RFQ ToM Main Library.pdf

Town of Mooresville Request for CMAR Qualifications Cover Page Main St Public Library Renovation Page 1 of 14 00 01 01 - 1

Request for CMAR Qualifications

Town of Mooresville Main St. Public Library Renovation

Project # 71190000

Facilities and Maintenance 2523 Charlotte Highway

Mooresville, North Carolina 28117 Phone: 704.663.7282 / Fax: 704.662.6298

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ADVERTISEMENT FOR REQUEST FOR

QUALIFICATIONS

TOWN OF MOORESVILLE

MOORESVILLE, NC

Main St. Public Library Renovation

The Town of Mooresville (Owner) will receive qualifications for the following project:

PROJECT: Main St. Public Library Renovation 304 S Main St, Mooresville, NC 28115

PROJECT NUMBER: 71190000

SUBMISSION DATE AND TIME: June 26, 2026, at 12 noon

Pursuant to North Carolina General Statute §143-128.1, the Town of Mooresville (“Town”) is soliciting requests for Statements of Qualifications from licensed and experienced Construction Manager at Risk (CMAR) in North Carolina for the Design of the project(s) listed in the Project Description found in this document.

The goal of this project is to provide the Town with Design services resulting in the best possible value and quality for the citizens and customers of the Town. The Construction Manager at Risk responding to this Request for Qualifications who satisfy the stated criteria shall be evaluated by the Town according to the criteria identified in this Request for Qualifications. The most highly qualified CMAR will be identified, and the Town will begin negotiations with the highest-ranked Design Professional.

The success of this project will depend largely upon the partnership and cooperation between the CMAR and the Town. The intent of the Town is to work with the CMAR as an integrated team with common goals of improving quality, efficiency, cost savings, and achieving the best project result possible. The Town will work with the CMAR to determine work and design practices that satisfy the performance-based requirements in the contract. It is expected that the CMAR will take Town preferences into consideration, participate with the Town in value-engineering, and proactively address risks and challenges to the Project’s success. The Town will work diligently to aid the CMAR in maximizing efficiency and the CMAR shall provide the Town with insight into project progress without an undue level of owner oversight.

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Pre-Submittal Questions and Guidelines:

All prospective Design-Builders must be considered a plan holder and receive addenda. This Request for Qualifications (RFQ) is posted through Duncan Parnell’s bid room portal (https://bidroom.duncan-parnell.com/).

All prospective bidders must obtain the official copy of this Request for Qualifications through Duncan Parnell directly, in order to be considered an official plan holder and receive addenda. This is the official source of this solicitation. All updates to this solicitation shall come in the form of a published addenda and shall be published to the same location.

The Town will not be responsible for full or partial sets of RFQ documents including any addenda obtained from any other source.

There will not be a pre-submittal meeting. The respondent is to issue all questions in writing per this RFQ.

The Town of Mooresville reserves the right to reject any or all responses and Statements of Qualifications.

All questions, inquiries or comments concerning this Request for Qualifications (RFQ) should be submitted in writing by email only to ALL of the contacts listed below.

Questions will only be addressed if submitted in writing via email. Questions solicited by phone or any other method will not be accepted. Questions will be addressed and answered in a published addenda and issued only after the question period has expired. Refer to the Qualifications Schedule for submission dates.

Firms are expressly prohibited from contacting any Town of Mooresville officials, employees, or any other party associated with this Request for Qualifications except as noted above. Communication regarding this Request for Qualifications via any medium other than the designated e-mail addresses below, including phone, personal visits, etc., is strictly prohibited. Violation of these provisions may result in immediate disqualification of the submittal.

Statements of Qualification shall be submitted to the attention of via Duncan Parnell’s portal:

Karen Keasey – Asset Management Director, Town of Mooresville, 2523 Charlotte Hwy., Mooresville, NC, 28117 kkeasey@mooresvillenc.gov

AND

Scott Hager – Construction Project Manager, Town of Mooresville, 2523 Charlotte Hwy., Mooresville, NC, 28117 mhager@mooresvillenc.gov

AND

Amy Johnson – Construction Project Manager, Strata Project Management Group 2108 South Blvd #211, Charlotte, NC 28203 amy@stratapmg.com https://bidroom.duncan-parnell.com/ mailto:mhager@mooresvillenc.gov

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Qualifications Schedule:

The Town anticipates the following timetable for completion, with key dates noted below. A final schedule will be adopted as part of the contract between the CMAR chosen to complete the project.

