Request for Proposals For General Contractors Wheatley Park Senior Living Apartments Introduction

149 Pages·2016·12.08 MB·English

Request for Proposals
For
General Contractors

Wheatley Park Senior Living Apartments
CNI Phase III
San Antonio, TX

April 6, 2016

Introduction

This Request for Proposals (RFP) involves Phase III of the Wheatley Courts CNI Development
which consists of 80 Senior Apartment units in one building, on approximately 1.2 acres (see
Site Plan, Attachment A) and with all the associated site improvements. The new development
will be named Wheatley Park Senior Living.

McCormack Baron Salazar (MBS) has distinguished itself since the early 1970’s as a leading
for-profit residential development and management company committed exclusively to urban
neighborhoods. Often called upon by cities to provide housing opportunities in difficult to
develop areas, McCormack Baron Salazar has also developed in other city locations. The firm
has moved from restoring single historic buildings during its early years to undertaking multi-
block development projects including both market-rate and affordable housing. Its more recent
projects often involve a combination of rehabilitation and new construction as part of a
comprehensive plan to create new neighborhoods. Its larger scale residential projects often
stimulate new private investment in the community, either by single-family homebuyers or by
retail and commercial businesses. The firm has developed new housing in many urban
historic districts and sites, while at the same time, recreating historic and contextual
architectural features and developing a new social and economic environment in non-historic
districts, as well.

McCormack Baron Salazar developments are also characterized by a blend of financing
sources --both public and private. Its financing techniques incorporate a variety of funding
approaches utilizing federal, state, and local programs where available, tax-exempt financing,
conventional loans, pension funds, foundation loans and grants, and equity from the private
sector. During the course of its development activities in local communities, the firm has
successfully created relationships with local government, the private sector, community-based
organizations, and foundations.

In the past forty (40) years, the firm has completed over one hundred fifty seven (157) projects
with a development cost of $2.6 billion in urban neighborhoods around the country. It has
developed nearly 17,143 housing units and 1.3 million square feet of retail/commercial space.
The foundation community has also seen the value in many McCormack Baron Salazar
projects. To date, approximately $21 million has been invested by the following foundations
including: Ford, Pittsburgh, Heinz, Mellon, Hall Family (Hallmark), Cleveland, Gund, and other
corporate funds.

For more information about McCormack Baron Salazar, please visit
www.mccormackbaron.com.

History of the Site

The Wheatley Courts Site was historically a public housing development since 1940 within the
established East Side Neighborhood and is adjacent to the Wheatley Middle school north of
Gabriel Street and the site. In 1951, a fourth block bounded by Hudson St., Hays St., Burnet
St., and Walters St. was added to the public housing development to become the existing
development it was just recently. Presently, commercial uses occur along New Braunfels
located three blocks to the west of the site running north and south and also occurs along I-35
north outer roads approximately ½ mile north of the site, near Fort Sam Houston. Single family
residential occurs along all other adjacent streets. The site is presently undergoing Housing
and Public Improvements construction, whereby 38 new buildings are presently being
constructed for the new East Meadows Housing development, and adjacent streets are being
reworked and rebuilt to support and follow the housing construction. Construction of this
phase of housing structures and preparation of the streets are part of previously issued and
awarded contracts.

Wheatley Courts CNI Development Description

The San Antonio Housing Authority (SAHA) is the recipient of a $29.75 million Choice
Neighborhood Imitative Implementation Grant to redevelop the public housing community
known as Wheatley Courts. The Wheatley Courts CNI Redevelopment Plan, which will take
place in the Arena District in the Eastside Neighborhood of San Antonio, calls for the
demolition of the 248 units and the development of 412 rental units of new mixed use
multifamily and senior housing construction. The new housing development will be built in 3
phases over a 5 year time period. The total overall housing development costs are estimated
to be approximately $70 million. SAHA selected MBS as the Master Developer to complete
the multiphase rental housing under the CNI Plan.

To implement the redevelopment plan, San Antonio Housing Authority (SAHA) has formed a
Choice Neighborhood Implementation Partnership, which includes the San Antonio Housing
Authority, The United Way of San Antonio (United Way), Urban Strategies (US), and
McCormack Baron Salazar (MBS). The rental housing will be developed through limited
partnership entities including SAHA and MBS.

