EXT MOH | 650 Divisadero St - GC Services

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:
The Sponsors and Architects recognize the value of involving a general contractor early in a project's design. We believe in cultivating an effective design/construction team early in development, and that a general contractor's input and involvement throughout a project makes for a better design and a smoother construction period. We believe that, even at preliminary stages in a project’s development, a general contractor can provide valuable services including plan review, cost estimating, and value engineering that can help to reduce a project’s cost and increase overall quality. We therefore intend to conditionally select a qualified applicant to join the design/construction team of this Project.

Sponsors will enter into a Memorandum of Understanding (the “MOU”) with the selected applicant (the “Contractor”) establishing that the Contractor will provide pre-construction services and aid in meeting the construction program within the fixed limit of construction cost. After completing schematic design and before the start of design development, Sponsors, Architects and Contractor will establish this fixed limit of construction cost for the Project.

At or near the completion of construction documents, Contractor will furnish a construction cost estimate that will serve as the basis for a construction contract (modified AIA 102 – Cost Plus Fee with a Guaranteed Maximum Price, and a modified AIA A201 – General Conditions). If Contractor and Sponsors are unable to negotiate, in good faith, a contract amount within the previously established fixed limit of construction cost, the Sponsors reserves the right to publicly bid the Project with no obligation to the Contractor. If the Sponsors and Contractor are able to negotiate a construction amount within the fixed limit of construction cost, the Sponsors may either execute the contract or choose not to enter into the contract and duly compensate the Contractor for services provided to that point, per the terms of the MOU outlined in Attachment B.

DESIGN/PRE-CONSTRUCTION PROCESS
The Design and Pre-Construction Process involves plan review, cost estimating and value engineering by the Contractor. The Contractor is actively involved during this phase using its experience, skills, and knowledge to add value to the project. During the Design process, the Contractor’s duties will include, but may not be limited to the following:
1.        Attend and participate in regular design meetings, in addition to other meetings as required by Sponsors;
2.        Conduct exploratory work as necessary or recommended to inform the scope;
3.        Assist the Project team in developing, managing and maintaining a realistic pre- construction schedule with established milestones as well as in developing the construction schedule;
4.        Provide complete project cost estimates, including unit prices, within four weeks following the completion of Concept Design, Schematic Design, Design Development, and during the Construction Documents phase, and as may otherwise be required;
5.        Review plans and specifications as they are developed throughout the Design period and provide written comments;
6.        Participate in the value engineering process by proposing design/construction alternatives and by researching the cost implications of design alternatives;
7.        Contribute to the green building design, construction, and compliance process;
8.        Research materials and methods pertaining to the Project;
9.        Secure multiple estimates and design input from subcontractors for all elements of the proposed scope of construction.
10.        Organize and present all sub-contractor bidding information at each cost estimating/bidding stage of the project using a clear and well-organized method, in order to facilitate the development team’s review and understanding of proposed contract pricing. All bids are to be shared with developer, architect, and its construction management representatives. Clear presentation and documentation of pricing and alternative scenarios is of critical importance to the development team.
3.        LBE/SBE Goals:
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 Meeting Information
Questions are due on Friday, October 18, 2024, and answers will be provided by Friday, October 25, 2024.

6.        Instructions to Bidders
Please find instructions to bidders as an attachment of the RFP package.