HomeMy WebLinkAboutFull RFQ Ad - Renton Stabilization Campus R1
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CITY OF RENTON
Public Works / Facilities Division
Request for Qualifications (RFQ)
Renton Stabilization Campus
Date of Issuance: June 24, 2026
Submission Deadline: Wednesday, July 15, 2026, at 2:00 PM
City Contact for RFQ Questions / Submissions:
Alisha Smothers
City of Renton – Facilities Project Coordinator
Email: asmothers@rentonwa.gov
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TABLE OF CONTENTS
1. Table of Contents ....................................................................................2
2. Purpose of RFQ……………….......................................................................3
3. Project Background…………………………………………………………………….….3-4
4. Scope of Professional Services ..............................................................5-7
5. SOQ Submittal Instructions ...................................................................8-9
6. Minimum Qualifications………………………..................................................9
7. Code, Standards, and Requirements………………………………………………….10
8. Deliverables…………….........................................................................10-11
9. Terms and Conditions……….....................................................................12
10. Administrative Information .................................................................12-13
11. Appendices / Attachments .......................................................................13
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1. Purpose of RFQ
The City of Renton is seeking Statements of Qualifications (SOQs) from qualified Architectural and
Engineering (A&E) firms to provide professional services for the planning, programming, feasibility
analysis, design, permitting, bidding, and construction s upport of the Renton Stabilization Campus
located in Renton, Washington.
The City has established the overall vision for the Renton Stabilization Campus and identified City -
owned property for its development; however, final facility programming, building configuration,
site utilization, operational requirements, project phasing, and construction budget have not yet
been fully defined. As a result, the selected Consultant shall assist the City in evaluating facility
needs, service delivery requirements, site development alternatives, operational considerations,
temporary housing opportunities, security requirements, and implementation strategies through
programming and feasibility analysis efforts.
The project is intended to support the delivery of community -based services and stabilization
resources through a coordinated and accessible service environment. Potential project
components may include training and employment services, rehabilitation and support services,
day-use facilities, food service operations, overnight accommodations, hygiene facilities,
temporary housing elements, and other stabilization-focused programs as determined through the
planning and programming process.
The selected Consultant shall provide comprehensive architectural, engineering, planning, and
related professional services necessary to support project development, including site evaluation,
feasibility analysis, programming, site planning, design, permitting, cost estimating, preparation of
bid-ready construction documents, construction administration, construction management
support, and project closeout services.
The project site is located adjacent to other City-owned properties that support separate
operations and long-range facilities planning efforts. The selected Consultant shall consider site
access, circulation, utilities, operational interfaces, infrastructure coordination, and security
requirements between facilities while maintaining appropriate operational separation,
independent access, and clearly defined security boundaries. As part of the programming and
feasibility analysis, the Consultant may be requested to evaluate adjacent City-owned properties
including potential tenant improvements, temporary uses, or support functions that could assist in
implementation of the Renton Stabilization Campus.
The City intends to select the most qualified firm or team to assist in defining, planning, designing,
and delivering a safe, durable, efficient, and sustainable facility that supports the City's operational
goals and community service objectives.
The scope of services includes, but is not limited to:
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• Planning, programming, feasibility analysis, design, and permitting for the Renton
Stabilization Campus located at 2940 E Valley Rd, Renton, WA 98057, including
consideration of temporary housing components as part of the overall project program.
• Architectural, engineering, and related professional services necessary to support site
development, facility improvements, infrastructure, utilities, access, parking, landscaping,
security, and operational requirements.
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• Site planning and coordination with City staff, community stakeholders, regulatory
agencies, utility providers, adjacent City projects, public outreach efforts, and the Facilities
Master Planning effort on adjacent City-owned properties, to support efficient project
development, operational compatibility, and long-term planning objectives while
maintaining functional and security separation between facilities.
• Preparation of construction documents, technical specifications, cost estimates, and bid-
ready plans for public procurement.
• Construction administration, construction management support, project coordination, and
other professional services necessary to facilitate successful project delivery, construction
oversight, and project closeout.
Project Objective:
The objective of this project is to design and construct a new Renton Stabilization Campus on a
recently acquired City-owned property.
