Design_Build_SOW_-_SJFO_-_2015-05-21.pdf

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Statement of Work

For

Design-Build (DB) Contract

(Volume 1)

PROJECT IDENTIFICATION

Project Name: New Federal Building - San Juan, PR

Solicitation Number: GS-02P-15-DT-C-0122

Project Number: NPR00002

Building Number PR0025ZZ

Building Address: 150 Calle Carlos Chardon San Juan, Puerto Rico

Contracting Officer: Stephen Kohri

Project Number: NPR00002 GSA Bldg. PR0025zz 4/28/2015 New Federal Building – San Juan, PR GS-02P-15-DT-C-0122

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DESIGN-BUILD STATEMENT OF WORK

TABLE OF CONTENTS

1.0 Project Description

1.1 Project Goals and Objectives

1.2 Reference Materials

2.0 General Requirements

2.1 Owner’s Program of Requirements (OPR)

2.2 Schedule Milestones

2.3 Roles and Responsibilities

2.3.1 Design Builder

2.4 Project Delivery Requirements

2.4.1 Design Excellence Program

2.4.2 Construction Excellence

2.4.3 Art in Architecture Program (AiA)

2.4.4 Energy Performance

2.4.5 Sustainable Design/LEED

2.4.6 GSA High Performance Building Tracking (gBuild)

2.4.7 Energy Independence and Security Act of 2007 (EISA)

2.4.8 Fire Protection/Life Safety

2.4.9 Physical Security

2.4.10 Accessibility

2.4.11 Building Information Modeling (BIM)

2.4.12 Construction-Operations Building information exchange (COBie)

2.4.13 Electronic Project Management System (ePM)

2.5 Cost Allocation Updates

2.6 Utility Coordination

2.7 Building Design Standard

2.8 Project Management Responsibilities

2.8.1 Communications Plan

2.8.2 Detailed Project Schedule Development and Maintenance

2.8.3 Design Quality Assurance

3.0 Scope of Services

Project Number: NPR00002 GSA Bldg. PR0025zz 5/22/2015

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3.1 General Requirements

3.1.1 Site Preparation

3.1.2 Project Kick-off Meeting

3.1.3 Partnering Session

3.2 Design Stage

3.2.1 General Requirements

3.2.2 Final Concept Design Phase

3.2.3 Design Development (DD) Phase

3.2.4 Construction Documents (CD) Phase

3.3 Construction Stage

3.4 Closeout Stage

3.4.1 GSA CAD Library Coordination

3.4.2 Energy Efficiency Measurement and Verification

3.4.3 Dedication Ceremony

3.5 Tenant Occupancy Stage

3.5.1 Occupancy Agreements and Rent Phase

3.5.2 Furniture, Fixtures, and Equipment (FF&E)/Move-In Phase

DESIGN-BUILD STATEMENT OF WORK 1

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1.0 PROJECT DESCRIPTION

The General Services Administration (GSA) intends to award a firm-fixed price Design-Build Contract for a new federal building to be located in San Juan, PR pursuant to the Federal Acquisition Regulation (FAR) Two-Phase Design-Build Selection Procedures (FAR Subpart 36.3), incorporating Design and Construction Excellence, as well as Art in Architecture.

The project is a Design Excellence, High Performing Green Building, law enforcement agency facility that meets the space program, performance criteria and quality expectations stipulated in the contract documents.

The newly constructed federal building will be located on no more than 6 acres of GSA owned property, at 150 Calle Carlos Chardon, San Juan, PR. This federal building will consolidate functions of the tenant agencies located in both San Juan and Guaynabo. The facility includes an office building, special use annex, visitor screening facility that consists of no more than 154,611 gross square feet, and 320 surface parking spaces. The building will be designed and constructed in Imperial units.

The existing federal site will need to be reconfigured to accommodate a relocated entrance with truck inspection and queuing. The federal site scope of work will also include a minimum of 275 additional surface parking spaces.

The design-build scope of work includes all labor and materials required to provide architectural, engineering, construction, and other related services necessary to design and to construct a United States Federal Building, compliant with applicable codes. Related services include, but are not limited to, site planning, soil borings, utility relocation, environmental mitigations, permitting, testing and inspection during construction, commissioning and geotechnical analysis of the site.

1.1 PROJECT GOALS AND OBJECTIVES

GOALS: GSA, in collaboration with its clients, stakeholders, and Design Builders intends to build a new Federal Building in San Juan, PR. The facility’s design will be appropriate to the contexts of the site and history while responding to organizational culture and values. The design will demonstrate economy, restraint, and dignity.

