIX 21

4. OPERATIONAL EXCELLENCE PROGRAM 21

5. DESIGN REVIEW PROCESS and PROCEDURES 21

6. MOCK-UPS 21

B. Construction Phase Services - EXERCISE of the GMP OPTION 21

1. PERMITS and FEES 21

2. PRE CONSTRUCTION CONFERENCE 22

3. PRE-NTP SUBMITTAL REVIEW AND ACCEPTANCE 22

4. NOTICE TO PROCEED 22

5. SCHEDULE MANAGEMENT 22

6. COST MANAGEMENT 23

7. CHANGE MANAGEMENT 24

8. SUBMITTAL SCHEDULE 25

9. QUALITY ASSURANCE AND QUALITY CONTROL PLAN 25

10. INSPECTIONS AND TESTING 25

11. BIM, CDX, and COBie REQUIREMENTS 25

12. PROJECT RECORD DOCUMENTS 27

13. CLARIFICATIONS + REQUESTS FOR INFORMATION + CHANGE ORDERS 27

14. PAYMENT REQUESTS 27

15. CMc CONTINGENCY ALLOWANCE (CCA) 28

16. COMMISSIONING 28

17. CONSTRUCTION EXCELLENCE PEER REVIEWS (CEPR) 28

18. LESSONS LEARNED WORKSHOP 28

19. ART IN ARCHITECTURE INSTALLATION 28

20. PRE-TURNOVER PROCESS 28

21. TURNOVER PROCESS 29

22. FINAL RECORD DOCUMENTS 29

23. MATERIAL SAMPLES, ATTIC STOCK AND SPARE PARTS 29

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24. PREPARATIONS FOR OCCUPANCY 29

25. PROJECT AWARDS/LEED and SITES CERTIFICATION 30

26. CONTRACT CLOSEOUT 30

END OF SECTION 30

V. ADMINISTRATIVE PROCEDURES 31

A. Design Phase Progress Reviews and Payments 31 B. Construction Progress Reviews, Reports, Payments & Delays 32 C. Contract Financial Closeout 32 D. Travel, Reproduction, and Delivery 32 E. Groundbreaking and Dedication Ceremonies 33 F. Security Clearance and Management 33

1. HSPD-12 COMPLIANCE 33

2. PERSONNEL SECURITY REQUIREMENTS 33

G. Document Security 34 VI. REFERENCES and ATTACHMENTS 35

A. Attachment 01: CMc Deliverable Matrix dated June 2024 35 B. Attachment 02: Meeting Matrix dated June 2024 35 C. Attachment 03: Project Milestone Schedule dated November 2024 35 D. Attachment 04: Proposed GSA DIVISION ONE SPECIFICATIONS 35 E. Attachment 05: GSA P100 Submittal Matrix (2021) – Version 1.0 35 F. Attachment 06: PROGRAM OF REQUIREMENTS dated October 2022 35 G. Attachment 07: Site Information (Placeholder for Geotechnical Report, topographic survey, utility survey, NEPA reports) 35 H. Attachment 08: Proposed Architect-Engineer (A-E) SOW dated xx January 2024 35 I. Attachment 09: Construction Manager as Advisor (CMa) and Commissioning Provider (CxP) SOW dated 26 June 2023, Rev. 01 35 J. Master Reference Appendix Document 35

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I. SUMMARY

The General Services Administration (GSA), Public Buildings Service (PBS), Region 04, seeks a Construction Manager as Constructor (CMc) for design phase services and construction of a new United States Courthouse in Chattanooga, TN.

The purpose of this document is to provide an overview of the Project and CMc Contractor requirements as a part of the Construction Manager as Constructor (CMc 101 - Agreement). This Statement of Work, is one part of Section I.H of the Agreement that includes Specifications, Exhibits, and Other Attachments. For conflicts or ambiguities within or among the contract documents the CMc Contractor must refer to the CMc 101 - Agreement.

The CMc’s tasks are separated into two distinct phases: 1) Design Phase Services; and (2) Construction Phase Work. This Statement of Work (SOW) outlines the included scope that is not currently in the Contract Documents that the CMc shall perform. As a general matter, the CMc shall review and become familiar with the scope of services under the A-E’s contract, especially the various standards, guidelines, policies, and documents that the A-E is required to follow in developing the design and construction documents. This review and familiarization is vitally important during the Design Phase Services because, as set forth in more detail below, the main tasks of the CMc during the Design Phase Services are to provide constructability and cost estimation reviews of the A-E’s design-related submissions. At its core, the CMc will help to ensure that the design and construction documents will enable the Government to exercise the Guaranteed Maximum Price (GMP) Option at a price that is at or below the GMP.

