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HomeMy WebLinkAboutresolution.council.163-23RESOLUTION # 163 (Series of 2023) A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF ASPEN, COLORADO, APPROVING A CONTRACT FOR CONSTRUCTION BETWEEN THE CITY OF ASPEN AND NORTH PEAK, INC. AUTHORIZING THE CITY MANAGER TO EXECUTE SAID CONTRACT ON BEHALF OF THE CITY OF ASPEN, COLORADO. WHEREAS, there has been submitted to the City Council a Contract for Construction between the City of Aspen and North Peak, Inc., a true and accurate copy of which is attached hereto as Exhibit " A NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF ASPEN, COLOR ADO That the City Council of the City of Aspen hereby approves that Contract for Construction for, Red Brick Arts Public Gallery and Corridor Design Improvements prof ect between the City of Aspen and North Peak, Inc., a copy of which is annexed hereto and incorporated herein, and does hereby authorize the City Manager to execute said contract agreement on behalf of the City of Aspen. INTRO CED, READ AND ADOPTED by the City Council of the City of Aspen on the ay of /Le'V V, 2023. Torre, Mayor I, Nicole Henning, duly appointed and acting City Clerk do certify that the foregoing is a true and accurate copy of that resolution adopted by the City Council of the City of Aspen, Colorado, at a meeting held, November 14, 2023. 0 Nicole Henning, City Clerl{ DocuSign Envelope ID: 951 EEC6F-C854-4AF1-970C-5A9BB9336EDB =' IA Document Al 02' 2017 Standard Form of Agreement Between Owner and Contractor where the basis of payment is the Cost of the Work Plus a Fee with a Guaranteed Maximum Price AGREEMENT made as of the 1st day of November In lvor•ds, indicate day, month and year•.) BETWEEN the Owner: (Name, legal status, address and other information) City of Aspen Scott Chism, Director of Business Services 427 Rio Grande Place Aspen, Colorado 81611 and the Contractor: (Name, legal status, address and other information) North Peak, Inc. Kevin Young, President/Owner 305 Main Street, Unit A Grand Junction, Colorado 81501 for the following Project: (Name, location and detailed description) Red Brick Arts Gallery & Cort•idor Improvements 110 East Hallam Street Aspen, Colorado 81611 The Architect: (Name, legal status, address and other information) Harry Teague Architects Harry Teague, AIA 129 Emma Road, Suite A Basalt, Colorado 81621 The Owner and Contractor agree as follows. in the year 2023 ADDITIONS AND DELETIONS: The author of this document has added information needed for its completion. The author may also have revised the text of the original AIA standard form. An Additions and Deletions Report that notes added information as well as revisions to the standard form text is available from the author and should be reviewed. A vertical line in the left margin of this document indicates where the author has added necessary information and where the author has added to or deleted from the original AIA text. This document has important legal consequences. Consultation with an attorney is encouraged with respect to its completion or modification. The parties should complete A102T"'-2017, Exhibit A, Insurance and Bonds, contemporaneously with this Agreement. AIA Document A201 TM-2017, General Conditions of the Contract for Construction, is adopted in this document by reference. Do not use with other general conditions unless this document is modified. Init. AIA Document A102 — 2017. Copyright ©1920, 1925, 1951, 1958, 1961, 1963, 1967, 1974, 1978, 1987, 1997, 2007 and 2017. All rights reserved. "The American ps Institute of Architects," "American Institute of Architects," "AIA," the AIA Logo, and "AIA Contract Documents" are trademarks of The American Institute of Architects. This document was produced at 11:54:33 ET on 11/06/2023 under Order No.4104244733 which expires on 08/21/2024, is not for resale, is licensed for one-time �/ f I use only, and may only be used in accordance with the AIA Contract Documents® Terms of Service. To report copyright violations, a -mail l� docinfo@aiacontracts.com. User Notes: (1430672716) DocuSign Envelope ID: 951EEC6F-C854-4AF1-970C-5A9BB9336EDB TABLE OF ARTICLES 1 THE CONTRACT DOCUMENTS 2 THE WORK OF THIS CONTRACT 3 RELATIONSHIP OF THE PARTIES 4 DATE OF COMMENCEMENT AND SUBSTANTIAL COMPLETION 5 CONTRACT SUM 6 CHANGES IN THE WORK 7 COSTS TO BE REIMBURSED 9 DISCOUNTS, REBATES AND REFUNDS 10 SUBCONTRACTS AND OTHER AGREEMENTS 11 ACCOUNTING RECORDS 12 PAYMENTS 13 DISPUTE RESOLUTION 15 MISCELLANEOUS PROVISIONS 16 ENUMERATION OF CONTRACT DOCUMENTS EXHIBIT A INSURANCE AND BONDS ARTICLE 1 THE CONTRACT DOCUMENTS The Contract Documents consist of this Agreement, Conditions of the Contract (General, Supplementary, and other Conditions), Drawings, Specifications, Addenda issued prior to execution of this Agreement, other documents listed in this Agreement and Modifications issued after execution of this Agreement, all of which form the Contract, and are as fully a part of the Contract as if attached to this Agreement or repeated herein. The Contract represents the entire and integrated agreement between the parties hereto and supersedes prior negotiations, representations, or agreements, either written or oral. If anything in the other Contract Documents, other than a Modification, is inconsistent with this Agreement, this Agreement shall govern. An enumeration of the Contract Documents, other than a Modification, appears in Article 16. ARTICLE 2 THE WORK OF THIS CONTRACT The Contractor shall fully execute the Work described in the Contract Documents, except as specifically indicated in the Contract Documents to be the responsibility of others. ARTICLE 3 RELATIONSHIP OF THE PARTIES The Contractor accepts the relationship of trust and confidence established by this Agreement and covenants with the Owner to cooperate with the Architect and exercise the Contractor's skill and judgment in fitrthering the interests of the Owner; to furnish efficient business administration and supervision; to furnish at all times an adequate supply of workers and materials; and to perform the Work in an expeditious and economical manner consistent with the Owner's Ds Init. AIA Document A102 — 2017. Copyright O 1920, 1925, 1951, 1958, 1961, 1963, 1967, 1974, 1978, 1987, 1997, 2007 and 2017. All rights reserved. "The American Institute of Architects," "American Institute of Architects," "AIA," the AIA Logo, and "AIA Contract Documents" are trademarks of The American Institute of Architects. j / / This document was produced at 11:54:33 ET on 11/06/2023 under Order No.4104244733 which expires on 08/21/2024, is not for resale, is licensed for one-time �Ut use only, and may only be used in accordance with the AIA Contract Documents® Terms of Service. To report copyright violations, a -mail docinfo@aiacontracts.com. User Notes: (1430672716) DocuSign Envelope ID: 951EEC6F-C854-4AF1-970C-5A9BB9336EDB interests. The Owner agrees to furnish and approve, in a timely manner, information required by the Contractor and to make payments to the Contractor in accordance with the requirements of the Contract Documents, ARTICLE 4 DATE OF COMMENCEMENT AND SUBSTANTIAL COMPLETION § 4.1 The date of commencement of the Work shall be: (Check one of the following boxes.) [ ] The date of this Agreement. [ ] A date set forth in a notice to proceed issued by the Owner. [ X ] Established as follows: (Insert a date or means to determine the date of commencement of the Woyk.) November 15, 2023 If a date of commencement of the Work is not selected, then the date of commencement shall be the date of this Agreement. § 4.2 The Contract Time shall be measured from the date of commencement of the Work. § 4.3 Substantial Completion § 4.3.1 Subject to adjustments of the Contract Time as provided in the Contract Documents, the Contractor shall achieve Substantial Completion of the entire Work: (Check one of the following boxes and complete the necessary information.) [ ] Not later than ( )calendar days fi•om the date of commencement of the Work. [ X ] By the following date: May 3, 2024 § 4.3.2 Subject to adjustments of the Contract Time as provided in the Contract Documents, if portions of the Worlc are to be completed prior to Substantial Completion of the entire Work, the Contractor shall achieve Substantial Completion of such portions by the following dates: Portion of Work Substantial Completion Date § 4.3.3 If the Contractor fails to achieve Substantial Completion as provided in this Section 4.3, liquidated damages, if any, shall be assessed as set forth in Section 5.1.6. ARTICLE 5 CONTRACT SUM § 5.1 The Owner shall pay the Contractor the Contract Sum in current funds for the Contractor's performance of the Contract. The Contract Sum is the Cost of the Work as defined in Article 7 plus the Contractor's Fee. § 5.1.1 The Contractor's Fee: (State a lump sum, percentage of Cost of the T�of•k, or other provision for deter°mining the Contractor's Tee.) Percentage of Cost of Work § 5.1.2 The method of adjustment of the Contractor's Fee for changes in the Work: Refer Exhibit B North Peak Construction Change Order Proposal Template § 5.1.'IT imitations, if any, on a Subcontractor's overhead and profit for increases in the cost of its portion of the Work: Init. AIA Document A102 — 2017. Copyright ©1920, 1925, 1951, 1958, 1961, 1963, 1967, 1974, 1978, 1987, 1997, 2007 and 2017. All rights reserved. "The American Institute of Architects," "American Institute of Architects,"the AIA Logo, andContract Documents" are trademarks of The American Institute of Architects. pg This document was produced at 11:54:33 ET on 11/06/2023 under Order No.4104244733 which expires on 08/21/2024, is not for resale, is licensed for one-time . � t use only, and may only be used in accordance with the AIA Contract Documents® Terms of Service. To report copyright violations, a -mail t docinfo@aiacontracts.com. User Notes: (1430672716) 3 DocuSign Envelope ID: 951EEC6F-C854-4AF1-970C-5A9BB9336EDB Limitations on a Subcontractor's overhead and profit for increases in Lite cost of its portion of the Work shall be governed by Article 