Community Development

REQUEST FOR QUALIFICATIONS (RFQ)

DESIGN-BUILD SERVICES FOR TRANSITIONAL AND PERMANENT

SUPPORTIVE HOUSING PROGRAM

Phoenix Place Permanent Supportive Housing and Robins Meadow Transitional

Housing Redevelopment

Date of Issue: June 24, 2026

Pre-Submittal Site Walkthrough: June 30, 2026 at 10:00 AM

Questions Due Date: July 2, 2026 at 4:00 PM

Proposal Due Date: July 24, 2026 at 4:30 PM

Direct all inquiries concerning this RFQ to:

Rayshonia Manuel Community Development Director

Email: cccdinfo@cumberlandcountync.gov

Phone: (910) 323-6112

Proposals shall be submitted in accordance with the terms and conditions of this RFQ and any addenda issued hereto.

Table of Contents

1.0 PURPOSE AND BACKGROUND

2.0 PROPOSAL INSTRUCTIONS & REQUIREMENTS

2.1 REQUEST FOR QUALIFICATIONS DOCUMENT

2.2 PROPOSAL SUBMITTAL

2.3 RFQ QUESTIONS

2.4 PRE-SUBMITTAL SITE WALKTHROUGH

2.5 RFQ TERMS & CONDITIONS

2.6 MINORITY BUSINESS, SMALL BUSINESS, AND SECTION 3 REQUIREMENTS

3.0 NOTICES TO VENDOR

3.1 PROHIBITED COMMUNICATIONS AND CONFIDENTIALITY

3.2 PROPOSAL COMPLIANCE

3.3 PROPOSAL EVALUATION PROCESS

3.4 EVALUATION CRITERIA

3.5 METHOD OF AWARD

4.0 SCOPE OF WORK & VENDOR’S PROPOSAL CONTENT REQUIREMENTS

4.1 SCOPE OF WORK

4.2 VENDOR’S PROPOSAL REQUIREMENTS

5.0 CONTRACT TERMS AND CONDITIONS

5.1 IRAN DIVESTMENT ACT

5.2 E-VERIFY

5.3 DIVESTMENT FROM COMPANIES THAT BOYCOTT ISRAEL

5.4 CONTRACT CHANGES

5.5 CONTRACT TERM

5.6 RECORDS

5.7 INVOICES

5.8 PAYMENT TERMS

5.9 APPROPRIATION OF FUNDS

5.10 FINANCIAL STABILITY

5.11 INSURANCE:

5.12 BONDS

5.13 GENERAL INDEMNITY

5.14 NON-WAIVER OF RIGHTS

5.15 ENTIRE CONTRACT

REQUEST FOR QUALIFICATIONS (RFQ) DESIGN-BUILD SERVICES FOR TRANSITIONAL AND PERMANENT

5.16 CONTRACT CANCELLATION

5.17 LAWS AND ORDINANCES

5.18 COMPLIANCE WITH LAWS

5.19 COUNTY PROJECT MANAGER

5.20 NCHFA APPROVAL AND FINAL COMMITMENT

5.21 COST SEGREGATION AND FUNDING ACCOUNTABILITY

5.22 ASSIGNMENT AND SUBCONTRACTING

5.23 DISPUTE RESOLUTION

5.24 CONTRACTOR REPRESENTATIONS

6.0 PROTEST PROCEDURES

ATTACHMENT A: INSTRUCTIONS TO VENDORS

ATTACHMENT B: EXECUTION OF PROPOSAL

ATTACHMENT C: CERTIFICATION OF FINANCIAL CONDITION

ATTACHMENT D: CERTIFICATION REGARDING LOBBYING

ATTACHMENT E: NONCOLLUSION AFFIDAVIT

ATTACHMENT F: SEPARATE UNIT PRICE/FEE INFORMATION FORM

ATTACHMENT G: CERTIFICATION REGARDING BUILD AMERICA, BUY AMERICA ACT (BABAA)

ATTACHMENT H: FEDERAL REQUIRED CONTRACT CLAUSES

ATTACHMENT I: DESIGN-BUILD DETERMINATION AND STATUTORY CRITERIA

ATTACHMENT J: FUNDING AND COMPLIANCE MATRIX

ATTACHMENT K: NCHFA FINAL COMMITMENT CHECKLIST

ATTACHMENT L: ENVIRONMENTAL CLEARANCE SUMMARY AND APPENDIX REFERENCE 49

ATTACHMENT M: PROJECT TEAM SELECTION OPTION B AND QBS CERTIFICATION

ATTACHMENT N: MBE/HUB AND FEDERAL BUSINESS OUTREACH REQUIREMENTS AND FORMS

ATTACHMENT N-1: IDENTIFICATION OF MINORITY BUSINESS PARTICIPATION

ATTACHMENT N-2: AFFIDAVIT A – LISTING OF GOOD-FAITH EFFORTS

ATTACHMENT N-3: AFFIDAVIT B – INTENT TO PERFORM CONTRACT WITH OWN WORKFORCE

ATTACHMENT N-4: AFFIDAVIT C – PARTICIPATION EQUAL TO OR ABOVE THE GOAL

ATTACHMENT N-5: AFFIDAVIT D – PARTICIPATION BELOW THE GOAL AND GOOD-FAITH

DOCUMENTATION

ATTACHMENT N-6: MBE DOCUMENTATION FOR CONTRACT PAYMENTS

1.0 PURPOSE AND BACKGROUND

Cumberland County Community Development (the "County") requests Statements of Qualifications and related information from qualified design-build teams (each, a "Design-Builder") to provide integrated preconstruction, design, permitting, pricing, trade partner/subcontractor procurement, and construction services for the Phoenix Place Permanent Supportive Housing Project and the Robins Meadow Transitional Housing Redevelopment/Expansion Project.