END OF SECTION

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II. THE PROJECT

The Project is a new Courthouse that will include space for the Eastern District of Tennessee U.S. District Court, U.S. Magistrate Court, U.S. Bankruptcy Court, the Sixth Circuit Court of Appeals (COA) as well as other federal tenant agencies which include GSA, the U.S. Attorney’s Office, the U.S. Marshals Service, U.S. Probation Office and Congressional Office Space. The new Courthouse will be 190,701 gross square feet, located in the downtown district of Chattanooga, Tennessee. The site identified is referred to as the 'Vine Street Site’ and is bounded by East 5th Street to the north, Lindsay Street to the east, Vine Street to the south, and Georgia Ave to the west.

Design and construction of the new Courthouse will address accessibility, circulation, security, programming, and other deficiencies, currently experienced by the Judiciary and tenant agencies in the existing Joel E. Solomon Federal Building and Courthouse.

A. Project Description

GSA will contract with a separate architect-engineer (A-E) firm that is responsible for developing complete design and construction documents for the Project. The A-E contractor’s SOW is included for reference in Attachment 8. In addition, GSA has contracted with a Construction Management as Advisor (CMa/CxP) to provide management services from pre-design to the close-out phase of the Project. The CMa/CxP SOW is also included for your review as Attachment 9. GSA may issue additional separate contracts for: (1) Artist(s) under the Art in Architecture program; (2) US Marshals Service Security Vendor; and (3) other consultants as reasonably necessary to complete the Project.

1. SUPPLEMENT PROJECT INFORMATION

This project requires specialized technical specifications, material and equipment procurement, installation, and Measurement & Verification (M&V). Successful project delivery will depend on active CMc Contractor collaboration with the CMa/CxP, A-E, GSA and other subject matter experts.

2. CONTRACT TYPE

As noted in the Agreement, the CMc’s tasks are primarily separated into two distinct phases: (1) Design Phase Services, which is a Firm Fixed Price (FFP) Contract Line Item; and (2) Construction Stage Work which is a Guaranteed Maximum Price (GMP) Contract Line Item option.

a. Guaranteed Maximum Price (GMP)

b. Conversion to Firm-Fixed Price (FFP)

GSA requirements to exercise the option to convert the GMP contract to a Firm- Fixed-Price contract are referenced in the CMc Agreement.

3. OPTIONS

In addition to the base scope of work, the options for this project are listed below. Refer to Section ____ Contract Price Form in the ____ Agreement for option pricing. “Option” means a unilateral right in the Contract by which, for a specified time, the Government may elect to incorporate into the Contract additional scope, products, materials, equipment, systems, and installation methods that are described below. The amount for an option is the total adjustment from the Base Contract to incorporate the option work into the project. Option work includes miscellaneous devices, accessory objects and similar items incidental to or required for a complete installation, whether or not mentioned as part of the option description.

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a. TBD - If Applicable

4. ALLOWANCES

a. CCA Allowance 536.7105-2 § (3) CCA

b. Other types of Allowances 536.7105-6 § (b) CCA

5. DELIVERY METHOD

In General:

The CMc shall review and become familiar with the scope of services under the A-E’s contract, especially the various standards, guidelines, policies, and documents that the A-E is required to follow in developing the design and construction documents. This review and familiarization is vitally important during the Design Phase Services because, as set forth in more detail below, the main tasks of the CMc Contractor during the Design Phase Services are to provide constructability and cost estimation reviews of the A-E’s design-related submissions. At its core, the CMc Contractor will help to ensure that the design and construction documents will enable the Government to exercise the Guaranteed Maximum Price (GMP) Option at a price that is at or below the CMc Contractor’s GMP.

B. Project Goals & Objectives

1. GOALS

a. Meet performance, quality, and sustainability objectives, per the GSA Design and Construction Excellence Programs.

b. Achieve LEED Gold requirements, as required by GSA P100.

c. Achieve SITES Silver certification, as required by GSA P100.

d. Design and construction of the new courthouse shall comply with agency design guide standards, to include the U.S. Courts Design Guide (2007 w/ 2016 updates), U.S. Marshals Publication 64 (2014 Vol 1 & Vol 2 and 2017 Vol 3), etc.

2. OBJECTIVES

To be considered successful, the Work must achieve the following objectives:

a. Build dynamic partnerships and a cohesive team with all contracted parties and GSA, aligning goals and vision to successfully and safely deliver this project’s scope on-time and on-budget.

b. Design and construct the new courthouse such that expected maintenance requirements will be equal to or less than that of similar facilities.

c. Ensure that all sensitive documents are handled, distributed, archived and destroyed according to established project procedures.

C. Construction Manager as Constructor (CMc) Contractor Team

1. STAFFING

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The CMc Contractor must provide experts in disciplines listed in the P100 Facilities Standard for the Public Buildings Service, October 2021 with 2022 Addendum, and as otherwise required in this section, with credentials as indicated, as they apply to this project. The CMc Contractor must provide sufficient staff of project managers, SME (subject matter expert) reviewers, cost estimators, schedulers, field engineers, including structural engineer for means and methods of in-construction calculations, superintendents, inspection and testing engineers, clerical and accounting personnel, excetera to perform the required work within the established GMP and contract period of performance.