7.1 of the A201 General Conditions § 5.1.4 Rental rates for Contractor -owned equipment shall not exceed one -hundred percent of the standard rental rate paid at the place of the Project. § 5.1.5 Unit prices, if any: (Identify the item and state the unit price and quantity limitations, if any, to ivhich the unit price will be applicable.) Item Units and Limitations Price Per Unit ($0.00) § 5.1.6 Liquidated damages, if any: (Insert terms and conditions for liquidated damages, if any.) § 5.1.7 Other: (Insert provisions for bonus, cost savings oil other incentives, if any, that might result in a change to the Contract Sum.) § 5.2 Guaranteed Maximum Price § 5.2.1 The Contract Sum is guaranteed by the Contractor not to exceed One Million Four Hundred Seventy-three Thousand Nine Hundred Sixty-six Dollars ($ 1,473,966 ), subject to additions and deductions by Change Order as provided in the Contract Documents. This maximum sum is referred to in the Contract Documents as the Guaranteed Maximum Price. Costs which would cause the Guaranteed Maximum Price to be exceeded shall be paid by the Contractor without reimbursement by the Owner. The amount by which the sum of the (i) actual Cost of the Work, plus (ii) the Contractor's Fee, is less than the Guaranteed Maximum Price ("Savings") shall be returned 50% to the Owner and 50% to the Contractor, § 5.2.2 Alternates § 5.2.2.1 Alternates, if any, included in the Guaranteed Maximum Price: Item Price § 5.2.2.2 Subject to the conditions noted below, the following alternates may be accepted by the Owner following execution of this Agreement. Upon acceptance, the Owner shall issue a Modification to this Agreement. (Insert below each alternate and the conditions that must be met for the Owner to accept the alternate.) Item Price § 5.2.3 Allowances, if any, included in the Guaranteed Maximum Price: (Ident� each allowance.) Item Price § 5.2.4 Assumptions, if any, upon which the Guaranteed Maximum Price is based: (Identify each assumption.) Refer Exhibit A North Peak, Inc Project Pricing document, dated 10/20/2023 Conditions for Acceptance Init. AIA Document A102 — 2017. Copyright ©1920, 1925, 1951, 1958, 1961, 1963, 1967, 1974, 1978, 1987, 1997, 2007 and 2017. All rights reserved. "The American pg Institute of Architects," "American Institute of Architects," "AIA," the AIA Logo, and "AIA Contract Documents" are trademarks of The American Institute of Architects. This document was produced at 11:54:33 ET on 11/06/2023 under Order No.4104244733 which expires on 08/21/2024, is not for resale, is licensed for one-time �/ / t use only, and may only be used in accordance with the AIA Contract Documents® Terms of Service. To report copyright violations, a -mail docinfo@aiacontracts.com. User Notes: (1430672716) 0 DocuSign Envelope ID: 951 EEC6F-C854-4AF1-970C-5A9BB9336EDB § 5.2.5 To the extent that the Contract Documents are anticipated to require further development, the Guaranteed Maximum Price includes the costs attributable to such further development consistent with the Contract Documents and reasonably inferable therefrom. Such further development does not include changes in scope, systems, kinds and quality of materials, finishes or equipment, all of which, if required, shall be incorporated by Change Order. § 5.2.6 The Owner shall authorize preparation of revisions to the Contract Documents that incorporate the agreed -upon assumptions contained in Section 5.2.4. The Owner shall promptly furnish such revised Contract Documents to the Contractor. The Contractor shall notify the Owner and Architect of any inconsistencies between the agreed -upon assumptions contained in Section 5.2.4 and the revised Contract Documents. § 5.3 Contingency § 5.3.1 The Contractor's GMP includes 5% of the direct costs including general conditions as a Contractor's Contingency for the Contractor's exclusive use to cover costs defined in Article 7 which are properly considered reimbursable as a Cost of the Work but do not form the basis for a Change Order or an increase in the GMP in accordance with the Contract Documents, or as a result of changes in the scope of the Work. No Fee is added to the Contractor's Contingency at the time the GMP is prepared. § 5.3.2 The Contractor shall report and reconcile the Contractor's Contingency to the Owner on a monthly basis. If the Contractor wishes to use the Contractor's Contingency during the Project, the Contractor Contingency will be allocated to specific line items in the Estimate through the use of a Change Order signed by the Owner and Contractor, including a description of the items covered by the Contractor's Contingency. The Contractor's Fee on the contingency amount will be zero. § 5.3.3 The Owner shall not unreasonably withhold apptoval of a Change Order to utilize the Contractor's Contingency provided (a) the contingency amount requested does not exceed the GMP and (b) the Contractor utilizes the Contractor's Contingency for items required for the Project that are otherwise recoverable as Costs of the Work under the Contract Documents but do not form the basis for a Change Order, for example. .1 Scope of the Work that is unclear, incomplete or conflicting on the Contract Documents but which is Work consistent with the Contract Documents and reasonably inferab necessary to produce the intended results; or .2 Additional resources necessary to recover lost time for non -excused delays. If c required to maintain the schedule, the Contractor shall obtain the Owner's pr approval before moving forward with such overtime; or .3 Additional costs to expedite the schedule for non -excusable delays caused by market, labor, material or transportation conditions, labor disputes, normal adverse weather or other causes which are costs of the Worlc but do not justify an increase in the GMP; or 4 Additional costs necessary to complete the Work included in the Contract Documents due to a subcontractor default, replacement of a subcontractor, or other costs to supplement completion of the Work, or 5 Other unanticipated costs which do not form the basis for an increase in the GMP ARTICLE 6 CHANGES IN THE WORK § 6.1 Adjustments to the Guaranteed Maximum Price on account of changes in the Work may be determined by any o the methods listed in Article 7 of AIA Document AZ.V t —2017, General Conditions of the Contract foronstruction § 6.2 Adjustments to subcontracts awarded on the basis of a stipulated sum shall be determined; in accordance with Article 7 of A201-2017, as they refer to "cost" and "fee," and not by Articles 5, 7 and 8 of this Agreement. (nit AIA Document A102 — 2017. Copyright ©1920, 1925, 1951, 1958, 1961, 1963, 1967, 1974, 19780 1987, 1997, 2007 and 2017. All rights reserved. "The American DS Institute of Architects,""A merinnn Institute of Architects," "AIA," the A I A Logo, and "AIA Contract Documents" are trademarks of The American Institute of Architects. r , t This document was produced at 11:54:33 ET on 11/06/2023 under Order No.4104244733 which expires on 08/21/2024, is not for resale, is licensed for one-time use only, and may only be used in accordance with the AIA Contract Documents® Terms of Service. To report copyright violations, e-mail docinfo@aiacontracts.com. User Notes: (1430672716) 5 DocuSign Envelope ID: 951EEC6F-C854-4AF1-970C-5A9BB9336EDB Adjustments to subcontracts awarded with the Owner's prior written consent on the basis of cost plus a fee shall be calculated in accordance with the terms of those subcontracts. § 6.3 In calculating adjustments to the Guaranteed Maximum Price, the terms "cost" and "costs" as used in Article 7 of AIA Document A201-2017 shall mean the Cost of the Work as defined in Article 7 of this Agreement and the term "fee" shall mean the Contractor's Fee as defined in Section 5.1.1 of this Agreement. § 6.4 If no specific provision is made in Article 5 for adjustment of the Contractor's Fee in the case of changes in the Work, or if the extent of such changes is such, in the aggregate, that application of the adjustment provisions of Article 5 will cause substantial inequity to the Owner or Contractor, the Contractor's Fee shall be equitably adjusted on the same basis that was used to establish the Fee for the original Work, and the Guaranteed Maximum Price shall be adjusted accordingly. If the extent of such changes is such, in the aggregate, that application of the adjustment provisions of Article 5 will cause substantial inequity to the Owner or Contractor, the Contractor's Fee shall be equitably adjusted on the same basis that was used to establish the Fee for the original Work, and the Guaranteed Maximum Price shall be adjusted accordingly. ARTICLE 7 COSTS TO BE REIMBURSED § 7.1 Cost of the Work § 7.1.1 The term Cost of the Work shall mean costs necessarily incurred by the Contractor in the proper performance of the Work. The Cost of the Work shall include only the items set forth in this Article 7. § 7.1.2 Where, pursuant to the Contract Documents, any cost is subject to the Owner's prior approval, the Contractor shall obtain such approval in writing prior to incurring the cost. The parties shall endeavor to identify any such costs prior to executing this Agreement. § 7.1.3 Costs shall be at rates not higher than the standard paid at the place of the Project, except with prior approval of the Owner. § 7.2 Labor Costs § 7.2.1 Wages ot• salaries of construction workers directly employed by the Contractor to perform the construction of the Work at the site or, with the Owner's prior approval, at off -site workshops. § 7.2.2 Wages or salaries of the Contractor's supervisory and administrative personnel when stationed at the site and performing Worlc, with the Owner's prior approval. § 7.2.2.1 Wages or salaries of the Contractor's supervisory and administrative personnel when performing Work and stationed at a location other than. the site, but only for that portion of time required for the Work, and limited to the personnel and activities listed below: (Identify the personnel, type of •activity and, if applicable, any agreed upon percentage of time to be devoted to the kVork.) § 7.2.3 Wages or salaries of the Contractor's supervisory or administrative personnel engaged at factories, workshops or while traveling, in expediting the production or transportation of materials or equipment required for the Work, but only for that portion of their time required for the Work. § 7.2.4 Costs paid or incurred by the Contractor, as required by law or collective bargaining agreements, for taxes, insurance, contributions, assessments, and benefits and, for personnel not covered by collective bargaining agreements, customary benefits such as sick leave, medical and health benefits, holidays, vacations and pensions, provided such costs are based on wages and salaries included in the Cost of the Work under Sections 7.2.1 through 7.2.3. (nit. AIA Document A102 — 2017. Copyright OO 1920, 1925, 1951, 1958, 1961, 1963, 1967, 1974, 1978, 1987, 1997, 2007 and 2017. All rights reserved. "The American Institute of Architects," "American Institute of Architects," "AIA," the AIA Logo, and "AIA Contract Documents" are trademarks of The American Institute of Architects. 