Kelly + Morgan Architects - 1443 Main Street #A200 - Napa, CA 94559 E: [email protected] C: 415.963.1089
1 Below is a detailed narrative scope of services based on a contract between a California public entity (Owner) and a Design Professional (Architect or Engineer) using ConsensusDocs 240 or sim, where the Design Professional is being retained to develop design criteria documents (also known as bridging documents) to support a future designbuild procurement process. This scope is fully aligned with the California Public Contract Code §§22160–22169, which governs the use of design-build by public agencies. ���� SCOPE OF SERVICES
Attachment A – Scope of Services
To Be Incorporated into Owner–Design Professional Agreement (ConsensusDocs 240) Project: [Insert Project Name]
Location: [Insert Site Address]
Total Project Construction Budget: $TBD
Total Project Area: Approximately 70,000 SF vertical construction (20 buildings) and 6 acres of site development
Project Delivery Method: Public Design-Build
I. INTRODUCTION & PURPOSE
The purpose of this Agreement is to establish a detailed scope of services between the Owner, a California public entity subject to the California Public Contract Code, and the Design Professional, who shall provide architectural, engineering, and related professional services in support of the Owner’s intention to procure a design-build team for the full design and construction of the Project.
The Design Professional shall not act as the Architect or Engineer of Record for the final project.
Instead, the Design Professional shall provide services limited to the preparation of preliminary design documents that define the Owner’s intent, functional requirements, and minimum performance criteria. These documents shall be used to solicit proposals from qualified designbuild entities, in accordance with California Public Contract Code §22160 et seq.
All services provided under this Agreement shall be in compliance with the applicable provisions of the California Government Code, California Building Standards Code (Title 24), local zoning ordinances, accessibility regulations (including CBC Chapter 11B and ADA), and all applicable statutes governing public procurement.
Kelly + Morgan Architects - 1443 Main Street #A200 - Napa, CA 94559 E: [email protected] C: 415.963.1089
2 II. PROGRAMMING AND PROJECT UNDERSTANDING
A. Project Review and Site Evaluation
The Design Professional shall conduct a thorough review of all available documentation provided by the Owner, including existing topographic surveys, utility maps, geotechnical data, environmental reports, CEQA documentation, and community planning materials. The Design Professional shall perform at least one site visit with its subconsultants (civil, MEP, landscape) to evaluate physical site conditions, opportunities, and constraints.
B. Program Confirmation and Functional Requirements
In coordination with the Owner, the Design Professional shall prepare a Functional Program Document, which shall define the space needs and performance requirements of each building and site element. This document shall include:
● A room-by-room program matrix listing required functions, estimated square footages, adjacency requirements, and special design considerations. ● Definitions of required occupancies and use classifications under the California Building Code.
● Desired energy efficiency and sustainability goals.
● Security, maintenance, and accessibility considerations. ● Outdoor functional requirements, including recreational space, landscape design intent, utility easements, fire access, public access, and vehicular circulation.
This deliverable will become the foundation for the conceptual site design and architectural criteria.
III. CONCEPTUAL SITE DESIGN AND BUILDING LAYOUT
A. Site Planning and Spatial Allocation
The Design Professional shall prepare a Conceptual Site Plan that clearly shows the proposed arrangement of buildings, circulation paths, vehicular access, loading and service areas, site Kelly + Morgan Architects - 1443 Main Street #A200 - Napa, CA 94559 E: [email protected] C: 415.963.1089
3 grading zones, drainage considerations, and public open space. The plan shall address the following:
● Building placement and orientation
● Path of travel for ADA compliance
● Emergency vehicle access and fire lane compliance
● Pedestrian circulation and public access points
● Locations for site utilities, stormwater treatment areas, and trash enclosures ● Solar access and microclimate considerations
This plan shall be supplemented with diagrams showing site circulation, fire/life safety zones, and phased construction boundaries (if applicable).