2. KEY PERSONNEL

The CMc will use best practices as represented by the Project Management Institute (PMI), Construction Management Association of America (CMAA), the Construction Industry Institute (CII), and/or any other nationally recognized organization that prompts best practices in the construction management field. At least one full-time member of the team shall hold certification from one or more of these groups. Preferably, the CMc’s Senior Project Manager should be a Project Management Professional (PMI’s PMP) or a Certified Construction Manager (CMAA’s CCM).

In addition to the Key Personnel listed, the CMc Contractor shall identify a single point-of-contact who has overall authority to bind the CMc contractually.

CMc Key Team members shall include the following:

a. Construction Project Executive

b. Senior Project Manager

c. Design Phase Manager

d. Assistant Project Manager

e. Cost Estimator

f. Construction Superintendent

g. Quality Control Superintendent

h. Scheduler

i. Safety Program Coordinator

j. MEP Coordinator

k. Commissioning Coordinator

l. BIM & Documentation Coordinator

3. EXPERTISE

The CMc Contractor’s team members should also include the following experts to provide expertise (a single individual may be assigned more than ONE of the responsibilities / expertise listed below) as and when needed for efficient and effective operations:

Within 30 calendar days after the Notice to Proceed (NTP) the CMc Contractor must edit the Communications Plan, and complete the CMc team entries.

a. Subject-Matter Experts (SME) Reviewers

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i. All disciplines including civil, structural, geotechnical, hydrology and hydraulics, mechanical, plumbing, electrical, fire/life safety, elevator, architectural, and building envelope.

b. Physical Security and Access Control Consultant/Coordinator

c. Registered Communications Distribution Designer (RCDD)

d. PMIS/Document Manager (CDM), including BIM and COBie

i. The CDM must provide a single point of contact to manage documents and coordinate submissions. The CMc Contractor must coordinate with GSA’s BIM POC within 30 calendar days after the NTP to confirm the BIM Management Plan (BMP), including naming conventions, format, structure, and training requirements.

ii. The CDM must:

1. Control of all project documentation, including PMIS requirements.

2. Execute real time updating of as-builts with change orders, bulletins, RFIs.

3. Coordination with PBS CAD Standards, Building Information Modeling (BIM) and (COBie) and other Electronic Data.

4. Coordination with Operations and Maintenance.

e. Other Personnel

i. In addition to the team members identified within this document, the CMc Contractor must provide administrative, clerical, and other technical personnel as necessary to perform the services required under this contract.

4. CMc CONTRACTOR TEAM SUBSTITUTION

During the performance of the services required under this contract, the CMc Contractor must obtain written consent from the Contracting Officer before making any substitution for key personnel, sub-Contractors and outside associates, or consultants specifically identified and agreed to in the request for qualifications, proposal, contract, and any contract modifications.

END OF SECTION

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III. GENERAL REQUIREMENTS

Requirements in this section shall apply to all project stages described in the Section IV - Scope of Services. Some of the requirements noted in this section may be subject to exercise of contract option(s)

A. Meetings

At a minimum, the CMc shall attend and be an active participant in all of the meetings listed in this section.

For each meeting, the CMc shall determine the appropriate mix of attendees based on the subject matter, and the requirements of the Meeting Matrix (See Attachment 2). Unless otherwise noted, all Design Phase meetings shall be conducted at the location designated in the Meeting Matrix; and all Construction Phase meetings will be conducted at the project site, unless noted otherwise.

In general, the meetings will consist of:

1. WEEKLY DESIGN MEETINGS (Design Phase)

2. OAC WEEKLY STATUS MEETINGS (Construction Phase)

3. A-E DESIGN PRESENTATIONS

4. SYSTEMS SELECTIONS ANALYSIS MEETING:

The CMc shall participate in building system analysis and selection, to include but not limited to mechanical, electrical, security, and other building systems and/or components.

5. MOCK-UPS AND ASSEMBLIES/COMPONENT SYSTEMS SELECTION:

The CMc shall participate in the inspection and evaluation of mockups of: proposed spaces, courtrooms or curtain walls, security screening, etc.

6. INTEGRATED DESIGN REVIEWS (Constructability Reviews)

7. COST EVALUATION AND SCOPE RECONCILIATION MEETINGS

The cost evaluation and scope reconciliation meetings shall occur, at a minimum, bi-weekly during the design phase and monthly during other project phases. Additional meetings or increased frequency may be required based on the needs of the project.

8. PUBLIC COORDINATION MEETINGS

9. PARTNERING WORKSHOPS:

To most effectively accomplish this contract, the Government requires that the CMc and its subcontractors (when appropriate) participate in six (6) partnering sessions (three each at the Design and Construction Phases) conducted by a professional facilitator arranged for by the CMa.