6 Ds This document was produced at 11:54:33 ET on 11/06/2023 under Order No.4104244733 which expires on 08/21/2024, is not for resale, is licensed for one-time use only, and may only be used in accordance with the AIA Contract Documents® Terms of Service. To report copyright violations, a -mail it% docinfo@aiacontracts.com. �( User Notes: (1430672716) DocuSign Envelope ID: 951EEC6F-C854-4AF1-970C-M913139336EDB § 7.2.5 If agreed rates for labor costs, in lieu of actual costs, are provided in this Agreement, the rates shall remain unchanged throughout the duration of this Agreement, unless the parties execute a Modification. § 7.3 Subcontract Costs Payments made by the Contractor to Subcontractors in accordance with the requirements of the subcontracts on the Project will be considered a Cost of the Work and the Contractor will be entitled to no more than the fee in Section 5.1.1 on Subcontract costs. § 7.4 Costs of Materials and Equipment Incorporated in the Completed Construction § 7.4.1 Costs, including transportation and storage at the site, of materials and equipment incorporated, or to be incorporated, in the completed construction. § 7.4.2 Costs of materials described in the preceding Section 7.4.1 in excess of those actually installed to allow for reasonable waste and spoilage. Unused excess materials, if any, shall become the Owner's property at the completion of the Work or, at the Owner's option, shall be sold by the Contractor. Any amounts realized from such sales shall be credited to the Owner as a deduction from the Cost of the Work. § 7.5 Costs of Other Materials and Equipment, Temporary Facilities and Related Items § 7.5.1 Costs of transportation, storage, installation, dismantling, maintenance, and removal of materials, supplies, temporary facilities, machinery, equipment and hand tools not customarily owned by construction workers that are provided by the Contractor at the site and fully consumed in the performance of the Work. Costs of materials, supplies, temporary facilities, machinery, equipment, and tools, that are not fully consumed, shall be based on the cost or value of the item at the time it is first used on the Project site less the value of the item when it is no longer used at the Project site. Costs for items not fully consumed by the Contractor shall mean fair market value. § 7.5.2 Rental charges for temporary facilities, machinery, equipment, and hand tools not customarily owned by construction workers that are provided by the Contractor at the site, and the costs of transportation, installation, dismantling, minor repairs, and removal of such temporary facilities, machinery, equipment, and hand tools. Rates and quantities of equipment owned by the Contractor, or a related party as defined in Section 7.8, shall be subject to the Owner's prior approval. The total rental cost of any such equipment may not exceed the purchase price of any comparable item. § 7.5.3 Costs of removal of debris fi•om the site of the Work and its proper and legal disposal. § 7.5.4 Costs of the Contractor's site office, including general office equipment and supplies. § 7.5.5 Costs of materials and equipment suitably stored off the site at a mutually acceptable location, subject to the Owner's prior approval. § 7.6 Miscellaneous Costs § 7.6.1 Premiums for that portion of insurance and bonds required by the Contract Documents that can be directly attributed to this Contract. Estimates of the Guaranteed Maximum Price may be based on percentages, however payment to the Contractor will be based on actual cost. § 7.6.1.1 Costs for self-insurance, for either full or partial amounts of the coverages required by the Contract Documents, with. the Owner's prior approval. § 7.6.1.2 Costs for insurance through a captive insurer owned or controlled by the Contractor, with the Owner's prior approval. § 7.6.2 . Sales, use, or similar taxes, imposed by a governmental authority, that are related to the Work and for which the Contractor is liable and which are not exempt under the City's Tax Exemption. § 7.6.3 Fees and assessments for the building permit, and for other permits, licenses, and inspections, for which the Contractor is required by the Contract Documents to pay. Init. AIA Document A102 — 2017. Copyright ©1920, 1925, 1951, 1958, 1961, 1963, 1967, 1974, 1978, 1987, 1997, 2007 and 2017. All rights reserved. "The American Institute of Architects," "American Institute of Architects," "AIA," the AIA Logo, and "AIA Contract Documents" are trademarks of The American Institute of Architects. Ds This document was produced at 115433 ET on 11/06/2023 under Order No.4104244733 which expires on 08/21/2024, is not for resale, is licensed for one-time �� � use only, and may only be used in accordance with the AIA Contract Documents® Terms of Service. To report copyright violations, a -mail docinfo@aiacontracts.com. User Notes: (1430672716) DocuSign Envelope ID: 951EEC6F-C854-4AF1-970C-5A9BB9336EDB § 1.6.4 Fees of laboratories for tests required by the Contract Documents; except those related to defective or nonconforming Work for which reimbursement is excluded under Article 13 of AIA Document A201-2017 or by other provisions of the Contract Documents, and which do not fall within the scope of Section 7.7.3. § 7.6.5 Royalties and license fees paid for the use of a particular design, process, or product, required by the Contract Documents. § 7.6.5.1 The cost of defending suits or claims for infringement of patent rights arising from requirements of the Contract Documents, payments made in accordance with legal judgments against the Contractor resulting from such suits or claims, and payments of settlements made with the Owner's consent, unless the Contractor had reason to believe that the required design, process or product was an infringement of a copyright or a patent, and the Contractor failed to promptly furnish such information to the Architect as required by Article 3 of AIA Document A201-2017. The costs of legal defenses, judgments, and settlements, shall not be included in the Cost of the Work used to calculate the Contractor's Fee or subject to the Guaranteed Maximum Price. § 7.6.6 Costs for communications services, electronic equipment, and software, directly related to the Work and located at the site, with the Owner's prior approval. The total rental cost of any rental item, excluding the cost of insurance, repairs and maintenance, whether a Contractor -owned item or otherwise, may not exceed the purchase price of any comparable item. Items purchased for the Project as a direct cost charged to the Project belong to the Owner. §7.6.6.5 Equipment including, but not limited to, electronic equipment, machinery, cell phones, computers and software, office furniture, supplies and office equipment purchased and charged to the Project as a Cost of the Work shall become the property of the Owner. The Owner may require Contractor to turn these items over to the Owner at the end of the Project. Any lease/purchase rental arrangements must be disclosed to the Owner. If the Contractor purchases equipment under a lease/purchase arrangement whereby rental payments are charged to Owner as a Cost of the Work, an appropriate credit shall be given to the Owner for the fair market value of the equipment at the time it was last used on the Project. For Contractor -owned equipment, the Contractor shall maintain daily equipment usage reports. The Owner shall not be charged for equipment which is stored on the job site but not in regular use. The equipment use reports shall be used by the Contractor to determine the most economical billing rate (hourly, weekly, monthly) to the Owner. § 7.6.7 Costs of document reproductions and delivery charges. § 7.6.8 Deposits lost for causes other than the Contractor's negligence or failure to fulfill a specific responsibility in the Contract Documents. § 7.6.9 Legal, mediation and arbitration costs, including attorneys' fees, other than those arising from disputes between the Owner and Contractor, reasonably incurred by the Contractor after the execution of this Agreement in the performance of the Work and with the Owner's prior approval, which shall not be unreasonably withheld. § 7.6.10 Expenses incurred in accordance with the Contractor's standard written personnel policy for relocation and temporary living allowances of the Contractor's personnel required for the Work, with the Owner's prior approval. § 7.6.11 That portion of the reasonable expenses of the Contractor's supervisory or administrative personnel incurred while traveling in discharge of duties connected with the Work. Travel expenses of officers of the company, Project Executives, Construction Executives, Senior Project Executives or above will not be reimbursed under any circumstances § 7.7 Other Costs and Emergencies § 7.7.1 Other costs incurred in the performance of the Work, with the Owner's prior approval. § 7.7.2 Costs incurred in taking action to prevent threatened damage, injury, or loss, in case of an emergency affecting the safety of