Request%20for%20Qualifcations%2C%20Architect%20Services%20for%20New%20Middle%20School.pdf

Parent document: School Board Regular Business Meeting-01-28-2025.pdf

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REQUEST FOR QUALIFICATIONS

NEW MIDDLE SCHOOL
New Middle School at Former Alderwood Middle School
PLANNING AND DESIGN

Edmonds School District
June 4, 2024

Summary

The Edmonds School District requests Statements of Qualifications(SOQ) from
interested architecture firms having relevant expertise providing programming, master
planning, design, scheduling, permitting, construction administration, and other services
for the project: New Middle School at Former Alderwood Middle School

Statements of Qualifications (SOQ): Electronic submittal SOQ are due by noon,
Tuesday, July 9, 2024 to Jamess@edmonds.wednet.edu. Send ONE hard copy the
same day via standard mail. Respondents are encouraged to attend an optional pre-
submittal conference, Tuesday, June 18, 2024, 10 a.m. at Former Alderwood Middle
School Library, 20000 28th Ave W, Lynnwood, WA 98036 Submitting firms are
requested NOT to call school staff.

Additional information and submittal requirements are listed below. Copies of this RFQ
may be downloaded from the District’s website, or will be transmitted by calling Aaron
Pflaumer at (425) 431-7166.

Background

The Edmonds School District’s bond measure of $594 million to its voters on February
13, 2024 passed with 65.33%. The schools in this project are part of the larger District
Bond Plan to move 6" grade to middle school and to improve educational outcomes.
The District will be issuing additional RFQs for architectural services for other projects in
the near future. There is more information available at the District’s website.

This bond measure funds a wide variety of projects and allocates an estimated Total
Project Cost of $170 million for construction of a new Middle school on the site of
Former Alderwood Middle school. Former Alderwood Middle school is currently located
in Snohomish County but the City of Lynnwood may pursue annexation of the property.

Project Description — The District intends to construct a 1000 student capacity 6-8
grade middle school utilizing the best feasible site layout. The designs for the school will
be informed by the existing District-wide educational specifications including middle
school specifications which have started being developed as part of the recently
awarded College Place Elementary and Middle school project, and should be updated
for this project. These specifications will reflect the District's move to K-5 grade
configuration for elementary schools and 6-8 grade configuration for middle schools.

The District intends to use the General Contractor/Construction Manager (GC/CM)
procurement approach for the school, and expects to retain a GC/CM during pre-design
so that the entire Design and Construction Team can work collaboratively from the
earliest stages of the project.

For this project, the District will contract with a design team to provide programming for
a new 6-8!" grade middle school, updates to our middle school educational specification,


planning, phasing, cost estimating, and schematic design as an initial scope of services.
The District expects to appoint an architectural firm for the total project and then work
with the firm to select sub-consultants to complete the design team.

The District has conducted a pre-planning concept and cost-estimating for this site.
District staff, assisted by design consultants, tested the feasibility of the site by creating
a site specific 3-D model of a structure having sufficient area to meet program needs,
and major site improvements. This feasibility study is NOT design documents and the
actual design may be completely different. They are the basis for a complete, detailed
cost estimate prepared by Stoneside Consulting. These cost-estimates will be the
starting point for a target value analysis approach to cost-control during design. Due to
the size of this site there are considerations for master planning of future expanded use.
This master planning will be considered during schematic design efforts of the architect.

The District will be implementing a modified GC/CM process to approximate Integrated
Project Delivery (IPD). Another guide for the process will be the Association for
Learning Environments (A4LE) seven core competencies required for their Accredited
Learning Environment Planner (ALEP) designation. The District intends to use research
from the cognitive sciences and environmental psychology to inform how the built
environment can support and enhance learning.

The selected firm will work under the direction of the District’s Capital Projects Office.
The team will work closely with a District-level Project Steering Committee (PSC), anda
site-level Design Review Committee (DRC). The District expects significant interaction
and collaboration between the design team, GC/CM, and Capital Projects throughout
the design and construction process. As this will be a new Middle school and there is no
existing staff, the DRC will consist of representative staff and community members.

The site will be used as an interim site for the previously awarded Oak Heights school
construction project, becoming vacant in Summer of 2026. The site will be vacant for
the duration of demolition and construction of the new facility.

This new Middle School is NOT eligible for OSP| School Construction Assistance
funding and the District plans to front-fund the entire project. There may be some
aspects of the D-form process which we elect to include.