OBJECTIVES: This project will be accomplished under GSA’s Design Excellence and Construction Excellence Programs. The Design Builder will be contracted through a two-stage source selection process ensuring best value to the Government, its clients and the citizens of the United States of America. The project is to address the following:

The facility will meet all the requirements of the building tenants. The facility will provide a safe and productive workspace for the tenants and will be constructed in a manner that insures the safety of the construction workforce.

The facility will be a high performance green building and will achieve the goals set forth in the Guiding Principles for Federal High Performance Buildings and receive at a minimum a LEED Gold designation.

The facility systems will be designed to address system durability, ease of maintenance, and lowering operating costs.

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This project is to be accomplished using a collaborative design-build delivery method. A successful project outcome will depend on the trust and collaboration between the project stakeholders; tenants, consultants and delivery team.

Provide a facility that meets the tenants’ functional needs in a space efficient manner.

Minimize impact to the adjacent childcare facility and the users of the Federal Campus.

Maintain the daily operations of the Federico Degetau Federal Building, the Ruiz-Nazario

Courthouse and the Rainforest Childcare Center during all phases of the project.

1.2 REFERENCE MATERIALS

A comprehensive listing of applicable project references is outlined in Volume II, Part A.2 (Section 014200) and Part A.3. Any conflicts or ambiguities within or among the referenced standards and criteria documents, or any deviations from requirements contained in the standards and criteria documents, will be reported to the GSA Contracting Officer in writing, for determination as to applicability. The most restrictive requirement prevails unless the CO issues a written exception.

The design, construction and operation of the new federal building will comply with all regulatory and contractual requirements.

2.0 GENERAL REQUIREMENTS

2.1 OWNER’S PROGRAM OF REQUIREMENTS (OPR)

The Design Stage services and Construction Stage work under this Statement of Work will comply with space program documentation as set out in Volume II – Owner’s Program of Requirements. The OPR is provided as a general description of the project to begin initial design. It includes a preliminary space program for each tenant agency, special requirements, room data sheets and additional detailed requirements. Volume II will be provided to Offerors selected to proceed to Phase 2 of the solicitation.

2.2 SCHEDULE MILESTONES

GSA and Design Builder will develop “TBD” dates for Schedule Milestones after award.

NTP TBD

Peer Review(s) After award TBD OPR Review, validation and finalization TBD Commissioners Presentation TBD Acceptance of DD/Start of Construction TBD Construction Substantially Complete TBD Occupancy TBD Measurement and Verification 12 months after occupancy

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2.3 ROLES AND RESPONSIBILITIES

2.3.1 DESIGN BUILDER

The design-builder provides all labor and materials required to complete architectural, engineering, construction, and other related services necessary to design and to construct the Project.

The Design Builder will provide experts in disciplines listed in PBS-P100, Facilities Standards for the Public Buildings Service (March 2015), and as otherwise required in this RFP, with credentials as indicated, as they apply to the Project. The Design Builder will provide sufficient staff of project managers, architects, design engineers, field engineers, superintendents, inspection and testing engineers, scheduling specialists, cost engineers, clerical and accounting personnel, etc. to perform the required work.

At a minimum, the Design Builder’s team members, providing expertise, will consist of the following:

Project executive Design Builder Project manager Lead Architectural designer AE Project Manager Design Quality Control Manager Interior architect/interior designer Engineering designers - all disciplines Building Envelope Consultant LEED/Sustainability Specialist Blast Consultant Security Consultant Lighting Design Consultant Landscaping Architect/Urban Designer Acoustic Consultant Registered fire protection engineer Lead environmental coordinator Construction superintendent Quality control coordinator Safety officer Scheduler BIM Coordinator

Design-Build team members may serve more than one of the above referenced functions except in cases where a conflict of interest exists. During the performance of the services required under this contract, the Design Builder will obtain GSA written consent from the Contracting Officer before making any substitution for subcontractors and outside associates or consultants specifically identified and agreed to during negotiations.

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2.4 PROJECT DELIVERY REQUIREMENTS

2.4.1 DESIGN EXCELLENCE PROGRAM

The federal government seeks a site and building design that expresses the vision, leadership, and commitment of the government to serving the public and the values of the nation. More specifically, Design Excellence in the Public Buildings Service means:

Providing best value to our customer agencies and the American taxpayer.

Developing safe, productive, and attractive workplaces.

Operating efficiently and effectively—keeping projects on time and on budget.

Ensuring that projects respond positively to national urban and environmental policies.

Selecting America’s best designers and artists to create facilities that ultimately become respected landmarks.