B. Conceptual Massing and Building Design Intent
For each of the 20 proposed buildings, the Design Professional shall prepare schematic-level drawings to convey building typology, height, massing, scale, and exterior architectural intent.
These drawings shall include:
● Single-line floor plans indicating primary rooms, circulation paths, and exit access ● Two key exterior elevations per building
● One representative section (building or site section, depending on complexity) ● Roof plan (for drainage and photovoltaic considerations) ● Basic egress diagrams for major occupancies
● A limited number of 3D massing images or rendered perspectives to convey intent Drawings shall be scaled and annotated with explanatory text to guide future Design-Build teams while clearly indicating that these are not construction documents and do not constitute final design.
Kelly + Morgan Architects - 1443 Main Street #A200 - Napa, CA 94559 E: [email protected] C: 415.963.1089
4 IV. PERFORMANCE SPECIFICATIONS AND DESIGN
CRITERIA
The Design Professional shall produce a written Design Criteria Manual which shall serve as a companion document to the schematic bridging drawings. This manual shall clearly define:
● Minimum material and system performance standards (CSI-based outline spec format) ● Exterior wall, roof, window, and door systems (performance, not products) ● Mechanical, electrical, and plumbing systems – performance parameters, all-electric requirement, ventilation, heating/cooling expectations, noise criteria, and smart metering provisions
● Structural system assumptions and loading criteria
● Landscape and irrigation performance standards, including low-impact development (LID) and BMP compliance
● Sustainability goals including CALGreen Tier 1/LEED readiness ● Acoustical, thermal, lighting, and glare standards
● Minimum security systems and data infrastructure expectations ● Fire/life safety system requirements, including fire alarm, suppression, and emergency egress lighting
● Accessibility performance standards for both CBC and ADA All criteria shall reference the most current applicable codes and shall be written to describe the required outcomes without dictating specific manufacturers or prescriptive means, as required under California public contract laws.
V. RFQ/RFP SUPPORT AND PROCUREMENT SERVICES
A. RFQ Preparation and Technical Exhibits
The Design Professional shall assist the Owner in the preparation of a Request for Qualifications (RFQ) to identify qualified design-build entities. The Design Professional shall:
Kelly + Morgan Architects - 1443 Main Street #A200 - Napa, CA 94559 E: [email protected] C: 415.963.1089
5 ● Prepare architectural and site planning exhibits for inclusion in the RFQ ● Draft technical scope language describing anticipated services and deliverables for the future Design-Builder
● Support the Owner at public meetings or presentations during the RFQ period ● Participate in the review and evaluation of SOQs submitted by prospective design-build teams
B. RFP Documentation and Support
Following shortlisting, the Design Professional shall work with the Owner to issue a comprehensive Request for Proposals (RFP). The Design Professional shall:
● Package the final Design Criteria Manual and Bridging Document Set ● Participate in proposer orientation meetings and site walks ● Respond to Requests for Information (RFIs) from proposers ● Assist in developing the RFP evaluation criteria and scoring matrix ● Advise the Owner on any proposed design alternatives or clarifications submitted by proposers
● Attend proposer interviews and provide technical evaluation support All RFP documents shall be delivered in both editable (Word/CAD) and final (PDF) formats, and shall be clearly labeled as “Design Criteria Documents for Reference Only – Final Design by Design-Builder.”
VI. POST-AWARD AND TRANSITION TO DESIGNBUILDER
Following award and execution of the Design-Build contract, the Design Professional shall assist the Owner in transitioning the design documentation to the selected Design-Builder. Postaward services shall include:
Kelly + Morgan Architects - 1443 Main Street #A200 - Napa, CA 94559 E: [email protected] C: 415.963.1089
6 ● Participation in the Owner-Design-Builder kickoff meeting ● Clarification of design intent and criteria requirements ● Limited review of initial submittals or concept validations to confirm alignment with bridging intent
● One round of written comments (if requested) on the 50% or 60% Design-Builder submittals, limited to conformance with performance criteria ● Up to two in-person site meetings or presentations during the early design phase These services are advisory only and shall not imply design authorship or responsibility for the Design-Builder’s final construction documents.
