Request for Qualifications – Progressive Design-Build Services

Request For Qualifications
Progressive Design-Build Services
REDMOND TEEN CENTER
Project Number 2571
City's Contact: Shailee Jain
Senior Engineer, Public Works
sjain@redmond.gov
425-556-2741
Submittal Deadline: August 24, 2026, 2:00 p.m.
City of Redmond
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Request for Qualifications
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TABLE OF CONTENTS
SECTION 1 OWNER DESCRIPTION ............................................................................................ 3
1.1. General .................................................................................................................................... 3
1.2. Owner Team ............................................................................................................................ 3
SECTION 2 OVERVIEW OF PROJECT ........................................................................................ 4
2.1. General Description of the Project .......................................................................................... 4
2.2. Reason for Using Progressive Design-Build Delivery ............................................................. 5
2.3. Pre-Proposal Meeting .............................................................................................................. 5
2.4. Project Goals ........................................................................................................................... 6
2.5. Form of Agreement ................................................................................................................. 6
2.6. Project Budget ......................................................................................................................... 6
2.7. Anticipated Design and Construction Schedule: ..................................................................... 7
2.8. Project Procurement Schedule ................................................................................................ 7
2.9. Definitions ................................................................................................................................ 7
SECTION 3 PROCUREMENT PROCESS ..................................................................................... 9
3.1. General Information ................................................................................................................. 9
3.2. Owner Rights and Procurement Conditions ............................................................................ 9
3.3. Outline of the Procurement Process ..................................................................................... 10
SECTION 4 SOQ DOCUMENTATION REQUIREMENTS .......................................................... 13
4.1. Submittal Process ................................................................................................................. 13
4.2. SOQ Format Requirements ................................................................................................... 13
4.3. SOQ Organization ................................................................................................................. 14
SECTION 5 SOQ SUBMITTAL INFORMATION .......................................................................... 14
5.1. Letter of Interest (No points) .................................................................................................. 14
5.2. Minimum Qualifications ......................................................................................................... 14
5.3. Proposer's Qualifications ....................................................................................................... 15
5.4. Resumes of Key Team Members .......................................................................................... 18
5.5. Identification of Projects Table .............................................................................................. 19
5.6. Corporate Questionnaire ....................................................................................................... 19
5.7. Example Deliverables ............................................................................................................ 19
SECTION 6 CITY OF REDMOND COMPLIANCE PROVISIONS ............................................... 19
6.1. Americans with Disabilities Act (ADA) Information ................................................................ 19
6.2. Title VI Statement .................................................................................................................. 19
6.3. Redmond Business License .................................................................................................. 20
SECTION 7 LIST OF EXHIBITS .................................................................................................. 20
City of Redmond
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Request for Qualifications
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This REQUEST FOR QUALIFICATIONS ("RFQ") from the Owner invites the submittal of a Statement of
Qualifications ("SOQ") from firms interested in providing design-build services for the project described
below. By submitting an SOQ, the Proposer represents that it has carefully read the terms and conditions
of this RFQ and all attachments and addenda and agrees to be bound by them. This RFQ is not an offer
to enter into a contract, but merely a solicitation of persons interested in submitting SOQ to the Owner for
the Project.
All submissions must be provided pursuant to the instructions below. It is the Finalist's sole responsibility
to ensure that the required documents are delivered in the manner required by this RFP by the Due Date
and Time. Owner has the right to reject any submissions not properly delivered.
SECTION 1 OWNER DESCRIPTION
1.1. General
The City of Redmond, WA ("City" or "Owner) is a growing community in the Seattle metropolitan area with
a 2024 population of approximately 80,000. A major employment center and home to Microsoft, the City
has a strong technology economy and continues to invest in its neighborhoods, downtown, parks, trails,
and public infrastructure. The City's Redmond 2050 Comprehensive Plan guides growth over the next 25
years with a focus on equity, resilience, and sustainability, providing a framework for infrastructure
investments that support the community's long-term needs. Through this vision, the City is committed to
delivering capital projects using collaborative approaches, including progressive design-build, to achieve
quality, innovation, and value.
1.2. Owner Team
The Owner Team is set forth below:
City of Redmond
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SECTION 2 OVERVIEW OF PROJECT
2.1. General Description of the Project
The City of Redmond is seeking qualifications for the design and construction of a new teen center to be
located on the site of the former Old Fire House Teen Center in Redmond's downtown core. This project
represents a significant opportunity to create a modern, safe, and inclusive facility that serves Redmond's
youth while providing flexible spaces that can support a rapidly growing community.