For planning purposes, each session shall be one-day (8 hours) minimum and will be held in Chattanooga, Tennessee at or near the construction site as determined by GSA. Refer to GSA 01 31 00 PROJECT MANAGEMENT AND COORDINATION and the Meeting Matrix for specific requirements.

a) The Initial Partnering Session will serve as the Design Stage Kick-off Meeting. This initial Partnering Session is anticipated to occur in the 2nd quarter of calendar year 2025.

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b) Follow-on Partnering Session(s) will be scheduled at predetermined milestone intervals depending on the length of the Design Phase and Construction Phase Services portions of the project. Participants are encouraged to utilize electronic means to expedite meetings.

Construction Phase workshops may be held at the project site or in a Government facility.

Follow-on partnering sessions may be held concurrently with other scheduled meetings.

Attendees will include those specified in the Meeting Matrix, and others as required to resolve current issues. All partnering sessions are planned to be in person only events.

c) As needed by circumstances, additional Partnering Sessions may be conducted on an “as-needed” basis by the Project Delivery Team.

10. VALUE MANAGEMENT (VM) WORKSHOPS

The CMc will actively participate in a formal two-day in person workshop that is anticipated to occur during the Design Development Phase. The CMa will provide a VM program expert to facilitate this effort. It is anticipated that subsequent sessions and studies will be necessary to achieve project goals. The CMc shall provide expertise and guidance in evaluating and selecting which proposals will be accepted.

11. RISK MANAGEMENT WORKSHOPS

The purpose of the risk management process is to identify potential project challenges before they occur so contingencies may be planned and invoked as needed across the life of the project to mitigate adverse impacts on project delivery. The Risk Register captures all discussions surrounding concerns, potential risks, risk mitigation strategies, and opportunities that might arise over the life of the project.

The CMc shall participate in quarterly workshops throughout the Design and Construction Phases with the GSA, A-E, CMa/CxP and other stakeholders to create, update, or modify the Risk Register or an acceptable alternative as agreed to by the Contracting Officer. Each session is scheduled to last up to one day, and will be conducted virtually by electronic means.

In addition, the parties will utilize the Construction Industry Institute’s Project Definition Rating Index (PDRI) to assess risks and opportunities for the project at defined Design Phase deliverables. One PDRI evaluation session is scheduled to occur prior to completing the Commissioner’s Checklist which is needed for Commissioner’s final concept approval. A second PDRI is typically held at the completion of the Design Development Phase.

B. Building Information Modeling (BIM), COBIE and Other Electronic Data

The CMc will participate in the BIM deliverable review process, BIM QA/QC process, and support GSA organizational BIM objectives. The CMc will play a key role to ensure that separate contracts for design and construction are well coordinated, such that the design team and CMc firm will both comply with BIM requirements. The CMc shall review all BIM submissions listed in the P100 for compliance with GSA BIM standards. The CMc will participate in the design team’s BIM execution planning and BIM dedicated meetings or reviews. The CMc will use the most current A-E model(s) as appropriate to provide independent feedback such as constructability reviews, and incorporate BIM into other activities (such as scheduling) wherever possible

The A-E is required to develop the design documents using BIM software, and use the models throughout design for communication and collaboration with GSA. Models are to comply with the requirements of the GSA Regional BIM Standard, COBie Playbook, Common Data Exchange (CDX) as well as the P100.

The CMc will receive a final Record Model from the designer (after Substantial Completion), which the CMc will be required to further develop in accordance with the GSA Regional BIM Standard.

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C. Deliverables

The CMc must provide a written deliverable based on the A-E’s design-related submissions for each of the following design milestones (these milestones are further explained in the P100):

1. A/E SUBMISSIONS (Design Milestones)

From the receipt of the A-E’s design-related submission, each written deliverable from the CMc is due to the Contracting Officer within 14 calendar days for Design Concept Phase submissions (Preliminary and Final), and 21 calendar days for Design Development and Construction Document Phase submissions.

a) Design Concept Phase

(1) Preliminary Concepts

(2) Final Concept

b) Design Development Phase

(1) Schematic Design

(2) 50% Design Development

(3) 100% Design Development

c) Construction Document Phase

(1) 65% Construction Documents

(2) 95% Construction Documents

(3) Issued for Construction Construction (Final) Documents

d) Early Work Packages (EWP) - The A/E shall provide the following for each EWP:

(1) 65% Construction Documents

(2) 95% Construction Documents

(3) IFC (Final) Construction Documents

2. CMc CONSTRUCTABILITY REVIEW(S)

In general, Constructability Reviews are a series of activities and meetings, generally corresponding to and aligning with the project's design phase. These reviews become increasingly detailed as the design develops, and become an integral part of the overall construction planning and execution process.

Constructability Reviews shall ensure that the A-E’s design effort is biddable; buildable; maintainable;

and aligns with cost, schedule, and quality goals. They consist of the systematic detailed review of drawings, construction documents and other construction data by the CMc’s SMEs in all disciplines to identify missing data, data conflicts, code issues, inconsistencies, construction feasibility and operational issues. The goal is to save the project time and money by uncovering problems or potential problems that may be encountered during construction such as errors, omissions, ambiguities and conflicts.

