Town of La Plata | Dorchester Community Center – Phase 1 RFP No. RFP--26-006

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TOWN OF LA PLATA, MARYLAND

305 Queen Anne Street | La Plata, MD 20646

REQUEST FOR PROPOSALS

Phase 1 – Dorchester Community Center

Design-Build Services

RFP No. RFP-26-006

Proposal Due Date: December 15, 2026, 2:00 PM EDT

Issued By: Town of La Plata, Maryland

Point of Contact: Colleen Wilson, Procurement & Asset Manager

Contact Email: cwilson@townoflaplata.org

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TABLE OF CONTENTS

1. REQUEST FOR PROPOSALS 3

2. BACKGROUND AND OBJECTIVE 3

3. SCOPE OF WORK 4

4. DELIVERABLES AND TIMING 6

5. RECORDS AND REPORTS 7

6. PRE-PROPOSAL CONFERENCE AND COMMUNICATIONS 7

7. MINIMUM CONSULTANT QUALIFICATIONS 8

8. REQUIRED SUBMITTALS FOR PROPOSAL 8

9. SUBMISSION OF PROPOSALS 9

10. EVALUATION CRITERIA AND SELECTION PROCEDURES 10

11. COMPENSATION FOR SERVICES (FEE) 11

12. CONTRACT TERMS AND CONDITIONS 12

13. GENERAL CONDITIONS FOR PROPOSALS 12

14. LEGAL TERMS 13

APPENDIX A: KEY DATES SUMMARY 14

APPENDIX B: PROPOSAL SUBMITTAL CHECKLIST 14

APPENDIX C: MINIMUM INSURANCE REQUIREMENTS 15

APPENDIX D: SAMPLE CONTRACT PROVISIONS 15

EXHIBIT A: FEASIBILITY STUDY / CONCEPTUAL MASTER PLAN 15

EXHIBIT B: EXISTING CONDITIONS AND DEMOLITION EXHIBIT 15

EXHIBIT C: OWNER ENVIRONMENTAL INVESTIGATION REPORT 16

EXHIBIT D: PROGRESSIVE DESIGN-BUILD COST PROPOSAL FORM 16

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1. REQUEST FOR PROPOSALS

The Town of La Plata, Maryland (the "Town") seeks proposals from qualified Design-Build (D/B) teams to provide comprehensive progressive design-build services for Phase 1 of the Dorchester Community Center (DCC). The Design-Builder shall provide design, preconstruction, permitting, cost estimating, GMP development, construction, and commissioning services necessary to deliver a fully functional, operational facility ready for immediate use upon Substantial Completion. This RFP is issued pursuant to the Town of La Plata Procurement Policies and applicable Maryland law. The Town intends to select a single progressive Design-Build entity responsible for design, preconstruction services, permitting, construction management, GMP development, construction, and commissioning services. Consistent with a progressive design-build approach, the initial proposal shall include the required design/preconstruction fee, construction fee, general conditions structure, and preliminary construction estimate; the final GMP will be developed collaboratively with the selected Design-Builder following advancement of design as described in this RFP. This RFP does not commit the Town to award a contract, and the Town reserves the right to cancel this solicitation at any time without obligation.

For purposes of this RFP, the term “Offeror” means a proposing design-build team, firm, or entity submitting a proposal prior to contract award. The term “Design-Builder” means the selected Offeror after contract award and execution of the Design-Build Services Agreement. References to the “selected Offeror” shall be understood to mean the Design-Builder responsible for performing the post-award services and obligations described in this RFP.

2. BACKGROUND AND OBJECTIVE

The Town of La Plata, incorporated in 1888, is the county seat of Charles County, Maryland, and home to approximately 10,000 residents. The Town is guided by its core values of Community, Accountability, Respect, and Equity (C.A.R.E.). The DCC initiative reflects the Town's commitment to equitable community investment and responsive local government.

The DCC initiative originated in 2019 when the Town began transitioning the facility at 400 Dorchester Avenue to community-serving purposes. In June 2019, the Town formed the Dorchester Community Center Alliance— comprising Southern Maryland Sports and Learning Association, LifeStyles of Maryland, and Haven of Rest Ministries—to serve underserved youth in the Kent Avenue corridor. These organizations remain engaged as community stakeholders.

In April 2022, the Town partnered with the Neighborhood Design Center (NDC) for a community-driven design process engaging residents, youth, and local organizations. The resulting community "design manifesto" envisions a safe, intergenerational space that serves as a "second home," fostering creative innovation and strengthening community bonds. The project directly advances the Town's 2022 Strategic Plan by promoting citizen engagement and addressing historical inequalities in public investment.

In February 2026, the Town engaged COA Barrett Engineers, Environmental Surveyors, and Land Planners, in partnership with Patuxent Architects, to conduct a formal feasibility study for the Dorchester Community Center site.

Completed in May 2026, the COA Barrett Feasibility Report (Project No. CH00057.00) confirmed the physical and technical viability of redeveloping the 2.1-acre site at 402 Potomac Street as a community facility, and established the conceptual three-phase master plan that serves as the foundation for this procurement. The feasibility study evaluated existing site conditions, zoning and regulatory requirements, utilities, stormwater management, parking strategy, phasing sequencing, and preliminary construction cost estimates for all three phases of the ultimate buildout. This RFP seeks to implement Phase 1 of that conceptual master plan — the gymnasium and multipurpose assembly building — as designed and envisioned through the COA Barrett feasibility process.