persons and property, as provided in Article 10 of AIA Document A201-2017. AIA Document A102 — 2017. Copyright OO 1920, 1925, 1951, 1958, 1961, 1963, 1967, 1974, 1978, 1987, 1997, 2007 and 2017. All rights reserved. "The American Institute of Architects," "American Institute of Architects," "AiA," the AIA Logo, and "AIA Contract Documents" are trademarks of The American Institute of Architects. pg This document was produced at 11:54:33 ET on 11/06/2023 under Order No.4104244733 which expires on 08/21/2024, is not for resale, is licensed for one-time use only, and may only be used in accordance with the AIA Contract Documents® Terms of Service. To report copyright violations, e-mail Iq docinfo@aiacontracts.com. User Notes: (1430672716) DocuSign Envelope ID: 951EEC6F-C854-4AF1-970C-5A913139336EDB § 141 a Costs of repairing or correcting damaged or nonconforming Work executed by the Contractor, Subcontractors, or suppliers, provided that such damaged or nonconforming Work was not caused by the negligence of, or failure to fulfill a specific responsibility by, the Contractor, and only to the extent that the cost of repair or correction is not recovered by the Contractor from insurance, sureties, Subcontractors, suppliers, or others. § 7.8 Related Party Transactions § 7.8.1 For purposes of this Section 7.8, the term "related party" shall mean (1) a parent, subsidiary, affiliate, or other entity having common ownership of, or sharing common management with, the Contractor; (2) any entity in which any stockholder in, or management employee of, the Contractor holds an equity interest in excess of ten percent in the aggregate; (3) any entity which has the right to control the business or affairs of the Contractor; or (4) any person, or any member of the immediate family of any person, who has the right to control the business or affairs of the Contractor. § 7.8.2 If any of the costs to be reimbursed arise from a transaction between the Contractor and a related party, the Contractor shall notify the Owner of the specific nature of the contemplated transaction, including the identity of the related party and the anticipated cost to be incurred, before any such transaction is consummated or cost incurred. If the Owner, after such notification, authorizes the proposed transaction in writing, then the cost incurred shall be included as a cost to be reimbursed, and the Contractor shall procure the Work, equipment, goods, or service, from the related party, as a Subcontractor, according to the terms of Article 10. If the Owner fails to authorize the transaction in writing, the Contractor shall procure the Work, equipment, goods, or service from some person or entity other than a related party according to the terms of Article 10. ARTICLE 8 COSTS NOT TO BE REIMBURSED § 8.1 The Cost of the Work shall not include the items listed below: .1 Salaries and other compensation. of the Contractor's personnel stationed at the Contractor's principal office or offices other than the site office, except as specifically provided in Section 7.2, or as may be provided in Article 159 .2 Bonuses, profit sharing, incentive compensation, and any other discretionary payments, paid to anyone hired by the Contractor or paid to any Subcontractor or vendor, unless the Owner has provided prior approval; .3 Expenses of the Contractor's principal office and offices other than the site office; .4 Overhead and general expenses, except as may be expressly included in Article 7, .5 The Contractor's capital expenses, including interest on the Contractor's capital employed for the Work; .6 Except as provided in Section 7.7.3 of this Agreement, costs due to the negligence of, or failure to fulfill a specific responsibility of the Contract by, the Contractor, Subcontractors, and suppliers, or anyone directly or indirectly employed by any of them or for whose acts any of them may be liable; .7 Any cost not specifically and expressly described in Article 7; and .8 Costs, other than costs included in Change Orders approved by the Owner, that would cause the Guaranteed Maximum Price to be exceeded. .9 Entertainment, business development meals, meals delivered to the job site, or similar expenses; .10 Bonuses, profit sharing, incentive compensation and any other discretionary payments paid to anyone hired by the Contractor or paid to any Subcontractor or vendor, without the Owner's prior approval; and l 1 Travel expenses of any kind, including aviation related expenses, of officers of the company, Project Executives, Construction Executives, Senior Project Executives or above. ARTICLE 9 DISCOUNTS, REBATES AND REFUNDS § 9.1 Cash discounts obtained on payments made by the Contractor shall accrue to the Owner if (1) before making the payment, the Contractor included the amount to be paid, less such discount, in an Application for Payment and received payment from the Owner, or (2) the Owner has deposited funds with the Contractor with which to make payments; otherwise, cash discounts shall accrue to the Contractor. Trade discounts, rebates, refunds, and amounts received from sales of surplus materials and equipment shall accrue to the Owner, and the Contractor shall make provisions so that they can be obtained. § 9.2 Amounts that accrue to the Owner- in accordance with the provisions of Section 9.1 shall be credited to the Owner as a deduction from the Cost of the Work. Ittit. AIA Document A102 — 2017. Copyright ©1920, 1925, 1951, 1958, 1961, 1963, 1967, 1974, 1978, 1987, 1997, 2007 and 2017. All rights reserved. "The American Institute of Architects," "American Institute of Architects," "AIA," the AIA Logo, and "AIA Contract Documents" are trademarks of The American Institute of Architects. DS This document was produced at 11:54:33 ET on 11/06/2023 under Order No.4104244733 which expires on 08/21/2024, is not for resale, is licensed for one-time i , I 1 use only, and may only be used in accordance with the AIA Contract Documents® Terms of Service. To report copyright violations, a -mail �/",(/ docinfo@aiacontracts.com. LUser Notes: (1430672716) 0 DocuSign Envelope ID: 951EEC6F-C854-4AF1-970C-5A9BB9336EDB ARTICLE 10 SUBCONTRACTS AND OTHER AGREEMENTS § 10.1 Those portions of the Work that the Contractor does not customarily perform with the Contractor's own personnel shall be performed under subcontracts or other appropriate agreements with the Contractor. The Owner may designate specific persons from whom, or entities from which, the Contractor shall obtain bids. The Contractor shall obtain bids from Subcontractors, and from suppliers of materials or equipment fabricated especially for the Work, who are qualified to perform that portion of the Work in accordance with the requirements of the Contract Documents, The Contractor shall deliver such bids to the Architect and Owner with an indication as to which bids the Contractor intends to accept. The Owner then has the right to review the Contractor's list of proposed subcontractors and suppliers in consultation with the Architect and, subject to Section 10.1.1, to object to any subcontractor or supplier. Any advice of the Architect, or approval or objection by the Owner, shall not relieve the Contractor of its responsibility to perform the Work in accordance with the Contract Documents. The Contractor shall not be required to contract with anyone to whom the Contractor has reasonable objection. § 10.1.1 When a specific subcontractor or supplier (1) is recommended to the Owner by the Contractor; (2) is qualified to perform that portion of the Work; and (3) has submitted a bid that conforms to the requirements of the Contract Documents without reservations or exceptions, but the Owner requires that another bid be accepted, then the Contractor may require that a Change Order be issued to adjust the Guaranteed Maximum Price by the difference between the bid of the person or entity recommended to the Owner by the Contractor and the amount of the subcontract or other agreement actually signed with the person or entity designated by the Owner. § 10.2 Subcontracts or other agreements shall conform to the applicable payment provisions of this Agreement, and shall not be awarded on the basis of cost plus a fee without the Owner's prior written approval. If a subcontract is awarded on the basis of cost plus a fee, the Contractor shall provide in the subcontract for the Owner to receive the same audit rights with regard to the Subcontractor as the Owner receives with regard to the Contractor in Article 11. ARTICLE 11 ACCOUNTING RECORDS The Contractor shall keep full and detailed records and accounts related to the Cost of the Work, and exercise such controls, as may be necessary for proper financial management under this Contract and to substantiate all costs incurred. The accounting and control systems shall be satisfactory to the Owner. The Owner and the Owner's auditors shall, during regular business hours and upon reasonable notice, be afforded access to, and shall be permitted to audit and copy, the Contractor's records and accounts, including complete documentation supporting accounting entries, books, job cost reports, correspondence, instructions, drawings, receipts, subcontracts, Subcontractor's proposals, Subcontractor's invoices, purchase orders, vouchers, memoranda, and other data relating to this Contract. The Contractor shall preserve these records for a period of three years after final payment, or for such longer period as may be required by law. ARTICLE 12 PAYMENTS § 12.1 Progress Payments § 12.1.1 Based upon Applications for Payment submitted to the Architect by the Contractor, and Certificates for Payment issued by the Architect, the Owner shall make progress payments on account of the Contract Sum, to the Contractor, as provided below and elsewhere in the Contract Documents. § 12.1.2 The period covered by each Application for Payment shall be one calendar month ending on the last day of the month, or as follows: § 12.1.3 Provided that an Application for Payment is received by the Architect not later than the 25th day of a month, the Owner shall make payment of the amount