Project 2025/26-003 Monte Vista New MPR/Library Inc 2

Location:	California
Posted:	Mar 26, 2026
Due:	Apr 27, 2026
Agency:	Tracy California Unified School District
Type of Government:	State & Local
Category:	D - Automatic Data Processing and Telecommunication Services R - Professional, Administrative and Management Support Services Y - Construction of Structures and Facilities Z - Maintenance, Repair or Alteration of Real Property
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Tracy Unified School District

1875 W. Lowell Ave.

Tracy, California 95376

Request for Fee Proposals and Qualifications

For Lease-Leaseback Construction Services

Monte Vista Middle School New MPR and Library

(Increment 2) Building Package Project

Important Dates (see inside for details):

Request for Proposals and Qualifications Issued: Thursday, March 26, 2026

Pre-Submittal Conference: Thursday, April 9, 2026

Prequalification Applications Due: Friday, April 10, 2026

Sealed Proposals Due: Monday, April 27, 2026

Planned Announcement of Best Value Ranking: Friday, May 8, 2026

Planned Award by Governing Board: Tuesday, May 26, 2026

Monte Vista Modernization

2025/26-003

Request for Fee Proposals and Qualifications

For Lease-Leaseback Construction Services

Monte Vista Middle School New MPR and Library

(Increment 2) Building Package Project

The Governing Board (the “Board”) of the Tracy Unified School District (the “District” or

“Owner”) is seeking qualifications and proposals from qualified providers of lease-leaseback

construction services (“Contractors”) for the construction of the New MPR and Library

(Increment 2) Building Package Project work of improvement (the “Work”) which is part of the

project at Monte Vista Middle School (“Project”) within the District. The agreement, site lease,

and sublease for the Work (the “Contract Documents,” or the “Contract”) will be awarded by the

Board under the provisions of Education Code section 17406.

I. Critical Deadlines

A. Pre-Submittal Conferences:

The pre-proposal conference is mandatory. See the advertised Notice of Request for Proposals

and Qualifications for details.

B. Questions/Suggested Edits, and Addenda:

Any question or suggested edit must be submitted by a proposing Contractor by 12:00 p.m. on

Monday, April 20, 2026. The Owner may only respond to a question or suggested edit by issuing

a written addendum by Thursday, April 23, 2026. If the Owner does not timely respond to a

question or suggested edit, then the question or suggested edit shall be deemed as having been

rejected by the Owner. (See Sections V.B, VII, and VIII.B, below, for additional details.)

C. Prequalification Applications:

A proposing contractor with an A or B license and any MEP contractor (whether a proposing

contractor or subcontractor listed in the proposal) must be prequalified pursuant to Education Code

section 17406(a)(2)(C) and Public Contract Code section 20111.6(b) through (m) prior to

submitting a proposal. (See Sections IV.E and IX.E., below.) An “MEP contractor” is one who will

perform work that requires one of the following classes of license: C-4, C-7, C-10, C-16, C-20, C-

34, C-36, C-38, C-42, C-43, or C-46.

Prequalification applications are available at https://www.pqbids.com through PQBIDS.

If a contractor is not prequalified to submit a proposal for the Contract at least five (5) business

days before the proposal deadline and at the proposal deadline, Owner will not accept the

proposal. Any subcontractors listed in a proposal for Work requiring one of the above “C” licenses

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must be prequalified at least five (5) business days before the proposal deadline and at the proposal

deadline, or Owner will not accept the proposal.

To be prequalified for the Contract, prequalification application packets must be completed and

submitted by 2:00 P.M. on Friday, April 10, 2026 via PQBIDS at https://www.pqbids.com:

Contractors are encouraged to submit prequalification packages earlier than the deadline so that

they may be notified of prequalification status well in advance of any applicable proposal deadline.

D. Sealed Proposals:

By submitting a proposal in response to this Request for Proposals and Qualifications (“RFPQ”),

the proposing Contractor agrees to all terms, conditions, requirements, and content of the RFPQ

and the Contract Documents (which are defined by General Conditions section 1.1.1), as they may

have been amended by timely addenda. See Sections I.B, above, and VIII.B, below.

An original unbound hard copy + one electronic copy on a flash drive + six (6) bound hard copies

of each Contractor’s sealed proposal for the Contract shall be delivered to the following address no

later than Monday, April 27, 2026, at 2:00 p.m. on the clock designated by the District or its

representative as the governing clock:

Tracy Unified School District (Main Lobby, Front Desk)

1875 W. Lowell Ave.

Tracy, California 95376

Attention: Eloy Vento, Director of Facilities and Planning

Facsimile (FAX), e-mail, or electronic copies (other than the above) of the proposal will not be

accepted. Only hard copies will be accepted. Proposals not received by the deadline or in the

proper format will be returned unopened.