The County is transitioning from a sequential design-bid-build delivery model to a design-build delivery model because of time constraints associated with the Phoenix Place funding and approval process. The County must complete the items required by the North Carolina Housing Finance Agency (NCHFA) for the Phoenix Place component before January 2027, including final plans and specifications, signed construction contract documents, energy efficiency documentation, accessibility certification, Section 3 certification, and other final commitment materials. The County has determined that a single integrated design-build team provides the best opportunity to coordinate design, cost estimating, permitting, NCHFA review, and construction-readiness within the required timeline.

The project includes two related components on a coordinated supportive housing campus:

• Schedule A - Phoenix Place: ten (10) new single-family, three-bedroom homes for permanent supportive housing. This component is funded with a combination of State and Federal funding, including HOME- American Rescue Plan (HOME-ARP) funds administered by HUD and SHARP funds provided through NCHFA, together with any County match or related project funds approved by the Board of Commissioners.

• Schedule B - Robins Meadow: redevelopment/expansion of the existing transitional housing program to exceed the current twelve (12) units, including rehabilitation/redevelopment of the front office/resource center at 503 Old Wilmington Road. This component is funded with local County funds unless otherwise modified by the County in writing.

The Phoenix Place and Robins Meadow parcels are co-located and will ultimately function as a coordinated supportive housing campus. The County intends to enter into a single design-build agreement, while maintaining separate schedules of work, budgets, schedules of values, invoicing, cost tracking, compliance documentation, and reporting for the federally/state-assisted Phoenix Place component and the locally funded Robins Meadow component.

Funding and compliance distinctions are summarized in Attachment J. The final contract may include separate notices to proceed or construction authorizations for each component to preserve grant compliance, NCHFA review requirements, environmental review conditions, budget control, and local/federal funding accountability.

Anticipated Project Budget. The anticipated total project budget is $9,083,715, consisting of $3,748,700 for Schedule A - Phoenix Place and $5,335,015 for Schedule B - Robins Meadow. The County may adjust allocations between eligible cost categories or project components only through authorized written action and, where applicable, NCHFA or HUD approval. The stated budget is not a representation that all funds will be included in the initial contract or construction authorization.

Minority Business, Small Business, and Section 3 Notice. Cumberland County has established a verifiable fifteen percent (15%) Minority Business Enterprise participation goal for the total value of building construction work. This is a good-faith participation goal and not a quota, set-aside, or basis for selecting the Design-Builder based on ownership status. The County and the selected Design-Builder shall comply with N.C.G.S. 143-128.2 and the County’s minority business outreach requirements. For the federally assisted Phoenix Place component, the County and Design-Builder shall also provide the consideration and outreach required by 2 C.F.R. § 200.321 for small businesses, minority businesses, women’s business enterprises, veteran-owned businesses, and labor surplus area firms. Section 3 requirements are separate and shall apply as required by HUD regulations and the funding award.

This procurement is conducted pursuant to North Carolina law governing design-build procurement, including N.C.G.S. 143-128.1A and Article 3D of Chapter 143, and applicable federal procurement standards, including 2 CFR Part 200, Subpart D, as applicable to the federally assisted component. The County reserves the right to seek review, concurrence, or approval from NCHFA, HUD, the County Attorney, the County Finance Officer, or other reviewing authorities before award, contract execution, issuance of a notice to proceed, or approval of construction pricing.

2.0 PROPOSAL INSTRUCTIONS & REQUIREMENTS

2.1 REQUEST FOR QUALIFICATIONS DOCUMENT

The RFQ is comprised of the base RFQ document, all attachments, exhibits, appendices, and any addenda released before contract award. All attachments and addenda issued for this RFQ are incorporated by reference. By submitting a proposal, the vendor agrees to meet all stated requirements and comply with the specifications, terms, and conditions in this RFQ.

Vendors shall complete all attachments requiring vendor information and include an authorized signature where requested. Failure to include required documents or signatures may result in rejection of the proposal as non-responsive.

2.2 PROPOSAL SUBMITTAL

Proposals shall be received at the address indicated below no later than July 24, 2026, at 4:30 PM. This solicitation is being advertised for a 30-calendar-day period beginning June 24, 2026. It is the sole responsibility of the vendor to ensure physical delivery by the deadline. Any proposal received after the deadline will be rejected.

Mailing address for delivery of proposal via US Postal Service

Office address of delivery by any other method (special delivery, overnight, or any other carrier)

PROPOSAL TITLE:

Phoenix Place Permanent Supportive Housing &

Robins Meadow Transitional Housing Design-Build Services

Cumberland County Community Development

Attn: Rayshonia Manuel, Director PO Box 1829

Fayetteville, NC 28302-1829

PROPOSAL TITLE:

Phoenix Place Permanent Supportive Housing &

Robins Meadow Transitional Housing Design-Build Services

Cumberland County Community Development

Attn: Rayshonia Manuel, Director 707 Executive Place

Fayetteville, NC 28305

Submit one (1) signed original proposal response, two (2) photocopies, and one (1) electronic copy on a flash drive. The electronic copy shall be in PDF format, not password protected, and capable of being copied to other media.

The proposal shall be submitted in a sealed package clearly marked with: (1) Vendor name; (2) RFQ title;

and (3) due date and time.