GSA’s Design Excellence program requires the Design Builder to participate in project peer reviews after award. Peer reviews invite distinguished private-sector peers from the GSA Public Buildings Service Commissioner’s National Register of Peer Professionals to help GSA critique the project design. The Design Builder’s lead designer and A/E design team will present the project design and the peers will provide suggestions and recommendations consistent with the project objectives and program.

2.4.2 CONSTRUCTION EXCELLENCE

GSA Construction Excellence Program provides guidance concerning quality, maintaining scope and budget and meeting schedule deadlines during construction. Design Builder will be required to participate in a series of meetings facilitated by GSA, usually at the 15%, 65%, and 85% stages of the construction effort. These reviews are intended to provide observations and feedback on areas that pose risk to the project.

A typical meeting entails a tour of the project, followed by interviews with the Design Builder and GSA, and to hear the questions raised by and the opinions expressed by the peers. GSA Central Office representative will facilitate each meeting, and at the completion of the day, will express verbally and later in writing, opinions of all present as well as a recommendation for resolution of issues.

2.4.3 ART IN ARCHITECTURE PROGRAM (AIA)

GSA’s Art in Architecture Program commissions artists to create publicly scaled and permanently installed works of art that are appropriate to the diverse uses and architectural vocabularies of new and substantially modernized federal buildings and courthouses. This project will include the commissioning of one or more artists to create and install artwork. The program requires the active participation and support of the Design Builder.

The Art in Architecture program requires the Design Builder’s lead designer and construction project manager to travel and participate in 3 to 5 collaborative meetings with the artist(s) as necessary to assure the successful integration of art and architecture in the completed project.

The Design Builder will incorporate all involved building and/or site work elements so that all works of art can be properly installed.

All necessary structural support, utilities, ground or building preparation for the artwork's installation will be provided by the Design Builder. Construction and other associated cost will be

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The initial art panel meeting will occur during the RFP and will not include the design build team.

GSA and Design Builder will establish milestones after award. The below “TBD” milestones are to be added to the schedule:

Introductory Meeting of the A-i-A Panel - TBD Meeting to Review and Recommend Artists - TBD Finalist Interviews - TBD Award - TBD Preliminary Art Design Concept - TBD Final Art Design Concept - TBD Fabrication - TBD Installation - TBD

2.4.4 ENERGY PERFORMANCE

The Design Builder is to use an integrated design process to establish performance goals for sustainable design principles and develop a plan to ensure implementation of high-performance green building goals throughout the project. The building is to be designed to minimize the amount of energy needed to operate the completed building. The Design Builder is responsible for complying with the requirements of the P100 and the referenced policies, Acts, executive orders, etc. referenced therein.

The building design must be modeled to predict the amount of energy it will consume annually.

The model should follow the input and output criteria given in Appendix A.6 of P100 – 2015.

2.4.5 SUSTAINABLE DESIGN/LEED®

The Design Builder will register the project with US Green Building Council for LEED® certification, and pay the registration fee. The project will achieve at a minimum the USGBC

LEED

Gold rating.

The Design Builder will maintain the LEED rating checklist throughout the design build design process, and provide all LEED consulting services required to assist GSA in obtaining the targeted LEED certification level. Updated LEED rating checklists are required at each design submission. The Design Builder will also submit documentation to GSA and USGBC for the project to receive LEED credit related to design activities, at completion of design. The Design

Builder is responsible for achieving at least a rating of LEED Gold and for preparing related documentation to support the LEED certification submission. The Design Builder will submit documentation to GSA and USGBC for construction credits within one year of building occupancy for a final LEED rating. Further information on GSA procedures for achieving LEED certification is provided in GSA PBS LEED

Applications Guide.

2.4.6 GSA HIGH PERFORMANCE BUILDING TRACKING (GBUILD)

The Green Building Upgrade Information Lifecycle Database (gBUILD) is how GSA tracks and reports projects’ high-performance green building (HPGB) information. gBUILD allows project teams to collaborate in a secure central environment that reduces and streamlines data calls, allows program-wide reporting, promotes legal compliance, and facilitates performance tracking.

Internal GSA and external (non-GSA.gov) users will be given instructions, training, and support.