As part of the project, the Consultant shall conduct programming and feasibility analysis services
to assist the City in defining facility requirements, operational needs, temporary housing
considerations, site development opportunities, and alternative im plementation strategies.
Findings from this effort will be used to establish project priorities, budget planning assumptions,
implementation strategies, and future design direction.
The facility is intended to support community-based services including training programs,
rehabilitation services, day-use facilities, and related support functions. The project will deliver a
safe, durable, efficient, and sustainable facility that meets current building codes, operational
requirements, and long-term maintenance objectives.
The selected Consultant(s) will provide comprehensive architectural and engineering services,
including but not limited to:
• Project management and coordination.
• Site evaluation and existing conditions assessment.
• Demolition planning and support services.
• Temporary facility planning, design, and permitting support to maintain ongoing operations .
• Programming, architectural, and engineering design services.
• Preparation of design and construction bid documents.
• Construction administration services.
• Construction management services.
• Coordination with City staff, stakeholders, and the public as required to support planning,
delivery, and communication of the project.
2. Project Background
The City of Renton is developing the Renton Stabilization Campus to support community-based
services and stabilization resources for individuals in need, including those who are experiencing
homelessness and/or are unhoused. The facility is intended to provide a coordinated environment
for services such as training programs, rehabilitation and support services, day center operations,
kitchen facilities, overnight accommodations, hygiene facilities, and other stabilization -focused
services.
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The City intends to reference successful models developed by neighboring jurisdictions, including
similar community resource facilities in Auburn and Redmond. These facilities provide integrated
service environments supporting training, community programs, and essential services within a
coordinated setting. While the Renton Stabilization Campus will be tailored to the City’s site
conditions and operational needs, these examples serve as general references for programmatic
organization, functionality, and service delivery approaches.
The project will be developed on a recently acquired City-owned site and will include a
stabilization-focused facility and associated site improvements supporting the City’s operational
goals and community service objectives. The project will be planned and designed to meet
applicable building codes, operational requirements, sustainability goals, safety considerations,
and long-term maintenance objectives.
The project site is located adjacent to other City-owned properties subject to separate operational
activities and long-range facilities planning efforts. The selected Consultant shall consider the
relationship between the Renton Stabilization Campus and adjacent City facilities, including site
access, circulation, utilities, operational interfaces, security considerations, and long -term
compatibility. Planning and design recommendations shall maintain functional separation,
independent operations, and clearly defined security boundaries while supporting overall site
efficiency and coordination.
The City has identified the project site and established the overall vision for the Renton
Stabilization Campus; however, final facility programming, building configuration, operational
requirements, project phasing, and construction budget have not yet been fully defined. The
selected Consultant shall assist the City in evaluating facility needs, service delivery requirements,
site development alternatives, operational considerations, security requirements, and
implementation strategies through programming and feasibility analysis.
The results of this work will be used to establish the final project scope, refine project priorities,
evaluate development alternatives, and develop planning-level cost estimates to support future
design and construction activities.
3. Scope of Professional Services
The selected Consultant shall provide comprehensive architectural and engineering services to
support the planning, programming, feasibility analysis, design, permitting, bidding, and
construction administration for the Renton Stabilization Campus located at 2940 E Valley Rd,
Renton, WA 98057. The project includes development of a stabilization-focused facility and
associated site improvements required to support operations, including consideration of
temporary housing and related support services.
The Consultant shall coordinate with the City regarding an adjacent City -owned property subject to
separate Facilities Master Planning efforts. This coordination is intended to support compatible
long-term site organization, infrastructure planning, and operational efficiency while maintaining
independent access, functional separation, and appropriate security boundaries between the
Stabilization Campus and adjacent City facilities.
All services shall be performed in coordination with the City to ensure alignment with operational
requirements, phased implementation needs, and long-term site planning objectives.
Services shall include, but are not limited to, the following:
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3.1 Existing Conditions Assessment
The Consultant shall evaluate existing site conditions and relevant constraints necessary to
support planning, programming, and design development for the Stabilization Campus.
• Conduct site investigations at 2940 E Valley Rd to assess existing physical, environmental,
utility, geotechnical, and access conditions.
• Review available background information, including surveys, utility data, reports, and other
documentation provided by the City.
• Identify key constraints and opportunities affecting development, including grading,
drainage, utilities, access, geotechnical conditions, and applicable code considerations.