E. Award:

The governing Board of the District is planning to award the Contract at its regular Board meeting

on May 26, 2026. The Board reserves the right to postpone or cancel the award, or to reject all

proposals. The meeting will be held at 7:00 p.m. at the

District Education Center (Board Room) 1875 W. Lowell Avenue Tracy, CA 95376

F. Summary of Deadlines:

Pre-submittal Conference:

Prequalification Application Deadline:

District Posting of Prequalified Contractors:

Submittal of Questions or Suggestions:

District Issuance of Addenda:

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April 9, 2026

April 10, 2026

April 15, 2026

April 20, 2026

April 23, 2026

Submittal of Proposals:

Announcement of Best Value Ranking (anticipated):

Award of Contract by Governing Board (anticipated):

April 27 2026

May 8, 2026

May 26, 2026

II. Project Description, Plans, and Specifications

The District plans to construct the Work, which is a new multi-purpose and library building

replacement project, on a District-owned site located at Carlton Way, in Tracy, San Joaquin County,

California, and the District is soliciting proposals for the construction of the Work.

The District has retained HMC Architects, Inc. of Ontario, California, as its architect for the

Contract (“Architect”). DSA approval of the plans and specifications for the Contract has not yet

been issued, but will be obtained after award of the Lease-Leaseback Agreement. Any

preconstruction services in the Lease-Leaseback Agreement may be performed before DSA

approval, but the Work may not commence until DSA approval is received by the District, all

preconstruction services are complete, the subcontractors are selected, and the Total Sublease

Amount is approved by the District’s governing board. Current plans and specifications may be

obtained from the Architect.

No District project labor agreement applies to this contract.

III. Contract Parameters

A. Financing

The successful Contractor will be financing the construction of the Work through a lease-leaseback

arrangement, and the District will be paying Contractor for its construction and financing through

equal monthly sublease payments that will extend beyond the Completion of the construction.

No federal funds are being used by Owner for the Contract.

B. Proposed Budget

The District will require an open book policy with the successful Contractor and its construction

team on the entire Contract, meaning that all costs included in the Contractor’s Total Sublease

Amount and each monthly Sublease Payment shall be clearly set forth to the District’s satisfaction,

including soft costs, site improvements, and the construction of the buildings. The District shall be

entitled to have access to subcontractor bids, value engineering back-up, contingency breakdown

and tracking, general conditions breakdown and tracking, documentation of Contractor’s fees, and

all other information necessary to verify construction costs.

The Contract is subject to the payment of prevailing wages under the California Labor Code and

applicable regulations, and the Contract will be subject to compliance monitoring and enforcement

by the California Department of Industrial Relations.

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C. Cost Estimate

The District preliminarily estimates that the Total Sublease Amount for the Contract will be Thirty-

four Million and no 0/100 dollars ($ 16,400,000.00). This estimate is based solely on the District’s

most recent estimate of the total Contract costs and is subject to change.

D. Scope of the Fee Proposal

1. Fee Proposal and Calculation of Total Sublease Amount

All fee proposals shall be in the form of a percentage (“Percentage”; see Proposal Form) which will

be applied to the direct construction cost of the Work, as determined after award in accordance with

the Contract Documents (including this Request for Proposals and Qualifications [“RFPQ”]) and

Education Code section 17406(a)(3). The Contractor shall base its proposed Percentage on the

Contract Documents, as defined in Section 1.1.1 of the General Conditions attached as Exhibit U,

including but not limited to such General Conditions, this RFPQ, and the Agreement, Site Lease,

and Sublease attached as Exhibits D, E, and F. Once the direct construction cost of the Work is

determined, the Percentage will be applied to portions of that direct construction cost in the manner

described below to determine the additional dollar amount Contractor will be paid as its fee for the

Contract (“Contractor Fee”). Contractor will accept the Contractor Fee as total compensation for

its profit and all of its costs, expenses, and overhead on the Contract other than the direct

construction cost of the Work. Contractor’s costs, expenses, and overhead that are intended to be

covered by the Contractor Fee, include, but are not limited, to, the following:

1. All costs for Contractor’s general conditions Work (also known as general requirements

Work, jobsite overhead, or field overhead), including but not limited to temporary

facilities, temporary utilities (electricity, internet, water, garbage, etc.), structures, fences,

dust control, security, restrooms, scheduling, safety, vehicles, interim and final cleaning,

mobilization, demobilization, office expense, communications equipment, scaffolding,

SWPPP, management and supervision of subcontractors, management and supervision of

any Work self-performed by the Contractor (see Section IV.E., below), management and

supervision of suppliers, and any other management responsibilities for the Contract,

including but not limited to site superintendents, site foremen, project managers,

schedulers, and executive managers. If any of this general conditions Work is included

by the Contractor in a subcontract, then the Contractor’s Percentage shall not be applied

to the subcontract’s costs for that general conditions Work when calculating the

Contractor’s Fee and the Total Sublease Amount

2. Home office overhead and financing costs.

3. Selection and supervision of subcontractors and suppliers and other management

responsibilities for the Contract.

4. All bonds and insurance, including but not limited to payment and performance bonds.

5. Preconstruction services during the design phase.

6. All costs incurred by Contractor in performance of its obligations under the Contract other

than (i) the above five items, (ii) the Contractor’s subcontracts to subcontractors

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This is the opportunity summary page. It provides an overview of this opportunity and a preview of the attached documentation.

Project 2025/26-003 Monte Vista New MPR/Library Inc 2

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