The CMc shall perform successive constructability reviews at the drawing review milestones stated above. Each review shall be completed within the time frame stated above, and will include the steps as described below.

Steps for conducting a Constructability Review:

Pre-Constructability Review Activities

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1) Prior to the initial review, the CMc provides GSA with their management plan for conducting the reviews. The plan should include the methodology (including systems utilized for analysis and documentation), timing, and scope assignments. The plan must be provided to and accepted by the CO before proceeding. The CMc shall update and resubmit the plan if any changes in participants or processes changes.

2) A-E issues milestone drawings for review.

3) CMa provides CMc with complete project documentation (i.e. A-E’s construction documents

(digital documents), site information, etc.

4) CMa coordinates the flow of Q/A information between CMc and stakeholders (before - during -and after the workshop).

Constructability Review Activities

1) CMc coordinator conducts a multi-discipline “structured review” as defined by the accepted CMc methodology, described herein.

2) The reviewers should be collocated, utilize BIM technology and incorporate a rational approach for the review.

3) The CMc shall facilitate a site walk-through with reviewers, as necessary.

a) The CMa will concurrently be providing a design quality assurance review. The CMc and

CMa shall coordinate their efforts to present a comprehensive review package for the A-E.

4) The CMa shall act as a liaison with the GSA PM and A/E, answer questions and provide additional technical information.

Constructability Review Deliverables

For each review, the CMc shall provide a written report with the following sections:

i. Executive Summary

ii. Cost Estimate

iii. Schedule Analysis

iv. Construction Work Phasing, Sequencing, Logistics & Coordination Plan

v. Building Information Modeling (BIM) Compliance

vi. Propose early Work Packages Suggestions

vii. Risk Analysis including; Estimated Cost of Work (ECW), Schedule, Design Quality, Project

Scope

viii. The CMc shall provide constructability recommendations to include:

a. Improving Life Cycle Costs,

b. Sustainability,

c. LEED / SITES,

d. Systems Analysis,

e. Functionality,

f. Enhancing Operational Flexibility,

g. Minimizing Labor Shortages,

h. Minimizing Material Shortages,

i. Safety,

j. Industry best practices

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ix. Nonconformity discovery by CMc to include but may not be limited to:

a. Codes;

b. Standards;

c. Requirements;

d. Errors;

e. Omissions,

f. Inconsistencies

x. Specifically, the report shall include a section that:

a. Names each major trade subcontractor, vendor, or supplier that the CMc used or relied on in preparing the submission

b. Provides a brief description of the services provided by such company

c. The work that the company might perform on the project (if ultimately selected by the

CMc).

Post-Constructability Review Activities

1) CMc presents FINDINGS to GSA, CMa, A-E and other project stakeholders in a usable, non-adversarial fashion at an Integrated Design Review (IDR) meeting.

2) GSA “accepts” selected Constructability Alternative Concepts, and CMa updates Risk Register.

3) A-E implements GSA “accepted” Constructability Concepts into the project design and A-E, CMc and CMa verify cost impact.

4) CMc backchecks revised design documents and validates cost impact.

5) CMa monitors the integration of constructability comments into A-E documents.

6) CMc participates in a Scope/Cost Estimate Reconciliation meeting to assure cost alignment, and identify cost reductions through improved efficiencies.

7) CMc prepares for the next document review milestone.

As noted above, representatives of these companies must attend the post-submission (constructability review) meetings with the Government

3. DESIGN ASSIST (DA) SERVICES

The Design Assist task(s) shall provide one or more trade experts hired by the CMc to collaborate with or “assist” the A-E in developing the design and construction documents. The DA entities may be a trade contractor, manufacturer or vendor with specialty knowledge and expertise (i.e., electrical, HVAC, fire protection, plumbing, structural systems, finished carpentry, exterior skin/ building enclosure, etc.). The DA entity’s collaboration with the A-E can include providing system design options, considering longevity of system components, performing cost analysis, determining means and methods, and that the proposed concepts work within the overall building type design.

The entities are hired by the CMc early in the design process (start of the Design Development Phase) to provide the A-E input as the design is technically developed. The DA entities do not engage in design, and do not assume design liability. In Design Assist, the design responsibility resides with the A-E.

The DA task(s) should align design intent, combined with means and methods expertise, to accurately fabricate the materials, with ultimate integration into the building components to meet GSA requirements, of quality, scope, cost and schedule.