Separate Unit Price/Fee Information. Vendors shall submit Attachment F in a separate sealed envelope marked "Separate Unit Price/Fee Information - Do Not Open With Qualifications." Attachment F will not be opened, reviewed, scored, or used in establishing the initial qualifications ranking. Before any federally funded construction phase is authorized, the County will document applicable compliance with 2 C.F.R. §§

200.320 and 200.324, including cost or price analysis, open first-tier subcontractor competition, and any required HUD or NCHFA review.

All addendums and/or corrections will be posted on the Cumberland County Vendor Self Service site https://ccmunis.co.cumberland.nc.us/vss/Vendors/VBids/Default.aspx. The County anticipates posting responses and any necessary addendum by July 7, 2026 at 5:00 PM. If a final corrective addendum is needed, the County anticipates issuing it no later than July 9, 2026, at 5:00 PM. Vendors shall rely only on written material contained in an addendum.

2.3 RFQ QUESTIONS

Written questions shall be emailed to cccdinfo@cumberlandcountync.gov by July 2, 2026, at 4:00 PM.

Vendors should enter "RFQ Phoenix Place and Robins Meadow Design-Build Services: Questions" as the subject line. Questions will not be answered by phone. Questions shall include a reference to the applicable RFQ section.

Questions received before the deadline, County responses, and any additional terms deemed necessary by the County will be posted by addendum to the Cumberland County Vendor Self Service site, https://ccmunis.co.cumberland.nc.us/vss/Vendors/default.aspx. The County anticipates posting responses and any necessary addendum by July 7, 2026, at 5:00 PM. If a final corrective addendum is needed, the County anticipates issuing it no later than July 9, 2026, at 5:00 PM. Vendors shall rely only on written material contained in an addendum.

2.4 PRE-SUBMITTAL SITE WALKTHROUGH

The County will conduct a non-mandatory pre-submittal site walkthrough on June 30, 2026, at 10:00 AM at 503 Old Wilmington Road, Fayetteville, NC 28301. Attendance is strongly encouraged due to existing site conditions, the redevelopment/expansion of Robins Meadow, the integration of Phoenix Place and the front office/resource center, and the accelerated schedule associated with NCHFA final commitment requirements.

The walkthrough is for observation only. County staff may provide general site orientation; however, any questions requiring an official response must be submitted in writing in accordance with Section 2.3 RFQ Questions. Verbal statements made during the walkthrough shall not modify the RFQ and shall not be binding on the County. Any material clarifications, corrections, or additional information will be issued only by written addendum and made available to all prospective proposers.

Failure to attend the walkthrough will not disqualify a proposer. Each proposer remains responsible for reviewing the RFQ, all addenda, available site information, and applicable requirements before submitting a response.

2.5 RFQ TERMS & CONDITIONS

It shall be the vendor’s responsibility to read the instructions, the County’s terms and conditions, all relevant exhibits and attachments, and any other components made a part of this RFQ, and comply with all requirements and specifications herein. Vendors also are responsible for obtaining and complying with all Addenda and other changes that may be issued in connection with this RFQ.

Questions, issues, or exceptions regarding any term, condition, or other component within this RFQ, must be submitted as questions in accordance with the instructions in Section 2.3 RFQ Questions. Vendor’s proposal shall constitute a firm offer.

If a vendor desires modification of the terms and conditions of this solicitation, it is urged and cautioned to inquire during the question period, in accordance with the instructions in this RFQ, about whether specific language proposed as a modification is acceptable to or will be considered by the County. It is the County’s sole discretion to accept or reject requested modifications and/or exceptions.

2.6 MINORITY BUSINESS, SMALL BUSINESS, AND SECTION 3 REQUIREMENTS

The County’s fifteen percent (15%) MBE participation goal applies to the construction work. At the SOQ stage, respondents shall submit the outreach plan described in Section 4.2. The statutory affidavits and identification forms in Attachment N are included in this RFQ but are not required with the initial SOQ because first-tier trade packages and subcontractors have not yet been selected under Project Team Selection Option B.

Before soliciting first-tier subcontractor bids, the selected Design-Builder shall submit a project-specific MBE/HUB compliance plan for County approval. The Design-Builder shall then conduct and document the outreach, notifications, open competition, good-faith efforts, and federal business consideration measures required by Attachment N. The applicable Identification of Minority Business Participation form and Affidavit A or Affidavit B shall be submitted with each construction pricing or GMP package as directed by the County. Affidavit C or Affidavit D and supporting documentation shall be submitted within the time established by the County after first-tier bids are received.

No respondent will receive a preference or evaluation credit merely because of ownership status. Evaluation will focus on the respondent’s demonstrated compliance capacity, outreach strategy, and ability to perform the required good-faith and federal consideration steps. Nothing in this RFQ requires award of a contract or subcontract to a firm that is not responsible, responsive, qualified, properly licensed, or competitively priced under the applicable selection method.

3.0 NOTICES TO VENDOR

3.1 PROHIBITED COMMUNICATIONS AND CONFIDENTIALITY

PROHIBITED COMMUNICATION: Each vendor submitting a proposal, including its representatives, subcontractors, and suppliers, is prohibited from having any communication with any employees or members of the board of commissioners of the County except those employees of the County’s Department as designated in this RFQ. A vendor who does not comply with this provision may be disqualified from award of a contract.

CONFIDENTIAL INFORMATION: The proposal must not contain any information marked as “confidential” or as a “trade secret” or in any other manner as to indicate that it is information protected by the Trade Secrets Protection Act ( the “Act”) as set out in Article 24 of Chapter 66 of the North Carolina General Statutes, unless the vendor has noticed the County Department of its intent to designate any information in the proposal as such and received permission from the County Department to do so in writing.