• Evaluate adjacent property conditions as necessary to understand interface impacts, while
maintaining functional separation between facilities, operations, and security boundaries.
• Coordinate with the City to confirm operational requirements, programming assumptions,
and phasing considerations for the Stabilization Campus.
• Identify infrastructure and coordination needs that may affect adjacent Facilities Master
Planning efforts, without integrating or merging programmatic functions between
properties.
3.2 Site Planning and Development
The Consultant shall provide site planning services necessary to support efficient development of
the Stabilization Campus while ensuring secure separation from adjacent City facilities.
• Develop site planning concepts for the Stabilization Campus, including building placement,
access, circulation, parking, pedestrian flow, and service areas.
• Incorporate design strategies that ensure functional separation from adjacent City -owned
properties, including secure access control and clearly defined boundaries.
• Identify utility, grading, drainage, and infrastructure requirements necessary to support
independent site operations.
• Support coordination with permitting agencies for required site development approvals.
• Evaluate phasing and construction sequencing to maintain safe and uninterrupted
operations of adjacent City facilities where applicable.
• Coordinate with the City’s Facilities Master Planning effort on adjacent properties to ensure
compatibility without functional dependency between sites.
3.3 Design Professional Services
The Consultant shall provide architectural and engineering design services for a new Stabilization
Campus facility and associated site improvements.
• Provide full architectural and engineering design services through all project phases,
including programming, schematic design, design development, and construction
documents.
• Design facility spaces to support stabilization services, including potential temporary
housing components, support services, and operational program areas.
• Coordinate multidisciplinary engineering services, including civil, structural, mechanical,
electrical, plumbing, and life safety systems.
• Incorporate applicable building codes, ADA requirements, sustainability goals, safety
standards, and operational performance requirements.
• Design site improvements, including utilities, access control, circulation, lighting, security
features, and landscape elements.
• Ensure design solutions support functional separation and appropriate security
coordination with adjacent City facilities.
• Coordinate with City staff and stakeholders throughout all design phases.
• Support permitting and regulatory review processes.
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3.4 Cost Estimating and Bid Support
The Consultant shall provide cost estimating and bid-phase support services, including:
• Prepare early rough order of magnitude (ROM) cost estimates to support development and
evaluation of the overall project budget.
• Prepare Engineer’s Opinions of Probable Construction Cost (OPCC) at key design
milestones.
• Identify cost drivers, market conditions, and value engineering opportunities throughout the
project.
• Assist the City during bidding, including responding to contractor questions, preparing
clarifications and addenda, attending pre-bid meetings, and reviewing submitted bids.
• Provide post-bid support, including evaluation of contractor documentation and
recommendations for award.
3.5 Project Administration
The Consultant shall provide project administration services to support effective coordination,
communication, and delivery of the project throughout all phases of work.
• Coordinate project activities with the City and the Facilities Master Planning team,
including review processes, coordination, and approvals.
• Maintain project schedule, budget tracking, and key milestones.
• Provide regular updates on design progress, issues, risks, and budget considerations.
• Maintain accurate project documentation, including meeting minutes, correspondence,
and submittals.
• Support City-led stakeholder engagement and outreach efforts as needed, ensuring
alignment with overall project objectives and direction.
3.6 Construction Administration
The Consultant shall provide construction administration services during construction, as directed
by the City, to support conformance with the design intent and successful project delivery.
• Review submittals, shop drawings, and product data for general conformance with the
contract documents.
• Respond to Requests for Information (RFIs) and provide design clarifications as required.
• Participate in construction meetings and document key discussions, decisions, and action
items.
• Conduct site observations to monitor construction progress and conformance with the
design intent.
• Review contractor pay applications and provide recommendations to the City.
• Support development of punch lists, project closeout documentation, and final
acceptance activities.
• Assist with functional testing, commissioning, and verification of building systems
performance.
• Provide support during the warranty period and final project closeout as required.
3.7 Construction Management
The Consultant shall provide construction management services as directed by the City to support
coordination, oversight, and successful delivery of construction activities in alignment with project
scope, schedule, budget, and design intent.
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• Assist the City in coordinating overall construction activities, sequencing, and phasing
between contractors, subcontractors, utilities, and other stakeholders.