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4. DELEGATED DESIGN SERVICES

As is customary due to its proprietary or specialized nature, certain building elements are not fully designed by the A-E and require further development, coordination, and approval within the scope of the CMc’s services. Without exclusion to other considerations, the following examples are noted:

a. Exterior Cladding (facade systems, curtainwall systems, etc.)

b. Stairs

c. Guardrails & Handrails

d. Fall Protection Systems

e. Life-Safety Systems (fire protection, fire alarm, etc.)

f. Building Maintenance Systems (window washing equipment, etc.)

g. Elevator & Guide Rail Support

h. Light Gauge Metal Framing

i. Suspended Ceilings and Exterior Soffits

j. Seismic Bracing and Supports of Utilities and Building Components

k. Vibration Isolation Devices

l. Blast Resistance Components

m. Modular Retaining Walls Systems

n. Dewatering Systems

o. Temporary Shoring

p. Perimeter Access Control and Security Systems

Delegated design submittals shall be subject to all requirements included in the contract documents that are applicable to design submissions; thus, delegated designs are not to be treated as a typical submittal for purposes of review. All delegated design documents must be fully incorporated in the formal as-builts design close-out package to ensure a complete and full design record.

D. Cost Estimating, Reconciliation and Proposed Alternatives (CERPA)

The purpose of the CERPA is for the Government to have the benefit of multiple, separate estimates prepared at major design milestones to ensure that the project’s design is in alignment with the budget. The CMc leads this collaborative reconciliation effort. When necessary the CMc proposes alternative designs that may be considered by GSA to improve the project’s efficiency and to lower the project cost.

The CMc Contractor will participate (along with A-E, CMa, and other parties) in an estimating requirements meetings early in the Design Phase to achieve concurrence on estimating standards and protocols in the performance of these tasks.

At each design milestone, the CMc shall review the project’s design documents, provide detailed pricing information of the design and provide alternative systems, materials and finishes that maintain the design intent to meet the target ECW.

1. The estimates shall be performed concurrent and with consideration of input from the Constructability Review.

2. The estimates shall be prepared as per GSA requirements and organization.

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a) Comply with the cost-estimating requirements for capital construction projects as set forth in the P120.

3. The CMc shall provide detailed pricing information and cost estimates, the A-E shall provide an updated cost estimate, and the CMa shall provide an independent Total Project Estimate (TPE).

4. The cost reconciliation shall be conducted in a workshop setting with representatives and experts available from each organization.

5. The CMc shall participate in reconciliation of differences in the various estimates developed for the project. The cost reconciliation shall identify variances between the estimates, anomalies, ambiguities and minor omissions.

6. The CMc’s review shall include an assessment of current market conditions, labor and material availability, constructability issues, phasing or sequencing impacts.

7. The CMc shall as necessary recommend alternative systems.

The Government will reconcile the CMc estimate with other estimates to ensure that the project being designed will be constructible within the project's budget and is consistent with the established GMP. The reconciliation will not only focus on the total GMP, but will also take into account the major cost elements that make-up the total GMP (e.g., structural, MEP, exterior, general conditions, etc.). The CMc and its major trade subcontractors, vendors, and/or suppliers shall participate in reconciliation meetings. Significant discrepancies or variances in the estimates (whether in whole or in part) should be reconciled prior to exercising the GMP Option.

If the reconciled costs are significantly under budget (ECW), then the value management process should identify opportunities to purchase greater efficiencies and quality, after discussions on future risk exposure.

If reconciled estimates are over budget, direction must be given for the A-E to meet their contract design to budget. The project team will need to develop ideas to facilitate options to realign the design to budget without impact to program, facility operations or security. The CMc shall propose alternatives that will deliver the project at or below the GMP Option. The Project Delivery Team should not leave the design progress phase without being in budget or with a solution to recover.

The CMa leads the value engineering effort aided by the CMc and the design team. The recommendations for VM changes to the design must be approved by the Government. Life cycle cost analysis is critical to long term ownership.

Due to funding allocations (Reimbursable Work Authorizations, etc.) and other requirements, GSA has a need for separate elements of work to be estimated and segregated separately. The CMc, throughout this engagement, shall organize and prepare their cost estimates to support this effort. Without limitation to additional items, the following are currently known items:

● Option A: 600 SF Multi-Defendant Courtroom

● Option B: USMS Program Changes

● Option C: Courts Program Changes

E. Preliminary Project Schedule and Analysis

Provide a detailed, time-scaled computer generated project schedule with activities representing each portion of the work for the entire contract performance period. The project schedule shall be prepared using the Critical Path Method (CPM) for the planning, scheduling and reporting of the work to be performed. The CPM scheduling software shall be capable of generating and depicting the longest path of the schedule network.

Schedule activities shall accurately depict the contractor’s means and methods to complete the entire scope of work including, but not limited to, activities of trade contractors, consultants, equipment vendors and suppliers, GSA, and others, as required. Also reference GSA FY23 01 31 10 CRITICAL PATH METHOD (CPM) SCHEDULING for PROSPECTUS PROJECTS

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F. Construction Work Phasing, Sequencing and Logistics Plan

The CMc shall submit a construction work allocation plan addressing all of the following topic areas.

1. Construction phasing approach.

2. Use of any fast tracking or multiple construction document packages to achieve cost or schedule efficiencies, improvements, or savings.