Vendor’s notice to the County Department must be in writing and must describe the information for which confidentiality is requested and explain how the information is a “trade secret” as defined in G.S. § 66-152(3).

If the County Department determines the information for which confidentiality is requested is a “trade secret” covered by the Act, it will notify the vendor how to mark the information in the proposal and will identify the measures that County will take to protect the confidentiality of the information. Vendor’s submission of a proposal after receipt of this notice from the County Departments shall be deemed to be acceptance of the County Department’s statement of how it will maintain confidentiality. If the County Department determines the information for which confidentiality is requested is not a “trade secret” covered by the Act, it will notify vendor of that determination. Any proposal marked with any information as “confidential” or as a “trade secret” or in any other manner as to indicate that it is information protected by the Act in violation of this section shall be regarded as not responsive to the request for qualifications and shall not be considered.

3.2 PROPOSAL COMPLIANCE

It is in the best interest of vendors to submit proposals that are clear, concise, and easily understood. Proposals should provide information essential for a straightforward and concise description of vendor capabilities to satisfy the requirements of the RFQ specifications.

Vendor may include any optional data not provided for elsewhere and considered to be pertinent to this bid as an addendum.

Vendors are urged and cautioned to read the RFQ completely through as noncompliance with requirements may result in bid rejection. Section 4.0 requirements and request for information must be in the same order with the same titles as listed in Section 4.0. Vendor proposals should be easy to follow and all sections should be easily identified.

The specifications included in this package describe the services that the County feels are necessary to meet the performance requirements of this RFQ and shall be considered the minimum standards expected of the Proposer. However, the specifications are not intended to exclude potential bidders.

If the vendor is unable to meet any of the specifications as outlined therein, vendors are advised to submit questions and concerns regarding the specifications during the question and answer period described in Section 2.3.

If the vendor does not indicate or submit questions or concerns regarding the specifications, the County shall assume it is able to fully comply with these specifications. The County shall be the sole and final judge of compliance with all specifications.

The County further reserves the right to determine the acceptability or unacceptability of any and all alternatives or deviations.

3.3 PROPOSAL EVALUATION PROCESS

The County shall review all responses to this RFQ to confirm responsiveness and minimum qualifications.

Following evaluation, the County will rank the three most highly qualified Design-Builders. The County is not required to hold interviews; however, it may interview some or all respondents and may request clarification of information submitted. Qualifications and technical information will be evaluated without access to Attachment F.

After the final qualifications ranking, staff will attempt to negotiate scope, terms, and fair and reasonable compensation with the highest-ranked firm and develop a mutually acceptable contract for County approval.

If the County and the highest-ranked firm cannot reach agreement, the County will formally terminate negotiations and proceed to the next highest-ranked firm. Fee information for lower-ranked firms shall remain sealed until the County begins negotiations with that firm.

The County reserves the right to reject any and all proposals.

Three-Response Requirement. If fewer than three responses are received from qualified Design-Builders after the first solicitation, the County shall solicit again in accordance with N.C.G.S. 143-128.1A(d). If fewer than three qualified responses are received after the second solicitation, the County may proceed with evaluation and negotiations with the highest-ranked qualified Design-Builder.

3.4 EVALUATION CRITERIA

Responsive Statements of Qualifications will be evaluated solely on qualifications using the criteria below.

Attachment F will not be scored or considered in the qualifications ranking. Compliance and outreach are evaluated based on the respondent’s plan and demonstrated capacity, not on the ownership status of the respondent or its team members:

1. Firm Qualifications 15 points

2. Relevant Experience 25 points

3. Project Approach, Schedule, Compliance, and Outreach 25 points

4. Project Team Qualifications and Option B Selection Strategy 30 points

5. Firm References 5 points

6. TOTAL 100 points

3.5 METHOD OF AWARD

The County will use a qualifications-based design-build selection process consistent with N.C.G.S. 143- 128.1A and Article 3D of Chapter 143. The County will rank firms based on qualifications, relevant experience, technical approach, schedule, compliance capacity, team qualifications, the required Project Team Selection Option B strategy, and references. Price or fee information will not be used to establish the qualifications ranking.

The County may shortlist and conduct interviews and may request additional information before establishing final rankings. Under Project Team Selection Option B, each respondent shall identify the licensed contractor or contractors and design professionals proposed for the project and shall outline its strategy for open selection of first-tier subcontractors under Article 8 of Chapter 143. The selected Design-Builder may self-perform some work with its own employees but shall not enter into negotiated contracts with first-tier subcontractors. After ranking, the County may negotiate a design-build agreement, preconstruction services, construction-phase terms, schedule, fees, general conditions, and a GMP or other mutually acceptable pricing structure with the highest-ranked firm. Construction-phase authorization for the federally assisted component will remain conditioned on open trade competition, cost or price analysis, funding availability, and required NCHFA or HUD review.

No award is final and no contract is binding until approved by the Cumberland County Board of Commissioners or other authorized County official, executed by the parties, and pre-audited by the Finance Officer as required by N.C.G.S. 159-28. The County may require NCHFA, HUD, County Attorney, or other grantor review before execution or before issuance of a construction Notice to Proceed.

Anticipated Solicitation and Selection Schedule. RFQ Release: June 24, 2026; Pre-Submittal Site Walkthrough: June 30, 2026 at 10:00 AM; Questions Due: July 2, 2026 at 4:00 PM; Anticipated Addendum/Responses: July 7, 2026 by 5:00 PM; Final Corrective Addendum, if needed: July 9, 2026 by 5:00 PM; Proposals Due: July 24, 2026 at 4:30 PM; Responsiveness Review: July 27, 2026; Evaluation Committee Review: July 28-31, 2026; Shortlist/Interview Notice, if needed: August 3, 2026; Interviews, if needed: August 5-6, 2026; Final Ranking Target: August 7, 2026; Negotiations Target: August 10-21, 2026;

Committee/Board consideration: August or September 2026, subject to County meeting schedules. All dates after proposal submission are anticipated and subject to change by the County.