While the ultimate vision for the DCC involves a multi-phased buildout reaching approximately 15,000 square feet, this RFP specifically addresses delivery of Phase 1. Phase 1 is intended to serve as the foundational step of the master plan and must be completed as a fully operational, standalone community facility capable of meeting the neighborhood's core needs, even if subsequent phases are never initiated. Offerors should familiarize themselves with the community design process context and approach this project as a neighborhood-defining public investment.

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3. SCOPE OF WORK

3.1 Site Description

The project site consists of approximately 2.1 acres located at 402 Potomac Street, La Plata, Maryland. Existing Building #500 Police Evidence and the existing water tower are to remain and shall be protected throughout the work. All other existing structures within the Phase 1 work area shall be demolished, including Building #400 Storage Garage, the office building located in the small residence structure, and the #402 old public works structures.

Demolition, removal, and lawful disposal of these structures, associated foundations, abandoned utilities, pavement, and related improvements required to prepare the site for Phase 1 construction shall be included in the Design-Builder’s scope of work. The Design-Builder shall be responsible for providing site survey services and all geotechnical and structural investigations necessary to support design, permitting, demolition planning, foundation design, and construction. The Town will complete environmental investigation of the existing structures and site prior to contract award and will provide available reports or findings to the selected Design-Builder. Environmental investigation services are not included in the Design-Builder’s scope unless specifically added by written amendment; however, the Design-Builder shall coordinate demolition planning with the Town’s environmental findings and applicable regulatory requirements. Offerors are responsible for conducting their own due diligence regarding site conditions, utility availability, and subsurface conditions. A pre-proposal site walk will be conducted (see Section 6). The Town does not warrant the accuracy of any information provided regarding site conditions except as expressly stated in the final contract.

3.2 Phase 1 – Multipurpose Assembly Building

The Design-Builder shall provide all design, construction, and management services necessary to deliver a fully functional facility. Core program elements include:

• Facility Construction: A gymnasium or multipurpose assembly building of approximately 7,600 gross square feet, inclusive of a lobby/entry vestibule, restroom facilities, and a mechanical/electrical/storage room. The gymnasium shall be planned around a high school regulation basketball court as the basis of design. Provide adequate clear perimeter space around the court, with a target of 10 feet on each side where feasible, to accommodate player areas, public seating, circulation, and safe separation from the court of play. Restroom facilities shall be sized in accordance with applicable building and plumbing code requirements based on occupancy classification, use group, and calculated occupant load.

• Site Development: Site survey services; geotechnical and structural investigations required to support design, permitting, demolition planning, foundation design, and construction; site clearing and demolition of existing structures and related site improvements, excluding Existing Building #500 Police Evidence and the existing water tower, which are to remain and shall be protected. Structures to be demolished include Building #400 Storage Garage, the office building located in the small residence structure, and the #402 old public works structures. Scope includes removal and lawful disposal of demolition debris;

preliminary and finish grading; domestic water, sanitary sewer, electrical, and telecommunications utility connections to the building; parking for approximately 34 vehicles with accessible spaces per ADA requirements; internal circulation drives; exterior lighting; and stormwater management (SWM) infrastructure integrated into landscaped buffers. The Design-Builder shall rely on environmental investigation information provided by the Town prior to contract award and shall coordinate demolition means, sequencing, and regulatory compliance accordingly.

• Accessibility: The facility must meet or exceed all requirements of the 2010 ADA Standards for Accessible Design, the Americans with Disabilities Act, and applicable Maryland accessibility codes. This includes accessible routes, parking, restrooms, and building entrance.

• Sustainability: Offerors are encouraged to propose creative and innovative sustainability enhancements consistent with the community's vision for environmental stewardship. While not mandatory requirements, the Town is interested in high-efficiency infrastructure solutions—such as solar photovoltaic integration, green roof systems, high-efficiency HVAC, LED lighting throughout, or rainwater harvesting—that promote long-term operational sustainability and reflect the project's goal of serving as a model for responsible development in the community.

• Turn-Key Delivery: Procurement and installation of all Furniture, Fixtures, and Equipment (FF&E) necessary for initial facility operations, including gymnasium flooring, basketball equipment, folding partitions (if applicable), seating, and move-in logistics. Offerors shall include a proposed FF&E allowance in their cost proposal.

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• Technology Infrastructure: Rough-in and conduit for future AV and data networking; wireless access point provisions; and security/access control rough-in.

3.3 Phasing and Operational Continuity

Standalone Functionality: Phase 1 must be designed and constructed to function independently of any future expansions. This includes providing all necessary entry, restroom, utility, and site infrastructure required for a certificate of occupancy and full programmatic use upon completion of this contract.

