HomeMy WebLinkAboutagenda.council.worksession.20100119m
THE CITY OF ASPEN
MEMORANDUM
To:
FROM:
THRU:
DATE OF MEMO:
MEETING DATE:
RE:
Mayor and City Council
Chris Everson, Affordable Housing Project Manager
V'~ Barry Crook, Assistant City Manager and
_~-Scott Miller, Capital Asset Director
January 15, 2010
January 19, 2010
Burlingame Phase II Integrated Project Delivery Design Process
Architect and Owner's Agent Selections
REQUEST OF COUNCIL: The Burlingame Phase II Architect selection committee is
recommending award of initial Integrated Project Delivery (IPD) design contract to OZ
Architecture in the amount of $814,759.00. Additionally, the Owner's Agent selection committee
is recommending award of initial Integrated Project Delivery (IPD) Owner's Agent contract to
Rider Levett Bucknall (RLB) in the amount of $301,400.00.
These initial contract amounts represent lump sum fees and estimated reimbursable expenses for
the Conceptualization, Criteria Design and Detailed Design phases of the IPD process. In the
future, if deemed in the best interests of the City of Aspen, contract addenda maybe added for
the Implementation Documents phase of the IPD design process. Both fums have expressed that
they are prepared to sign the City's contracts with no changes to the terms.
PREVIOUS COUNCIL ACTION: In work sessions with City Council on June 30, 2009 and
October 20, 2009, staff presented a detailed projected cash flow for the 2009 & 2010 Burlingame
Phase II IPD design effort. At that time, staff presented projected total costs for the IPD design
effort of $4.3 million. City Council instructed staff to design the contracts with an initial contract
amount for the Conceptualization, Criteria Design and Detailed Design phases of the IPD design
process with the potential to add the Implementation Documents phase at a later date by
addendum.
BACKGROUND: Per the recommendations of the Construction Experts Group (CEG) in 2008
and the subsequent approval of the CEG recommendations by City Council, staff is moving
forward with the Integrated Project Delivery (IPD) model approach for the design of Burlingame
Phase II. The IPD model recommended by the CEG entails that the City hire an Owner's Agent,
an Architect/Design Team, a Contractor at Risk and a Commissioning Agent for the IPD process.
The objective of the IPD team approach is to collaborate and develop cost-efficient, high-quality
designs for the project and to develop a comprehensive guaranteed maximum price (GMP) bid
far the project by June 2010. This memo provides recommendations on selections for the roles of
Owner's Agent and ArchitecUDesign Team. In the near future, staff will be bringing to Council
recommendations for the roles of Contractor at Risk and Commissioning Agent.
Page 1 of 5
THE CITY OF ASPEN
DISCUSSION: The Architect/Design Team evaluation process consisted of three steps
including an 12FQ, an initial RFP and a fmal 1tFP. Fifteen architect teams participated in the RFQ
process. The RFQ evaluation criteria primarily focused on firm experience, qualifications,
references, in-house staff qualifications, strength of consultants, design services and quality
control. Slightly over 10% weighting of RFQ evaluation was based on mountain experience and
Aspen/Pitkin County Experience. •'t;
Based on the RFQ evaluations, six architect teams were selected for the initial RFP process.
Those were: Poss Architecture, OZ Architecture, Charles Cunniffe Architects, Studio B
Architects, team of 4240 & A4 and the team of David Baker & Harry Teague & Willis Pember.
The initial RFP evaluation criteria primarily focused on firm experience, qualifications,
references, project approach, project understanding, alignment with City goals, consultant team,
fees and schedule. Based on the initial RFP evaluations, three architect teams were selected for
the final RFP process. Those were: Poss Architecture, OZ Architecture and Charles Cunniffe
Architects.
For the purposes of public oversight, Mark Vogele of Aspen Skiing Company was a dedicated
participant on the Architect selection committee for the fmal RFP. The staff on the selection
committee would like to thank Mark and Aspen Skiing Company for Mark's dedicated
participation to this process. Mark brought a wealth of knowledge to the process and was a
pleasure to work with. Mark's experience as project manager for Holiday House and other major
SkiCo housing projects was of great value to this process. The Architect selection committee
participants and a summary of their evaluation scoring are shown as part of Exhibit "A".
