200 Sixth Street
Responses to Questions from 1/13/2011 Professional Services RFQ Pre proposal meeting
MOH Underwriting Restrictions on Construction Manager fee:
4. Construction Management Fee: A maximum of $2,000/month up to $20,000 to provide for
periodic plan review, cost estimate analysis, permit expediting, bid analysis and value
engineering during design development and construction document preparation plus up to
$3,500 per month for the scheduled duration of construction. The fee may be increased if the
form of GC contract is stipulated sum being awarded through an open and competitive
process and a CM is used for more extensive design consultation.
Scope that it typically included in Mercy’s Construction Manager contract:
1. Work with the Owner to develop / refine the project program.
a) Participate in program discussions with Project Developer and Property Manager.
b) Assist in establishing Program square footages and adjacency requirements for Owner controlled
spaces (unit sizes, community space, outdoor space, commercial space, parking, etc.) If requested,
provide written narrative description of Owner program requirements
c) Work with the Project Developer and Property Management to define commercial, and core and shell
space requirements; utility needs, and metering requirements.
2. Review any governmental challenges, requirements and conditions associated with the site and/or
proposed development. Confirm these are being accounted for in the design, permitting, overall
project schedule and estimates. Confirm these are also being communicated to all bidders and
companies working on site (subs, vendors, suppliers).
3. Review existing documents including any surveys, hazardous material reports, soil reports or other sitespecific information. . Confirm these are being accounted for in the design, permitting, overall project
schedule and estimates. Confirm these are also being communicated to all bidders and companies
working on site (subs, vendors, suppliers).
4. Prepare timely recommendations that will enhance the design, constructability, value and cost and time
efficiency of the development. Request similar recommendations from the other OAC team
members. Manage/document the decision making process for their inclusion and track their inclusion
in subsequent design documents and estimates.
5. Work with Owner to establish Architectural selection process.
a)
Assist Owner in negotiations and contract preparation with the selected Architect. Confirm
adequate fee is included for all design phases and especially CA depending on the project specifics.
6. Assist Owner in review of Architect’s consultants or Owner selected consultants, such as geotechnical,
surveyor, special inspectors/testing or others.
7. Assist the Owner in establishing design priorities including Green/sustainable design aspects. Facilitate
decision-making and maintain records of Green/sustainable related items. Confirm these are included
in subsequent generations of project documents and estimates.
8. Attend design meetings and assist in the development of project plans and specifications and advise
Owner as issues arise.
9. Assist in evaluating life cycle cost of building materials or methods proposed with regard to initial cost,
maintenance cost, durability and replacement cost.
10. Review the design and contract documents for consistency and compliance with the Project Program.
Review plans and specifications while they are being developed by the Architect and make
recommendations, as appropriate, for modifications of plans and specifications. Provide written
comments, manage and record the review/incorporation of all team member’s comments and
decisions. Work with the Owner and Architect to develop the specifications regarding contract close
out document requirements including As Builts, Warranties, Attic Stock, Personnel Training, etc.
11. Review plans for constructability. Provide written comments, manage and record the review/incorporation
of CM’s and General Contractor’s comments and decisions. Track incorporation of accepted
comments into subsequent generations of project documents and estimates.
12. Assist the Owner in the selection of a General Contractor
a) Assist Owner in negotiations and contract preparation with the selected General Contractor.
13. Facilitate meetings between the Architectural Team, Owner, Consultants and the General Contractor. A
decision will be made with the project team on who will document all meetings. The CM Consultant
will either provide meeting minutes or comment on meeting minutes by others as applicable within 5
work days.
14. Analyze the proposed development schedule that includes design timeline, land use approvals process,
permitting, utilities, proposed phasing, construction, tax credits or other deadlines, and transition
from construction completion to occupancy.
15. Analyze the Contractor’s schedule for construction and provide written comments regarding its
completeness, adequacy (critical path, float, logic, durations, etc.) and its coordination with
Sponsor’s development schedule. Resolve these comments with Contractor.
16. Analyze the General Contractor’s cost estimates for completeness, accuracy and value engineering
ideas. Track continuity of estimates and inclusion or resolution of pending value engineering,
allowances or qualifications.
17. Review the draft and provide timely written recommendations regarding: the Contractor’s invitation to bid
package; confirm the inclusion of lender or agency participation requirements and goals; After the
bid, prepare recommendations on subcontractor bids, coverage, pricing schedules and coordination.
18. Assist Owner and Architect in evaluating and/or eliminating Contractor’s qualifications, exclusions and
allowances. Manage the timely resolution and track costs of remaining qualifications and
allowances.
19. Perform a Final review of all Contract Documents, including but not necessarily limited to, drawings,
specifications, addenda, RFC responses, Bulletins and bid documents, to ensure these are complete
and adequate. Provide timely written recommendations noting any inconsistencies or lack of clarity in
the Contract Documents and provide suggestions to the Owner and Design Team for necessary
revisions prior to the Architect’s issuance of Project Documents. Confirm these are included in the
Final versions and if not, confirm discrepancies are acknowledged by the OAC team
20. Assist the Owner in finalizing GMP contract with the GC.
21. Take the lead in securing all necessary permits that are the responsibility of Project Developer.
a) Liaison with SF-DBI, SFFD, DPW and MOD and other applicable agencies.
b) Track applications via DBI website and in person
c) Monitor Architect’s responses to plan check comments; assure that Design Team responds
thoroughly and in a timely manner to all Plan Review comments and review associated costing.
d) As applicable – all of the above for a Shoring/Underpinning Permit; assist the Owner in negotiations
and with obtaining adjacent property Owner shoring or underpinning agreements. Assist Owner with
obtaining pre and post shoring surveys of adjacent properties and utilities.
e) As applicable – all of the above for a Demolition/BAAQMD Permit.
22. Work with the General Contractor to develop a demolition and/or haz mat sequence, coordinated with
Owner, neighbors and as necessary to obtain a demolition and/or BAAQMD permit.
23. Review all suggestions by the Lenders regarding documents and engineering reports prior to construction
start. Recommend and track suggestions that are to be included in the project.
24. Assist the Owner in the coordination of governmental pre-construction meetings.
25. Assist Owner in obtaining all necessary items required prior to issuance of a Notice to Proceed.
26. Liason and coordinate all utilities (PGE, PacBell/ATT, Comcast, water, sewer, etc.); Assist designers with
utility design criteria and confirm these are incorporated in project documents. Submit utility service
applications, monitor progress and assist in negotiations of contracts for all necessary utilities that Owner
is responsible to obtain: Assist General Contractor with scheduling of utility company(ies) field work.
27. As applicable - Soil Classification – Monitor the Geotech Engineer’s work to quantify, perform testing and
Classify soils, confirm this is completed ahead of bidding; assist General Contractor with negotiations for
Classified Soil disposal with dumps; Track quantities of off hauled Classified soil and monitor costs vs.
anticipated quantities, soil types and negotiated off haul and disposal rates.
28. As applicable – assist Owner with contracting an industrial hygienist; Confirm industrial hygienist
performs baseline readings, monitors field work for compliance to applicable codes and presents an air
clearance report (or similar) at the end of off haul or haz mat operations.
29. Assist Owner in bidding and contracting Special Inspections.