• Monitor construction progress and assist in evaluating contractor schedules, including
identification of potential delays and recommended mitigation strategies.
• Support coordination of site logistics, staging, access, and operational impacts to maintain
continuity of City operations where applicable.
• Assist the City in reviewing and evaluating cost impacts associated with construction
changes, including change order pricing, scope adjustments, and potential schedule
implications.
• Facilitate coordination between contractors, trades, and stakeholders to support
resolution of field-related issues and timely project progression.
• Maintain construction progress reporting for the City, including updates on schedule
status, cost considerations, and key project risks.
• Assist in identifying construction-related risks and provide recommendations for mitigation
and issue resolution strategies.
• Support coordination of inspections, testing, and third-party commissioning activities as
required to support project completion.
4. SOQ Submittal Instructions
4.1 Deadline for SOQs:
Wednesday, July 15, 2026, at 2:00 PM
Late submissions will not be considered.
4.2 Submission Method
Proposals must be submitted electronically via email to the City contact below. Hard copies will
not be accepted.
4.3 Email Subject Line
The subject line of the email shall read:
“SOQ – Renton Stabilization Campus” and “Firm Name”
4.4 Questions and Clarifications
All questions regarding this RFQ must be submitted via email only to the City contact listed below.
Questions will not be accepted after 12:00 PM on Friday, July 10, 2026
4.5 City Contact
City of Renton
Attention: Alisha Smothers, Capital Projects Coordinator
1055 South Grady Way
Renton, WA 98057-3232
Email: Asmothers@rentonwa.gov
4.6 SOQ Content Requirements
Each SOQ shall include:
• Cover Letter summarizing the firm’s qualifications and interest in the project .
• Description of Relevant Project Experience, emphasizing civic/public buildings, mixed-use
service facilities, and experience with occupied sites
• Proposed Key Staff with roles and resumes.
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• Examples of Public-Sector Projects delivered in Washington State, including budgets and
schedules.
• References for up to three relevant projects (the City may contact references).
• Preliminary approach, schedule considerations, or unique technical capabilities .
4.7 Format Requirements
SOQs shall be submitted as a single PDF file. The City reserves the right to reject submissions that
are incomplete or do not comply with the format requirements of this RFQ.
4.8 Evaluation Criteria
SOQs will be evaluated based on:
• Relevant experience and technical capability.
• Project approach.
• Qualifications of key staff.
The City reserves the right to interview or request additional information from shortlisted firms prior
to selection.
Selection will be made in accordance with RCW 39.80.
5. Minimum Qualifications
Firms must demonstrate:
• Experience planning, programming, designing, and delivering public -sector facilities,
Including new builds and tenant Improvements in community service centers, behavioral
health facilities, stabilization centers, shelters, day centers, or similar human-service-
oriented projects.
• Appropriate licensing of architects and engineers in the State of Washington, with expertise
in architectural and engineering disciplines including structural, civil, mechanical,
electrical, plumbing, telecommunications, site development, and security-related
systems.
• Firms must not be debarred, suspended, or otherwise ineligible to participate in federally
funded or public-sector contracts. The Consultant must verify the status of the prime
Consultant and any proposed subconsultants through the System for Award Managem ent
(SAM.gov) and other applicable state or federal databases prior to contract award.
• Experience designing facilities supporting behavioral health, crisis stabilization, temporary
housing, shelter services, or other programs serving vulnerable populations.
• Experience with site planning and development for facilities serving diverse populations,
including operational functionality, safety, accessibility, security, and user experience
considerations.
• Ability to provide fully integrated professional services, including planning, programming,
architecture, engineering, permitting, cost estimating, construction administration, and
construction management support.
• Experience coordinating with public agencies, community stakeholders, service providers,
regulatory agencies, utility providers, and public outreach efforts throughout project
planning and delivery.
• Demonstrated experience incorporating safety, security, access control, and operational
separation requirements into facility and site design.
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• Experience delivering public-sector projects in Washington State, including familiarity with
applicable permitting requirements, public procurement processes, and regulatory
standards.
• Demonstrated ability to manage complex projects on schedule and within budget while
maintaining high-quality design, sustainability, and long-term operational performance
objectives.