Issuance of RFQ 6/8/26

Deadline to Submit Questions 6/12/26 at 12 noon

Qualifications Package Due 6/26/26 at 12 noon

Selection Notification (Estimated) Week of 6/28/26

Interviews (if elected) Tentative – week of 7/6/26

Anticipated Selection/Contract Award Tentative – 7/23/26

Anticipated Projected Project Start Pricing – Immediately upon award Construction – 4Q 2026

Anticipated Projected Completion Early 2027

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PROJECT DETAILS

The Town of Mooresville has experienced substantial growth in the last couple of decades, growing from a population of less than 10,000 in 1990 to over 60,000 today. The Town’s vibrant downtown core has expanded and redeveloped over the years and is now a booming destination for citizens and visitors with boutique shops, restaurants, taprooms, the Charles Mack Citizens Center, Mitchell Community College, Liberty Park, special events, and more. To meet growing recreational needs, the Town plans to construct outdoor pickleball courts and associated community spaces that support families and residents of all ages.

The Town of Mooresville is seeking CMAR service qualifications for the Main Street Public Library Renovation. The site is located at 304 S Main St, Mooresville, NC 28115 and is designated a historic preservation site.

The Town of Mooresville in partnership with Library services would like to renovate the existing library. Mooresville's Main Library is located at 304 South Main St. Mooresville, NC.

The library renovation will include a phased renovation of the interior of the library including but not limited to interior wall reconfiguration, interior finish updates, reorganization of the library collections, new check-out desk, vestibule remodel, staff work space reconfiguration and any other work as described or implied in the contract documents. The lower floor and some areas on the first floor of the library must remain operational to the public while under construction.

The selected CMAR will also be engaged to assist with pricing and/or value engineering and through design completion to ensure budget alignment. The CMAR will also be expected to fully coordinate with all Owner vendors including but not limited to technology, AV, low voltage, security, furniture, signage, or any other vendor required for the successful completion of the project. Historical documents previously completed by the Town will be made available for use as they are available.

The Town is committed to providing opportunities for small and disadvantaged businesses to perform on its contract. The Town welcomes and encourages Small Professional Service Firms (SPSF) and Historically Underutilized Businesses (HUB) to participate in this RFQ. The Firm and subconsultants shall not discriminate on the basis of race, religion, color, national origin, age, disability, or sex in the performance of any contract entered into under this pre-qualification process.

The purpose of this solicitation is to provide a timely, cost-effective, and efficient project delivery method as authorized under N.C. General Statutes Section § 143-128.1

The project has a defined budget and that will be disclosed to the selected CMAR. CMAR is expected to assist in the production and delivery a project that is within this prospective budgetary number through design, construction, and Owner Vendor contracts.

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Scope of Services:

1. Pre-construction project planning, including assistance in material suggestions, constructability, construction best practices and in preparing a realistic construction schedule, preliminary cost estimates, and value engineering measures.

2. Review of A/E firms’ preliminary drawings and providing detailed coordination involving subcontractors, buildability, best practices and cost controls to meet the project budget.

3. Assistance in obtaining all required permits and regulatory approvals

4. Leading the development and refinement of cost estimates, value engineering alternatives and project schedules in conjunction with the overall project team.

Submission Requirements Qualifications must be received by the date listed in the Qualifications Schedule or they will not be accepted.

In the event of technical issues uploading to the Duncan Parnell platform, please email a screenshot of the issue along with a .pdf attachment of the Qualifications Package to the project contacts listed in this document with the Subject Line “Main Library Renovation - RFQ CMAR Qualifications Response” prior to the deadline. It is the prospective Design Professional’s sole responsibility to ensure successful submission prior to the deadline. Late submissions will not be accepted. All submitted materials will become the property of the Town of Mooresville and will not be returned.