Future Expansion Compatibility: The Design-Builder shall provide a design framework that accommodates the ultimate buildout of Phases 2 and 3. The site layout, structural systems, and building utilities must be configured so that if the Town decides to proceed with future construction, the Phase 1 facility can continue daily operations with minimal disruption to staff and participants. This includes provisions such as: stub-outs for future utility connections, structural bays and foundation configurations compatible with vertical expansion, and pre-located wall penetrations for future corridor connections.

Master Plan Integration: Offerors must demonstrate in their proposal how the proposed Phase 1 design accommodates future vertical or horizontal expansions—specifically the transition to a formal main entrance and additional program support areas—without requiring significant structural modification to the Phase 1 core building.

3.4 Permits and Approvals

The Design-Builder shall be responsible for confirming applicable zoning, land use, dimensional, parking, stormwater, accessibility, and development standards and for obtaining all required federal, state, county, and local permits and approvals necessary for the lawful construction and occupancy of the facility, except that the Town shall lead and formally submit any required zoning application. If a change in zoning designation from IH to CB is required, the process is anticipated to be a rezoning or zoning map amendment rather than a variance; however, the Town shall confirm the appropriate zoning process with the applicable reviewing authority. The Design-Builder shall support the Town’s zoning process by preparing technical documentation, exhibits, site plans, narratives, calculations, and other materials required to support the application and review process. The Design-Builder shall also verify the site’s zoning classification, permitted use, setback, height, lot coverage, parking, landscaping, buffering, signage, and any other applicable zoning requirements during design and shall incorporate all zoning compliance requirements into the proposed site plan and building design. Required permits and approvals include but are not limited to:

• Town of La Plata and/or Charles County zoning and land use approvals, including any required rezoning or zoning map amendment from IH to CB if confirmed by the Town as necessary. The Town shall lead and formally submit the zoning application, and the Design-Builder shall prepare supporting technical documentation, exhibits, site plans, narratives, calculations, and related materials required for the application and review process.

• Charles County Department of Planning and Growth Management – Site Plan and Building and Grading Permit approvals

• Charles County Stormwater Management approval

• Charles Soil Conservation District - Erosion and Sediment Control approval

• Maryland State Highway Administration – Access permit if applicable

• Maryland Historical Trust – Section 106 consultation if required

• Fire Marshal – Inspection and certificate of occupancy

• All other applicable local, state, and federal permits

Permit fees shall be incorporated into the Offeror's cost proposal unless otherwise directed by the Town. Because the Town will lead and formally submit required zoning applications, zoning application fees shall be identified separately as an allowance or reimbursable item unless the Town directs otherwise. The Town will provide letters of support and execute any required owner applications upon request. The Design-Builder shall coordinate with the Town and reviewing authorities and shall provide all technical materials necessary to support zoning, permitting, and approval processes.

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4. DELIVERABLES AND TIMING

4.1 Project Schedule

The Design-Builder shall achieve Substantial Completion of the facility within twenty-four (24) months of the issuance of a Notice to Proceed (NTP). The following milestone schedule shall serve as the framework for project management:

Milestone Target Timeframe (from NTP)

Notice to Proceed (NTP) Month 0

Project Management / Quality Control Plan Submitted Month 1

Schematic Design (35%) Submittal + Cost Estimate Month 3

Town Review and Comment Period Month 3–4

Site Plan Approval Process Month 4-10

Design Development (65%) Submittal + Cost Estimate Month 6

Guaranteed Maximum Price (GMP) Negotiation and Execution

Month 7

Construction Documents (100%) Submittal Month 9

Building Permitting (target submission) Month 9–10

Demolition and Site Preparation Month 10–12, following required permits, GMP acceptance, and construction phase authorization

Construction Mobilization Month 12 (or upon permit issuance)

Substantial Completion Month 24

Final Completion and Closeout Month 25

Actual milestone dates will be confirmed in the Project Management Plan following NTP. Time extensions will only be granted for documented force majeure events, Town-directed changes, or permitting delays beyond the Design- Builder's reasonable control, subject to the contract change order process.

4.2 Required Deliverables

The Design-Builder shall provide the following deliverables, all subject to Town review and approval:

1. Project Management Plan (PMP): A comprehensive PMP including organizational chart, communication plan, Quality Control Plan, Health and Safety Plan, and detailed milestone schedule (Gantt chart format).

Due within 30 days of NTP.

2. Design Submissions: Complete design packages at Schematic Design (35%), Design Development (65%), and Construction Documents (100%). Each submission shall include a detailed cost estimate and narrative description of design decisions. Submissions are subject to a 21-calendar-day Town review period.

3. Site Survey and Investigation Reports: The Design-Builder shall provide site survey documentation and geotechnical and structural investigation reports necessary to support design, permitting, demolition planning, foundation design, and construction. Reports shall be submitted to the Town upon completion and incorporated into the applicable design submissions.

4. Guaranteed Maximum Price (GMP): Consistent with a progressive design-build approach, the GMP shall be developed collaboratively after acceptance of the 65% Design Development submission and based on open-book pricing. The GMP submission shall include a detailed schedule of values, construction estimate, subcontractor pricing or bidding strategy, contingency line items, general conditions, fee, Confidential – For Evaluation Purposes Only Page 7 of 16 assumptions, exclusions, and the basis of GMP. Construction shall not commence until the GMP is accepted by the Town and executed by both parties.

