EXT MOH | 650 Divis. St. - RFP for Consultants

1.        Project Summary
Jonathan Rose Companies and Young Community Developers (“Sponsors”) in collaboration with the Mayor’s Office of Housing and Community Development (MOHCD), the Sponsors of 650 Divisadero (the “Site”) intends to construct an affordable rental housing project serving a minimum of 95 low-income family units, including 24 households experiencing homelessness, and ground-floor commercial use servicing the surrounding neighborhood and the residents at the Site.

650 Divisadero Street occupies a square-shaped lot at the southeast corner of Grove Street and Divisadero Street. It has been developed with an automotive repair facility since 1922. The parcel is approximately 12,500 SF in size.

The residential program will focus on giving families all the support they need to thrive. The Sponsors’ vision for the building is approximately 95 affordable studio, one, two, and three-bedroom units in a Type I midrise building. Amenities for residents will support the whole family and complement the selected programs. Residential amenities are anticipated to include a services suite with 1 resident services coordinator and 2 case manager offices and a conference room, leasing and management offices, community room, gym, computer facilities, and outdoor spaces.

The project’s design will consider existing conditions, including:
●        Adjacent buildings, including guidance from entertainment commission and nearby nightclub facilities.
●        Lot-line conditions.
●        Neighboring black walnut tree near the rear property line.

2.        Scope of Work
All sub-consultants to the architect services begin with the Schematic Design phase through the Construction Administration phase.

Preliminarily, the Project is expected to follow the sequence below:

1.        Infrastructure development and feasibility: Architect team, along with structural and civil engineers, will aid the project team in determining the overall feasibility of the project – both from a design and structural perspective. Surveyors will be expected to draft and complete subdivision maps during this phase of the project.
2.        Infrastructure development and feasibility.
3.        Design of the Permanent Supportive Housing building (concurrent with the above).
4.        Respondents to this RFP must acknowledge that their services are to be performed together with other parties involved in the project and will be coordinated with the Architect. Additionally, these services must be consistent with applicable standards of professional care and credentials. Please include the following phases in your proposal:
a.        Conceptual Design/Schematic Design
b.        Design Development
c.        Construction Documents
d.        Bidding and Permit Coordination
e.        Construction Administration Services

Each discipline will adhere to the following scopes:

Sustainability Consultant
Provide assistance to the project team in identifying sustainability goals and certification programs to pursue; and lead certification efforts for the program chosen.  Possible certification programs include:  Enterprise Green Communities, Green Point Rated, LEED and Phius.  Please indicate your ability to provide services under each of these programs, and any fee differences between them.  Generally, the scope of work should include:
●        Assistance in the facilitation of a team sustainability charette
●        Creation of Action Lists and Scorecards for the chosen program, to be updated throughout the project
●        Review of documents, including any additions needed to the Project Manual at key milestones for compliance with the chosen program.
●        Perform any needed calculations for certification, other than Energy Modeling
●        Provide documentation needed for the certification process
●        Conduct site visits during construction as required for certification, and work with the General Contractor on any construction-process related items.
Note that Energy Modeling may be provided by a different member of the design team; if you are able to provide that service, please indicate fees for that scope of work separately.

Dry Utilities
Provide dry utility design services for all areas of the site outside of 5 feet of the building perimeter. Identify special requirements, if any, for coordination with utility companies (anticipated to be PG&E, SFPUC, AT&T and Comcast). Note the anticipated division of responsibilities between your firm and the Electrical Engineers.  Specific tasks are anticipated to include the following, but this list may not be all-inclusive:
●        Service application and filing for all dry utilities
●        Prepare Intent drawings, coordinated with existing conditions, mapping documents from utilities, and other trades.
●        Joint trench design, including composite drawings, and cross sections, indicating occupancy for each utility
●        Provide separate (alternate) fee for street light coordination, should that work be required.

Exterior Building Maintenance
Provide design consulting services for a complete and compliant EBM system
●        Review of existing site conditions and in progress drawings to determine the most appropriate and cost effective Exterior Building Maintenance (EBM) system.
●        Develop roof layout with equipment types, locations and method of access.
●        Collaborate with project’s structural engineers and provide loading requirements of the rooftop equipment.
●        Coordinate with other trades impacting the roof, such as mechanical, solar and landscape.
●        Provide written specifications.
●        Meet as required with the project team and Cal-OSHA.
●        Develop complete OPOS, which dictates the policy, procedures, maintenance schedule, and other pertinent information for use by the window cleaning contractor and the building staff.