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This new CNI Development of mixed-income affordable and market rate apartment complex
will be funded by a combination of funding through the San Antonio Housing Authority (SAHA),
the U.S. Department of Housing (HUD), the City of San Antonio, private construction and
permanent financing, and by equity raised from the syndication of Low Income Housing Tax
Credits.

Transformation Plan Concepts

The Wheatley Courts CNI development is part of a broader strategy for the revitalization of the
East Side Neighborhood Plan Area, now called EastPoint. The Wheatley Courts CNI
redevelopment is a key part of and will complement the overall CNI strategy by creating
housing opportunities for households with a variety of incomes who can support the nearby
retail corridor to the west and creating a visually attractive presence in the neighborhood.

The proposed Transformation Plan for the Wheatley Courts CNI development includes 412
new mixed-income units designed in the styles of historical residential buildings in San Antonio
East Point Neighborhood and in conformance with “New Urbanism” principles. A mixed-
income strategy will be used which incorporates affordable housing for low and very low
income, workforce, and market rate tenants into this revitalized community. The affordable,
work force, and market rate units will be mixed within all buildings, and the units will be
indistinguishable from one another.

The Transformation Plan is substantially formed by the following planning and design
concepts: 1) Compact, Pedestrian-Friendly Design with Interconnected Streets and Open
Spaces; 2) Defensible Spaces; 3) Integrated, Appealing Architecture, and 4) Responsive Unit
Design.

Phasing
Site preparation work began September 15, 2014. The first phase of rental Housing
Construction, East Meadows, commenced June 2015 and Public Improvements construction
began in November 2015. Site Preparation involved all four existing Wheatley Courts blocks;
Blocks A, B, C, and D. Block C is shared by the first phase of Family Housing and the
proposed Wheatley Park Senior Living Apartments. Public Improvements work occurs along
each side of Block C. The first Phase of Family Housing and Public Improvements are
scheduled to be substantially complete by March 2017. The Wheatley Park Senior Living
Apartments are scheduled to begin construction approximately May 2016 and be substantially
complete approximately August 2017.

Request for Proposals

MBS is requesting Proposals from General Contractors for the construction of a new Wheatley
Park Senior Living Apartments. Prequalified General Contractors will be asked to submit
Proposals for the construction of the new development.
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Four complete copies and one CD book marked of the Proposal must be received at the
office of McCormack Baron Salazar by 4:00 pm CST on May 6, 2016. Please mark
envelopes with “Proposal for General Contractor – Wheatley Park Senior Living
Apartments, San Antonio, TX”

The offices of McCormack Baron Salazar are located at:

McCormack Baron Salazar, Inc.
454 Soledad Street, Suite 300
San Antonio, TX 78204
[phone]

Attn: Louis Bernardy

MBS reserves the right to reject any and/or all qualifications, proposals and submittals, to
waive informalities or irregularities in any submittal, to solicit new proposals, or to proceed to
do the work by other means, as determined to be in the best interest of the Development
Team, SAHA and the future residents of the Wheatley Park Senior Living Apartments
development. Any and all contractors which respond to this RFP, do so at their own risk and
cost.

Description of the Senior Living Apartment Project

Wheatley Park Senior Living Apartments will be owned by a limited partnership developed by
McCormack Baron Salazar and be professionally managed by McCormack Baron
Management, Inc., an affiliate of the developer. A portion of the units will be set aside for
“public housing” eligible residential tenants, and a portion set aside for “affordable tax credit-
income” residential tenants. Different 1BR and 2BR unit types will be interspersed throughout
the building, and each will be built to the same standards and with the same amenities
whereby no one unit will be distinguishable from another in terms of how it is built or whether it
serves public housing or tax credit tenants.

This Senior Living Apartment CNI Phase consists of one separate 3-story wood frame building,
including community spaces, uses, and amenity spaces along with management office space,
with apartments on the first, second, and third floors accessed by double loaded corridors,
stairs, and elevators. One and two bedroom units are provided throughout the building.
Exterior materials are stucco, stone, and cement fiber siding with a combination of flat and
sloped roofs.