5. Permitting Documentation: Copies of all permit applications and approvals shall be provided to the Town within five (5) business days of submittal or issuance.

6. Construction Progress Reports: Monthly written progress reports including percent complete by trade, schedule variance analysis, RFI log, submittal log, change order log, and photographic documentation.

7. Substantial Completion Package: Punch list, certificate of substantial completion, occupancy permit, training documentation for building systems, and turnover of all keys, access cards, and control system credentials.

8. Project Closeout Package: As-built drawings (CAD and PDF), operations and maintenance (O&M) manuals for all building systems, equipment warranties, attic stock of specified materials, and final lien waiver documentation.

9. Final Facility: A completed, turn-key project delivered within the approved GMP budget and contract schedule, including all FF&E installed and ready for programming.

5. RECORDS AND REPORTS

The Design-Builder shall maintain a complete and organized set of project records throughout the duration of this contract, including but not limited to daily field reports, inspection and testing reports, material certifications, geotechnical reports, special inspections documentation, payment applications, change order files, and permitting correspondence. All project records shall be retained for a minimum of seven (7) years following project closeout.

The Town reserves the right to audit and inspect all project records upon reasonable notice. Duplicate sets of any records shall be provided to the Town upon request within five (5) business days. Electronic records shall be maintained in a format accessible to the Town (PDF or CAD).

6. PRE-PROPOSAL CONFERENCE AND COMMUNICATIONS

6.1 Mandatory Pre-Proposal Conference

A mandatory Pre-Proposal Conference will be held on Wednesday, November 18th at 10 AM at La Plata Town Hall, 305 Queen Anne Street, La Plata, MD 20646. Attendance is REQUIRED for proposal eligibility. Firms that do not attend the Pre-Proposal Conference will be deemed non-responsive and their proposals will not be evaluated.

The pre-proposal conference will include a site walk of the 402 Potomac Street property. Offerors are strongly encouraged to bring appropriate technical staff (architect, civil engineer, and project manager at minimum) to conduct an informed site assessment. The site walk will be the primary opportunity to observe existing conditions.

6.2 Questions and Addenda

All questions regarding this RFP must be submitted in writing via email to Colleen Wilson at cwilson@townoflaplata.org no later than Monday, November 30th at 5:00 PM. Questions submitted after the deadline will not be answered. The subject line of the email must read: "RFP-26-006 Question."

All questions and the Town's responses will be compiled and issued as a written Addendum posted to the Town's website at www.townoflaplata.org. Offerors are responsible for monitoring the Town's website for addenda. All addenda become part of this RFP and must be acknowledged in the proposal submission.

Oral communications or interpretations from Town staff (other than official addenda) shall not be binding and shall not alter the terms of this RFP. Offerors must not contact any Town Council member, Town department head, or Town staff regarding this procurement other than the designated Point of Contact listed herein. Such contact may be grounds for disqualification.

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7. MINIMUM CONSULTANT QUALIFICATIONS

Proposals from firms that do not meet all minimum qualifications will be deemed non-responsive and will not be evaluated. Minimum qualifications are:

• Experience: The Prime Offeror (Lead Design-Builder) must have a minimum of five (5) years of verifiable experience providing public-use facility design-build services.

• Design-Build Track Record: Demonstrated successful delivery of at least three (3) comparable projects completed within the past seven (7) years, including public-use facility, community/recreation facility, gymnasium, or similar design-build or highly integrated delivery projects with a construction value of $2M or greater. Comparable experience may be demonstrated by the Prime Offeror or by named key team members or firms, provided the proposal clearly identifies each team member’s role, scope of responsibility, and relevance to this project. At least one comparable project should demonstrate design-build delivery led by the Prime Offeror or proposed lead construction entity.

• Multidisciplinary Team and Maryland Licensure: The project team must include, at minimum, a registered architect licensed in the State of Maryland; professional engineers licensed in the State of Maryland for civil, structural, mechanical, electrical, plumbing, and fire-protection design as applicable; and other specialists necessary to deliver the scope, including but not limited to geotechnical engineering, surveying, cost estimating, scheduling, demolition planning, code/life-safety, accessibility, stormwater management, and construction management. Evidence of required professional licensure, including license numbers and expiration dates, must be provided for the architect and each engineer of record.

Offerors shall identify the firm and lead individual responsible for each discipline.

• Financial Capacity: Offerors must demonstrate financial capability to undertake a project of this scale.

The Town reserves the right to request audited financial statements or bonding capacity letters.

• Bonding: The Design-Builder shall be required to provide a Performance Bond and a Labor and Material Payment Bond for the construction phase, each in the amount of 100% of the accepted GMP or construction phase authorization amount, from a surety company licensed to do business in Maryland and listed in the U.S. Treasury Circular 570 (T-listed). Evidence of bondability, including a surety letter of intent indicating capacity to bond the anticipated construction phase value, must be included in the proposal.

• Insurance: The Design-Builder must maintain minimum insurance coverage as specified in Appendix C of this RFP.

8. REQUIRED SUBMITTALS FOR PROPOSAL

Proposals must be organized in the following order, with each section clearly labeled with a tab divider or equivalent.