The Offeror will use gBUILD to report and update project sustainability information at up to five

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2.4.7 ENERGY INDEPENDENCE AND SECURITY ACT OF 2007 (EISA)

As directed by the PBS-P100, the Design Builder will comply with EISA 2007. Section 438 of EISA addresses storm water management. The contractor will provide all analyses required to support the storm water management features included in their design to prove compliance. EPA has issued additional guidance on compliance that be found at the web site listed below:

http://water.epa.gov/polwaste/nps/section438.cfm

2.4.8 FIRE PROTECTION/LIFE SAFETY

Except as otherwise indicated in referenced programming documents, fire protection and life safety design requirements will comply with PBS-P100 and the GSA fire alarm, fire sprinkler, fire pump and fire stopping guide specifications. In cases where NFPA is silent on an issue, and IBC addresses the issue, the IBC requirement will apply. The Design Builder's registered Fire Protection Engineer, as identified in the Contract Documents, will be a full participant in the Project Delivery Team throughout the Design and Construction Stages of the project, and will design the fire alarm, fire pump, and fire sprinkler systems. The Design Builder's Fire Protection Engineer will also be responsible for any smoke control systems that may be necessitated by the architect's design.

2.4.9 PHYSICAL SECURITY

The Design Builder will design the project to meet the requirements established for a baseline ISC FSL level 4 building (See GSA ISC Interpretation document) except where increased levels of security are dictated by the documents listed in Volume II.

The following documents are pertinent to understanding the ISC FSL Level 4 standards:

Risk Management Process: An Interagency Security Committee Standard, August 2013 http://www.dhs.gov/interagency-security-committee-standards-and-best-practices

General Services Administration, Facility Security Requirements for Explosive Devices Applicable to Facility Security Levels III and IV, GSA’s Interpretation of the Interagency Security Committee (ISC) Physical Security Criteria, August 2, 2011

2.4.10 ACCESSIBILITY

The Design Builder will design the project to afford full accessibility by disabled persons without having to add separate or special facilities except where specific exclusions from this requirement are provided in applicable standards and criteria documents. The building will be accessible to persons with disabilities in accordance with the Architectural Barriers Act Accessibility Standard (ABAAS). To the extent the standard referenced in the preceding sentence conflicts with local accessibility requirements, the more stringent will apply.

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2.4.11 BUILDING INFORMATION MODELING (BIM)

The GSA P100 requires the use of interoperable Building Information Models (BIM) on all projects over prospectus throughout the project lifecycle. During all phases of the project, BIM models must be included with all existing submission requirements. BIM models must be delivered in both native and IFC file formats. See specification section Div 013700 Building Information Modeling for project specific requirements.

2.4.12 CONSTRUCTION-OPERATIONS BUILDING INFORMATION

EXCHANGE (COBIE)

GSA has adopted the use of COBie as their performance-based specification for facility asset information delivery. See specification section 013600 COBie for project specific requirements.

2.4.13 ELECTRONIC PROJECT MANAGEMENT SYSTEM (EPM)

GSA requires the use of ePM throughout the project life cycle as a repository for timely and accurate project information, and to serve as a tool to manage and monitor progress and modifications. Use ePM to post all project information, including sensitive but unclassified (SBU) documents, and communications. Review and collaborate with the Project Delivery Team and GSA using, but not limited to, ePM system features and workflow processes. See specification section 013000 for additional information including security requirements for access.

The following project information will be uploaded and/or responded to in ePM by the Design Builder:

Reports (Weekly, Monthly, etc.)

Issues and Logs o Accident Reports o Design Review Comment o Fire Report o Hot Work Requests o Injury Reports o Issues o Punch-lists

Correspondence including:

o Official notifications o Potential Change Orders (PCOs) o Schedule Updates o Invoices (Payment Application Requests) o Requests for Proposal (RFPs)

Design Documents and Submissions o Design Comment Responses

Meeting Agendas and Minutes RFI’s requiring Government attention Submittals and Submittal Packages o Submittal Comment Responses

Photos

2.5 COST ALLOCATION UPDATES

The Design Builder will assist GSA in the defining and the management of the tenant improvements (TI) and security components of the construction cost, including tracking core/shell, TI, and security

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At the time of final settlement of the design build contract (or at an earlier time specified by GSA), the Design Builder will assist GSA in establishing a final breakdown of the total contract amount into a core and shell component and TI and security components for each tenant.

The Contract Price will serve as the baseline budget for the project at the time of award. The Design Builder will provide the following cost allocation breakdown at the final Concept Design milestone submittal:

Uniformat level 2 breakdown that reflects the core and shell costs, with a separate tenant improvement (TI) and security line item for each tenant agency. The cost allocation by tenant agency billing code (AB code) is to include direct costs, overhead, and profit mark-ups.

The Design Builder and GSA must agree on the Design Builder breakdown of the baseline cost allocation budget.

The Design Builder will update the cost allocation budget after completion of the Design Development Phase. With this update, the Design Builder will provide supporting cost estimates of elements that have changed. Confirm:

Line item breakdowns are correct and consistent.

All design elements are included.

Unit costs are reasonable.

Quantity takeoffs are accurate.

Level of detail is appropriate to the phase.