certified to the Contractor not later than the 28th day of the following month. If an Application for Payment is received by the Architect after the application date fixed above, payment of the amount certified shall be made by the Owner not later than ( 30 ) days after the Architect receives the Application for Payment. (Federal, state or local laws may require payment within cr certain period of time.) § 12.1.4 With each Application for Payment, the Contractor shall submit payrolls, petty cash accounts, receipted invoices or invoices with check vouchers attached, and any other evidence required by the Owner or Architect to Irlit. AIA Document A102 — 2017. Copyright ©1920, 1925, 1951, 1958, 19610 19630 1967, 1974, 1978, 1987, 1997, 2007 and 2017. All rights reserved. "The American �s Institute of Architects," "American Institute of Architects," "AIA," the AIA Logo, and "AIA Contract Documents" are trademarks of The American Institute of Architects. This document was produced at 115433 ET on 11/06/2023 under Order No.4104244733 which expires on 08/21/2024, is not for resale, is licensed for one-time use only, and may only be used in accordance with the AIA Contract Documents Terms of Service. To report copyright violations, e-mail docinfo@aiacontracts.com. User Notes: (1430672716) m DocuSign Envelope ID: 951EEC6F-C854-4AF1-970C-5A9BB9336EDB demonstrate that payments already made by the Contractor on account of the Cost of the Work equal or exceed progress payments already received by the Contractor plus payrolls for the period covered by the present Application for Payment, less that portion of the progress payments attributable to the Contractor's Fee. § 12.1.5 Each Application for Payment shall be based on the most recent schedule of values submitted by the Contractor in accordance with the Contract Documents. The schedule of values shall allocate the entire Guaranteed Maximum Price among: (1) the various portions of the Works (2) any contingency for costs that are included in the Guaranteed Maximum Price but not otherwise allocated to another line item or included in a Change Orders and (3) the Contractor's Fee. § 12.1.5.1 The schedule of values shall be prepared in such form and supported by such data to substantiate its accuracy as the Architect may require. The schedule of values shall be used as a basis for reviewing the Contractor's Applications for Payment. § 12.1.5.2 The allocation of the Guaranteed Maximum Price under this Section 12.1.5 shall not constitute a separate guaranteed maximum price for the Cost of the Work of each individual line item in the schedule of values. § 12.1.5.3 When the Contractor allocates costs from a contingency to another line item in the schedule of values, the Contractor shall submit supporting documentation to the Architect. § 12.1.6 Applications for Payment shall show the percentage of completion of each portion of the Work as of the end of the period covered by the Application for Payment. The percentage of completion shall be the lesser of (1) the percentage of that portion of the Work which has actually been completed; or (2) the percentage obtained by dividing (a) the expense that has actually been incurred by the Contractor on account of that portion of the Work and for which the Contractor has made payment or intends to make payment prior to the next Application for Payment, by (b) the share of the Guaranteed Maximum Price allocated to that portion of the Work in the schedule of values. § 12.1.7 In accordance with AIA Document A201-2017 and subject to other provisions of the Contract Documents, the amount of each progress payment shall be computed as follows: § 12.1.7.1 The amount of each progress payment shall first include: 1 That portion of the Guaranteed Maximum Price properly allocable to completed Work as determined by multiplying the percentage of completion of each portion of the Work by the share of the Guaranteed Maximum Price allocated to that portion of the Work in the most recent schedule of values; .2 That portion of the Guaranteed Maximum Price properly allocable to materials and equipment delivered and suitably stored at the site for subsequent incorporation in the completed construction or, if approved in writing in advance by the Owner, suitably stored off the site at a location agreed upon in writing; .3 That portion of Construction Change Directives that the Architect determines, in the Architect's professional judgment, to be reasonably justified; and .4 The Contractor's Fee, computed upon the Cost of the Work described in the preceding Sections 12.1.7.1.1 and 12.1.7.1.2 at the rate stated in Section 5.1.1 or, if the Contractor's Fee is stated as a fixed sum in that Section, an amount that bears the same ratio to that fixed -sum fee as the Cost of the Work included in Sections 12.1.7.1.1 and 12.1.7.1.2 bears to a reasonable estimate of the probable Cost of the Work upon its completion. § 12.1.7.2 The amount of each progress payment shall then be reduced by: .1 The aggregate of any amounts previously paid by the Owner; .2 The amount, if any, for Work that remains uncorrected and for which the Architect has previously withheld a Certificate for Payment as provided in Article 9 of AIA Document A201-2017; .3 Any amount for which the Contractor does not intend to pay a Subcontractor or material supplier, unless the Work has been performed by others the Contractor intends to pay; .4 For Work performed or defects discovered since the last payment application, any amount for which the Architect may withhold payment, or nullify a Certificate of Payment in whole or in part, as provided in Article 9 of AIA Document A201-2017, Init. AIA Document A102 — 2017. Copyright ©1920, 1925, 1951, 1958, 1961, 1963, 1967, 1974, 1978, 1987, 1997, 2007 and 2017. All rights reserved. "The American Institute of Architects," "American Institute of Architects," "AIA," the AIA Logo, and "AIA Contract Documents" are trademarks of The American Institute of Architects. Ds This document was produced at 11:54:33 ET on 11/06/2023 under Order No.4104244733 which expires on 08/21/2024, is not for resale, is licensed for one-time �/ � / use only, and may only be used in accordance with the AIA Contract Documents® Terms of Service. To report copyright violations, a -mail docinfo@aiacontracts.com. User Notes: (1430672716) 11 DocuSign Envelope ID: 951 EEC6F-C854-4AF1-970C-5A9BB9336EDB .5 The shortfall, if any, indicated by the Contractor in the documentation required by Section 12.1.4 to substantiate prior Applications for Payment, or resulting from errors subsequently discovered by the Owner's auditors in such documentation; and .6 Retainage withheld pursuant to Section 12.1.8. § 12.1.8 Retainage § 12.1.8.1 For each progress payment made prior to Substantial Completion of the Work, the Owner may withhold the following amount, as retainage, from the payment otherwise due: (Insert a percentage or amount to be withheld as retainage f •onr each Application for Payment. The amount of retainage may be limited by governing laiv) 5% of price of work completed § 12.1.8.1.1 The following items are not subject to retainage: Bonding and Insurance are not subject to retainage Bonding, Insurance § 12.1.8.2 Reduction or limitation of retainage, if any, shall be as follows: (If the retainage established in Section 12.1.8.1 is to be modified prior to Substantial Completion of the entire TIVork, insert provisions for such modification.) § 12.1.8.3 Except as set forth in this Section 12.1.8.3, upon Substantial Completion of the Work, the Contractor may submit an Application for Payment that includes the retainage withheld from prior Applications for Payment pursuant to this Section 12.1.8. The Application for Payment submitted at Substantial Completion shall not include retainage as follows: (Insert any other conditions for release of retainage, such as upon completion of the Owner's audit and reconciliation, upon Substantial Completion.) § 12.1.9 If final completion of the Work is materially delayed through no fault of the Contractor, the Owner shall pay the Contractor any additional amounts in accordance with Article 9 of AIA Document A201-2017. § 12.1.10 Except with the Owner's prior written approval, the Contractor shall not make advance payments to suppliers for materials or equipment which have not been delivered and suitably stored at the site. § 12.1.11 The Owner and the Contractor shall agree upon a mutually acceptable procedure for review and approval of payments to Subcontractors, and the percentage of retainage held on Subcontracts, and the Contractor shall execute subcontracts in accordance with those agreements. § 12.1.12 In taking action on the Contractor's Applications for Payment the Architect shall be entitled to rely on the accuracy and completeness of the information furnished by the Contractor, and such action shall not be deemed to be a representation that (1) the Architect has made a detailed examination, audit, or arithmetic verification, of the documentation submitted in accordance with Section 12.1.4 or other supporting data; (2) that the Architect has made exhaustive or continuous on -site inspections; or (3) that the Architect has made examinations to ascertain how or for what purposes the Contractor has used amounts previously paid on account of the Contract. Such examinations, audits, and verifications, if required by the Owner, will be performed by the Owner's auditors acting in the sole interest of the Owner. § 12.2 Final Payment Final payment, constituting the entire unpaid balance of the Contract Sum, shall be made by the Owner to the Contractor when Init. AIA Document A102 — 2017. Copyright OO 1920, 1925, 1951, 1958, 1961, 1963, 1967, 1974, 1978, 1987, 1997, 2007 and 2017. All rights reserved. "The American Institute of Architects," "American Institute of Architects," "AIA," the AIA Logo, and "AIA Contract Documents" are trademarks of The American Institute of Architects. �� This document was produced at 11:54:33 ET on 11/06/2023 under Order No.4104244733 which expires on 08/21/2024, is not for resale, is licensed for one-time t use