Submissions will only be received electronically via Duncan Parnell’s Bid Room Portal. Text and graphic portions of the electronic copies shall be in PDF format.

A. Format – All submissions shall be PDF format in one single document no larger than

10MG.

B. Text – All Qualifications Packages are limited to twenty (20) pages inclusive of the cover sheet and shall be typed on 8 ½” x 11” sheets, single-sided. The package should consist of a single bound/combined document including a cover letter and the sections described below. Due to demands on the time of Town Staff, submissions longer than thirty pages will be removed from consideration. Sub-tabs or dividers are acceptable within the required tabs and do not count toward the page limit.

C. Font Size – Print shall be of a 12-point font size. Bolding, underlining, and italics may be used to identify topic demarcations or points of emphasis. Graphic presentations, including tables, while not subject to the same font size and spacing requirements, shall have spacing and text that is easily readable.

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Qualification Statement Requirements

The qualifications statement shall consist of the following information, tabbed as identified and in the order indicated below:

Section 1 – Project Understanding & CMAR Methodology

1. The introductory letter should be addressed to the Town of Mooresville and should contain the following information:

a. Expression of firm’s interest in the work

b. Project understanding and unique approach to the work

c. Statement regarding firm’s possible conflict of interest for the work

d. Statement indicating the firm’s ability and willingness to negotiate in good faith a contract(s) for Design Professional services with the Town.

e. Company information, including full legal name, Federal Employer

Identification Number, primary office location, location of local office, years of experience, and a contact person.

2. Provide a project narrative demonstrating the firm's understanding of the Mooresville Public Library Renovation, including key challenges, risks, and the firm's proposed approach to address each.

3. Describe the firm's approach to preconstruction services, including milestone estimating (schematic design, design development, and construction documents phases), constructability reviews, long-lead item identification, and phasing plan development.

4. Describe how the firm will manage the two-phase construction plan while the library remains operational. Identify specific protocols for patron safety, construction noise/dust mitigation, and access control.

5. Identify any foreseen risks for this project and describe proposed mitigation measures.

6. Describe the firm's experience with Design Assist trade partner packages and identify which trades may benefit from early engagement on this project.

Section 2 - General Information

1. Firm name, year established, address, telephone number, fax number and contact person.

2. Identify if the firm is classified as a MWBE (Minority and Women-owned Business Enterprise)

3. Provide a copy of your Certificate(s) of insurance showing General Liability, Automotive, Worker's Compensation and Professional Liability coverage. This can be included in an appendix.

4. Provide reference to your General Contracting licenses numbers.

5. State any conflicts of interest your firm or any key individual of the firm may have with this project or the Town of Mooresville

Section 3 - Personnel Qualifications

1. Required Key Positions:

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a. Project Manager — Lead day-to-day management; named and committed for the full project duration

b. Preconstruction Manager — Responsible for estimating, constructability review, and subcontractor engagement during design phases

c. Project Superintendent — On-site daily; must have direct occupied-facility renovation experience

d. Safety Manager — Designated site safety representative per Town of Mooresville safety requirements and OSHA standards

2. Required Content:

e. Provide a project organizational chart identifying all key team members, their roles in both preconstruction and construction phases, and percentage of time committed to this project.

f. Identify the individual authorized to act and bind the firm on behalf of the

CMAR.

g. Provide resumes for each key team member (resumes do not count toward page limits). Include years of experience in current role and with this organization, number of similar projects managed, and current project assignments with percentage time and estimated completion dates.

h. Identify projects where the proposed team members have worked together previously.

i. Identify any prior experience with the Town of Mooresville or the current project team.

Note: The Construction Manager agrees not to reassign named key personnel without prior written approval from the Town. Substitutions after contract award require Town consent and must be of equal or greater qualifications

Section 4 - Demonstrated Performance: Schedule & Budget

1. Provide a summary table of CMAR or GC project performance showing: (a) original GMP vs. final cost to Owner, and (b) originally scheduled substantial completion vs.

actual completion.

2. Describe specific tools, systems, and protocols the firm uses to manage cost and schedule throughout preconstruction and construction phases.

3. Identify any projects where budget or schedule overruns occurred and describe the contributing factors and resolution.