4.0 SCOPE OF WORK & VENDOR’S PROPOSAL CONTENT REQUIREMENTS

4.1 SCOPE OF WORK

Cumberland County Community Development seeks a qualified Design-Builder (single firm or team under a single contract) to provide full preconstruction and construction services for the Phoenix Place permanent supportive housing and Robins Meadow transitional housing redevelopment/expansion. The Design-Builder shall deliver coordinated, code-compliant plans and specifications; obtain required permits and approvals;

support NCHFA final commitment requirements; competitively and lawfully procure/manage trade partners and subcontractors; and construct the project through substantial and final completion.

Time is of the essence. Within ten (10) business days of Notice to Proceed for preconstruction/design services, the Design-Builder shall submit a detailed milestone schedule for County approval showing kickoff, programming, due diligence, 30/60/90/100% design milestones, NCHFA review points, permitting, GMP or construction pricing, construction authorization, construction phases, substantial completion, and final completion.

A. OBJECTIVES

1. Deliver a coordinated supportive housing campus that meets County program needs and integrates Phoenix Place, Robins Meadow, and 503 Old Wilmington Road into a functional and compatible development.

2. Complete all Design-Builder-supported NCHFA final commitment items for Phoenix Place before January 2027, including final plans and specifications, signed construction contract documentation, energy efficiency documentation, accessibility certification, Section 3 compliance certification, and related submission materials.

3. Maintain separate cost tracking, schedules of values, invoices, documentation, and compliance treatment for Schedule A (Phoenix Place - state/federal funding) and Schedule B (Robins Meadow - local funding).

4. Maximize unit yield at Robins Meadow while preserving community character and operational continuity, with a net gain beyond the existing twelve (12) transitional units.

5. Provide accessible, durable, maintainable, and energy-conscious housing that complies with applicable Fair Housing Act, ADA, Section 504, State building code, local permitting, and NCHFA requirements.

6. Use preconstruction estimating, value engineering, constructability review, phasing, and risk management to control cost and schedule.

7. Incorporate environmental review conditions, Section 3 requirements, NCHFA requirements, and federal contract clauses into applicable design and construction documents.

8. Preserve the County’s ability to review, approve, reject, phase, or defer portions of the work based on funding, grant approvals, NCHFA requirements, Board action, or budget constraints.

B. TASKS

Task 1 - Project Initiation and Management

• Conduct project kickoff; confirm scope, budget assumptions, schedule, communication protocols, deliverables, decision-making process, and reporting requirements.

• Prepare a Project Management Plan including schedule control, cost control, risk register, quality management, document control, and meeting cadence.

• Establish separate project accounting and reporting for Phoenix Place and Robins Meadow, including schedules of values, budget codes, invoices, and compliance documentation.

Task 2 - Due Diligence and Existing Conditions

• Perform site reconnaissance, data collection, utility coordination, existing building review, code review, and assessment of permitting requirements.

• Assess the Robins Meadow buildings and 503 Old Wilmington Road front office/resource center for renovation, addition, replacement, or demolition/rebuild options.

• Identify required surveys, geotechnical investigations, utility locates, hazardous materials review, environmental documentation, or other studies needed for design, permitting, or NCHFA review.

Task 3 - Programming and Concept/Schematic Design

• Confirm the program for Phoenix Place units, Robins Meadow units, front office/resource center, parking, utilities, circulation, open space, and phasing.

• Develop concept alternatives showing building locations, unit mix, pedestrian and vehicular circulation, utilities, drainage, parking, landscaping, and phasing logic.

• Prepare schematic plans, floor plans, conceptual elevations, code/accessibility strategy, outline specifications, preliminary schedule, and order-of-magnitude estimate.

Task 4 - Design Development and NCHFA Coordination

• Advance the selected concept and coordinate architecture, structure, civil, landscape, MEP/FP/IT systems, accessibility, energy efficiency, phasing, and constructability.

• Prepare and coordinate materials required for NCHFA review of the Phoenix Place component, including plan/specification submissions, responses to review comments, accessibility documentation, and energy efficiency coordination.

• Update the cost estimate, value-engineering log, phasing plan, and permitting checklist.

Task 5 - Construction Documents and Permitting

• Prepare complete, coordinated construction documents suitable for permitting, NCHFA review/approval, subcontractor procurement, and construction.

• Incorporate applicable federal and state contract clauses, environmental review conditions, Section 3 requirements, accessibility requirements, and NCHFA plan requirements in the applicable documents.

• Support City/County plan review, utility approvals, building permits, and other permits; respond to comments and revise documents as needed.

Task 6 - NCHFA Final Commitment Support for Phoenix Place

• Coordinate with the County, NCHFA, Architect of Record, energy consultant/verifier, and other professionals to prepare and support submission of all final commitment materials required by NCHFA.

• Required materials may include final plans and specifications; signed construction contract; signed energy efficiency contract or energy consultant documentation; Architect’s Certificate of Compliance with applicable accessibility codes; Section 3 Compliance Certification; construction schedule; project budget; and any other NCHFA-required documents.

• The Design-Builder shall incorporate NCHFA review comments and shall not proceed with Phoenix Place construction activities without County authorization and any required NCHFA approval/final commitment.