only, and may only be used in accordance with the AIA Contract Documents® Terms of Service. To report copyright violations, a -mail docinfo@aiacontracts.com. L!! User Notes: (1430672716) l� DocuSign Envelope ID: 951EEC6F-C854-4AF1-970C-5A9BB9336EDB .1 the Contractor has fully performed the Contract, except for the Contractor's responsibility to correct Work as provided in Article 12 of AIA Document A201-2017, and to satisfy other requirements, if any, which extend beyond final payment; .2 the Contractor has submitted a final accounting for the Cost of the Work and a final Application for Payment; and .3 a final Certificate for Payment has been issued by the Architect in accordance with Section 12.2.2. § 12.2.2 Within 30 days of the Owner's receipt of the Contractor's final accounting for the Cost of the Work, the Owner shall conduct an audit of the Cost of the Work or notify the Architect that it will not conduct an audit. § 12.2.2.1 If the Owner conducts an audit of the Cost of the Work, the Owner shall, within 10 days after completion of the audit, submit a written report based upon the auditors' findings to the Architect. § 12.2.2.2 Within seven days after receipt of the written report described in Section 12.2.2.1, or receipt of notice that the Owner will not conduct an audit, and provided that the other conditions of Section 12.2.1 have been met, the Architect will either issue to the Owner a final Certificate for Payment with a copy to the Contractor, or notify the Contractor and Owner in writing of the Architect's reasons for withholding a certificate as provided in Article 9 of AIA Document A201-2017. The time periods stated in this Section 12.2.2 supersede those stated in Article 9 of AIA Document A201-2017. The Architect is not responsible for verifying the accuracy of the Contractor's final accounting. § 12.2.2.3 If the Owner's auditors' report concludes that the Cost of the Work, as substantiated by the Contractor's final accounting, is less than claimed by the Contractor, the Contractor shall be entitled to request mediation of the disputed amount without seeking an initial decision pursuant to Article 15 of AIA Document A201-2017. A request for mediation shall be made by the Contractor within 30 days after the Contractor's receipt of a copy of the Architect's final Certificate for Payment. Failure to request mediation within this 30-day period shall result in the substantiated amount reported by the Owner's auditors becoming binding on the Contractor. Pending a final resolution of the disputed amount, the Owner shall pay the Contractor the amount certified in the Architect's final Certificate for Payment. § 12.2.3 The Owner's final payment to the Contractor shall be made no later than 30 days after the issuance of the Architect's final Certificate for Payment, or as follows: § 12.2.4 If, subsequent to final payment, and at the Owner's request, the Contractor incurs costs, described in Article 7 and not excluded by Article 8, to correct defective or nonconforming Work, the Owner shall reimburse the Contractor for such costs, and the Contractor's Fee applicable thereto, on the same basis as if such costs had been incurred prior to final payment, but not in excess of the Guaranteed Maximum Price. If adjustments to the Contract Sum are provi fided for in Section 5.1.7, the amount of those adjustments shall be recalculated, taking into account any reimbursements made pursuant to this Section 12.2.4 in determining the net amount to be paid by the Owner to the Contractor. § 12.31nterest Payments due and unpaid under the Contract shall bear interest from the date payment is due at the rate stated below, or in the absence thereof, at the legal rate prevailing from time to time at the place where the Project is located. (Insert rate of interest agreed upon, if any.) VA ARTICLE 13 DISPUTE RESOLUTION § 13.1 Initial Decision Maker The Architect will serve as Initial Decision Maker pursuant to Article 15 of AIA Document A201-2017, unless the parties appoint below another individual, not a patty to the Agreement, to serve as Initial Decision Malcer. (If the parties mutually agree, insert the name, address and other contact information of the Initial Decision Maker, if other than the Architect.) (nit. .AIA Document A102 — 2017. Copyright ©1920, 1925, 1951, 1958, 1961, 1963, 1967, 1974, 1978, 1987, 1997, 2007 and 2017. All rights reserved. "The American Institute of Architects," "American Institute of Architects," "AIA," the AIA Logo, and "AIA Contract Documents" are trademarks of The American Institute of Architects. Ds This document was produced at 11:54:33 ET on 11/06/2023 under Order No.4104244733 which expires on 08/21/2024, is not for resale, is licensed for one-time t t use only, and may only be used in accordance with the AIA Contract Documents® Terms of Service. To report copyright violations, e-mail Ltq� docinfo@aiacontracts.com. User Notes: (1430672716) 13 DocuSign Envelope ID: 951EEC6F-C854-4AF1-970C-5A9BB9336EDB § 13.2 Binding Dispute Resolution For any Claim subject to, but not resolved by mediation pursuant to Article method of binding dispute resolution shall be as follows: (Check the appropriate box.) I5 of AIA Document A201-2017I the [ X ] Arbitration pursuant to Section 15 of AIA Document A201-2017 [ ] Litigation in a court of competent jurisdiction [ ] Other (Specify) If the Owner and Contractor do not select a method of binding dispute resolution, or do not subsequently agree in writing to a binding dispute resolution method other than litigation, Claims will be resolved by litigation in a court of competent jurisdiction. ARTICLE 14 TERMINATION OR SUSPENSION § 14.1 Termination § 14.1.1 The Contract may be terminated by the Owner or the Contractor as provided in Article 14 of AIA Document A201-2017. § 14.1.2 Termination by the Owner for Cause § 14.1.2.1 If the Owner terminates the Contract for cause as provided in Article 14 of AIA Document A201-2017, the amount, if any, to be paid to the Contractor under Article 14 of AIA Document A201-2017 shall not cause the Guaranteed Maximum Price to be exceeded, nor shall it exceed an amount calculated as follows, .1 Take the Cost of the Work incurred by the Contractor to the date of termination; .2 Add the Contractor's Fee, computed upon the Cost of the Work to the date of termination at the rate stated in Section 5.I.1 or, if the Contractor's Fee is stated as a fixed sum in that Section, an amount that bears the same ratio to that fixed -sum Fee as the Cost of the Work at the time of termination bears to a reasonable estimate of the probable Cost of the Work upon its completion; .3 Subtract the aggregate of previous payments made by the Owner; and .4 Subtract the costs and damages incurred, or to be incurred, by the Owner under Article 14 of AIA Document A201-2017. The Owner shall also pay the Contractor fair compensation, either by purchase or rental at the election of the Owner, for any equipment owned by the Contractor that the Owner elects to retain and that is not otherwise included in the Cost of the Work under Section 14.1.2.1.1. To the extent that the Owner elects to take legal assignment of subcontracts and purchase orders (including rental agreements), the Contractor shall, as a condition of receiving the payments referred to in this Article 14, execute and deliver all such papers and take all such steps, including the legal assignment of such subcontracts and other contractual rights of the Contractor, as the Owner may require for the purpose of fully vesting in the Owner the rights and benefits of the Contractor under such subcontracts or purchase orders. § 14.1.3 Termination by the Owner for Convenience If the Owner terminates the Contract for convenience in accordance with Article 14 of AIA Document A201-2017, then the Owner shall pay the Contractor a termination fee as follows: (Insert the anzozznt of or nnethod.for determining the fee, if any, payable to the Contractor following a termination for' the Owner's convenience.) Init. AIA Document A102 — 2017. Copyright O 1920, 1925, 1951, 1958, 1961, 1963, 1967, 1974, 1978, 1987, 1997, 2007 and 2017. All rights reserved. "The American pg Institute of Architects," "American Institute of Architects," "AIA," the AIA Logo, and "AIA Contract Documents" are trademarks of The American Institute of Architects. This document was produced at 11:54:33 ET on 11/06/2023 under Order No.4104244733 which expires on 08/21/2024, is not for resale, is licensed for one-time (� t use only, and may only be used in accordance with the AIA Contract Documents® Terms of Service. To report copyright violations, a -mail "( docinfo@aiacontracts.com. User Notes: (1430672716) m DocuSign Envelope ID: 951EEC6F-C854-4AF1-970C-5A9BB9336EDB § 14.2 Suspension The Work may be suspended by the Owner as provided in Article 14 of AIA Document A201-2017; in such case, the Guaranteed Maximum Price and Contract Time shall be increased as provided in Article 14 of AIA Document A201-2017, except that the term "profit" shall be understood to mean the Contractor's Fee as described in Article 5 and Section 6.4 of this Agreement. ARTICLE 15 MISCELLANEOUS PROVISIONS § 15.1 Where reference is made in this Agreement to a provision of AIA Document A201-2017 or another Contract Document, the reference refers to that provision as amended or supplemented by other provisions of the Contract Documents. § 15.2 The Owner's representative: (Name, address, email address and other information) Scott Chism Director of Business Services, City of Aspen 585 Cemetery Lane, Aspen, Colorado 81611 970429-2021 office, 970-319-7267 mobile scott.chism@aspen.gov § 15.3 The Contractor's representative: (Name, address, email address and other information) Levi Higgs Project Manager, North Peak, Inc. 305 Main Street, Unit A Grand Junction, Colorado 81501 970412-7970 office, 970-331-5163 mobile Levi@northpeakconstructioti.com § 15.4 Neither the Owner's nor the Contractor's representative shall be changed without ten days' prior notice to the other party. § 15.5 Insurance and Bonds § 15.5.1 The Owner and the Contractor shall purchase and