3. Schedules for award of trade contract construction packages, including procurement cycles, deliverable approvals, construction delivery and testing/commissioning.

4. All aspects of tenant relocation and occupancy (telecommunications, furniture relocations, etc.).

5. Temporary facilities and laydown areas.

6. Possible labor or material shortages.

7. Means and methods.

8. Long-lead items.

G. Early Work Packages

During the design of the project, the CMc and the Government may agree that it is in the best interest of the project to initiate early construction (work) packages. These early work packages can be individual GMP line items or firm fixed price line items. Early construction packages should be for standalone, severable scopes.

H. Risk Register

The CMc shall provide review and recommendations to the project Risk Register after each Constructability Review, and as necessary to support the project goals.

I. Project Management Information System (PMIS) - Kahua

GSA requires the use of the PMIS (GSA’s project management information system) throughout the project life cycle as a project management tool, and as a repository for timely and accurate project information. The current PMIS in use by GSA is Kahua.

The CMc Contractor shall utilize the PMIS for:

1. COLLABORATION TOOL

Collaborate with GSA and the broader Project Delivery Team across all project tasks.

2. STORAGE REPOSITORY

Store all project information and documentation, including controlled unclassified information (CUI) and communications.

3. KAHUA APPLICATIONS

The following applications shall be utilized by the CMc Contractor:

a) Cost Management

(1) Earned Value: Provide and/or evaluate cost loaded schedules for Earned Value progress.

(2) Estimating and Funding: Upload and review project estimates.

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(3) Expenses: Manage contract financial information including contract awards, tracking potential change requests, breakdown of schedule of values, and pay request review.

(4) Work Breakdown: View project financial information.

b) Document Management

(1) Communications: Document and upload formal project communications

(2) Daily Reports: Document and upload daily reports.

(3) Design Review: Initiate, manage and participate in project design reviews

(4) Field Observations: Record field observations, test results and upload related documentation.

(5) File Manager: Manage project/contract files and upload any CMc design related submissions.

(6) Meetings: Document project meetings and track progress on key action items.

(7) Packaged Submittals: Manage project submittal review process and upload related documentation.

(8) Punchlists: Manage project punch-list process and upload related documentation.

(9) RFI’s: Manage project RFI process and upload related documentation.

(10) Risk Register: Identify and contribute to managing key project risks

(11) Safety: Manage project related safety issues including Accident Reports, Fire Alarm/Sprinkler Outage Requests, Fire Incident Reports, Hot Work Requests, Injury Reports and Safety Notices.

c) Schedule Management

(1) Milestones: The CMc shall review and report key schedule milestones for project progress, as needed.

d) Other

(1) Sustainability: Review/contribute to project sustainability reporting, uploading related documentation.

(2) Project Directory: Ensure all team members are included in the project directory and have correct Kahua permission.

(3) Dashboards/Reporting: Use as needed to meet reporting and management requirements.

4. ACCESS AND EQUIPMENT

PMIS is web-accessible and can therefore be accessed via any compatible computer with an Internet connection. Information for requesting an account, accessing the PMIS and equipment needed is available on the Project Management Information System - Access site. GSA will not furnish any equipment related to accessing PMIS.

5. TRAINING

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GSA will provide “no cost” training to familiarize team members with the PMIS system. That being stated, GSA will not reimburse the CMc for any travel related to any PMIS training. Training videos via YouTube and reference guides are available on the Project Management Information System - Training site.

6. SUPPORT

GSA will provide PMIS system administration and end-user support for the duration of the project. To request assistance email kahuasupport@gsa.gov.

7. PERSONNEL REQUIREMENTS

An HSPD-12 (Homeland Security Presidential Directive 12) security clearance is not required to receive limited access to the GSA PMIS. Any CMc contractor personnel requiring full access must first complete the security process and receive a Tier 1 security clearance. Further information on HSPD-12 may be found at the following website: www.gsa.gov/hspd12. The time to process and obtain clearances may vary in length and GSA will not be held liable for time lost due to obtaining required security clearances to support project work.

END OF SECTION

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IV. SCOPE OF SERVICES

In General:

The A-E’s contract requires the A-E to follow the design process as set forth in the Facilities Standards for the Public Buildings Service (P-100). The P-100 describes three overarching design phases: (1) Concept; (2) Design Development (DD); and (3) Construction Documents (CDs). At the time of the CMc contract award the Government provided certain programmatic and project related documents as part of the CMc source selection process in order to, among others, award a firm-fixed-price base contract for the CMc provided - Design Phase Services; and to establish the CMc’s “initial target GMP”.

As a matter of policy, the Contracting Officer will not exercise the GMP Option until the Construction Documents are at least 75% complete. The Design Phase Services portion of the project provides the opportunity for the CMc Contractor to maximize its understanding of the design requirements, the design intent, and the technical requirements of the Project. Exercise of the GMP Option: The final GMP is established, and the Notice to Proceed (NTP) is given to the CMc, exercising the construction option, and the CMc continues with the project's construction, not to exceed the GMP.