4. Describe the firm's approach to proactive cost management during the design development phase, including target value design, value engineering, and constructability review.

Section 5 - CMAR Experience & Project History

1. Document expertise in those specific tasks and/or technologies required to successfully complete the scope of work associated with this project.

2. List a minimum of three (3) completed or substantially complete CMAR projects in the last five (5) years. At least one (1) project must be an interior renovation of an occupied institutional or civic facility. Project examples that are substantially similar in project type and primary use to the proposed project are required.

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Respondents shall demonstrate experience on projects of similar type, scale, complexity, and function as the project described in this RFQ.

a. “Relevant experience” is defined as projects that:

i. Projects that are directly comparable in use and program for interior renovations that are phased and occupied while under construction will be considered as highly relevant experience.

ii. Firms are encouraged to highlight any projects involving historic buildings, occupied public libraries or library renovations, municipal facilities, or downtown urban phased renovation contexts.

iii. Experience managing construction in public-use spaces with patron safety protocols is particularly relevant to this project.

iv. Serve the same or closely related function and user group.

v. Include comparable program elements and operational requirements.

vi. Reflect similar design challenges and performance expectations.

vii. Submissions that include projects outside of this defined project type will not be evaluated as part of the relevant experience scoring.

b. Provide project photos, brief scope description, location, project size, original project budget and schedule and delivered project budget and schedule information as well as key personnel on the project example.

c. For each project, provide project name, owner, location, original GMP, final cost to owner, project duration (planned vs. actual), scope summary, and delivery method.

d. Provide a brief description of the firm's company size, corporate organizational structure, financial stability, bonding capacity, and resources.

e. Describe the firm's experience with phased construction, particularly projects requiring partial facility operation during construction.

f. Provide current references (name, title, phone, and email) for each project listed. References must be the Owner's project manager or a design team member.

3. Describe the project management experience of key individuals to be assigned to the project.

4. Describe your firm's cost control measures, billing procedures and project progress tracking process.

5. Describe your firm's experience with developing construction schedules, preparing construction documents, and budget control measures.

6. Describe any previous work history on Town of Mooresville projects. Include the project name, year completed and Town representative’s contact name.

Section 6- Historic Building & Occupied Facility Experience

1. Describe specific projects involving renovation of historic or civic buildings where the firm managed work while the facility remained in operation.

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2. Provide a sample preliminary milestone schedule demonstrating the firm's understanding of project sequencing, including design milestones, permitting, and the two construction phases.

3. Describe the firm's experience with historic preservation protocols, coordination with State Historic Preservation Office (SHPO) requirements, and working with historic materials.

4. Describe how the firm will accommodate public patron access, ADA compliance, and library staff operations during each construction phase.

5. Identify any specific subcontractor relationships with specialty trades experienced in historic renovation (plaster restoration, historic millwork, masonry, etc.).

6. Describe the firm's approach to managing unforeseen conditions typical of historic buildings (concealed structural issues, hazardous materials, non-conforming original construction).

7. Describe why your firm should be selected to include any unique qualities which you feel make your firm well suited to perform the work.

Section 7- Minority Business Participation

1. Provide an MBE/WBE/DBE Outreach Plan describing specific, concrete steps the firm will take to achieve or exceed the Town's 5% participation goal on this project.

2. Identify minority business firms currently in the firm's subcontractor network that may be qualified to perform work on this project.

3. Provide the firm's MBE participation history on recent projects (past 5 years), expressed as a percentage of total contract value.

4. Identify trades on this project where minority business participation opportunities are likely (e.g., painting, drywall, flooring, electrical, mechanical).

Section 8- Safety Record & Program

1. Provide a letter on the firm's insurance company letterhead confirming the Workers' Compensation EMR for the past three (3) years.

2. Describe any OSHA recordable incidents or insurance recordable damage, injury, or illness events in the last 5 years and steps taken to address root causes.

3. Provide a summary of the firm's site safety program and describe how it would be applied to an occupied library renovation with active public access.

4. Describe specific safety protocols for: dust and noise mitigation, construction barriers between active patron areas and construction zones, air quality management, emergency egress maintenance, and after-hours work procedures.