maintain insurance as set forth in AIA Document A 102TM-2017, Standard Form of Agreement Between Owner and Contractor where the basis of payment is the Cost of the Work Plus a Fee with a Guaranteed Maximum Price, Exhibit A, Insurance and Bonds, and elsewhere in the Contract Documents. § 15.5.2 The Contractor shall provide bonds as set forth in AIA Document A 102TM-2017 Exhibit A, and elsewhere in the Contract Documents. § 15.6 Notice in electronic format, pursuant to Article 1 of AIA Document A201-2017, may be given in accordance with AIA Document E203T"'-2013, Building Information Modeling and Digital Data Exhibit, if completed, or as otherwise set forth below: (If other than in accordance with AIA Document E203-2013, insert requirements for delivering notice in electronic format such as name, title, and email address of the recipient and whether and how the system will be required to generate a read receipt for the transmission.) § 15.7 Other provisions: Init. AIA Document A102 — 2017. Copyright ©1920, 1925, 1951, 1958, 1961, 1963, 1967, 1974, 1978, 1987, 1997, 2007 and 2017. All rights reserved. "The American os Institute of Architects," "American Institute of Architects," "AIA," the AIA Logo, and "AIA Contract Documents" are trademarks of The American Institute of Architects. This document was produced at 11:54:33 ET on 11/06/2023 under Order No.4104244733 which expires on 08/21/2024, is not for resale, is licensed for one-time �/ / � use only, and may only be used in accordance with the AIA Contract Documents® Terms of Service. To report copyright violations, a -mail t/t docinfo@aiacontracts.com. User Notes: 1 (1430672716) 15 DocuSign Envelope ID: 951EEC61`-C854-4AF1-970C-5A913139336EDB ARTICLE 16 ENUMERATION OF CONTRACT DOCUMENTS § 16.1 This Agreement is comprised of the following documents: .1 AIA Document A 102TM-2017, Standard Form of Agreement Between Owner and Contractor .2 AIA Document A102Tm-2017, Exhibit A, Insurance and Bonds .3 AIA Document A201Tm-2017, General Conditions of the Contract for Construction .4 .5 .7 AIA Document E203T"'-2013, Building Information Modeling and Digital Data Exhibit, dated as indicated below: (Insert the date of the E203-2013 incorporated into this Agreement.) NA Drawings Number Specifications Section Addenda, if any: Number Title Red Brick,Center for the Arts Renovation Permit Construction Drawing Set Title Project Manual + Material Specifications Date 10/11/2023 Date 10/11/2023 Pages Portions of Addenda relating to bidding or proposal requirements are not part of the Contract Documents unless the bidding or proposal requirements are also enumet•ated in this Article 16. .$ Other Exhibits: (Check all boxes that apply.) [ ] AIA Document E204TM-2017, Sustainable Projects Exhibit, dated as indicated below: (Insert the date of the E20�-2017 incorporated into this Agreement.) [ ] The Sustainability Plan: Title Date Pages [ ] Supplementary and other Conditions of the Contract: Document Title Date Pages .9 Other documents, if any, listed below: (List here any additional documents that are intended to form part of the Contract Documents. AIA Document A201-2017 provides that the advertisement or invitation to bid, Instructions to Bidders, sample forrns, the Contractor's bid or proposal, portions ofAddenda relating to bidding or proposal requirements, and other information furnished by the avner in anticipation of receiving bids or proposals, are not part of the Contract Documents unless enumerated in this Agreement. Any such documents should be listed here only if intended to be part of the Contract Documents) Irlit. AIA Document A102 — 2017. Copyright O 1920, 1925, 1951, 1958, 1961, 1963, 1967, 1974, 1978, 1987, 1997, 2007 and 2017. All rights reserved. "The American Institute of Architects," "American Institute of Architects," "AIA," the AIA Logo, and "AIA Contract Documents" are trademarks of The American Institute of Architects. DS This document was produced at 11:54:33 ET on 11/06/2023 under Order No.4104244733 which expires on 08/21/2024, is not for resale, is licensed for one-time t use only, and may only be used in accordance with the AIA Contract Documents Terms of Service. To report copyright violations, a -mail docinfo@aiacontracts.com. User Notes: (1430672716) 16 DocuSign Envelope ID: 951EEC6F-C8544AF1-970C-5A913139336EDB This Agreement entered into as %J the day and year to written above. DocuSlgned by: `cIl Sara Ott City Manager (Printed name and title) DocuSlgned by: VU (Signature) Kevin Young President/Owner (Printed name and title) 11/6/2023 12:08:59 Init. AIA Document A102 — 2017. Copyright ©1920, 1925, 1951, 1958, 1961, 1963, 1967, 1974, 1978, 1987, 1997, 2007 and 2017. All rights reserved. "The American DS Institute of Architects," "American Institute of Architects," "AIA," the AIA Logo, and "AIA Contract Documents" are trademarks of The American Institute of Architects. This document was produced at 11:54:33 ET on 11/06/2023 under Order No.4104244733 which expires on 08/21/2024, is not for resale, is licensed for one-time use only, and may only be used in accordance with the AIA Contract Documents® Terms of Service. To report copyright violations, e-mail docinfo@aiacontracts.com. User Notes: (1430672716) 17 DocuSign Envelope ID: 951EEC6F-C854-4AF1-970C-5A9BB9336EDB Additions and Deletions Report for AIA° Document A 1020 - 2017 This Additions and Deletions Report, as defined on page 1 of the associated document, reproduces below all text the author has added to the standard form AIA document in order to complete it, as well as any text the author may have added to or deleted from the original AIA text. Added text is shown underlined. Deleted text is indicated with a horizontal line through the original AIA text. Note: This Additions and Deletions Report is provided for information purposes only and is not incorporated into or constitute any part of the associated AIA document. This Additions and Deletions Report and its associated document were generated simultaneously by AIA software at 11:54:33 ET on 11/06/2023. PAGE 1 AGREEMENT made as of the 1st day of November• in the year 2023 City of Aspen Scott hism Director of Business Services 427 Rio Grande Place Aspen, Colorado 81611 North Peak, Inc. Kevin Young, President/Owner 305 Main Street, Unit A Grand Junction, Colorado 81.501. Red Brick Arts Gallery &Corridor Improvements 110 East Hallam Street Aspen, Colorado 81611 Harry Teague Architects Harry Teague, AIA 129 Emma Road, Suite A Basalt, Colorado 81621 PAGE 3 [ � Established as follows: November 15 2023 [ � By the following date: May 3, 2024 Additions and Deletions Report for AIA Document A102 — 2017. Copyright ©1920, 1925, 1951, 1958, 1961, 1963, 1967, 1974, 1978, 1987, 1997, 2007 and 2017. All rights reserved. "The American Institute of Architects," "American Institute of Architects," "AIA," the AIA Logo, and "AIA Contract Documents" are trademarks of � The American Institute of Architects. This document was produced at 11:54:33 ET on 11/06l2023 under Order No.4104244733 which expires on 08/21/2024, is not for resale, is licensed for one-time use only, and may only be used in accordance with the AIA Contract Documents®Terms of Service. To report copyright violations, e-mail docinfo@aiacontracts.com. User Notes: (1430672716) DocuSign Envelope ID: 951 EEC6F-C854-4AF1-970C-5A9BB9336EDB Percentage of Cost of Work Refer Exhibit B North Peak Construction Change Order Proposal Template PAGE 4 Limitations on a Subcontractor's overhead and profit for increases in the cost of its portion of the Worlc shall be governed by Article 7.1 of the A201 General Conditions § 5.1.4 Rental rates for Contractor -owned equipment shall not exceed one -hundred percent (100 %) of the standard rental rate paid at the place of the Project. § 5.2.1 The Contract Sum is guaranteed by the Contractor not to exceed One Million Four Hundred Seventy-three Thousand Nine Hundred Sixty-six Dollars ($ 114731966 ), subject to additions and deductions by Change Order as provided in the Contract Documents. This in sum is referred to in the Contract Documents as the Guaranteed Maximum Price. Costs which would cause the Guaranteed Maximum Price to be exceeded shall be paid by the Contractor without reimbursement by the Owner. The amount by which the sum of the (i) actual Cost of the Work, plus GO the Contractor's Fee, is less than the Guaranteed Maximum Price ("Savings") shall be returned 50% to the Owner and 50% to the Contractor, Refer Exhibit A North Peak, Inc Project Pricin;7 document, dated 10/20/2023 PAGE 5 § 5.3 Contingency § 5.3.1 The Contractor's GMP includes 5% %J the direct costs including aenerai conons as a Contractor's Contingency for the Contractor's exclusive use to cover costs defined in Article 7 which. are id properly consered reimbis ursable as a Cost of the Work but do not form the basfor a Change Order or an increase in the GMP in accordance with the Contract Documents, or as a result of changes in the scope of the Work. No Fee is added to the Contractor's Contingency at the time the GMP is prepared. 