RFQ-The Gables at Town Hall Commons - Street Improvements Addendum No1

REQUEST FOR QUALIFICATIONS (RFQ) 2026
Request for Qualifications
The Gables at Town Hall Commons
Street Improvements Program
Using the Design-Build Method
Qualified organizations are invited to respond to the Request for Qualifications (RFQ) entitled:
"The Gables at Town Hall Commons Street Improvements Program"
Submittals must be received by March 30, 2026 no later than 2:00 p.m. (Eastern
Standard Time) and should be sent to:
Karen Bass, Purchasing & Contracts Manager
Town of Morrisville
100 Town Hall Drive
Morrisville, NC 27560
bids@morrisvillenc.gov
Any requests for technical clarification or additional information regarding this RFQ
shall be submitted via email and directed to Kitty Thomas - Capital Projects Manager at
bids@morrisvillenc.gov
DATE ISSUED
February 27, 2026
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REQUEST FOR QUALIFICATIONS (RFQ) 2026
Table of Contents
I. Owner Description 3
II. Overview of Project 4
III. Procurement Process 6
IV. Content and Format of Proposal Package 6
V. Questions and Clarifications 10
VI. Statement of Qualifications Submittal 10
VII.Selection Process 11
VIII.Evaluation Criteria 11
APPENDIX A - Programming Documents and Project Scope / Design Criteria
APPENDIX B - General Contract Terms and Conditions
APPENDIX C - Historically Underutilized Business Program (HUB)
APPENDIX D - Proposed Contract Documents
APPENDIX E- Geotech Report
APPENDIX F - Stormwater Inspections Memo
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REQUEST FOR QUALIFICATIONS (RFQ) 2026
Public Notice
The Town of Morrisville (as referred to as "the Town") is soliciting Statement of
Qualifications from qualified Design-Build team(s) or firms(s) interested in providing
professional design and construction services to the Town for the design and
construction of The Gables at Town Hall Commons Street Improvements Program.
All respondents to this Request for Qualifications (RFQ) are subject to the instructions
communicated in this document and are cautioned to completely review the entire RFQ
and follow instructions carefully.
I. Owner Description and Project Site
General
The Gables at Town Hall Commons Street Improvements Program consists of roadway
pavement and associated sidewalks within the public right-of-way within the complex.
This includes the roads: Meeting Hall Drive, Bell Tower Way, Courthouse Drive, Mayors
Place Drive, Founders Walk Drive, and Old Corner Drive, as further depicted in figure 1
below.
Figure 1 - Project Location Plan
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REQUEST FOR QUALIFICATIONS (RFQ) 2026
II. Overview of Project Scope
Background
The streets and sidewalks were originally constructed by the developer and were
accepted by the Town in 2013. Portions of the roadway and sidewalks exhibit signs of
degradation.
Program
Exhibit A includes the program requirements
This program is based on input from the Town of Morrisville Engineering Department,
HOA Board, and HOA Property Manager.
Design
The Design-Builder is expected to interface with the Town's project stakeholders through
the following steps of design, construction, and handover of the renovated roadways and
sidewalks within the Gables at Town Hall Commons complex. Prospective stakeholders
include the Town Engineering and Development Services Department, Public Works
Department, Town Fire Marshal, HOA Board, HOA Property Manager, and others as
needed. The Town's Engineering Design and Construction Manual (EDCM) and Unified
Development Ordinance (UDO) shall be considered from the start of the design phase of
the project.
The Design Review step is further described in the Town's Inspections Webpage under
the Development Review Process Chart. This is basically the Site Plan Pre-Submittal
Meeting to verify what needs to be included in the construction documents for
permitting review and approval.
Project Objectives
The project objectives include but are not limited to:
* Establishing a collaborative relationship between the Town and the Design-Build
team for the purpose of delivering a well-designed project that meets the needs of
the Gables residents and the Town.
* Deliver the project according to the agreed upon time frame.
* Complete the project work within the established budget.
Scope of Work
The scope of work will include but is not limited to the following:
* Project planning to include code analysis, value engineering options, preliminary
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REQUEST FOR QUALIFICATIONS (RFQ) 2026
cost estimates, and schedule development.
* Evaluation of the existing site conditions.
* Collection of any necessary design information, such as topographic survey and
geo-technical evaluations, and existing utilities. Secure any new or additional
studies to address data gaps.
* Design process will include interfacing with the Town to refine project criteria.
* Construction plan approvals through Town of Morrisville Engineering/
Development Services.
* Construction of the project.
* Project management to assure the team is performing to design and project
specifications.
* Schedule management to assure on-time completion.
* Cash flow forecasting throughout the duration of the project.
* Weekly on-site meetings with Town staff for updates.
* Project closeout, commissioning, delivering manuals, establishing warranties,
final inspection and acceptance, execution of punch list and record drawings.