Task 7 - Trade Partner/Subcontractor Procurement and Open-Book Pricing

• Develop scopes of work and bid packages; conduct broad trade partner outreach; solicit and publicly or openly receive competitive first-tier subcontractor bids in accordance with Article 8 of Chapter 143;

manage trade RFIs; document bid receipt and evaluation; and maintain an open-book pricing record for County review. Consistent with Project Team Selection Option B, the Design-Builder shall not negotiate first-tier subcontracts, although it may self-perform portions of the work with its own employees as permitted by law and the final contract.

• Comply with applicable North Carolina public construction requirements; the County’s fifteen percent (15%) MBE participation goal; good-faith efforts under N.C.G.S. 143-128.2; federal consideration steps under 2 C.F.R. § 200.321; Section 3 requirements; and any project-specific procurement requirements. The Design-Builder shall not use ownership status as a substitute for responsibility, responsiveness, qualifications, licensure, or competitive pricing.

• Prepare a proposed GMP, lump sum, or other mutually acceptable pricing structure with supporting documentation, schedules of values, alternates, allowances, contingencies, general conditions, and basis of pricing.

Task 8 - Construction Execution and Administration

• Plan, coordinate, and manage construction activities after County authorization and any required grantor/NCHFA approvals.

• Manage submittals, RFIs, schedule updates, pay applications, change proposals, inspections, testing, meetings, safety coordination, and quality control.

• Maintain separate documentation for Phoenix Place and Robins Meadow and support County monitoring, Section 3 reporting, labor standards review if triggered, environmental documentation, and grant closeout records.

Task 9 - Phasing and Temporary Operations

• Develop and maintain a phasing and temporary operations plan to minimize disruption to essential services, case management/front office functions, and residential operations.

• Include temporary access, accessibility, safety, resident/staff coordination, swing space, staging, logistics, and utility continuity.

Task 10 - Closeout, Warranty, and Post-Construction Support

• Provide punch lists, record drawings, O&M manuals, warranties, permits, certificates of occupancy, final inspections, testing documentation, energy/accessibility documentation, and all closeout materials required by County, NCHFA, HUD, and local authorities.

• Provide warranty-period assistance for up to twelve (12) months from final completion, including follow-up visits if requested by the County.

4.2 VENDOR’S PROPOSAL REQUIREMENTS

The vendor’s proposal must include the required information below and shall be tabbed using the titles identified in this section. Vendors should keep responses clear, direct, and responsive. A precise one-to-one match with every project component is not required; the County is seeking capable teams with relevant experience, capacity, and a credible delivery approach.

A. FIRM QUALIFICATIONS

Provide a brief summary of the proposed Design-Builder’s legal structure, capacity, licensure, insurance, and qualifications to deliver a project of this type and scale. Identify whether the team is a single firm, joint venture, prime contractor with design professionals, or another lawful arrangement. Describe the firm’s compliance infrastructure for State construction requirements, HUD/NCHFA requirements, Section 3, MBE/HUB participation, and the federal business consideration steps in 2 C.F.R. § 200.321.

B. RELEVANT EXPERIENCE

Share representative projects that demonstrate experience with housing, supportive housing, transitional housing, community facilities, design-build, occupied campus work, infill development, or federally/state-assisted construction. Note the client, general scope, your role, and how the experience informs this project.

C. PROJECT APPROACH & SCHEDULE

Describe the proposed approach to preconstruction, design, NCHFA coordination, permitting, cost control, phasing, risk management, federal/state/local compliance, open first-tier subcontractor procurement, construction, and project closeout. Provide a high-level schedule showing how the team will complete NCHFA-required Phoenix Place items before January 2027. Include a project-specific MBE/HUB, small business, veteran-owned business, labor surplus area firm, and Section 3 outreach strategy that explains the concrete steps the firm will take, the staff responsible, the records that will be maintained, and how the firm will coordinate State and Federal requirements without using prohibited quotas or preferences.

D. PROJECT TEAM QUALIFICATIONS

Introduce key personnel and roles, including the Design-Build Project Executive, Project Manager, Superintendent, licensed contractor or contractors, Architect of Record, key engineering disciplines, cost/pricing lead, compliance lead, and key subconsultants known at the SOQ stage. Include short bios or resumes, license or registration information, and general availability. In accordance with Project Team Selection Option B under N.C.G.S. 143-128.1A(c)(8)b., provide: (1) a list of the licensed contractors and design professionals proposed for the project; (2) an outline of the strategy for open selection of first-tier subcontractors under Article 8 of Chapter 143; and (3) the completed certification in Attachment M. Each design professional, including subconsultants, must have been selected based on demonstrated competence and qualifications without regard to fee.

E. FIRM REFERENCES

Provide at least three (3) owner/client references for comparable services, including name, title, organization, telephone, email, and the related project.

F. SEPARATE UNIT PRICE/FEE INFORMATION

Provide the requested unit price and fee information in Attachment F. Attachment F shall be submitted in a separate sealed envelope and will not be opened or considered during the qualifications evaluation and ranking.

G. REQUIRED ATTACHMENTS

Submit completed Attachments B through G and Attachment M, together with any additional forms requested by addendum. Attachment F shall be submitted in a separate sealed envelope. Attachment N contains MBE/HUB forms and requirements; unless otherwise directed by addendum, the affidavits in Attachment N are not due with the initial SOQ and will be required during first-tier subcontractor procurement and construction pricing.