5. Identify the named Safety Manager for this project and provide their qualifications and certifications (e.g., OSHA 30-Hour, CPR/First Aid, etc.).

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Evaluations of Qualifications The CMAR will be selected using a qualifications-based selection (QBS) process during the Request for Qualifications (RFQ) stage to develop a short list and a negotiation process pursuant to Article 3D of Chapter 143 of the North Carolina General Statutes for the final Design Professional selection.

Qualifications Packages will be evaluated on the entities’ ability to meet the requirements of this Request for Qualifications (RFQ). All firms who submit a responsive Statement of Qualifications (SOQ) in accordance with the requirements will be considered through a Qualification Based Selection (QBS) process. The work will be awarded to the best qualified firm submitting a responsive proposal on the basis of demonstrated competence and qualification for the type of services to be rendered. The following criteria will be considered in the evaluation of prospective entities:

1. Qualifications package appearance, responsiveness, quality, and thoroughness.

2. Project approach, understanding, and distinguishing factors

3. References from past Owners, project managers, design professionals and past performance*

4. Relevance of past performance, experience, and successful performances with similar relevant projects.

5. Successful, timely and accurate completion of past projects of comparable size and type and of a similar nature.

6. Degree projects were kept within budget and met deadlines.

7. Geographic location of primary, regional, and local offices and project team leads and points of contact.

8. Certifications, qualifications, experience, and abilities of key personnel directly involved in the project.

9. Past work with the Town of Mooresville or other similar jurisdictions on similar project types.

10. The percentage of MWBE design firm qualifications should be included in the statement response. The Town aspires to include a goal of 5% of MWBE certified firms as part of all projects.

The CMAR’s past performance will be evaluated based on the information received as part of the past performance summaries, phone interviews with identified customers on the project summary list, project descriptions, and summaries. The projects identified by the CMAR in the Relevant Project Summaries may not serve as the sole basis of evaluation of past performance. The Town of Mooresville reserves the right to obtain and utilize information obtained by the Town from sources other than those identified by the CMAR.

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Short List

Each firm responding to this RFQ will be evaluated and selected based on its qualifications and the qualifications and experience of the individuals identified as the candidate's proposed team for the Project and/or the selection criteria for the proposed team for the Project, as applicable. After evaluating the responses to this RFQ, The Town of Mooresville will select the three most highly qualified candidates, except if the Town determines that fewer than three firms are qualified, it will re-advertise the RFQ pursuant to Section §143-128.1A(d) of the North Carolina General Statutes.

Interviews

Prior to determining a final ranking of the short-listed firms, the Town of Mooresville may elect to interview up to three - four firms. The purpose of the interview will be to meet the proposed Project team, become familiar with key personnel and/or with the selection strategy proposed by the candidate, and understand the Project approach and ability to meet the stated objectives for the Project.

Candidates must be prepared to present projects that are under construction, have been recently completed, or are occupied by owners for site tours, interviews, and review if requested. Candidates must be prepared to discuss their capacity to conduct this work in compliance with the proposed timetable, budget, and the good-faith obligations. The Town may elect to request on-site facility tours of completed projects. The Town will notify each short-listed firm to schedule individual times for the interviews and/or project site tours.

Firms are hereby notified that key personnel identified for the project will be expected to participate in the interview should one be requested. The most qualified firm will be asked to submit a fee statement for design services for evaluation.

Negotiations

After the evaluation period and interviews, Town of Mooresville will open negotiations with the most highly qualified Design Professional for a contract to design the Project for a fair and reasonable fee, pursuant to Sections §143-64.31 of the North Carolina General Statutes.

If Town of Mooresville cannot negotiate a contract, then the Town shall terminate negotiations and initiate negotiations with the next most highly qualified Design Professional.

The Town intends to award a contract to the firm that demonstrates the experience necessary to meet the Town’s requirements outlined herein. The Town reserves the right to accept or reject any submittal.

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Contract Structure & Key Terms

The selected firm will be expected to execute the Town of Mooresville’s Master Vendor Agreement and AIA 133 Cost of the Work plus a fee with a Guaranteed Maximum Price (GMP) and AIA201 associated with this project.