5.3.2 The Contractor shall report and reconcile the Contractor's Continaencv to the Owner on a monthly basis. If the Contractor wishes to use the Contractor's Contingency durin;; the Project, the Contractor Contingency will be allocated to specific line items in the Estimate through the use of a Change Order signed by the Owner and Contractor, including a description of the items covered by the Contractor's Contingency. The Contractor's Fee on the contingency amount will be zero. 5.3.3 The Owner shall not unreasonably withhold approval of a Chance Order to utilize the Contractor's Contingency provided (a) the continency amount requested does not exceed the GMP and (b) the Contractor utilizes the Contractor's Contingency for items required for the Project that are otherwise recoverable as Costs of the Work under the Contract Documents but do not form the basis for a Chanae Order, for examDle: .1 Scope of the Work that is unclear, incomplete or conflicting on the Contract Documents but which is Work consistent with the Contract Documents and reasonably inferable as being necessat•y to produce the intended results; or .2 Additional resources nee intain the schedule, the Contractor_ shall obtain the Owner's pri approval before moving forward with such overtime; or .3 Additional. costs to expedite the schedule for non -excusable delays caused by market, Additions and Deletions Report for AIA Document A102 — 2017. Copyright ©1920, 1925, 1951, 1958, 1961, 1963, 1967, 1974, 1978, 1987, 1997, 2007 and 2017>. All rights reserved. "The American Institute of Architects," "American Institute of Architects," "AIA," the AIA Logo, and "AIA Contract Documents" are trademarks of 2 The American Institute of Architects. This draft was produced at 11:54:33 ET on 11/06/2023 under Order No.4104244733 which expires on 08/21/2024, is not for resaleI is licensed for one-time use only, and may only be used in accordance with the AIA Contract Documents® Terms of Service. To report copyright violations, e-mail docinfo@aiacontracts.com. User Notes: (1430672716) DocuSign Envelope ID: 951EEC6F-C854-4AF1-970C-5A9BB9336EDB labor, material or transportation conditions, labor disputes, normal adverse weather or other causes which are costs of the Work but do not Justify an increase in the GMP• or 4 Additional costs necessary to complete the Work included in the Contract Documents due to a subcontractor default, replacement of a subcontractor, or other costs to supplement completion of the Work, or .5 Other unanticipated costs which do not form the basis for an increase in the GMP If the extent of such changes is such, in the cause substantial_ rigguity to the Owner or ed to establish the Fee for the original accordingly. ication of the adjustment provisions of Ar the Contractor's Fee shall be ec same ice shall be adjusted § 7.1.2 Where, pursuant to the Contract Documents, any cost is subject to the Owner's prior approval, the Contractor shall obtain such approval in writing prior to incurring the cost. The parties shall endeavor to identify any such costs prior to executingthis his Agreement. PAGE 7 Payments made by the Contractor to Subcontractors in accordance with the requirements of the subcontracts �n�-t-k-i� �4gfeement,�on the Project will be considered a Cost of the Work and the Contractor will be entitled to no more than the fee in Section 5.1.1 on Subcontract costs. § 7.6.1 Premiums for that portion of insurance and bonds required by the Contract Documents that can be directly attributed to this Contract. Estimates of the Guaranteed Maximum Price may be based on percentages, however payment to the Contractor will be based on actual cost. § 7.6.2 . Sales, use, or similar taxes, imposed by a governmental authority, that are related to the Work and for which the Contractor is 1e-liable and which are not exempt under the City's Tax Exemption. PAGE 8 § 7.6.6 Costs for communications services, electronic equipment, and software, directly related to the Work and located at the site, with the Owner's prior approval. The total rental cost of any rental item, excluding the cost of insurance, repairs and maintenance, whether a Contractor -owned item or otherwise. may not exceed the nurchase nrice of any comparable item. Items purchased for the Project as a direct cost charged to the Project belong to the Owner. 7.6.6.5 Equipment including, but not limited to, electronic equipment, machinery, cell phones. computers and software, office furniture, supplies and office equipment purchased and charged to the Project as a Cost of the Work shall become the property of the Owner. The Owner may require Contractor to turn these items over to the Owner at the end of the Project. Any lease/purchase rental arrangements must be disclosed to the Owner. If the Contractor purchases equipment under a lease/purchase arrangement whereby rental payments are charged to Owner as a Cost of the Work, an appropriate credit shall be given to the Owner for the fair market value of the equipment at the time it was last used on the Project. For Contractor -owned equipment, the Contractor shall maintain daily equipment usage reports. The Owner shall not be charged for equipment which is stored on the job site but not in regular use. The equipment use reports shall be used by the Contractor to determine the most economical billiniz rate (hourly. weekly. monthly) to the Owner. Additions and Deletions Report for AIA Document A102 — 2017. Copyright ©1920, 1925, 1951, 1958, 1961, 1963, 1967, 1974, 1978, 1987, 1997, 2007 and 2017>. All rights reserved. "The American Institute of Architects," "American Institute of Architects," "AIA," the AIA Logo, and "AIA Contract Documents" are trademarks of The American Institute of Architects. This draft was produced at 11:54:33 ET on 11/06/2023 under Order No.4104244733 which expires on 08/21/2024, is not for resale, is licensed for one-time use only, and may only be used in accordance with the AIA Contract Documents® Terms of Service. To report copyright violations, e-mail docinfo@aiacontracts.com. User Notes: (1430672716) 3 DocuSign Envelope ID: 951EEC6F-C8544AF1-970C-5A913139336EDB § 7gum 11 That portion of the reasonable expenses OILhe Contractor's supervisory or administrative personnel incurred while traveling in discharge of duties connected with the Work. Travel expenses of officers of the company, Project Executives Construction Executives, Senior Proiect Executives or above will not be reimbursed under any circumstances PAGE 9 9 Entertainment business development meals, meals delivered to the job site, or similar expenses; 10 Bonuses, profit sharing, incentive compensation and any other discretionary payments paid to and hired by the Contractor or paid to any Subcontractor or vendor, without the Owner's prior approval; and 11 Travel expenses of any kind, including aviation related expenses, of officers of the company, Proiect Executives, Construction Executives, Senior Project Executives or above. PAGE 10 § 12.1.3 Provided that an Application for Payment is received by the Architect not later than. the 25th day of a month, the Owner shall make payment of the amount certified to the Contractor not later than the 28th day of the following month. If an Application for Payment is received by the Architect after the application date fixed above, payment of the amount certified shall be made by the Owner not later than ( 30 ) days after the Architect receives the Application for Payment. PAGE 12 5% of price of work completed. Bondingand Insurance a,°e not subLect to I etainar:,L Bonding, Insurance PAGE 14 [ � Arbitration pursuant to Section 15 of AIA Document A201-2017 PAGE 15 Scott Chism Director of Business Services, City of Aspen 585 Cemetery Lane, Aspen, Colorado 81611 970429-2021 office. 970-319-7267 mobile scott.chism Aaspen.gov Levi Hugs Project Mana>�er. North Peak. Inc. 305 Main Street Unit A Grand Junction Colorado 81501 970-812-7970 office 970-331-5163 mobile levina,northaeakconstruction.com PAGE 16 NA Additions and Deletions Report for AIA Document A102 — 2017. Copyright ©1920, 1925, 1951, 1958, 1961, 1963, 1967, 1974, 1978, 1987, 1997, 2007 and 2017>. All rights reserved. "The American Institute of Architects," "American Institute of Architects," "AIA," the AIA Logo, and "AIA Contract Documents" are trademarks of The American Institute of Architects. This draft was produced at 11:54:33 ET on 11/06/2023 under Order No.4104244733 which expires on 08/21/2024, is not for resaleI is licensed for one-time use only, and may only be used in accordance with the AIA Contract Documents® Terms of Service. To report copyright violations, e-mail docinfo@aiacontracts.com. User Notes: (1430672716) 0 DocuSign Envelope ID: 951EEC6F-C854-4AF1-970C-5A9BB9336EDB Red Brick,Cemer for the 10/l I/2023 Arts Renovation Permit Construction Drawing Set Project Manual + 10/11/2023 Material Specifications PAGE 17 Sara Ott City Manager. Kevin Young President/Owner Additions and Deletions Report for AIA Document A102 — 2017. Copyright 0 1920, 1925, 1951, 1958, 1961, 1963, 1967, 1974, 1978, 1987, 1997, 2007 and 2017>. All rights reserved. "The American Institute of Architects," "American Institute of Architects," "AIA," the AIA Logo, and "AIA Contract Documents" are trademarks of 5 The American Institute of Architects. This draft was produced at 11:54:33 ET on 11/06/2023 under Order No.4104244733 which expires on 08/21/2024, is not for resale, is licensed for one-time use only, and may only be used in accordance with the AIA Contract Documents' Terms of Service. To report copyright violations, e-mail docinfo@aiacontracts.com. User Notes: (1430672716) DocuSign Envelope ID: 951EEC6F-C854-4AF1-970C-5A9BB9336EDB Certification of Document's Authenticity AIA° Document D401 TM .2003 I, Sara G. Ott, City Manager ,hereby certify, to the best %J my knowledge, information and belief, that I created the attached final document simultaneously with its associated Additions and Deletions Report and this certification at 11 *54*33 ET on 11/06/2023 under Order No. 4104244733 from AIA Contract Documents software and that in preparing the attached final document I made no changes to the original text of AIA® Document A 102TM — 2017, Standard Form of Agreement Between Owner and Contractor where the basis of payment is the Cost of the Work Plus a Fee with a Guaranteed Maximum Price, other than those additions and deletions shown in the associated Additions and Deletions Report. Signed) Title) Dated) AIA Document D401 — 2003. Copyright ©1992 and 2003. All rights reserved. "The American Institute of Architects," "American Institute of Architects," "AIA," the AIA Logo, and "AIA Contract Documents" are trademarks of The American Institute of Architects. This document was produced at 11:54:33 ET on 11/06/2023 under 1 Order No.4104244733 which expires on 08/21/2024, is not for resale, is licensed for one-time use only, and may only be used in accordance with the AIA Contract Documents® Terms of Service. To report copyright violations, e-mail docinfo@aiacontracts.com. User Notes: (1430672716) DocuSign Envelope ID: A0FA097B-3F53-4C3B-9244-A69DED3A7C69 12/1/2023 | 7:03:39 AM PST City Manager