The fmal RFP evaluation criteria primarily focused on project approach, project understanding,
alignment with City goals, quality control, team coordination, process understanding, proposed
fees and ability to meet schedule. The fmal RFP fee proposals were as follows:
Design phase fees compared to design phase budget: ($1,144,634) ($457,182)
Design phase fees compared to low bidder: $0 $687,452
Construction phase fees compared to low bidder: $0 $375,892
Total compared to low bidder $0 $1,063,344
Notes on final RFP fee proposals:
• OZ Architecture is the low bidder, 49% below budget
• Poss Architecture is 19% below budget, 57% higher than low bid
• Charles Cunniffe Architects (CCA) is 7% over budget
$172,752
$1,317,386
$162,564
$1,479,950
Page 2 of 5
m
THE CITY OF ASPEN
Because the descriptions of services submitted by OZ and Poss were both very strong and yet
there was such a large difference in fee proposals, the selection committee needed to carefully
consider the capabilities both firms. A qualitative comparison is as follows:
Pros: '
/ Atop-ranked Boulder/Denver firm
/ Strong references and highly experienced at
multifamily housing
/ Stron¢ public process proposed
/ Strong understanding of Phase II goals &
fresh perspective
/ Some additional services maybe needed,
but the design phase of the project will
remain under budget
Cons:
/ Mostly non-local team
/ Less familiarity with Phase I
/ Less familiarity among consultants
/ Will take more time to bring the team up to
speed
Poss Architecture
Pros:
/ Highly-regarded local firm
/ Intimate knowledge of lessons ]earned from
Phase I as well as Phase II goals
/ Verv strons public process proposed
/ Many consultants have already laid the
groundwork for work on Phase II
/ Will take less time to bring the team up to
speed
/ Mostly local team
Cons:
/ Advantage of Phase I familiarity did not
translate into fee savings
/ Some additional services maybe needed
and could put the design phase of the
project over budget
It is important to note that, regardless of the selected architect, the work plan for the
Conceptualization Phase of the IPD process requires that the architect and the IPD team develop
and verify all of the fundamental defming criteria for the project. This will consist of a set of
documents that will be presented to Council and will display the fundamental defining design
criteria for the project. See Exhibit "A" for additional information. All of the finalists have made
a commitment to adhering to the following direction that was stated in the RFP:
5.1.5.1 The City of Aspen requires that the selected firm/team work as part ofthe IPD
team to develop an efficient, sustainable design that exists in harmony with Phase I
and its surrounding environment and shall meet the functional and constructability
requirements ofa properly completed project
All of the finalists architect firms have also been provided with the conceptual plans that were
developed as part of the CEG effort and have expressed a deep understanding and concurrence
that all of the work done to date by the City (i.e. the original COWOP, the CEG
recommendations and the HOA agreement) must be significantly adhered to in order to develop a
project that accomplishes the City's goals and looks and feels in harmony with Phase I and the
surrounding environment. It is a primary goal of staff's direct involvement in the IPD design
effort to strongly direct this effort to ensure a successful project.
Page 3 of 5
Tuc C'rtv nc Acvcu
Similar to the Architect/Design Team evaluation process, the Owner's Agent evaluation process
consisted of two steps including an initial RFP and a fmal RFP. Thirteen firms participated in the
initial RFP process, and the field was narrowed to five fmalists including RLB, ARC Integrated
Program Management, The Stevens Group, The Wells Partnership and Swinerton Consulting.
Those 5 fmalists were then further evaluated in interviews. The top three fmalists of the initial
RFP were invited to participate in the fmal RFP. Those were RLB, ARC Integrated Program
Management and The Stevens Group. The participants in the Owner's Agent Selection committee
and a summary of their evaluation scoring are shown as part of Exhibit "A".
Although ARC ranked first, the selection committee agrees that ARC significantly underbid the
scope of work which could cause problems during the project or could lead to excessive change
orders. The selection committee also agrees that ARC is extremely inflexible to work with and
has concluded that it would not be in the best interests of the City of Aspen to work with ARC.
Although, RLB ranked last in fee proposal, the fees proposed by RLB are nonetheless within
budget and the project approach proposed by RLB is very strong. RLB's detailed approach and
extensive experience in working with professional design teams in the setting of municipaUpublic
projects with many stakeholder groups, as is the case of Burlingame Phase II, is also a major
factor. Furthermore, RLB already has valuable experience on the Burlingame Phase II project
since they performed work on the conceptual estimate that was prepared as part of the CEG
effort. At the time, the CEG expressed an interest in further involvement by RLB in the project.
The selection committee feels comfortable working with the staff proposed by RLB and has
concluded that the best interests of the City of Aspen will be well represented by RLB.
FINANCIAL/BUDGET IMPACTS:
Of the three fmalist ArchitecUDesign Team candidates evaluated, the approximate breakdown of
payments from the Architect/Design Team contract flowing to companies headquartered in the
Roaring Fork Valley would be as follows:
Team % Inside RFV % Outside RFV
Poss Team 70% 30%
OZ Team 10% 90%
Cunniffe Team 80% 20%
ENVIRONMENTAL IMPACTS: All of the finalists evaluated have communicated a strong
commitment to providing an analysis of environmental considerations as part of the IPD process
which will consider first-cost implications as well as long-term cost considerations as compared
to effectiveness in mitigating environmental impacts. Those decision-making studies will be
presented to Council for consideration during the IPD design effort.
RECOMMENDED ACTION: The Architect selection committee is recommending contract
award to OZ Architecture primarily due to the over $1 million savings over Poss, but the
selection committee would like to suggest that Council carefully weigh the budget considerations
as they compare to the local versus non-local component of the architect teams described herein.
The recommendation is intended to be as cost-efficient as possible while also ensuring ahigh-
quality level of service.
Page 4 of 5
m
THE CITY OF ASPEN
The Owner's Agent selection committee is recommending contract award to RLB and sees no
alternatives at this time.
ALTERNATIVES: If Council is less inclined to approve the Architect selection committee
recommendation of OZ Architecture, a selection of Poss Architecture is a strong viable
alternative, but it is important to note that, as is the case with OZ Architecture, there will likely
be some tertiary additional services needed to achieve full completion of the project. Those
additional services may cause a contract with Poss Architecture to end up slightly over the
original IPD design effort budget whereas additional services from OZ Architecture would still
result in significant savings against the budget.
PROPOSED MOTION: Staff requests approval from Council to put these contracts on the
January 25, 2010 consent agenda so that the design effort maybe kicked-off as soon as possible.
CITY MANAGER COMMENTS:
ATTACHMENTS:
Exhibit A: PowerPoint presentation
Page 5 of 5
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