Failure to include required elements may result in the proposal being deemed non-responsive.

1. Cover Letter and Firm Information: A signed cover letter on firm letterhead from an authorized principal of the firm. Include firm name, address, telephone, primary contact name and email, federal tax ID, and a statement that the firm is not currently debarred, suspended, or otherwise prohibited from receiving federal or state contracts.

2. Project Understanding and Community Vision: A narrative (maximum 3 pages) demonstrating the Offeror's understanding of the community history, project goals, and the significance of this facility to the Kent Avenue corridor and the broader La Plata community. Address how the team will engage community stakeholders during the design phase.

3. Technical Approach and Methodology: A narrative (maximum 5 pages) describing the Offeror’s integrated design-build methodology, approach to cost control, quality assurance, site survey and investigations, demolition planning, and value engineering. Include: a. Operational Continuity Plan: How the Phase 1 design facilitates future construction of Phases 2 and 3 while maintaining safety and uninterrupted facility operations. b. Sustainability Approach: Specific sustainability measures proposed. c. Community Engagement During Design: Approach to continuing NDC community engagement during design. d.

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Survey and Investigation Approach: Proposed approach for completing site survey services and geotechnical and structural investigations necessary to support design, permitting, demolition planning, foundation design, and construction. e. Demolition Approach: Proposed method for demolition of Building #400 Storage Garage, the office building located in the small residence structure, and the #402 old public works structures; debris removal; utility coordination; sequencing; site safety; protection of Existing Building #500 Police Evidence and the existing water tower; and coordination with environmental investigation information provided by the Town prior to contract award.

4. Project Team and Key Personnel: Resumes (maximum 2 pages per person) for all key personnel, including the Project Executive, Project Manager, Design Manager, Lead Architect, Lead Civil Engineer, Lead Structural Engineer, Lead Mechanical Engineer, Lead Electrical Engineer, Lead Plumbing/Fire- Protection Engineer, Geotechnical Engineer, Surveyor, Cost Estimator, Scheduler, Construction Superintendent, and other specialists necessary to deliver the scope. Identify the Maryland-licensed architect and each Maryland-licensed engineer of record. Describe the Offeror's organizational structure, discipline responsibilities, lines of authority, and evidence of successful prior working relationships among key personnel and firms.

5. Project Schedule: A detailed Gantt chart showing all milestones from design initiation through Substantial Completion, consistent with the framework in Section 4.1.

6. References: A minimum of three (3) comparable project references completed within the last seven (7) years, consistent with the threshold in Section 7. Comparable references may be provided for the Prime Offeror or named key team members or firms, provided the proposal clearly identifies the team member’s role, scope of responsibility, and relevance to this project. At least one reference shall be for a design-build or highly integrated delivery project led by the Prime Offeror or proposed lead construction entity.

For each reference, provide client name, project name and description, delivery method, contract value, completion date, team member role, and current contact name, title, telephone number, and email address. The Town reserves the right to contact references without prior notice.

7. Conceptual Design: A minimum of one (1) conceptual site plan and building massing/floor plan illustrating the Offeror's Phase 1 design approach and its compatibility with the ultimate master plan vision for the site. Drawings need not be construction-level; they should demonstrate design intent and community compatibility.

8. Cost Proposal (Sealed Separately): A progressive design-build cost proposal for Phase 1 consistent with the scope defined in Section 3. The Cost Proposal shall not be a fixed, all-inclusive construction price at proposal submission. Instead, it shall be submitted in a separate sealed envelope (if hard copy) or separate PDF attachment labeled "Cost Proposal – Confidential" (if electronic) and must include: a.

Fixed lump sum design and preconstruction services fee through GMP development b. Proposed construction fee, expressed as a percentage and/or lump sum basis c. Proposed general conditions cost structure and staffing assumptions d. Preliminary construction estimate with stated assumptions, exclusions, allowances, and escalation assumptions e. Proposed FF&E allowance f. Proposed contingency percentage and intended use of contingency g. Proposed schedule of values framework and basis for future open-book GMP development

9. Qualifications and Bonding/Insurance Documentation: a. Completed and signed Addendum Acknowledgment Form (for each addendum issued) b. Proof of Maryland professional licensure for architect and engineer of record c. Surety letter of intent confirming capacity to provide performance and payment bonds for the anticipated construction phase value based on the accepted GMP or construction phase authorization amount d. Certificate of insurance or letter from insurance carrier confirming ability to meet minimum requirements (Appendix C) e. Statement of any active or pending litigation, claims, or judgments

9. SUBMISSION OF PROPOSALS

Proposals must be received by the Town no later than Tuesday, December 15th at 2:00 PM Eastern Daylight Time.

Late proposals will not be accepted or evaluated under any circumstances, regardless of the reason for delay.

9.1 Electronic Submission (Preferred)

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Electronic proposals shall be submitted as a single PDF to cwilson@townoflaplata.org. The subject line must read:

"RFP-26-006 Proposal – [Firm Name]." The Cost Proposal must be submitted as a separate, clearly labeled PDF attachment within the same email. File size must not exceed 25 MB per email; firms with larger submissions may submit via a secure file transfer link provided upon request.