The original Old Fire House Teen Center was constructed in 1952 as a city fire station and was
repurposed in the early 1990s as a teen center. For more than three decades, it served as an important
gathering place for generations of Redmond youth, fostering creativity, community, and music. The facility
became well known as an early performance venue for several bands that later achieved national
recognition.
Since 2010, Facility Condition Assessments and hazardous materials have identified building deficiencies
and deterioration. Due to its continued deterioration and failure of roof and building envelope, the facility
was closed to the public in 2025 and services were relocated to the Redmond Community Center at
Marymoor Village. On November 18, 2025, the Redmond City Council approved a motion to "rebuild the
teen center on the same location; prioritize expedience in construction, centering teen voices in the
design process and including music performance space and a recording studio to continue the Old Fire
House Teen Center Legacy". The facility will provide services and programming to teens and, in addition
to the music spaces that were specified, provide flexible, multi-use spaces that support the community.
Additional information regarding the project's history and outreach completed to date is available at the
following link: Teen Center Project | Redmond, WA. Extensive public participation and comments were
received through City Council meetings and other public engagement opportunities. The Design-Build
Team will be expected to review the available background materials and build upon the community input
and programming vision developed through these efforts. The City is engaging in preliminary public
engagement prior to selection of the Design-Build Team to better refine the project scope. Further, the
City will be providing preliminary Geotech information to the selected Design-Build Team to achieve
better schedule efficiency.
The Parks and Recreation department in Redmond provides programming for teens across several key
areas: art, music, technology, drop-in use, classes and workshops, leadership and civic engagement and
onsite behavioral health support. These programs provide opportunities for teens to creatively and
meaningfully engage with other teens and their community. Flexible, multi-functional spaces that
anticipate future needs, uses, and programs are vital to the success of this programming.
The new teen center is expected to be 20,000-25,000 square feet. Size and final space program will be
refined within the budget based on input from teens, community members, city staff, elected leaders, and
the design-build team.
Development of the Teen Center design will require substantial engagement with the Redmond Teen
Community, while integrating feedback that has been received through previous community involvement
processes. The design should be universally inclusive, meet city sustainable goals (LEED gold or
equitable), and reflect the legacy and community significance of the Old Fire House Teen Center. The
Design-Build Team will help translate community input into practical design solutions that balance user
priorities with operational, maintenance, sustainability, safety, schedule, and budget considerations. As a
part of Validation, the Design-Build Team will assist the City with formulating and evaluating design
alternatives.
The City received approval from the Washington State Project Review Committee on July 24, 2026 to use
the progressive design-build delivery method pursuant to RCW 39.10.330.
City of Redmond
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2.2. Reason for Using Progressive Design-Build Delivery
2.2.1 Limited Budget. The limited budget and substantial community engagement will benefit
highly from the innovation and efficiencies between the designer and the builder. While
significant community engagement has previously occurred, incorporating design specific
input while staying within budget will require high levels of collaboration between the
designer, builder, and city. Early collaboration between the design and build teams will
ensure that the community input is providing reliable information, driving options, and
creating clarity around implementation. Selection of a design-builder that is familiar with
target value delivery through including the budget as an input into design will establish a
more reliable design to budget.
2.2.2 Early Collaboration. Early collaboration and risk analysis between the designer and
builder can reduce cost and schedule risk by allowing the parties to investigate, identify,
and mitigate risks during design. Collaboration to mitigate risk early creates significant
time savings as opposed to waiting to encounter them in construction. Using the
Progressive Design-Build without the need to wait for and open bids will allow the City to
determine if the project is within budget. This eliminates the necessity for significant value
engineering, re-pricing, and re-bidding.
2.2.3 Substantial Fiscal Benefit. The ability to design this project to the budget using target
value delivery will provide a substantial fiscal benefit to the City because it significantly
reduces the risk of exceeding the budget. In addition, progressive design-build allows the
parties to investigate, identify, and allocate risk prior to establishing the final construction
terms. This process produces a much more reliable price and significantly fewer changes
to the final price. Further, there is a significant risk of escalation in the current
construction environment. PDB allows the parties to establish contingencies and
allowances for escalation rather than placing the risk entirely on a contractor in design-
bid-build.