H. MBE/HUB AND FEDERAL BUSINESS OUTREACH PLAN

Provide a concise, project-specific plan addressing: the County’s 15% MBE goal; outreach to certified and potentially eligible firms; trade-package structuring; notification and document access at least ten days before first-tier bid deadlines; bonding, insurance, credit, joint-check, and quick-pay assistance;

documentation of negotiations and selections; the six consideration steps in 2 C.F.R. § 200.321; Section 3 coordination; and monthly utilization reporting. The plan will be evaluated as part of the Project Approach criterion.

5.0 CONTRACT TERMS AND CONDITIONS

5.1 IRAN DIVESTMENT ACT

As provided in N.C.G.S. 147-86.55-69, any person identified as engaging in investment activities in Iran, determined by appearing on the Final Divestment List created by the North Carolina State Treasurer pursuant to G.S. 147-86.57(6) c, is ineligible to contract with the State of North Carolina or any political subdivision of the State.

5.2 E-VERIFY

CONTRACTOR shall comply with the requirements of Article 2 of Chapter 64 of the General Statutes.

Further, if Contractor utilizes a subcontractor, CONTRACTOR shall require the subcontractor to comply with the requirements of Article 2 of Chapter 64 of the General Statutes.

5.3 DIVESTMENT FROM COMPANIES THAT BOYCOTT ISRAEL

The CONTRACTOR certifies that it has not been designated by the North Carolina State Treasurer as a company engaged in the boycott of Israel pursuant to N.C.G.S. 147-86.81. It is the responsibility of each CONTRACTOR to monitor compliance with this restriction. Contracts valued at less than $1,000.00 are exempt from this restriction.

5.4 CONTRACT CHANGES

Contract changes shall be implemented only by written amendment or approved change order executed by the County and Contractor. Changes affecting the federally assisted component must also comply with applicable grant, NCHFA, HUD, and 2 CFR Part 200 requirements. The COUNTY of Cumberland shall not be liable to CONTRACTOR for any expenses paid or incurred by CONTRACTOR, unless otherwise agreed in writing.

5.5 CONTRACT TERM

The Contract shall have an initial term of one (1) year, beginning on the date of contract award (the “Effective Date”). The CONTRACTOR shall begin work under the Contract within fifteen (15) business days of the Effective Date.

At the end of the Contract’s current term, the COUNTY shall have the option, in its sole discretion, to renew the Contract on the same terms and conditions for up to a total of two additional one-year terms.

5.6 RECORDS

The CONTRACTOR awarded this contract shall maintain adequate records to document and justify all charges, expenses, and costs incurred in estimating and performing the work for at least five (5) years after completion of the contract resulting from this RFQ. The COUNTY shall have access to all records, documents and information collected and/or maintained by others in the course of the administration of this contract. This information shall be made accessible at the CONTRACTOR's place of business to the COUNTY, including the Comptroller's Office and/or its designees, for purposes of inspection, reproduction and audit without limitation or restriction.

5.7 INVOICES

Invoices shall be submitted to Cumberland County Administration, Attn: Tye Vaught, Chief of Staff, P.O.

Box 1829, Fayetteville, NC 28302, or as otherwise stated in the final contract. Invoices must separately identify Phoenix Place and Robins Meadow work, funding source, schedule of value line item, and supporting documentation.

5.8 PAYMENT TERMS

The CONTRACTOR will be paid net thirty (30) calendar days after the CONTRACTOR’S invoice is approved by the COUNTY.

5.9 APPROPRIATION OF FUNDS

The parties intend that contractual performances by either party beyond the first fiscal year after execution of this agreement be contingent upon continued funding and appropriation by the County Board of Commissioners. Therefore, services provided and payments due under this agreement will be provided on a year-to-year basis contingent upon continued funding and appropriation. The fiscal year for Cumberland County begins on July 1 and ends on June 30.

5.10 FINANCIAL STABILITY

CONTRACTOR warrants that it has the financial capacity to perform and to continue to perform its obligations under the contract; that CONTRACTOR has no constructive or actual knowledge of an actual or potential legal proceeding being brought against CONTRACTOR that could materially adversely affect performance of this Contract; and that entering into this Contract is not prohibited by any contract, or order by any court of competent jurisdiction.

5.11 INSURANCE:

Providing and maintaining adequate insurance coverage is a material obligation of the CONTRACTOR and is of the essence of this Contract. All such insurance shall meet all applicable laws of the State of North Carolina.

Such insurance coverage shall be obtained from companies that are authorized to provide such coverage and that are authorized by the Commissioner of Insurance to do business in North Carolina. The CONTRACTOR shall at all times comply with the terms of such insurance policies, and all requirements of the insurer under any such insurance policies, except as they may conflict with existing North Carolina laws or this Contract.

The limits of coverage under each insurance policy maintained by the CONTRACTOR shall not be interpreted as limiting the CONTRACTOR’S liability and obligations under the Contract. During the term of the Contract, the CONTRACTOR at its sole cost and expense shall provide commercial insurance of such type and with such terms and limits as may be reasonably associated with the Contract.

5.12 BONDS

The Design-Builder shall provide performance and payment bonds as required by North Carolina law, including Article 3 of Chapter 44A, and as required by the final contract.

5.13 GENERAL INDEMNITY

The CONTRACTOR shall hold and save the COUNTY, its officers, agents, and employees, harmless from liability of any kind, including all claims and losses accruing or resulting to any other person, firm, or corporation furnishing or supplying work, services, materials, or supplies in connection with the performance of this Contract, and from any and all claims and losses accruing or resulting to any person, firm, or corporation that may be injured or damaged by the CONTRACTOR in the performance of this Contract and that are attributable to the negligence or intentionally tortious acts of the CONTRACTOR provided that the CONTRACTOR is notified in writing within 30 days that the COUNTY has knowledge of such claims. The CONTRACTOR represents and warrants that it shall make no claim of any kind or nature against the COUNTY’s agents who are involved in the delivery or processing of CONTRACTOR goods or services to the COUNTY. The representation and warranty in the preceding sentence shall survive the termination or expiration of this Contract.