Project Schedule and Activity Constraints — The District plans to open the New
Middle School to students in September, 2028. These dates may be adjusted. The
selected Design teams will work with the District and selected GC/CM to review and
refine the schedule. The following are some key scheduling issues:

e District enrollment growth over the course of the 2024 Bond program

e Planning, re-boundary, and implementation of the District’s grade reconfiguration for
Elementary and Middle Schools

e Adjacent wetlands and environmental review

e Snohomish county Traffic, Land use, entitlements and permitting.

e City of Lynnwood annexation, Traffic, Land use, entitlements and permitting

e Anew site access point and associated improvements at the existing controlled
intersection of Alderwood Mall Pkwy directly north of the site


e 28 Ave W ROW upgrades and sidewalk improvements

e Time Constrains from multiple concurrent activities, i.e. Educational Specification
updates, Programming and Conceptual Design

e Design phases and reviews

e Construction start and duration

Summary of Current Sites and Facilities

Former Alderwood Middle School (Existing)
Address: 20000 28th Ave W, Lynnwood, WA 98036
Parcel Number: 00372601101602

Site Size: 19.76 acres

Existing structure square footage: 93,679

Proposed Building Size: approximately 150,000 SF
Proposed Enrollment Grades 6-8, Capacity: 1000

Scope of Services
Proposing firms must be able to provide the following services:

e Participate in peer review of District Uniform Design Standards as necessary

e Participate in peer review of Middle School Educational Specification

e Programming, Visioning, Post-Occupancy Evaluation, Conceptual Design
Alternatives

e Master Planning for future additions, Feasibility and Phasing/Constructability

e Environmental, Land Use Entitlements and Permitting

e GC/CM Collaboration

e Schematic Design, including Value Analysis and Constructability Review

e Final Design and Construction Administration

e Energy Efficient, Sustainable Design

Programming, Conceptual Design and Cost Estimating — The Design Team will
develop a program of requirements/educational specifications to guide the New Middle

School. The program of requirements must reflect the District’s Strategic Plan, visioning,
and current educational program of both schools to allow for its evolution. The programs

must also balance with available funding. The selected Design Teams will use a post

occupancy evaluation process of the District's recently constructed middle schools as a

starting point, and will assist the District to review and thoroughly update its standards.
An early task will be updating the District's Educational Specifications to address the

new grade configurations and implement lessons learned from recent projects. This will
be done in conjunction with stakeholder engagement and visioning for the new program.

Master Planning and Phasing — The selected firm for the project will be asked to

develop a plan which allows for the best use of the site, future operations and programs

changes, and mitigation of impacts. School operations, security, community use, traffic
access and internal flow, storm water management, energy efficiency, sustainability,
and constructability will be major considerations. Analysis of the regulatory


requirements and impacts of different development options also will be a part of this
component of the consultant’s work.

Based on the master planning, phasing, and programming activities the consultant team
will be asked to prepare one or more conceptual designs for the project. The conceptual
design(s) will be tested for feasibility and used to prepare cost estimates and schedules.

Environmental, Land Use Entitlements and Permitting — The selected Design Team
will assist the District in identifying environmental, land use and related regulatory
issues. They will lead the effort to obtain the required permits and approvals, including
conditional use permits, street frontage improvements and working with District
consultants for SEPA. The site has multiple wetlands on adjacent parcels.

General Contractor/Construction Manager (GC/CM) Collaboration — The District will
be selecting a GC/CM for the project at approximately the same time as it selects the
Architect. The Architect will work with the District and the GC/CM to refine the District’s
process for “Continuous Target Value Cost Analysis” and other techniques for applying
Integrated Project Delivery concepts to the project.

Schematic Design — Once the District has chosen a design concept, it will be
developed to the Schematic Design level. The Design Team will provide a cost estimate
and participate in value analysis and constructability reviews of the design. The School
District Board of Directors will review and approve the Schematic Design and cost. The
selected Design Team will initiate discussion with the local building official and other
code agencies.

Design and Construction Administration — Following approval of the Schematic
Design, budget and schedule, the Design Team will develop the final design, including
preparing Construction Documents for the project, obtaining necessary permits and
approvals, reviewing cost estimates, collaborating with the GC/CM on bid documents,
and related tasks. The Design Team will also provide Construction Administration and
project closeout services in collaboration with the District’s Capital Projects staff.

Energy Efficient Sustainable Design — The District is committed to improving the
energy efficiency and environmental sustainability of its facilities. The District intends to
continue to enhance this approach for these schools. The design teams will participate
in an integrated design charette early in the project. Other participants will include
members of the PSC, DRC, facilities, custodial, maintenance, commissioning, and utility
providers. The selected firm will be asked to perform analysis and modeling related to
energy consumption by the facilities. The design teams also will work with the District to
evaluate and implement other sustainability measures. The team will assist with grants
and incentives, such as the Sno PUD programs that help maximize the grants and
rebates achieved in the project for the District.


Selection Criteria and Process

The District expects to engage one design team from this process and will evaluate
consultant statements of qualifications on the basis of the following criteria. NOTE: This
section has been recently reduced due to the high quantity and quality of recent
submissions. Please limit your use of generic language to a minimum, focus on
succinctly connecting your qualifications materials to the project at hand.