The firm/team assumes design and construction risk and has direct authority over the
sub-consultants and subcontractors. The firm/team will act as the Town's fiduciary and
have a relationship of trust and confidence between itself and the Town. The Town
intends to enter into a Design-Build Agreement with the selected Design-Build firm that
will include a proposed contract price for the design and construction of the Project. The
contract price shall be in the form of a lump sum or the cost of the work plus a fee with
an option for a Guaranteed Maximum Price ("GMP").
Funding and Anticipated Budget
Funding in the amount of $2.6 million has been budgeted and approved by the Town
Council to design, oversee, and construct the desired improvements.
Project Schedule
Date Event
February 27, 2026 Advertise Request for Qualifications
March 10, 2026 Pre-submittal conference for interested teams at Town Hall
March 23, 2026 RFQ clarification questions deadline
March 30, 2026 Statement of Qualifications deadline
April 2026 Town notifies shortlisted firms/teams
April 2026 Town conducts interviews with shortlisted firms/teams
May 2026 Town negotiates contract with selected firm/team
May 2026 Begin progressive design build phase
November 2026 Project substantial completion and beneficial use
Note: The anticipated schedule provided above is based on available information at the
time of this document. Further clarification will be provided to the selected firm/team.
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REQUEST FOR QUALIFICATIONS (RFQ) 2026
III. Procurement Process
Request for Qualifications (RFQ):
* This RFQ is an invitation to interested Design-Build Teams to submit Statements
of Qualifications (SOQ) detailing their technical, management, and financial
qualifications to design, manage, permit, construct, commission, and closeout the
improvements.
* The deliverables required by the RFQ are set forth in section IV.
* Procedures related to questions and clarifications are set forth in section V.
* Submittal requirements for the SOQ are set forth in section VI.
* The Town will evaluate the submissions as outlined in section VII.
* The SOQ will be evaluated according to the evaluation criteria listed in section
VIII.
* No more than three teams/firms will be selected as short list firms, who will be
invited for interviews with Town staff.
* The results of the evaluation of the SOQ can be considered in the final selection
process.
* Any cost incurred by respondents in preparing or submitting a proposal for the
project shall be the respondent's sole responsibility.
Interviews for Short Listed Firms/Teams:
* The Town may contact up to three firms/teams and schedule an interview.
* The purpose of the interview will be to clear up any questions or issues with the
SOQ and to assess how the team will work with Town staff.
* The interview will also serve as a place for Town staff to ask further questions
designed to establish which of the firms is the best fit for the project.
* The interview process will determine the final rankings prior to selection of a
firm/team.
Contract Negotiations:
* The Town will enter negotiations with the top scoring firm/team after the
interview process.
* If an agreement cannot be reached with the top scoring firm/team, the Town will
move on to the next highest scoring firm/team until a contract is executed, or
the Town, in its sole discretion, may decide to terminate the selection process.
* If the Town is unsuccessful in receiving a price proposal within the identified
budget, the Town may decide to terminate the selection process.
IV. Content and Format of Proposal Package
Firms submitting SOQs shall have no association with elected or appointed officials that
could be considered a conflict of interest. Any such relationship will subject the firm to
immediate disqualification in consideration for this project. Town staff will evaluate the
SOQs and will invite the most qualified firms/teams to interview with town staff prior to
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recommending a firm/team.
A written proposal must be submitted in the format outlined herein. Each proposal will
be reviewed to determine if it is complete prior to actual evaluation. The submission
shall be limited to a maximum of 20 pages (8 12" X 11, font size 10 or larger). This page
limit includes tabs and other dividers. Stick-on tabs are allowed. You may include a 1-
page cover letter in addition to the 20-page report. Double-sided pages count as 2 pages.
Reference forms will not count towards the page limit.
The SOQ shall consist of the following information, tabbed as identified and in the
following order:
Section 1 - General Information
* Description of firm/team
o Legal company organization; organization chart with names.
Organizational chart shall also include major subcontractors.
o Provide an explanation of the project team selection, which shall consist of
either of the following:
a) A list of the licensed contractors, licensed subcontractors, and
licensed design professionals whom the design-builder proposes to
use for the project's design and construction. If this project team
selection option is used, the design-builder may self-perform some
or all of the work with employees of the design-builder and, without
bidding, also enter into negotiated subcontracts to perform some or
all of the work with subcontractors, including, but not exclusively
with, those identified in the list. In submitting its list, the design-
builder may, but is not required to, include one or more unlicensed
subcontractors the design-builder proposes to use. If this project
team selection option is used, the design-builder may, at its election
and with or without the use of negotiated subcontracts, accept bids
for the selection of one or more of its first-tier subcontractors.