• Experience supporting community outreach, public engagement, and stakeholder
coordination for complex public-sector projects with significant community interest.
6. Codes, Standards, and Requirements
6. Codes, Standards, and Requirements
All design and construction shall comply with applicable federal, state, and local laws, codes,
standards, and regulations, including, but not limited to:
• City of Renton permitting, inspection, zoning, and adopted building and energy codes.
• Washington State public works laws and regulations, including applicable RCWs and
WACs.
• Current adopted editions of the International Building Code (IBC), International Fire Code
(IFC), International Mechanical Code (IMC), International Plumbing Code (IPC),
International Energy Conservation Code (IECC), and related Washington State
amendments.
• Accessibility requirements under the Americans with Disabilities Act (ADA), the
Architectural Barriers Act (ABA), and applicable Washington State accessibility standards.
• Structural, mechanical, electrical, plumbing, telecommunications, and civil/site design
standards applicable to public facilities.
• Seismic, life-safety, fire protection, emergency egress, and structural design requirements.
• Stormwater management, drainage, grading, utility, transportation, and site development
requirements.
• Crime Prevention Through Environmental Design (CPTED) principles, security design best
practices, and access control requirements appropriate for a stabilization campus and
temporary housing environment.
• Applicable environmental regulations, including State Environmental Policy Act (SEPA)
requirements and permitting requirements as applicable.
• Construction safety requirements, including Occupational Safety and Health
Administration (OSHA) and Washington State Department of Labor & Industries
regulations.
• Energy efficiency, sustainability, and resilience requirements, including consideration of
long-term operational and maintenance objectives.
• All other applicable federal, state, and local regulations necessary for the planning, design,
permitting, construction, and operation of the Renton Stabilization Campus.
7. Deliverables
The Consultant shall provide, at a minimum, the following deliverables:
7.1 Design-Phase Deliverables
• Programming and Feasibility Report – documenting facility programming requirements,
operational assumptions, space needs, site development alternatives, implementation
options, and planning-level (ROM) cost estimates to support project definition and
budget development.
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• Existing Conditions Assessment Report – documenting field observations, site
conditions, utilities, environmental constraints, and program requirements.
• Site Plan and Design Concepts – including building layout, circulation, parking,
stormwater, utilities, and site development concepts incorporating sustainability,
accessibility, safety, and operational requirements.
• Construction Drawings and Specifications – fully coordinated architectural, structural,
civil, mechanical, electrical, and plumbing documents prepared for permitting and
construction.
• Engineer’s Opinion of Probable Construction Cost (OPCC) – prepared at key milestones
and reflecting design alternatives, phasing strategies, and project scope.
7.2 Bid-Phase Deliverables
• Bid-Ready Construction Documents – complete public works bid package including
drawings, technical specifications, Division 00/01 procurement requirements, bid
forms, instructions to bidders, and related contract documents.
• Bid Support Documentation – responses to bidder questions, addenda preparation,
and clarification documents issued during the bidding process.
• Bid Evaluation Support – review of submitted bids and provision of recommendations to
the City regarding responsiveness and award considerations.
7.3 Construction Administration Deliverables
• Construction Administration Records – including meeting minutes, RFI responses,
submittal reviews, design clarifications, and correspondence logs.
• Field Observation Reports – documentation of periodic site visits and general
observations of construction progress and conformance with the contract documents.
• Change Order and Pay Application Reviews – written evaluations and
recommendations provided to the City for consideration.
• Punch Lists and Closeout Documentation – documentation of outstanding work items,
substantial completion verification, and final acceptance support.
• Commissioning Support Documentation – assistance with functional testing, system
start-up documentation, and verification activities.
• Construction Progress Meetings – participation in regular onsite construction meetings
(anticipated weekly), including attendance at the project site, coordination with the City
and contractor, and documentation of key decisions and action items.
7.4 Construction Management Support Deliverables (as directed by the City)
• Construction Progress Reporting – periodic updates summarizing construction status,
schedule performance, key milestones, emerging issues, and identified risks.
• Schedule Review and Analysis – review of contractor schedules and sequencing plans,
including identification of potential delays and recommended mitigation strategies.
• Construction Coordination Documentation – documentation of coordination with
contractors, subcontractors, utilities, testing agencies, commissioning agents, and City
staff, as applicable.