1. Approach to scope and design of Middle School Environments
Describe the approach to pre-design and design level services

Day 1 activities, scoping, identification of constraints and goals

PSC & DRC assembly and Engagement

Designing for a NEW 6-8 school community

Application of next & best educational practices, environmental support of
student learning, prioritization of design concepts

Function and, maintainability of facilities, sustainable design

Master planning, scheduling, and phasing

Achieving cohesion from schematic design through construction administration
Optimization of GC/CM Tasks, constructability, scope cost review

2. Organization and Commitment of Personnel

Relevant experience (including GC/CM), qualifications, definition of roles, and
availability of primary individuals committed to the project including at a minimum,
Principal-in-Charge, Lead Designer, Project Manager, Project Architect, and
Construction Administrator. The School District is interested in the quality and continuity
of the entire design team and is particularly interested in meeting the individuals who
will be involved in the day-to-day planning and design of the project. Please identify
personnel size and location(s) and organizational structure of the prime design firm. Do
not bring sub-consultants.

Single page resumes of these individuals should be appended to the statement of
qualifications. (outside of the page limit)

3. Equity, Inclusion, and Engagement of Subconsultants

The design team’s plan for the identification and involvement of local, small, minority,
women-owned, disadvantaged, and veteran-owned firms in this work, and why this
provides a benefit to the project.

Ability to Develop and Coordinate Sub-Consultant Team. The District anticipates an
architectural firm will assume the role as prime consultant. The District will work with the
selected prime architectural firm to select sub-consultants collaboratively. The District
will engage a cost estimator, consultants that assist the District with its due diligence,


SEPA and other consultants. The Design Team is expected to work collaboratively with
District consultants.

4. Relevant Project Experience and References

Provide up to 3 examples of relevant project experience. For each example provide at
least 1 reference with current useful contact information, references provided would
ideally serve in different roles. For each project and reference provide a quote from the
reference e.g. a success above and beyond scope, a lesson learned, or another similar
shared experience. This should demonstrate process for team interaction.

Single page informational data sheets for each of these projects should be appended to
the statement of qualifications (outside of the page limit)

5. Project Control
Discuss strategies for maintaining continuous project control at all phases

Design phase quality control

Design phase time management, including permitting

GC/CM Coordination, and cost control

Knowledge and experience with AHJ land use, development, and permitting.
Contract documents and coordination

Review of GC/CM bid packaging

Construction observation

Communication and dispute resolution

Change management

Closeout

Selection Process

The optional Pre-Submittal Conference will be: Tuesday, June 18, 2024, 10 a.m.
Former Alderwood Middle School Library, 20000 28th Ave W, Lynnwood, WA 98036
Submitting firms are requested NOT to call school staff.

A District Review Committee will evaluate written Statements of Qualifications and
select the most qualified firms for further consideration. Statements of Qualifications are
due by noon, Tuesday, July 9th, 2024

Final selection may be based upon additional written data, reference checks, site visits,
presentations and discussions. The District has tentatively scheduled interviews for the
project for Late July 2024. Shortlisted firms will be expected to host the school
district’s evaluation team for an interview, at their office. As part of the interview
the firms will provide a guided virtual tour of a recent facility similar to the New
Middle School.

In accordance with RCW 39.80, the District expects to determine the most qualified firm,
using the criteria outlined above, and enter into fee negotiations with that firm. The
District hopes to complete the selection process and issue a notice to proceed by the


end of august, 2024. If this negotiation is not successful, the District expects to enter
into negotiations with the next most qualified firm.

The District intends to utilize its standard agreement for consulting services, which is
available upon request from Sharon James at 425-431-7163 or
jamess@edmonds.wednet.edu. The final design agreement will be based upon an AIA
standard form, with District-specific edits.

Submittal Requirements

Statements of Qualifications shall be no more than 15 (single side), 8.5”X11” pages, (no
less than 11 point type) excluding cover letter, resumes, project data sheets, cover

page, and dividers (Electronic submittals and ONE hard copy are required. Please email
your Statement of Qualifications no later than noon, Tuesday, July 9th, 2024, to

Jamess@edmonds.wednet.edu, and mail one hard copy the same day to:
Attn: Taine Wilton, AIA | ALEP, Capital Projects Director:

ADDRESS:

Capital Projects Office
Edmonds School District
20420 68" Avenue West
Lynnwood, WA 98036-7400

EMAIL:
jamess@edmonds.wednet.edu

If you have questions, please call Aaron Pflaumer, Capital Projects Assistant, (425)
431-7166 or e-mail at the listed email address.

District selection panel for this project will include the following members:

Will Thomsen, Manager Design and Construction
Cara Floreske, Construction Project Coordinator
Laura Bowers, Manager Design and Construction
Taine Wilton, Director Capital Projects

Other ESD Staff Member

The District selection panel for this project may include other individuals.