Cost escalation factors are appropriately applied.

Balance of costs among building systems is acceptable.

Balance of core/shell and TI/security costs is acceptable.

Up-to-date scope modifications are reflected.

Formats are correct.

The Design Builder will be responsible to reconcile any significant differences between the updated baseline construction budget breakdowns and the previously agreed upon breakdowns. This reconciliation will address and resolve significant differences in the TI and security costs itemized by tenant. For the Uniformat level 2 breakdowns, Design Builder reconciliation will include justification of any significant differences between the Uniformat level 2 line items. Upon approval by GSA, the reconciled breakdowns will serve as the baseline cost allocation.

2.6 UTILITY COORDINATION

The Design Builder will conduct preliminary investigations as necessary to confirm availability of building utilities and will include resulting building utility information in the final design concept design narrative. The Design Builder will assist GSA in coordinating with local utility companies as necessary to accommodate the needs of the facility, including availability, connections, capacity, approvals, and other requirements. Utility connections and utility permits will be the responsibility of the Design Builder.

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The Design Builder is responsible for trenching, conduit, and backfill to accommodate the incoming service as well as all conduits and cabling on the building side of the transformers. During the design phase, the Design Builder will coordinate with local utility companies to identify any additional costs for utility connections (including utility provided equipment) and fees. GSA may contract directly with the utility for these costs or via a modification to the design build contract.

Before beginning construction, the Design Builder will verify, through inspection and testing, the location, elevation, capacity and condition of all utilities, including electric, gas, telephone, domestic water, sanitary/storm sewers, fire hydrant lines, etc.

2.7 BUILDING DESIGN STANDARD

The A/E or design team will submit Building Design Standards as part of the contract close out documentation. Upon award, GSA will provide a template for the Design Builder to use. The Offeror is to submit four bound hard copies and two digital copies.

Part of GSA's mission is to ensure that all public federal buildings maintain the design consistency throughout its buildings and to improve the efficiency of building operations. The objective of the Building Design Standards initiative is to vastly improve the appearance of buildings over time, to create a cohesive identity for each building based on its significant characteristics, to ensure consistency in design, to provide a written reference to future projects, and to manage minor repairs efficiently. The Building Design Standards seek to develop overall planning strategies for buildings using the Building Design Standards approach in order to maintain the value of these properties.

Furthermore, it will become a reference to future projects so that design consistency will be accomplished

Due to the lack of the Building Design Standards, there have previously been inconsistencies in design from project to project within various GSA buildings. Renovations which have occurred over the years have varied both in style and in quality or type of materials. These renovations have created variations throughout each building instead of one cohesive design. In some cases, there are more than a dozen of unmatched hardware sets, light fixtures, ceiling tiles, etc. from one project to another.

These inconsistencies have made it inefficient for the Property Manager to manage all different types of building items when he/she faces minor repair projects on such items. It has also been difficult for GSA to maintain a consistent approach to the overall design of the building as various design professionals and are contracted to renovate buildings over a period of many years.

The Building Design Standards will create a guideline to be used in each building for renovations, repairs and alterations, with the goal of a having a consistent palette of finishes and a consistent design strategy for each GSA building.

The A/E will develop a Building Design Standards document that is based on the template provided by GSA. The document should include guidelines for analysis of the significant design characteristics of the building. The intent will be to establish overall planning principles and design standards for GSA buildings.

Thoroughly identify the existing defining features that will inform the Building Design Standards. The background information will include the general building information, real estate profile, architectural era, including design and construction, and a description of the building design as originally intended.

It will focus on establishing architectural significance and level of integrity retained. The information collection should include a survey of significant features of the building exterior, building interior, and site. Types of materials present and existing space planning should be noted. In addition, building systems, including mechanical, electrical, life safety should be noted.

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Based upon the information collected in the previous part, which establishes the significance and current standards of the building, this part formulates the design guidelines to future design and construction projects in the building, and provides the design reference to Property Managers for minor repairs and maintenance of the building exterior and interior spaces and individual elements.

New design standard elements will be carefully established in conjunction with the existing architectural elements and historical significance. The recommended design standards will be clearly distinguished in the following three categories: 1. Preserve the existing condition as a building standard; or 2. Propose modifications of existing conditions for a building standard; or 3. Establish new conditions for a building standard. They will be in compliance with appropriate current building codes including applicable accessibility codes and GSA standards.

The Building Design Standards will be written in a booklet format with folded sheets for photos and drawings. It should include sketches, cut sheets, graphics and diagrams as required. The booklet will have standard items listed in a common category of the provided template so that they can be easily found. If additional category is necessary, the list of categories will be recommended by the A/E and approved by the GSA project team prior to the completion of formatting.