VII. OPTIONAL SERVICES (Subject to Task Order)
At the Owner’s discretion, additional services may be authorized, including:
● Cost estimating and value engineering analysis during the bridging phase ● CEQA documentation support and graphics preparation
● Public outreach presentations and exhibit design
● Review of Design-Builder design submittals beyond the 60% design milestone ● Construction phase site observations or mock-up reviews VIII. DELIVERABLE SUMMARY
Deliverable Description Format Target Delivery
Functional Program Space matrix, narrative Word / PDF August 2025 Kelly + Morgan Architects - 1443 Main Street #A200 - Napa, CA 94559 E: [email protected] C: 415.963.1089
7 Conceptual Site Plan Site layout, circulation CAD / PDF September 2025 Schematic Building
Drawings
Floor plans, elevations,
sections
CAD / PDF October–November
2025
Design Criteria Manual Performance specs Word / PDF December 2025 RFQ Exhibits Graphics, scope language PDF / Word September 2025 RFP Bridging Set Final design criteria
package
Combined January 2026
Proposal Support Interviews, RFI responses N/A Jan–Feb 2026 Post-Award Support Kickoff, review,
clarifications
Meeting /
Memo
March–April 2026
YOUNTVILLE COMMONS DESIGN CRITERIA SCOPE
7/8/2025
YOUNTVILLE COMMONS - DESIGN CRITERIA SCOPE/TIMELINE
PROJECT TITLE SCOPE OF SERVICES COMPANY NAME KELLY + MORGAN ARCHITECTS PROJECT MANAGER BRENDAN KELLY, AIA DATE 7/1/24
PHASE DETAILS 2025 - Q3 2025 - Q4 2026 - Q1 2026 - Q2
JULY AUGUST SEPT OCT NOV DEC JAN FEB MAR APR MAY JUNE
PROJECT WEEK: 7 14 21 28 4 11 18 25 1 8 15 22 29 6 13 20 27 3 10 17 24 1 8 15 22 29 5 12 19 26 2 9 16 23 2 9 16 23 30 6 13 20 27 4 11 18 25 1 8 15 22 29
CONCEPT DEVELOPMENT
RFQ PREPARATION
RFQ REVIEW
DESIGN CRITERIA DRAFTING
RFP DEVELOPMENT
FINAL RFP AND DESIGN CRITERIA
Master Plan & Team Coordination
PROPOSAL PHASE SUPPORT
DESIGN BUILDER SELECTION
CONTRACT EXECUTION
1 HORIZONTAL SCOPE MOBILIZATION
CONSTRUCTION SUPPORT
2 Architecture
DRAWING PACKAGE
SPECIFCATION PACKAGE
BIM & 3D RENDERINGS
NARRATIVES REPORTS
CEQA DOCUMENT ASSISTANCE
DIGITAL ASSETS
3 Study Sessions (Public Outreach)
- Town Council #1 #5
- Parks & Recreation #2 #6
- Measure S #3 #7
- Zoning, Design & Review Board #4 #8
5 Design Criteria Coordination
Weekly Meeting with Town Staff
Coordination of Design Criteria
Range of Design Fees (KMA Only)
$480,000 Low $40,000 $40,000 $40,000 $40,000 $40,000 $40,000 $40,000 $40,000 $40,000 $40,000 $40,000 $40,000 $600,000 High $50,000 $50,000 $50,000 $50,000 $50,000 $50,000 $50,000 $50,000 $50,000 $50,000 $50,000 $50,000 SITE DESIGN & ARCHITECTURE $0 Actual
OTHER POTENTIAL DESIGN FEES UNDER THIS CONTRACT*
LANDSCAPE MASTER PLAN $50,000
STRUCTURAL DESIGN CRITERIA $30,000
TITLE 24 CRITERIA $20,000
SUBMISSION CRITERIA $30,000
*IF NOT COVERED BY TOY EXISTING CONTRACTS