The scope of the new construction also includes the following site improvements: on-site utility
distributions (electric, gas, water, sewer, storm, telephone and cable), parking area, active and
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passive recreation areas, sidewalks, site lighting, fencing, parking control gates, trash
enclosures, landscaping, and site irrigation systems.

This RFP anticipates that the General Contractor selected for the Senior Living Apartments
will also coordinate with the Public Improvements work for the areas illustrated in (Attachment
B – Public Improvements): the public improvements scope includes, but is not limited to, all
new, repaired and replaced streets, sidewalks, curbs and gutters (along adjacent streets);
street lighting and landscaping in the right-of-way, including street trees; new sanitary and
water mains, and electric, gas, cable, and telephone utility distribution systems. The Public
Improvements work is being installed just preceding and somewhat concurrent with the Senior
Living Apartments contract.

The Senior Living Apartments construction scope of work is subject to laws, regulations and
Executive Orders involving projects funded by HUD; including HUD Safe Harbor limits on the
General Contractor’s General Conditions, Overhead, and Profit (currently 6%, 2%, 6%
respectively).

Summary of Senior Living Apartments Scope Components

There are three major components of work for the Senior Living Apartments Phase. They are
listed and defined as follows:

1) Site Preparation of Senior Living Apartments Site Area: Demolition of existing
structures and utilities occupying the CNI Phase III site is complete. SAHA was
responsible for delivering to the Senior Living Apartments partnership, a “clean and
buildable site" on which to build. The scope of work within this category is defined as
mass grading, earthwork, existing fill removal and replacement, backfilling, soil
exchanges, soil correction, soil compaction of graded fill, remediation and demolition of
vacant buildings, slabs and foundations, removal of parking and drives, removal of
utilities, clearing and grubbing, removal and disposal of debris, and tree protection. The
soil grades left after site preparation have been left within 1'-0" +/- of the proposed sub-
grade building pad with sloped drainage transitions to adjacent grades and other site
elevations. The Site Preparation Contractor turned over the project site by block with
as-built surveys of each Phase II block area to the Housing Contractor when completed.
An as-built survey is available to each interested Senior Living Apartment GC, upon
request to MBS. Site Preparation is complete and is not part of this RFP.

2) Senior Living Apartments Housing Construction: Senior Living Apartments consists of
80 elderly units with associated site improvements, and amenities. The attached design
documents, prepared by RPGA Design Group, Inc., detail the scope of work to be
included under this RFP. Parameters detailed in the design documents will apply to
each interested Contractor. Transition and interface construction will be required
around the building. The site was prepared and left by the site preparation work for the
building pad and parking area by the Site Preparation Contractor thereby allowing the
Senior Living Apartments Contractor to begin foundation, parking areas, and
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underground utility work. Senior Living Apartments housing construction is a part
of this RFP.

3) Public Improvements: Plans and specifications have been prepared detailing the scope
of work to be performed in the City’s right-of-ways. As a part of the redevelopment of
the community, the street right-of-ways are being repaired, reconstructed, and milled.
New streetscape, such as curbs, drive aprons, streetlights, sidewalks, landscaping,
asphalt paving and striping are to be installed as a part of this Phase II effort.
Additionally, all new infrastructure and rework of utility mains within the new and existing
right-of-ways are also a part of this scope of work. Coordination with this public
realm work is the responsibility of the Senior Living Apartments Contractor.
Public Improvements work is proceeding but is not a part of this RFP.

Project Principals
A. The contract Owner of the Senior Living Apartments, CNI Phase III construction
is Wheatley Senior, L.P., a Texas limited partnership. An affiliate entity of
McCormack Baron Salazar is a part of the limited partnership. McCormack Baron
Salazar is the Developer and will represent the Owner.
B. The members of the Design Team are as given on the coversheet of the
construction/pricing drawings. All questions should be addressed to RPGA
Design Group, Inc. The contact person for RPGA Design Group is Mr. Dustin
Higgins. He can be reached by telephone at [phone].

Schedule

The following is the proposed schedule for this RFP and the subsequent process for the
Housing development:

Re-Issue RFP to pre-qualified GCs April 6, 2016
RFP proposals due by GCs May 6, 2016
Interview GC’s for RFP Award May 9 - 13, 2016
Housing GMP negotiation w/ GC May 16 – June 10, 2016
Execute Construction Contract June 13, 2016

Issue a Notice to Proceed July 18, 2016
Senior Living Substantial Completion July 18, 2017
Senior Living Final Completion September 16, 2017

The above schedule is subject to modification as the process and project develops.