2.8 PROJECT MANAGEMENT RESPONSIBILITIES

2.8.1 COMMUNICATIONS PLAN

The Design Builder will work with GSA to develop a communications plan. This plan will be used and maintained throughout the project and modified as necessary to suit each project phase.

The Design Builder will direct all questions and requests from tenant agencies to GSA’s project manager. Prior to contacting any parties other than GSA regional personnel, the Design Builder will confirm all meetings and/or communications with GSA’s project manager.

The Design Builder will direct all questions and requests from local community interests to the GSA’s contracting officer.

The Design Builder will not release any oral, written or graphic information regarding this project to outside sources without obtaining prior consent from GSA and the tenant agency. All requests for information concerning the project will be referred to GSA’s contracting officer for response.

All presentations to non-GSA entities will be first approved by GSA.

2.8.2 DETAILED PROJECT SCHEDULE DEVELOPMENT AND

MAINTENANCE

The Design Builder will develop and maintain a Project Schedule in accordance with the requirements of the Contract Documents.

The Design Builder will provide monthly schedule updates to GSA, showing progress on and completion of all required Design Stage services and Construction Stage work. The Design Builder immediately will notify GSA of any anticipated delay in performance of the work.

2.8.3 DESIGN QUALITY ASSURANCE

GSA requires that Design Builder design submissions and construction documents submissions undergo two general types of design review: owner’s review and codes and standards review.

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Such reviews will not be construed as relieving the Design Builder of its responsibility to comply with all Contract requirements and code and standards requirements.

The Design Builder’s design schedule will allow for 21 calendar days of review period from the date of receipt by GSA.

2.8.3.1 OWNER’S REVIEW

The purpose of the Owner’s review is to ensure that established functional, aesthetic and spatial requirements of the project are satisfied including but not limited to:

The design is responsive to GSA program goals, objectives and priorities.

The completed facility can be efficiently operated and maintained.

The design adequately and efficiently accommodates the space program.

Commissioning design reviews as provided in GSA PBS Building Commissioning Guide.

2.8.3.2 CODES AND STANDARDS REVIEW

The purpose of the Codes and Standards review is to ensure that the proposed design complies with applicable regulations, codes, and standards referenced in the standards and criteria documents listed above under performance objectives. Such reviews will not be construed as relieving the Design Builder of any code compliance responsibilities.

2.8.3.3 CONSTRUCTABILITY

Constructability of the project as designed is the sole responsibility of the Design Builder.

2.8.3.4 DESIGN REVIEW COMMENTS

The Design Builder will respond in writing to the design review comments within 14 calendar days after receipt of the design review report.

3.0 SCOPE OF SERVICES

The Design Builder will perform all services described in this Scope of Services (including services required under exercised options, if any) in accordance with applicable requirements and provisions set forth in the Contract Documents. This scope of services describes the scope in general and is not intended to represent the entirety of the requirements. It highlights, and in some cases adds and elaborates, on the requirements stated in the contract documents, the PBS P100, and Volume II – Technical Requirements.

3.1 GENERAL REQUIREMENTS

3.1.1 SITE PREPARATION

Site preparation activities including, but not limited to, demolition of site improvements, excavation, utility relocation, soil testing, environmental remediation, landscaping, curbs, etc. will be the responsibility of the Design Builder. Refer also to Volume II Part D; References for preliminary geotechnical reports, surveys, and environmental assessments.

3.1.2 PROJECT KICK-OFF MEETING

Attend a project kickoff meeting in San Juan, PR. Coordinate the meeting’s agenda with the Government.

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3.1.3 PARTNERING SESSION

Attend a 1-day partnering session with principal Project Delivery Team members shortly after notice to proceed. This meeting will be held in San Juan, PR and may coincide with the project kick-off meeting. Refer to Division 013100 Project Management & Coordination for additional information.

3.2 DESIGN STAGE

3.2.1 GENERAL REQUIREMENTS

3.2.1.1 OWNER’S PROGRAM OF REQUIREMENTS

The Design Builder will design a facility that does not exceed the congressional space authorization and does not deviate from the Owner’s Program of Requirements. The Design Builder will provide a space reconciliation report at final concept, design development and all construction document submissions. The report will indicate all spaces as programmed and designed.

At each Phase within the Design Stage review update the Owner’s Program of Requirements documentation for additional detail and clarity. Incorporate the results of the Owner’s Program of Requirements review in the design narratives accompanying each design submission.