A. Design Phase Services

The CMc shall exercise reasonable care in performing its Design Phase Services. The Owner and A-E shall be entitled to rely on, and shall not be responsible for, the accuracy, completeness, and timeliness of services and information furnished by the CMc. The CMc is not required to ascertain that the Drawings and Specifications are in accordance with applicable laws, statutes, ordinances, codes, rules and regulations, or lawful orders of public authorities, but the CMc shall promptly report to the A-E and Owner any nonconformity discovered by or made known to the CMc as a request for information in such form as the A-E or Owner may require. Upon completion of this phase, the CMc shall affirm the project as described in the specifications and construction drawings is constructible using commercially practical means and methods.

1. PROJECT INITIATION MEETING

The CMc shall participate in an initial meeting with other members of the project team (the A-E, GSA, CMa, and customer agency representatives to review the project’s scope, status of design, discuss goals, begin initial project planning, and agree to the schedule for regularly scheduled Project Meetings. This initial project meeting may be combined with a Partnering session, if the opportunity is available.

2. COLLABORATION WITH THE A-E

During the A-E’s Design Phase Services, the CMc provides Design Phase Services and professional guidance to the Owner and the A-E in a collaborative environment to identify the potential impact (risks and opportunities) of the design on the project's actual construction execution – including cost and timeliness. Specifically, the CMc will focus on the design, constructability issues, schedule, cost, risks, and engage in a series of CMc Constructability Reviews and Cost Estimate updates and reconciliations that occur after each A-E Design Submission. As required by the project the CMc shall participate in “Scope/Cost Reconciliation” workshops after each Constructability Review. The ultimate goal of this collaboration is to establish a final Estimated Cost of Work (GMP) that does not exceed the “initial target GMP” (as set forth in the Contractor’s proposal). The CMc's involvement during the project design phase provides GSA with the ability to identify current market conditions concerning labor and material availability, constructability issues, and any phasing and sequencing impacts.

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The CMc and their trade subcontractors will be required to collaborate and coordinate with the A-E and their subcontractors. This will ensure mutual understanding of both the A-E's design intent and the CMc's means and methods, and thus ensure greater certainty in pricing the construction work. It also increases the likelihood that design errors and omissions are recognized and resolved during design. In addition, this collaboration takes place during a time that does not significantly impact the construction schedule and that can result in expedited production and review of shop drawings once construction commences.

3. DELIVERABLES MATRIX

The CMc Deliverables Matrix (Attachment 1) and GSA P100 Submittal Matrix (Attachment 5) have outlined this project’s detailed list of design review deliverables and milestones.

4. OPERATIONAL EXCELLENCE PROGRAM

The CMc Contractor must participate in Operational Excellence (OE) Reviews during each design phase. The GSA P100 Submittal Matrix provides OE related deliverables requirements. The reviews include receiving and responding to questions and comments from the GSA’s regional and national (Central) Office of Facility Management (OFM) staff and building systems’ subject matter experts

(SME).

5. DESIGN REVIEW PROCESS and PROCEDURES

GSA, and other critical stakeholders, to include occupant tenant agencies, will review the A-E’s design submissions (listed in Section III.3.a) for their iterative development towards meeting the expected outcome of the design and project requirements. The CMc shall actively participate in the design review process.

6. MOCK-UPS

Full-scale mock-ups for security screening and courtrooms will be constructed during the Design Phase of the project, and the CMc Contractor will play a vital role in its execution. It is anticipated that the mockups will be constructed for each courtroom type (District, Magistrate, Bankruptcy, etc.)

and building main entry security screening mock-up. The A-E will be responsible for a design of the courtrooms in the Design Development stage. The CMc will be responsible for providing the warehouse space and construction of the mock ups to simulate form, function and sightlines. The CMc’s in person participation in the mock-up review meetings (two total with each review meeting planned for two full days onsite) is included in the CMc Contractor’s proposed Design Phase Services fee. CMc must provide sufficient staff to move mock-up elements and document commentary during the workshops. The mock-up must stand for at least two (2) months, and be available for the GSA and Courts members. Demolish, remove and clean up all mockup materials. Costs for mock-up construction and space acquisition will be incorporated by modification.

B. Construction Phase Services - EXERCISE of the GMP OPTION

The final ECW must be agreed to bilaterally by the Government and the CMc before the CMc can be bound to an obligation to complete the work and before the option can be exercised. This process sets the ceiling price of the option.

Subject to the exercise of the GMP Option, the CMc shall perform the work described in this section as a part of the Construction Stage Services.

After completing the CD/IFC, the Government and the CMc may bilaterally convert the GMP to a FFP Contract.

1. PERMITS and FEES

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The CMc Contractor is responsible for the applications and costs associated with all permits and fees required to support the construction, and connections related to…