9.2 Hard Copy Submission (Alternative)

Two (2) hard copies of the Technical Proposal and one (1) copy of the Cost Proposal, in separate sealed envelopes, may be delivered to:

Colleen Wilson, Procurement and Asset Manager

Town of La Plata | 305 Queen Anne Street | La Plata, MD 20646

Envelope must be clearly marked: "RFP-26-006 – DO NOT OPEN"

9.3 Proposal Validity

Proposals shall remain valid and irrevocable for a period of ninety (90) calendar days following the proposal due date. The Town reserves the right to request an extension of proposal validity, which may be accepted or declined by the Offeror.

9.4 Withdrawal and Modification

Proposals may be withdrawn or modified prior to the proposal due date by written notice to the Point of Contact.

Proposals may not be withdrawn or modified after the deadline.

10. EVALUATION CRITERIA AND SELECTION PROCEDURES

10.1 Evaluation Criteria

Proposals will be evaluated by a Selection Committee composed of Town staff and may include an independent technical reviewer. Proposals will be scored on a 100-point scale across the following weighted criteria:

Evaluation Criterion Weight Key Evaluation Factors

Technical Expertise and Team Qualifications 30%

Depth of D/B experience; relevant project track record;

qualifications and continuity of key personnel; demonstrated teaming relationships; Maryland licensure

Project Approach and Community Engagement

30%

Quality of technical methodology; community engagement approach; phasing/continuity plan; sustainability proposal;

evidence of understanding the project's community significance

Conceptual Design Quality 20%

Design responsiveness to community vision; site planning competency; future expansion compatibility; architectural quality and neighborhood integration

Price Proposal / Fee Structure

20%

Reasonableness and completeness of the progressive design-build fee structure; fixed design/preconstruction fee; proposed construction fee; proposed general conditions cost structure;

preliminary construction estimate assumptions, exclusions, allowances, and escalation; proposed FF&E allowance;

proposed contingency and intended use; transparency of pricing; and open-book GMP development framework

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10.2 Selection Process

The Town may, at its discretion, conduct the following evaluation steps:

1. Initial Responsiveness Review: Proposals will be reviewed for completeness and minimum qualifications.

Non-responsive proposals will be eliminated from further consideration.

2. Technical Evaluation: The Selection Committee will score the Technical Proposal components, excluding the sealed Cost Proposal. Cost proposals will remain sealed during technical evaluation.

3. Shortlisting: The Town may shortlist the top-ranked Offerors (typically two to three firms) for interviews and/or clarifications.

4. Interviews (if conducted): Shortlisted firms may be invited to present their proposals to the Selection Committee. Interview scheduling will be at the Town's discretion.

5. Cost Proposal Opening and Evaluation: Cost proposals of shortlisted firms will be opened and evaluated based on the reasonableness, completeness, and transparency of the proposed design/preconstruction fee, construction fee, general conditions, preliminary construction estimate assumptions, contingency, FF&E allowance, and open-book GMP development framework. Proposal-stage cost information will not be treated as a final fixed construction price or accepted GMP.

6. Best and Final Offer (BAFO): The Town reserves the right to request a Best and Final Offer from shortlisted firms prior to award.

7. Award Recommendation: The Selection Committee will recommend award to the responsible Offeror whose proposal represents the best value to the Town, considering all evaluation criteria. Award is subject to Town Council approval and availability of funding.

11. COMPENSATION FOR SERVICES (FEE)

The Town intends to procure this project using a progressive design-build approach. The Town has established a project budget not to exceed Three Million One Hundred Thousand Dollars ($3,100,000), inclusive of design fees, construction costs, FF&E, contingency, permitting, and all other project-related costs. This amount represents the anticipated maximum Phase 1 project budget and the ceiling for any future GMP, subject to Town acceptance.

Proposals that demonstrate a credible path to delivering the Phase 1 program within this budget will be viewed favorably.

The initial award is expected to include design and preconstruction services through development of a mutually acceptable GMP. Offerors shall submit a fixed lump sum design/preconstruction fee, proposed construction fee, proposed general conditions cost structure, and preliminary construction estimate with clearly stated assumptions.

Proposal-stage preliminary construction cost information is for evaluation and budgeting purposes only and shall not constitute a final GMP or fixed construction price. Following acceptance of the 65% Design Development submission, the selected Design-Builder shall prepare an open-book GMP proposal for Town review and negotiation.

The GMP shall become effective only upon written acceptance by the Town and execution of a contract amendment or construction phase authorization approved by the Town. If the Town and Design-Builder cannot reach agreement on the GMP, the Town may, at its sole discretion, terminate the agreement after payment for authorized services performed to date, direct additional design refinement and cost reconciliation, negotiate revised scope or phasing, or elect to procure the remaining construction work through another method. The Design-Builder shall provide the Town with the design documents, estimates, subcontractor pricing information, and other work product developed during the design/preconstruction phase as required by the contract.

Payment will be made by the Town within thirty (30) calendar days of receipt of a properly completed and itemized invoice. All invoices must reference the contract number and include a schedule of values update. Retainage of ten percent (10%) will be withheld from each progress payment until Substantial Completion is achieved, at which time retainage may be reduced to five percent (5%), with final retainage released upon Final Completion and acceptance.