Waterproofing
Provide input on selection and development of detailing for envelope systems and assemblies, and collaborate with the architect by reviewing and commenting on progress documents. The architect will produce all architectural drawings, including envelope assemblies and details, as well as envelope-related specifications.  The consultant’s work will include commenting and sketching of details, and peer reviews of the progress documents at key milestones.
Provide separate (alternate) fee to perform WUFI analysis of the exterior wall assemblies to determine the dew point within the wall.  Model and review results for up to two (2) different wall assemblies.  After review by the design team, provide additional WUFI modeling and analysis for up to two (2) variations of each of the two wall types.  Provide written reports for each round of WUFI analysis.
During construction, the consultant will attend pre-Installation meetings for all major envelope systems, including but not limited to roofing, waterproofing, WRB, and exterior glazing systems; make site visits as appropriate for work progress and issue Field Reports, with specific notes on corrections required; review envelope-related mockups; and witness envelope testing carried out by Contractor and review related test reports.  This is in addition to submittal review and assistance with related RFI responses.

Specifications
Provide architectural specifications and coordinate Project Manual with sections provided by all members of the design team.  Work will be organized by phase as follows:
●        Schematic Design: Review and comment on Outline Specifications provided by the Architect.
●        Design Development: Drafts of architectural specification sections, developed from outline specifications in coordination with Design Development Drawings provided by Architect.  Provide format of specification sections for other consultants.
●        Construction Documents: Issuance of the full Project Manual, including incorporation of sections provided by other consultants.
●        Procurement: Incorporate revisions as required by bid RFI responses and design revisions into the issuance of the Construction Set Project Manual.
●        Construction Admin: respond to questions as needed, up to a specified number of hours of work.

Security and Low-Voltage (design-assist)
Provide design consulting services for security and low-voltage systems, intended as performance information for bidding.  Design-build contractor will be responsible for final design and will be the engineer of record.
●        Telecommunications
o        Outside plant pathway layout and coordination
o        Backbone cable pathway design (intra and inter-building)
o        Backbone and riser cabling (inter and intra-building) design
o        Telecommunications spaces (entrance facility, equipment room, telecommunications rooms)
o        Telecommunications equipment layout
o        Device wiring, outlet configuration, and placement in rooms
o        Telecommunications grounding and bonding
o        Access Control and Alarm Monitoring System (ACAMS)
●        Security
o        Access control system for the base building, amenities, and elevators
o        IP-based video surveillance system (closed-circuit television)
o        Wireless electronic door locking hardware and software for common spaces
o        Visitor entry intercom system
●        ERRCS system to meet the requirements of SFFD.

Lighting
Provide architectural lighting consultation services for the common areas of the project, which are anticipated to be: Lobby, Resident Amenity Spaces, Mail Room, Offices, Public Circulation, Public Restrooms, Building Entries, and exterior courtyards.  Provide initial lighting layout in CAD or Revit to illustrate design intent.  (This information will become the responsibility of the electrical engineer of record once intent is approved.)  Perform light level calculations to confirm adequate light levels.  Provide Fixture Schedules, including cut sheets, during the design phases, for review and approval by the design and development team.

Vibration and Adjacent Property Monitoring
Before Construction Starts, create the initial monitoring of the site to create the thresholds for expected and acceptable vibration and movement.  During Construction, provide weekly monitoring of vibration and movement at adjacent properties during the project's shoring, earthwork, and superstructure portions.  Provide weekly reporting of vibration and movement and notify designated personnel if any vibration or movement occurs beyond the set thresholds.
Energy
Assist with energy analysis and Title 24 certification.
Special Inspections
Ensure that the project is compliant with all applicable regulations and building codes. Monitor and inspect building materials and construction of the building. Note: a fee proposal is not required at this point since structural drawings are not yet available.
NEPA Consultant
Assist in preparation of the NEPA review.
3.        LBE/SBE Goal
The LBE/SBE goal for the entire project and this specific RFP has been set to 25%.
4.        Bid Discount or Rating Bonus
This will be determined by CMD after the bid submission.
5.        Pre-Bid Questions Information
Questions are due on Friday, November 1st, 2024, and answers will be provided by Friday, November 8th, 2024.
6.        Instructions to Bidders
Please find instructions to bidders as an attachment of the RFP package. You can access the bid package on the CMD website.
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