3.2.1.2 DESIGN STAGE SUBMISSIONS CLARIFICATION

The core/shell and tenant improvement design stage submissions will include the following phases for submission: Final Concept (35%), Design Development (65%), 90% Construction Documents, and 100% Construction Documents. These submissions supersede the required submissions in the P100 and the POR except as noted in this paragraph. The required documents and formats for these submissions are defined in Appendix A of the P100. The Design/Builder may elect to submit core/shell and tenant improvements as standalone submissions. The tenant improvement designs will adhere to the following supplement to this paragraph:

3.2.1.2.1 Design Intent Drawings (DIDs)

The Design Builder is required to develop Design Intent Drawings for each tenant agency as described in Volume II Part A.3. As written in Volume II Part A.3, the DIDs precede the development of the Final Concept Design (35%) Submission. In order to prevent adverse impacts to the schedule due to the required duration of DID development; the DIDs are not required to be complete prior to the Final Concept Design (35%) submission that is used for the commissioner’s presentation. The Final Concept Submission presented to the commissioner will have the most current information from the DIDs incorporated into it. The final DIDs are permitted to be completed after the commissioner’s presentation and are required to be developed into a standalone Tenant Improvements Final Design Concept (35%) submission prior to advancing to the Design Development Phase.

3.2.1.3 EARLY CONSTRUCTION PACKAGES

The Design Builder may elect to submit partial construction packages in order to fast-track the design build process. If the Design Builder elects to submit partial packages, a

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Adequate time must be provided for review of each package. GSA and the tenant agencies will identify which packages will require a 65% and 90% submission. Early construction packages may be submitted for review after the PBS Commissioner’s approval of the 35% Final Concept.

For packages that require a 65% and 90% submission, GSA may elect to have design review meetings.

All partial construction packages will be, prepared and submitted in accordance with PBS- P100 construction document submission requirements as they pertain to the scope of the construction work (including construction specifications).

The Design Builder will be expected to reconcile all CD package review comments and provide GSA with written responses to all comments.

The Design Builder will prepare and submit an overall space reconciliation report comparing the space provided to the space program in the smallest space unit possible at this level of completion of design.

3.2.1.4 ART IN ARCHITECTURE

After GSA has selected and commissioned the artist(s), the Design Builder’s lead designer will consult with GSA, the artist(s), and others regarding the preliminary and final concepts for the proposed artwork, which will include proposed materials and preliminary fabrication and installation techniques.

The Design Builder's lead designer will be a voting member of the panel and will participate in the Art in Architecture panel review of the final concept(s) for the proposed artwork(s).

Beyond the proposal review, the Design Builder’s lead designer will participate in a site visit and subsequent collaboration meetings (typically 3-5 meetings) with the artist(s) as necessary to assure the successful integration of art and architecture in the completed project and to assure that all involved building and/or site work elements are executed correctly so that the artwork can be properly installed.

3.2.1.5 BIM PROJECT EXECUTION PLAN (PXP)

Coordinate with GSA to ensure that all parties are in agreement with the Design Builder-proposed approach to incorporating BIM throughout the project’s lifecycle

3.2.1.6 NATIONAL ENVIRONMENTAL POLICY ACT (NEPA) COORDINATION

Coordinate with GSA to ensure that the design is coordinated with the NEPA environmental assessment/impact statement.

3.2.2 FINAL CONCEPT DESIGN PHASE

3.2.2.1 CONCEPT DESIGN COORDINATION

3.2.2.1.1 Program Review Meeting(s)

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Conduct program review meetings with each tenant agency to confirm and validate the RDM (Room Data Matrix) and adjacencies assumed in the design build proposal. These reviews will commence after award with a review of the preliminary concept and continue through the DD phase.

3.2.2.1.2 Security Review Meeting

Conduct a security review meeting with GSA and tenant participants. Design Builder participants will include landscape/civil designer, architectural team, ballistics and blast specialists as well as any other security consultants that are part of the Design/Build team. The purpose of the meeting is to review and confirm security assumptions and criteria that are established in the Design/Build solicitation package. This review may take place in Washington, D.C.

3.2.2.1.3 Integrated Design Review (IDR) and Meeting

Upon Award of the design build contract the successful offeror will be presented with a list of comments made by subject matter experts and peer reviewers that participated in reviews during the solicitation phase. The Design Builder will address the comments in a revised design concept and accompanying narratives to be submitted 14 calendar days after notice to proceed. Written responses to the comments are also required for this submission. Submission of this concept will be in digital format.

Government subject matter experts (SMEs) will review the revised design concept and narrative discipline by discipline and provide comments back to the Design Builder within 7 calendar days. Include a 1-day, virtual, comment review meeting. The Design Builder is required to present their concept to the SMEs. The purposes of this meeting are as listed below:

To ensure agency requirements are being met and interpreted correctly To better understand the SMEs comments To ensure the preliminary concept submission has sufficient detail for presentation to GSA’s National Peers.