Preconstruction Services Agreement

1. Engaged upon RFQ award; fee structure based on hourly/unit price basis until GMP execution

2. Scope includes continuous cost estimating at each design milestone (SD, DD, CD), constructability reviews, phasing plan development, long-lead procurement schedule, subcontractor market analysis, MBE outreach, and permitting coordination

3. CMAR works collaboratively with Architect and Town to maintain alignment between design scope and project budget

4. Preconstruction fee is separate from and does not count against the GMP; it becomes part of the CMAR's general conditions at GMP execution.

Construction Services Agreement (GMP)

1. The GMP is established jointly and executed as an amendment to the Preconstruction Agreement before subcontractor solicitation begins

2. GMP components equal the sum of subcontracts, allowances (including permit allowance), CMAR contingency, general conditions allowance (not-to-exceed cap), Owner contingency, project liability insurance, and payment/performance bond

3. Upon Substantial Completion, the Owner is entitled to all unused GMP funds;

unused CM contingency provided back to the Town of Mooresville

4. Liquidated damages apply for failure to meet Substantial Completion date as specified in the Agreement

5. The CMAR must comply with Town of Mooresville standard insurance requirements: Commercial General Liability ($1M per occurrence), Automobile Liability ($1M CSL), Workers' Compensation (statutory + $500K disease), and Professional Liability as applicable

Key Town of Mooresville Contract Standards

The following Town standards apply to all CMAR contracts and must be acknowledged in the RFQ submission:

1. Substantial Completion is defined as issuance of all of the following: temporary certificate of occupancy, letter of substantial completion from the architect, and the Town's ability to occupy and fully utilize the facility for its intended use.

2. Sales and Use Tax Statements — Each partial payment application must include a certified statement setting forth vendor purchases and NC sales/county/Mecklenburg County Transit taxes paid. Statements must be original and notarized.

3. Drug-Free Workplace — The CMAR must certify compliance with the Town's drug-free workplace policy. Failure to comply is grounds for suspension or termination.

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4. The CMAR is the controlling employer for all safety obligations on site. The Town, Owner's Representative, and Architect are not the controlling employer and bear no responsibility for safety compliance. The CMAR's Architect/Inspector may note violations but is not obligated to act.

5. Observance of Laws — The CMAR shall abide by all laws and regulations in effect at present or enacted during the contract. Costs and losses from any violations are the CMAR's responsibility.

Notice of Owner’s Discretion

The Town of Mooresville reserves the right to reject any and all submissions and to re-advertise the Project. This RFQ does not obligate the Town to pay any cost incurred by respondents in the preparation and submission of a response nor does it obligate the Town to accept or contract for any expressed or implied services. The Town further reserves the right to waive any irregularity or defect in any of the submissions received, so long as said irregularity or defect does not render the submission nonresponsive or in violation of Chapter 143 of the North Carolina General Statutes.

Minority and Female-Owned Business Guidelines

The Town of Mooresville does not discriminate based on race, color, sex, national origin, religion, age, or disability. Any contractors or vendors who provide services, programs or goods for The Town of Mooresville are expected to fully comply with this policy.

In accordance with G.S. §143-128.2 these guidelines establish goals for minority participation in single-prime bidding, separate-prime bidding, Construction Manager-at-Risk, and alternative contracting methods on Town of Mooresville building construction projects in the amount of $300,000 or more. The Outreach Plan shall also be applicable to the selection process of architectural, engineering and Construction Manager-at-Risk services.

Town of Mooresville current goal for minority participation for public building construction is five percent (5%). The overall goal will be reviewed annually, or as soon as relevant data is available.

The intent of these guidelines is that the Town of Mooresville, as awarding authority for design and construction projects, and the contractors and subcontractors performing the construction contracts awarded, shall cooperate and in good faith do all things, legal, proper and reasonable to achieve the statutory goal of five percent (5%) for participation by minority businesses in each construction project as mandated by GS 143-128.2. Nothing in these guidelines shall be construed to require contractors or awarding authorities to award contracts or subcontracts to or to make purchases of materials or equipment from minority-business contractors or minority-business subcontractors who do not submit the lowest responsible responsive bid or bids.