• Change Order and Cost Impact Evaluation – written review and recommendations
regarding proposed change orders, including evaluation of cost and schedule impacts.
• Risk Tracking and Issue Resolution Support – identification and tracking of
construction-related risks, issues, and recommended mitigation strategies.
7.5 Project Closeout and Record Documentation
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• Record Drawings (As-Builts) – preparation of record design documents incorporating
contractor-provided redlines and field changes. Deliverables shall include electronic
files in PDF and CAD formats, and one (1) half-size printed set of record drawings.
• Final Project Closeout Package – compiled documentation of project completion,
warranties, manuals, and final approvals.
• Warranty Support Records – documentation of warranty-related items and assistance
during the warranty period as requested by the City.
8. Terms and Conditions
8.1 Procurement and Contracting
This RFQ is issued for qualifications-based selection of a consultant. Construction services will be
procured separately through a low-bid process in accordance with applicable law. The City will
evaluate submitted SOQs and negotiate a Professional Services Agreement with the most qualified
firm. If negotiations are unsuccessful, the City may proceed with negotiations with another highly
qualified firm. Issuance of this RFQ does not obligate the City to award a contract or proceed with
the project.
8.2 Compliance with Laws
The Consultant and any Contractor shall comply with all applicable federal, state, and local laws,
including public works statutes, labor requirements, bonding, insurance obligations, and conflicts
of interest disclosure.
8.3 Prevailing Wage
All construction work shall comply with Washington State prevailing wage laws.
8.4 Addenda and Clarifications
The City reserves the right to issue addenda or clarifications. Proposers must acknowledge and
incorporate all addenda into their responses.
8.5 Rights Reserved by the City
The City reserves the right to:
• Reject any or all submittals.
• Request additional information from proposers.
• Waive informalities or minor irregularities.
• Award the contract to the most qualified firm.
• Make no award at all.
8.6 Public Records
All submittals become City property and are subject to disclosure under RCW 42.56 (Public
Records Act).
8.7 Costs of Response
Proposers are responsible for all costs incurred in preparing and submitting responses to this RFQ.
8.8 No Obligation to Award
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Issuance of this RFQ does not obligate the City to award a contract or proceed with the Project.
8.9 Insurance Requirements
The selected Consultant shall maintain insurance in accordance with City requirements and
provide a Certificate of Insurance prior to contract execution.
9. Administrative Information
9.1 MWBE Participation
The City strongly encourages participation from minority -owned and women-owned businesses,
socially and economically disadvantaged enterprises, and small businesses.
9.2 Basic Eligibility
To be considered, a Consultant must:
• Be licensed to do business in Washington State and the City of Renton.
• Possess a valid Unified Business Identifier (UBI) number.
• Not be debarred, suspended, or otherwise ineligible to contract with the City or State .
9.3 Approval of Sub-Consultants
The City retains the right to approve all sub-consultants proposed by the Consultant. All sub-
consultants must comply with the same eligibility requirements as the prime Consultant.
9.4 Ownership of Documents
All project drawings, reports, specifications, and other documents produced under contract shall
become the exclusive property of the City of Renton.
9.5 City Contract
The selected Consultant will be required to enter into the City’s standard Professional Services
Agreement. Execution of a contract is contingent upon compliance with all RFQ requirements. A
sample of the Professional Services Agreement is provided in Appendix B for reference.
10. Appendices / Attachments
10.1 Purpose
Appendices may provide supplemental information to support the selected Consultant during
project initiation and execution. For this RFQ template, supporting materials may not be included
during the solicitation stage and may be provided after consultant selection.
10.2 Contents
• Appendix A – City of Renton Parcel List / Parcel Detail
• Appendix B – Professional Services Agreement Sample
10.3 Reference in RFQ
Sections of this RFQ may reference appendices when additional background or context is available.
If appendices are not included with the RFQ package, relevant documentation will be provided to the
selected Consultant during project onboarding.
10.4 Access / Format
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Supporting documentation may be provided to the selected Consultant after contract execution or
during project initiation. Consultants shall submit their Statement of Qualifications (SOQ) as a single
PDF file via email to the City contact listed in Section 2.5.
END OF REQUEST FOR QUALIFICATIONS