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Note: Contractor will be required to hold the final agreed upon contract amount for 90
days from the date awarded (approximately May 13, 2016) unless otherwise approved in
writing by the Owner.

Pricing Parameters
A. Form of Cost: Submit your costs on the Proposal Breakdown Form as provided
in the Project Manual, plus any supplementary information requested herein.
Provide the following breakdowns for evaluation (see Division 00, Exhibit A in the
specifications):
1. Senior Living Apartments Summary (Per 2328 Proposal Breakdown Form)
2. Senior Living Apartments Breakdown

a) Allowances (See Project Manual)
b) Alternates (See Project Manual)
c) Unit Prices (See Project Manual)
d) Voluntary Alternates/Value Engineering (by Contractor)
e) Self -Performed Work (per 2328 Proposal Breakdown Form)
f) Subcontractor Breakdowns (per 2328 Proposal Breakdown Form )
g) MWBE/Section 3 (per 2328 Proposal Breakdown Form)

B. Self-Performed Work: On a Proposal Breakdown Form, which you prepare,
indicate the value of subcontract and supplier work, which will be provided by
your own forces or by a subcontractor/supplier affiliated with your construction
company or with family members or principals of your construction company.
Follow the same order as on the 2328 Proposal Breakdown Form.
C. Assurance Guarantee (Bonds): A bid security is not required with this proposal.
However, either a payment and performance bond for 100% of the contract
amount, or a letter of credit for 25% of the contract amount, will be required after
award and before notice-to-proceed, which shall be acceptable to McCormack
Baron Salazar Development, Inc., Indicate this cost on the breakdown and
submit proof of bonding capacity from your surety or provide a letter from your
bank indicating a letter of credit will be provided without conditions.
D. Wage Rates: Base your estimate on paying the Davis Bacon Prevailing
Residential Wage Rate in effect at the time of signing of the construction
contract, which date should be close to or coincident with the execution of
contract and the anticipated NTP date of June 16, 2014. All work will be subject
to the Davis Bacon Prevailing Residential Wage Rate. A copy of the current
residential wage rate schedule applicable to this project is included in the design
specifications. It may change prior to contract execution; if so the successful
Contractor will be notified when it does and shall account for the revisions in its
proposal without cost to the Owner.