It is anticipated that minor revisions may need to be made to the documents prior to submission to the National Peers. These revisions are included in the contract price.

3.2.2.1.4 Design Excellence Peer Review and Meeting

Provide GSA an updated digital copy of the design concept and supporting narratives for distribution to GSA’s National Peers. GSA will coordinate and schedule the Concept Design Peer Review approximately 7 calendar days after the Integrated Design Review Meeting and/or after revisions to comments provided during the IDR. This meeting will be held in Washington, DC and will be 1 day in length. The purpose of this meeting is to identify areas for improvement of the design by using nationally recognized professionals of the industry. The goal of this meeting is to identify design improvements that result in a zero cost increase to the project.

If substantial comments need to be addressed either in quantity or impact to the design a follow on meeting with the Peers may be required to discuss the impacts. This follow on meeting will be a virtual meeting and will be included in the Offeror’s base cost proposal.

3.2.2.1.5 Impact Review of IDR and Peer Meetings

Although the goal of the IDR and Peer review meetings is to identify zero cost changes to improve the design, it is possible that design improvements may be identified as worthwhile opportunities to pursue even if they are currently not included in the contract

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3.2.2.2 FINAL CONCEPT DESIGN SUBMISSION (35%)

Provide a final design concept submission in accordance with the submission requirements listed in PBS-P100 as well as the requirements listed in this section. The Final Concept Design Submission will incorporate any contract modifications issued as a result of the Concept Peer Review. The below requirements supplement the requirements of the P100:

3.2.2.2.1 Architectural Model

The model required by PBS-P100 will be a physical model. Provide a model of the final concept with sufficient detail to convey the architectural intent of the design. GSA will retain ownership of the model after its use in the commissioner’s presentation. The cost of shipping of the final physical model and all presentation materials to GSA’s Regional Office in New York, NY, to GSA’s Office of Design and Construction in Washington, DC, and back to New York, NY is included in the Contract Price.

3.2.2.2.2 Vertical Transportation Analysis

Retain an independent consultant to prepare and submit a vertical transportation traffic analysis.

3.2.2.2.3 Fire Protection Certification

The Design Builder's Fire Protection Engineer will submit verification in writing that he/she has been involved with all aspects of the design.

3.2.2.2.4 Cost Allocation Update

Based on the final design concept, provide an updated construction work allocation plan with corresponding budget breakdown, a Uniformat level 2 budget breakdown, and supporting cost estimates, all as described under the General Requirements, Cost Management section above. Include breakout estimate(s) for Core and Shell vs. Tenant as well as allocation of tenant costs between building tenants and security costs by tenant. Refer to PBS GSA P-120 Project Estimating Requirements for additional detail.

3.2.2.3 FINAL CONCEPT DESIGN REVIEW MEETING AND COMMENTS

Conduct a final concept review meeting to solicit comments from GSA and the tenants.

Reconcile final design review comments, and provide written responses to all comments.

3.2.2.4 PROJECT READINESS CHECKLIST

Work with GSA Project Manager to complete the Certification of Project Readiness for Presentation to the Commissioner. The certificate and all required materials must be received by the GSA Office of Design and Construction at least 10 working days before the scheduled presentation. The Office of Design and Construction and Real Property Asset Management (RPAM) personnel must be provided with the latest documents so they will be able to sign the appropriate concurrences. The signed Pro Forma Occupancy Agreements (OAs) with the Certification of Project Readiness Checklist, along with the Appraiser Rate Setting Form supporting the rates in the Pro Forma OA must be submitted as well.

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3.2.2.5 FINAL CONCEPT DESIGN PRESENTATIONS

3.2.2.5.1 Final Concept “Dry-Run” for Commissioner Presentation

Conduct final design concept presentation(s) to GSA internal stakeholders. Location of this meeting will be in New York, NY. This presentation to GSA project management team will serve as preparation for the presentation in Washington, DC to the PBS Commissioner. Reconcile review comments and provide GSA with written responses to all comments within 7 calendar days.

3.2.2.5.2 Commissioner’s Concept Presentation

Work with GSA Project Manager to schedule The Commissioners Final Concept Presentation and to complete the Certification of Project Readiness for Presentation to the Commissioner. The certificate and all required materials must be received by the GSA Office of Design and Construction at least 14 calendar days before the scheduled presentation.

Present the final design concept to GSA’s PBS Commissioner in Washington, DC. If required, further refine the approved concept design based upon conditions set by the PBS Commissioner.