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12. CONTRACT TERMS AND CONDITIONS

The Design-Builder will be required to execute a Design-Build Services Agreement in a form approved by the Town Attorney. Key contract provisions will include, but are not limited to:

• Scope of Services as defined in this RFP and the Design-Builder's accepted proposal

• Guaranteed Maximum Price (GMP) with open-book accounting

• Performance and Payment Bonds: bonding requirements shall apply to the construction phase and shall be provided in the amount of 100% of the accepted GMP or construction phase authorization amount, unless otherwise required by the final contract.

• Insurance requirements as specified in Appendix C

• Liquidated Damages: The parties acknowledge that delay damages are difficult to quantify. Liquidated damages in the amount of $500 per calendar day will be assessed for each day beyond the Substantial Completion date set forth in the contract, subject to excusable delay provisions.

• Change Order procedures: No work outside the defined scope shall be performed without a written, Town-authorized change order. The Design-Builder's overhead and profit markup on change order work shall not exceed 15% for subcontractor work and 10% for self-performed work.

• Dispute Resolution: Disputes shall first be addressed through good-faith negotiation. If unresolved, disputes shall be subject to non-binding mediation before litigation. All legal proceedings shall be conducted in Charles County, Maryland.

• Maryland Prevailing Wage: This project may be subject to Maryland Prevailing Wage requirements under COMAR 21.11. The Design-Builder is responsible for independently determining applicability and ensuring compliance. The Town makes no representation as to prevailing wage applicability.

• MBE/DBE Participation: The Town encourages participation by Minority Business Enterprises (MBE) and Disadvantaged Business Enterprises (DBE) and requests that Offerors describe their approach to subcontracting opportunities in their technical proposal.

• Ownership of Documents: All design documents, drawings, specifications, and reports produced under this contract become the property of the Town of La Plata upon payment for services.

• Indemnification: The Design-Builder shall indemnify, defend, and hold harmless the Town and its officers, employees, and agents from all claims, damages, losses, and expenses arising out of the Design- Builder's performance of services.

13. GENERAL CONDITIONS FOR PROPOSALS

• This RFP does not commit the Town of La Plata to award a contract, to pay any costs incurred in the preparation of proposals, or to procure or contract for services.

• The Town reserves the right to accept or reject any or all proposals, to waive informalities or irregularities in any proposal, to negotiate with any or all Offerors, and to award a contract in the best interest of the Town.

• Award is subject to Town Council approval and availability of funding. If funding is not appropriated or available, the Town may cancel this solicitation without obligation.

• The selected team shall not be substituted without prior written consent of the Town. Any proposed personnel substitution after contract award requires written notice and Town approval.

• All proposals and documents submitted in response to this RFP become the property of the Town and are subject to the Maryland Public Information Act (MPIA). Trade secrets or proprietary information claimed as confidential must be clearly identified in the proposal; however, the Town cannot guarantee confidentiality of any submitted materials.

• Offerors shall not offer any gratuities, favors, or anything of monetary value to any Town official, employee, or evaluation committee member. Violation of this provision will result in immediate disqualification.

• The Town of La Plata is an equal opportunity employer and requires that Offerors comply with all applicable non-discrimination laws in performance of any contract resulting from this solicitation.

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• All costs incurred by Offerors in connection with preparation and submission of proposals are solely the responsibility of the Offeror. The Town will not reimburse proposal preparation costs under any circumstances.

14. LEGAL TERMS

It is the policy of the Town of La Plata that all legal disputes arising out of contracts awarded pursuant to this RFP shall be heard in a court of competent jurisdiction in Charles County, Maryland. Maryland law shall govern the interpretation and enforcement of any resulting contract. Each party shall be responsible for its own legal fees and costs unless otherwise ordered by a court of competent jurisdiction.

This RFP and any resulting contract shall be subject to all applicable federal, state, and local laws, regulations, and ordinances. The Design-Builder shall comply with all applicable laws, including but not limited to: the Maryland Code, Annotated; applicable Charles County ordinances and regulations; the Maryland Procurement Law (COMAR Title 21); and applicable provisions of Title VI of the Civil Rights Act of 1964.

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APPENDIX A: KEY DATES SUMMARY

Event Date / Time

RFP Issued November 6, 2026

Mandatory Pre-Proposal Conference and Site Walk November 18, 2026, 10:00 AM

Deadline for Written Questions November 30, 2026, 5:00 PM

Addendum Issued (if required) December 7, 2026, 2:00 PM

Proposal Submission Deadline December 15, 2026, 2:00 PM

Evaluation Period (estimated) December 16 – December 22, 2026

Interviews (if conducted) TBD

Notice of Intent to Award (estimated) January 13, 2027

Contract Execution (estimated) January 20, 2027

Notice to Proceed (estimated) January 25, 2027

APPENDIX B: PROPOSAL SUBMITTAL CHECKLIST

Offerors are encouraged to use this checklist to verify completeness prior to submission. Inclusion of this checklist as Tab 1 of your proposal is recommended.