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E. Pricing Documents: The documents to price are the completed Wheatley Senior
Living Apartments construction documents. They are the design/pricing set for
the Wheatley Courts CNI Phase III, also known as Wheatley Park Senior Living
Apartments. A CD with the construction documents is available upon request
from Mr. Dustin Higgins of RPGA Design Group at [phone] or
[email protected]. By responding to this RFP it is expected that your
company is experienced and your company is expected to know what is required
to complete the Wheatley Park Senior Living Apartments Work Scope for a multi-
family housing development. It is also expected that your Guaranteed Maximum
Price proposal will include all that is required to complete the Wheatley Park
Senior Living Apartments Work Scope. Where you have to make assumptions,
they shall be documented and noted, and be consistent with the quality
standards and details used in the specifications and drawings.
If you would like to inspect the site construction area, please notify Mr. Dustin
Higgins of RPGA Design Group immediately at (817-332-9477). Arrangements
will be made for access into the site via RPGA or MBS personnel. The site area
is visible from the perimeter streets without an appointment. If you still cannot
find satisfactory guidance from inspecting the site, you can also submit a written
request for guidance to Dustin Higgins of RPGA Design Group at
[email protected]. All such written clarifications will be
communicated to other participating RFP Contractors. In the event time does not
permit you to seek clarifications, you must include a reasonable amount in your
proposed cost, which is representative of providing a complete project. Identify
what you have assumed and included.
F. Value Engineering/Voluntary Alternates: As a part of the evaluation of the RFP
responses, value engineering/voluntary alternate suggestions are encouraged.
In order to evaluate the significance of a suggestion, reasonable cost as to worth
must accompany the suggestion. It is expected that these will be real costs,
which will retain the same order of magnitude when the details are flushed out as
construction documents. However, in order to be able to compare "apples to
apples" among the proposals, it is essential that your base cost proposal be for
the project as documented and as can best be assumed from the drawings and
specifications presented.
G. Allowances: Refer to Specifications for requested itemized Allowances. Costs
included in cash allowances are the cost of the product to contractor or
subcontractor, less applicable trade discounts, less cost of delivery to site, and
less applicable taxes. Costs not included in cash allowances are product delivery
to site; handling at the site, including unloading, uncrating, and storage;
protection of products from elements and from damage and labor for installation
and finishing.
H. Unit Prices: Refer to Specifications for requested itemized Unit Prices. Unit
prices shall include full compensation for all required labor, products, tools,
equipment, plant, transportation, services, and incidentals; erection, application,
or installation of an item of work; and taxes, overhead and profit.
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I. Alternates: Refer to Specifications for requested itemized Alternates. All
Contractors must price the base documents and submit their cost on the
Proposal Breakdown Form with accurate trade descriptions for each line. Any
and all alternates given in the specifications must be offered as adds or deducts
against the base proposed cost, including general requirements, overhead, profit,
bond or Letter of Credit, insurance, and all other fees or taxes.
J. Cost Certification: Cost auditing will be required by an independent accountant
secured and paid for by the Contractor at the completion of the job. The cost for
this service should be included in the estimate and should be so identified in the
“Other Fees” on the 2328 proposal breakdown form. This subcontractor must
also be submitted with the Contractor’s S/M/WBE Business and Labor Plan.
K. Insurance: See the Insurance Requirements Summary in Division 00, Exhibit D
of the specifications. Contractor will provide its insurance certificate and its
environmental subcontractor’s insurance certificate, if applicable, to the Owner.
L. Temporary Facilities: Site security, fencing and other fire and safety parameters
given in Temporary Facilities in the specifications must be included and the cost
thereof will be required of the Contractor and can be included in General
Conditions cost.
M. Permits, Fees, Tests and Inspections: Earthwork monitoring and Special
Inspections will be provided by the Owner. All other permits, fees, tests or
testing specified will be by the Contractor per the A201 General Conditions of the
contract.
N. Construction Documents: The Contractor will be furnished one CD and one set
of the drawings and specifications. Additional copies can be obtained by the
Contractor from the CD that is provided. The cost of additional printing can be
included as a General Conditions cost. Documents will also be on file for
examination at the following locations:
1. San Antonio Housing Authority
Ella Austin Community Center
1023 N. Pine
San Antonio, TX 78202
[phone]
Fax: [phone]
Attn: Virginia [email protected]

2. San Antonio Chapter of the Associated General Contractors
10806 Gulfdale
San Antonio, Texas 78216-3607
[phone]
Fax: [phone]
[email protected]

3. McGraw-Hill Construction Dodge Plan Room
MHC/ReproMAX Thomas Reprographics
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1223 Arion Parkway, Suite 108
San Antonio, TX 78216
[phone]
Fax: [phone]
[email protected]

4. Virtual Builder's Exchange of Texas
4047 Naco Perrin, Suite 100
San Antonio, TX 78217
[phone]
Fax: [phone]
[email protected]

5. Amtek Information Services
7801 N. Lamar, Ste. A 137
Austin, TX 78752
[phone]
Fax: [phone]
[email protected]

6. Isqft Planroom Construction Software Technologies, Inc.
4500 Lake Forest Drive Ste. 502
Cincinnati, Ohio 45242
Toll Free: 1-800-364-2059 Ext 7075
Local: [phone]
Fax: [phone]
[email protected]

7. Associated Builders and Contractors S. Texas Chapter
814 Arion Pkwy, #204
San Antonio, TX 72816
[phone]
Fax: [phone]
[email protected]

Summary of Contract Terms

A. AIA Document A305 – Contractor’s Qualification: Each respondent will be
required to submit an AIA Document A305 – Contractor’s Qualification. The
information submitted within this document may be reviewed, analyzed and
approved McCormack Baron Salazar Development, Inc. This review is to insure
that each respondent is financially viable and has the experience, ability and
capacity to perform the required scope of work.

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