2.2.4 Expedited Delivery. For the Teen Center project, the City Council has emphasized
expedited delivery. Progressive Design-Build supports this objective by engaging the
contractor during design, allowing construction planning, procurement strategies, and
sequencing decisions to be developed concurrently with the design process. This early
collaboration can create opportunities to advance certain work packages or procure long-
lead materials before completion of the entire design, helping to shorten the overall
project schedule. As a result, PDB provides the City with a more effective delivery
method for achieving its desired delivery timeline than the traditional design-bid-build
approach.
2.3. Pre-Proposal Meeting
A pre-proposal meeting for this Project is scheduled for August 3, 2026 at 2:00 PM Pacific Standard
Time. The conference will be held in person and via TEAMS.
Join Via TEAMS link: https://tinyurl.com/TeenCenterPre-ProposalMeeting
Meeting ID: 225 771 852 486 420
Passcode: hW63Qw7c
Dial in by phone
206-800-4590,,894280929#
Phone conference ID: 894 280 929#
The pre-proposal meeting will provide information and answer questions regarding the Project, the
contract, and the procurement process. Proposers are encouraged to submit questions in advance of the
meeting to allow the City an opportunity to prepare a response. Questions may be submitted
electronically to the City's Contact. Verbal responses of questions to the City will not be binding on the
City of Redmond
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City. The only information binding on the City during the procurement process will be in writing and
issued in the RFQ, RFP, or addenda thereto.
2.4. Project Goals
The City has established the following Project Goals:
1. Meaningful Collaboration and Community Engagement. The Design-Build Team will develop
a highly collaborative relationship with city staff, elected officials, and community groups to
exceed the Project Goals and conduct a robust engagement process with the community that
results in meaningful input into the Project, The Design-Build Team is expected to support the
City by providing expertise, facilitating informed decision-making, and clearly communicating
design options, time impacts, tradeoffs, risks, and opportunities. Through this collaborative
process, the Design-Build Team will help create alignment among project interested parties, build
trust and confidence in the planning process, and support a shared understanding of the project
vision and design decisions.
2. Inclusive and Creative Design. The Project will provide a welcoming, inclusive, and safe space
for the Redmond Teen community that is inspired by the legacy of the previous teen center
located in the Old Fire House, which served as a regional cultural influence for performance and
music. In addition, the Project will:
a. Include a music performance space and a recording studio;
b. Create a separated and safe area for the primary use of the Redmond Teen community;
c. Incorporate flexible spaces that can support future uses and be re-programmed over time
as the community's needs change;
d. Achieve a minimum of LEED Gold or an equivalent rating; and
e. Take into account the operations, maintenance and life cycle costs of the Project.
f. Balance community aspirations with budget, schedule, operational, maintenance, safety,
and long-term sustainability considerations through collaborative design and transparent
evaluation of alternatives.
3. Effective Progressive Design-Build Process. The Design-Build Team will leverage the
efficiencies of the progressive design-build process to
a. Execute a robust Validation process that includes alternatives analysis to align Project
expectations regarding cost, scope, schedule, and risk allocation.
b. Provide full cost transparency to the development of the GMP and maximize scope and
programming within the established budget.
c. Develop an efficient schedule utilizing creative design, permitting strategies including
understanding and optimizing the City's site plan entitlement process, as well as
construction means and methods that prioritize expedited completion of the Project.
2.5. Form of Agreement
The Project will be contracted through a progressive design-build agreement that is attached as Exhibit A
to the RFQ. The Design-Build Team will work collaboratively with the Owner to establish a project scope,
Basis of Design Documents, and Guaranteed Maximum Price after the award of the Project. The Design-
Build Agreement will be a cost plus with a Guaranteed Maximum Price modified version of the DBIA Form
530 Standard Form of Agreement Between Design-Builder and Owner with a modified version of the
DBIA Form 535 General Conditions of Agreement.
2.6. Project Budget
The budgeted cost for design and construction for this Project is thirty-five million dollars
($35,000,000.00).
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2.7. Anticipated Design and Construction Schedule:
The Anticipated Design and Construction Schedule is as follows:
Date Activity
Validation Phase January - June 2027
Design and Permitting July 2027-January 2029
Final Design/Permit February 2029-June 2029
Completion/Subcontractor Procurement
Construction Begins July 2029
Substantial Completion Q4 2030/Q1 2031
Final Completion Q1 2031
This schedule is at the planning level only based on the anticipated community engagement and City's
permitting processes, and will be refined with the selected design-builder during Validation.
2.8. Project Procurement Schedule
The following is an estimated Project Procurement Schedule. The Owner reserves the right to modify the
Project Procurement Schedule via addenda issued prior to the dates set forth below.