• Cover Letter and Firm Information (signed by authorized principal)

• Project Understanding and Community Vision (max 3 pages)

• Technical Approach and Methodology (max 5 pages), including Operational Continuity Plan and Sustainability Approach

• Project Team and Key Personnel, including resumes and discipline assignments for the complete multidisciplinary team

• Project Schedule (Gantt chart)

• References: minimum three comparable project references, including team-member roles where applicable

• Conceptual Design (site plan and building massing/floor plan)

• Cost Proposal – SEALED SEPARATELY: progressive design-build fee structure, including fixed lump sum design/preconstruction services fee through GMP development; proposed construction fee;

proposed general conditions cost structure and staffing assumptions; preliminary construction estimate with stated assumptions, exclusions, allowances, and escalation assumptions; proposed FF&E allowance; proposed contingency percentage and intended use; and proposed schedule of values framework for future open-book GMP development

• Proof of Maryland architectural and engineering licensure

• Surety letter of intent confirming capacity to provide performance and payment bonds for the anticipated construction phase value based on the accepted GMP or construction phase authorization amount

• Insurance certificate or confirmation letter

• Statement of any active or pending litigation

• Addendum Acknowledgment(s) (all issued addenda)

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APPENDIX C: MINIMUM INSURANCE REQUIREMENTS

The Design-Builder shall obtain and maintain, at minimum, the following insurance coverages throughout the duration of the contract:

Coverage Type Minimum Limits

Commercial General Liability $2,000,000 per occurrence / $4,000,000 aggregate

Automobile Liability $1,000,000 combined single limit

Workers' Compensation Statutory limits per Maryland law

Employers' Liability $1,000,000 per accident / disease

Professional Liability (E&O) $1,000,000 per claim / $2,000,000 aggregate

Builder's Risk / Installation Floater Full replacement value of the project

The Town of La Plata shall be named as an Additional Insured on the CGL, Automobile, and Builder's Risk policies.

Certificates of insurance must be provided to the Town prior to contract execution and must provide for thirty (30) days' advance written notice of cancellation.

APPENDIX D: NOTES ON SAMPLE CONTRACT PROVISIONS

The Town's contract for this engagement will be drafted by the Town Attorney in a form consistent with the terms set forth in Section 12 of this RFP and will incorporate the Design-Builder's accepted proposal as an exhibit. The Town does not use a standard DBIA contract form but will draw from those frameworks. Offerors are advised to review the contract terms in Section 12 and identify any terms they wish to negotiate in their cover letter.

Unwillingness to negotiate commercially reasonable contract terms may be considered in the evaluation.

Offerors may request a draft contract template from the Point of Contact following the pre-proposal conference if one is made available. The Town reserves the right to modify contract terms prior to award.

EXHIBIT A: FEASIBILITY STUDY / CONCEPTUAL MASTER PLAN

The COA Barrett Feasibility Report for the Dorchester Community Center, including the conceptual three-phase master plan and supporting site planning information, shall be included as Exhibit A to this RFP. The exhibit is intended to provide common background information regarding the conceptual master plan, preliminary phasing strategy, parking approach, utility considerations, stormwater management assumptions, zoning and regulatory context, and preliminary cost information. The feasibility study is provided for proposal-stage reference and planning purposes; the Design-Builder shall verify all information necessary to complete design, permitting, GMP development, and construction.

EXHIBIT B: EXISTING CONDITIONS AND DEMOLITION EXHIBIT

The Town has provided an existing conditions and demolition exhibit identifying the Phase 1 work area, existing structures, structures to remain, structures to be demolished, known site access points, and available utility information. Existing Building #500 Police Evidence and the existing water tower are to remain and shall be protected. Structures to be demolished include Building #400 Storage Garage, the office building located in the small residence structure, and the #402 old public works structures. The exhibit shall be used by Offerors as a common basis for understanding demolition scope and existing site constraints; the Design-Builder remains responsible for verifying conditions and coordinating demolition means, methods, sequencing, safety, and regulatory compliance.

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EXHIBIT C: OWNER ENVIRONMENTAL INVESTIGATION REPORT

The Town will complete environmental investigation of the existing structures and site prior to contract award and will provide the resulting report, findings, or summary as Exhibit C or by addendum when available. Environmental investigation services are not included in the Design-Builder’s scope unless specifically added by written amendment. If environmental investigation identifies hazardous materials, regulated materials, abatement requirements, or special demolition controls, the Town will define the required approach through the contract documents, addendum, allowance, or amendment as applicable. Offerors shall identify assumptions in their cost proposal regarding demolition and environmental coordination based on the information available at the time of proposal submission.

EXHIBIT D: PROGRESSIVE DESIGN-BUILD COST PROPOSAL FORM

Offerors shall submit the Cost Proposal using the Town’s Progressive Design-Build Cost Proposal Form, or substantially similar format if no form is issued. The form shall provide a consistent basis for evaluating the proposed fixed lump sum design/preconstruction services fee through GMP development, proposed construction fee, proposed general conditions cost structure and staffing assumptions, preliminary construction estimate with stated assumptions, exclusions, allowances, escalation, FF&E allowance, contingency percentage and intended use, zoning application fee allowance or reimbursable item, and proposed schedule of values framework for future open-book GMP development.