5.14 NON-WAIVER OF RIGHTS

The COUNTY’S failure to insist upon the strict performance of any provision of this contract or to exercise any right based upon a breach thereof, or the acceptance of any performance during such breach, shall not constitute a waiver of any rights under this contract.

5.15 ENTIRE CONTRACT

This contract formally entered into by the parties after the vendor is selected constitutes the entire understanding of the parties. In the event of a conflict between the COUNTY’S contract terms and the CONTRACTOR’S contract terms, the COUNTY’S terms shall be the overriding determining factor.

5.16 CONTRACT CANCELLATION

Termination of this contract shall be in accordance with the Termination Clause contained in Attachment H.

5.17 LAWS AND ORDINANCES

The contract will be governed by North Carolina law, except where federal law governs the federally assisted component.

5.18 COMPLIANCE WITH LAWS

CONTRACTOR shall comply with all laws, ordinances, codes, rules, regulations, and licensing requirements applicable to its business and performance. Whether specified explicitly or not, this contract incorporates by reference the applicable provisions required by 2 C.F.R. §200.327 and Appendix II to 2 C.F.R. Part 200 (Required Contract Provisions), which are attached and incorporated herein as Attachment H. To ensure compliance with all federal requirements, additional terms and conditions may be added to the final executed contract by the County. If any applicable federal terms are modified during the contract period, such requirements shall be deemed incorporated herein as of their effective date.

5.19 COUNTY PROJECT MANAGER

The County may assign an internal Project Manager to oversee design and construction, coordinate stakeholders, monitor performance, and review deliverables. Such oversight does not relieve the Design- Builder or its design professionals of professional duties, construction responsibilities, warranty obligations, or contractual liability.

5.20 NCHFA APPROVAL AND FINAL COMMITMENT

For the Phoenix Place component, final plans and specifications are subject to NCHFA review and approval.

The Design-Builder shall support the County in obtaining NCHFA final commitment and shall provide or coordinate all required NCHFA documents, including the signed construction contract, energy efficiency contract or verifier documentation, Architect’s Certificate of Compliance with accessibility codes, Section 3 Compliance Certification, final plans and specifications, and related documents. No deviation from NCHFA-approved plans/specifications may occur without County approval and any required NCHFA approval.

5.21 COST SEGREGATION AND FUNDING ACCOUNTABILITY

The Contractor shall segregate costs, invoices, schedules of values, change orders, backup documentation, and reporting for Schedule A (Phoenix Place) and Schedule B (Robins Meadow). Costs shall not be shifted between schedules without prior written County approval and, where applicable, grantor or NCHFA approval.

5.22 ASSIGNMENT AND SUBCONTRACTING

The CONTRACTOR shall not assign or subcontract the work, or any part thereof, without the previous consent of Cumberland County, nor shall it assign, by power of attorney, operation of law, or otherwise, any moneys payable under the Contract without prior written consent of the COUNTY. CONTRACTOR has no authority to enter into contracts on behalf of COUNTY.

If the CONTRACTOR proposes to subcontract work in this Project, the subcontractor and the activity in this project are to be identified in the proposal. CONTRACTOR shall perform at least 50% of work. All subcontractors must be approved by the COUNTY and must conform to and comply with the same terms, standards and specifications applicable to the contracting firm. For first-tier construction subcontracts, the Design-Builder shall additionally comply with Project Team Selection Option B, Article 8 of Chapter 143, the approved open subcontractor selection plan, and Attachment N. To the extent any general subcontracting provision conflicts with the statutory open-selection requirements applicable to first-tier subcontractors, the statutory requirements and the final County-approved procurement plan shall control.

The CONTRACTOR shall be fully responsible and accountable to the COUNTY for the acts and omissions of its subcontractors, and of persons directly or indirectly employed by him.

5.23 DISPUTE RESOLUTION

CONTRACTOR and COUNTY shall attempt to resolve conflicts or disputes under this Agreement in a fair and reasonable manner. If an informal resolution cannot be achieved to attempt to mediate the conflict between the CONTRACTOR and the COUNTY, all litigation shall be commenced in the appropriate division of the General Court of Justice in Cumberland County, North Carolina.

5.24 CONTRACTOR REPRESENTATIONS

CONTRACTOR warrants that qualified personnel shall provide services under this Contract in a professional manner. “Professional manner” means that the personnel performing the services will possess the skill and competence consistent with the prevailing business standards in the industry. CONTRACTOR agrees that it will not enter any agreement with a third party that may abridge any rights of the COUNTY under this Contract.

If any services, deliverables, functions, or responsibilities not specifically described in this Contract are required for CONTRACTOR’S proper performance, provision and delivery of the service and deliverables under this Contract, or are an inherent part of or necessary sub-task included within such service, they will be deemed to be implied by and included within the scope of the contract to the same extent and in the same manner as if specifically described in the contract. Unless otherwise expressly provided herein, CONTRACTOR will furnish all of its own necessary management, supervision, labor, facilities, furniture, computer and telecommunications equipment, software, supplies and materials necessary for the CONTRACTOR to provide and deliver the Services and Deliverables.

CONTRACTOR certifies that it has not previously or currently:

a. Had any criminal felony conviction, or conviction of any crime involving moral turpitude, including, but…