Date Activity
7/27/2026 Issue RFQ
8/3/2026 Pre-Proposal Meeting
8/10/26 Last Date to Submit Questions Regarding
the RFQ
8/17/26 Last Date to Issue Owner Addenda
8/24/2026 SOQ Due Date
9/3/2026 Notification of Finalists
9/10/2026 Issue RFP
Weeks of 9/14 and 9/21 Confidential Individual Meetings
10/5/2026 Last Date to Ask Questions or Submit
Proposed Changes to Contract
10/12/2026 Last Date to Issue Owner Addenda
10/19/2026 Proposal Due Date
Week of 10/26/2026 Interviews with Finalists (optional)
11/4/2026 Notification of Highest Scored Finalist
2.9. Definitions
2.9.1 Business Day: Monday through Friday, with the exception of official holidays observed
by the Owner.
2.9.2 Confidential Individual Meetings: The confidential meeting(s) conducted individually
between the Owner and each Finalist after the issuance of the RFP. All Confidential
Individual Meetings will be conducted pursuant to the instructions in the procurement
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documents, and all participants will be required to enter into a confidentiality agreement
before the meeting.
2.9.3 Design-Builder: The entity with the prime design-build contract with the Owner.
2.9.4 Design-Build Team Member: All entities listed by the Design-Builder as providing
services or construction on the project. Members of the Design-Build Team may also be
referred to as "Team Members".
2.9.5 Finalist: A Proposer that has been selected in the shortlist to propose in the Request for
Proposals phase of the procurement.
2.9.6 Key Team Member: Individuals who will be assigned to the Project who play an
important role in the design, construction or management of the Project.
2.9.7 Procurement: The Owner's process for selecting a Design-Build Team for this Project.
2.9.8 Procurement Documents: All documents issued by the Owner in connection with the
Procurement or Project.
2.9.9 Projects of Similar Scope and Complexity: Projects that had substantial completion
dates within the last five (5) years and that have many or all of the following
characteristics:
a. Projects of a similar size and budget that include the design and construction of
community centers, particularly those with the following characteristics:
i. A segregated, safe space for teenagers;
ii. Music, art, and maker spaces;
iii. Incorporation of the community and/or cultural influences into the project.
b. Project that include significant community engagement, particularly those
projects that engage teenage or young adult populations;
c. Projects that utilize an integrated delivery method that require strong coordination
and integration of the design and construction professionals and early
involvement of the construction professionals during design;
d. Projects where the Design-Builder collaborated with the owner to provide
transparent pricing for the purpose of right sizing the project scope within a
limited budget;
e. Projects that are designed to allow for future expansion and flexible uses; and
f. Projects that have an expedited schedule and the Design-Build Team achieved
on time or early completion, especially with innovative time-saving approaches to
permitting.
Projects of Similar Scope and Complexity do not need to meet all of the elements above.
Proposers are encouraged to explain the relevance of the projects cited in the SOQs and
Proposals. The number of years stated indicates the Owner's preference. Proposers
may cite less recent projects and projects that have not been completed; however, the
Owner reserves the right to evaluate projects completed within the last five years more
favorably. The Owner will determine the relevance of the projects cited and reserves the
right to give more weight to projects that have more of the above characteristics.
2.9.10 Proposer: An entity that submits a Statement of Qualifications in response to this RFQ.
2.9.11 RFQ: The Owner's Request for Qualifications.
2.9.12 RFP: The Owner's Request for Proposals, which will be issued to those Finalists who are
selected to proceed to the next phase of this Procurement.
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2.9.13 Small Business: a small business as defined in RCW 39.04.010.
2.9.14 SOQ: A Statement of Qualifications submitted in response to this RFQ.
2.9.15 Team Member is any entity (rather than individual) submitted with the Design-Builder's
team in the SOQ.
SECTION 3 PROCUREMENT PROCESS
3.1. General Information
3.1.1 Communication with the Owner. Proposers are required to conduct the preparation of
their SOQs with professional integrity and free of lobbying activities. Communication with
the Owner regarding this Project shall be via email or regular mail only and directed to
the City's Contact Person listed on the first page. Do not communicate about the Project
or the Procurement with any other Owner employees, representatives, or consultants.
Communication with other Owner employees, representatives, or consultants regarding
the Procurement may cause the firm involved to be disqualified from submitting under
this Procurement. Any verified allegation that a responding Proposer or Team Member or
an agent or consultant of the foregoing has made such contact or attempted to influence
the evaluation, scoring, and/or selection of Finalists may be the cause for Owner to
disqualify the Proposer team from submitting an SOQ or Proposal, to disqualify the Team
Member from participating in the Procurement and/or to discontinue any further
consideration of such Proposer or Team Member. Following the Owner's approval of the
Finalists, the Owner anticipates that certain communications and contacts will be
permitted. The RFQ, RFP and/or other written communications from Owner will set forth
the rules and parameters of such permitted contacts and communications. To the extent
any Proposer intends at any time to initiate contact with the general public regarding the
Project, the nature of such intended contact and the substance thereof must be approved
in writing by Owner prior to the commencement of such activities.
3.1.2 Expenses of Proposer. With the exception of the honorarium set forth below, the
Owner accepts no liability for the costs and expenses incurred by firms in responding to
this Procurement.
a. Each Proposer that enters into the Procurement process shall prepare the
required materials, the SOQ, and the Proposal at its own expense and with the
express understanding that, except as set forth below, the Proposer cannot make
any claims whatsoever for reimbursement from the Owner for the costs and
expenses associated with the process even in the event the Owner cancels this
Project or rejects all Proposals.
b. The Owner will pay to all Finalists with whom the Owner does not enter into a
contract as the Design-Builder for the Project an honorarium in the amount of
$2,000.00 pursuant to RCW 39.10.330(9), provided the Finalists comply with the
following:
i. The Finalist fully participate in the process outlined in the Request for
Proposals; and
ii. The Finalist submits a responsive, responsible Proposal to the Owner
pursuant to the Request for Proposals.
3.1.3 Protests. All Protests must be submitted pursuant to the Protest Procedures set forth in
Exhibit D.
3.2. Owner Rights and Procurement Conditions
3.2.1 The Owner reserves without limitation and may exercise, at its sole discretion, the
following rights and conditions with regard to this Procurement process:
a. To cancel the Procurement process and reject any and all SOQs and/or
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Proposals;
b. To waive any informality or irregularity;
c. To revise the Procurement Documents and schedule via an addendum;
d. To reject any Proposer that submits an incomplete or inadequate response or is
not responsive to the requirements of this RFQ;
e. To require confirmation of information furnished by a Proposer, require additional
information from a Proposer concerning its SOQ or Proposal and require
additional evidence of qualifications to perform the work described in this RFQ or
a subsequent RFP;
f. To provide clarifications or conduct discussions, at any time, with one or more
Proposers;
g. To contact references that are not listed in the Proposer's SOQs and investigate
statements on the SOQs and/or qualification of the Proposer and any firms or
individuals identified in the SOQ;
h. To take any action affecting the RFQ process, the RFP process, or the Project
that is determined to be in the Owner's best interests;
i. To utilize information from any source, including but not limited to references and
individuals who are not identified by the Proposer and/or Finalist, to evaluate
Proposers and Finalists;
j. Approve or disapprove of the use of particular consultants, subconsultants,
subcontractors, Team Members, or Key Team Members and/or substitutions
and/or changes to consultants, subconsultants, subcontractors, Team Members,
or Key Team Members from those identified in the SOQ or Proposal, such
approval or disapproval shall not be unreasonably exercised;
k. To make an independent determination of the highest scored proposal.
3.3. Outline of the Procurement Process
3.3.1 Request for Qualifications (RFQ).
a. This RFQ invites firms to submit SOQs describing in detail their technical,
management, and financial qualifications to design, permit, construct,
commission, and closeout the Project. The issuance of this RFQ is the first phase
of the Procurement process.
b. Proposers will submit their SOQ, and other deliverables required pursuant to this
Procurement at the time and in the manner set forth in this RFQ and any
addenda. The Owner will not consider SOQs or other deliverables that are
submitted after the time set forth in the RFQ. Proposers are solely responsible for
making sure that the Owner receives the SOQ in a timely fashion.
c. The Owner will evaluate the information submitted by each Proposer to 1)
determine whether the Proposer meets the mandatory minimum requirements
and 2) evaluate the SOQs provided by each Proposer pursuant to the evaluation
criteria described below. Any Proposer who fails to meet the mandatory minimum
requirements set forth in this RFQ will be deemed non-responsive and will not be
considered further by the Owner in this Procurement.
d. All SOQs will be evaluated in accordance solely with the criteria established in
the RFQ and any addenda issued thereto. The evaluation criteria are listed
below, including the relative weight or importance given to each criterion.
e. The Owner will select responsive and responsible firms as Finalists. Only those
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