b) A list of the licensed contractors and design professionals whom the
design-builder proposes to use for the project's design and
construction and an outline of the strategy the design-builder plans
to use for open contractor and subcontractor selection based upon
the provisions of Article 8 of Chapter 143 of the General Statutes. If
this project team selection option is used, the design-builder may
also self-perform some of the work with employees of the design-
builder, but shall not enter into negotiated contracts with first-tier
subcontractors.
o The Applicant shall certify that each licensed design professional who is a
member of the design-build team, including subconsultants, was selected
based upon demonstrated competence and qualifications in the manner
provided by G.S. 143-64.31.
o No substitutions to "key personnel" of the proposed project team of the
selected firm(s) can be made without the prior written approval of the
Town. For purposes of this subsection, "key personnel" shall mean either
of the following: (1) For the project team selection option a. of this section,
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the licensed contractors, licensed subcontractors, and design professionals
identified in the response to the request for qualifications. (2) For the
project team selection option b. of this section, the licensed contractors
and design professionals identified in the response to the request for
qualifications.
Section 2 - Relevant Firm Experience
* Applicant's overall reputation, service capabilities and quality as it relates to this
project.
* List and briefly describe 3-5 comparable projects completed by your firm/team or
currently in progress; include your firm's role, and discuss contract amendment
history, if applicable. For each project, include the following information:
o Contract value and construction value (original value plus contract
amendments, if applicable)
o Project owner
o Project location
o Type and amount of self-performed work.
o Contact name and title, address, current and accurate telephone number,
fax number, and email address (if available).
o The initial contract price, final contract price, and an explanation for any
difference between the two.
o The initial dates for scheduled start and finish and the actual start and
finish dates, along with an explanation of what caused any difference.
* A minimum of three referrals and references from other agencies and owners. If
possible, references should be from the projects listed above.
Section 3 - Team Member Experience & Qualifications
* Describe each team member's position within the firm: experience, certifications,
and qualifications. At a minimum the lead designer, project manager, and
construction manager, should be identified and available for interview if the
firm/team is short listed.
* Briefly describe each team member's role on this project.
* Provide "team" experience working together on similar projects.
* Explain your understanding of, and experience with, the Design-Build Delivery
Method.
* Provide information regarding teaming history and working relationship between
the Design-Build licensed contractor(s) and licensed design professional(s).
Section 4a - Project Understanding, Approach & Project Management
* Describe your understanding of the project.
* Identify and discuss any potential problems you might anticipate during design
and construction.
* Identify and discuss methods to mitigate those problems.
* Describe the work you anticipate self-performing, and the work you anticipate
being performed by sub-consultants/subcontractors. Discuss access and capacity
of the sub-contractors as well as the subcontractor's history with your firm/team
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REQUEST FOR QUALIFICATIONS (RFQ) 2026
and their qualifications.
* Describe approach to coordination with vendors for startup, training, and
warranty compliance.
* Describe your understanding of the Project Budget and approach to change
orders.
* Describe your planning, scheduling, estimating, and construction management
tools.
* Describe your quality control plan and dispute resolution.
Section 4b - Schedule
* The SOQ shall include a proposed schedule for the project.
* The project timeline requires substantial completion of the roadways, storm
water drainage, and sidewalks before the end of 2026. Given the scope of work,
identify and discuss ideas to minimize the duration of design and construction to
meet this timeline, and to accelerate the overall schedule.
* Major milestones should be identified. The submission should demonstrate that
the team/firm understands the Town's timeline and shares the Town's sense of
urgency given the desired schedule. The proposed schedule should demonstrate
consideration for typical weather conditions of Morrisville, NC over the
timeframe of the project and include a variance for unforeseen circumstances.
Section 5 - Other Factors
* Describe approach to safety management. Provide current safety ratings,
practices, and firm approach to safety. Note, proposers are directed not to submit
full safety plans, however, the Town may request a copy of safety plans if deemed
necessary for the selection process or project implementation.
* Explain capacity to handle this project along with other projects without
disruption on the Towns schedule. This should include a description of current
and projected workload as it relates to the team's ability to complete the project
in a timely manner including level and magnitude of involvement.
* Provide statement regarding your assurance that this engagement will not result
in a conflict of interest.
* A description of any program in place to encourage participate by minority
businesses as such is defined in N.C.G.S. 143-128.2(g) and the outreach efforts
which will be used to notify minority businesses of opportunities for participation
in the project. Compliance with the Town's HUB Policy is required - see
Appendix C.
* Relevant factors impacting the quality and value of work.
* Any other information pertinent to the team's ability to complete the project.
Section 6 - Legal
No points will be allocated for Evaluation Criteria No. 6; Proposers will be rated as
acceptable (pass) or unacceptable (fail).
* List and describe any litigation; arbitration; claims filed by your firm against any
project owner as a result of a contract dispute; any claim filed against your firm;
termination from a project.
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* List any pending or settled lawsuits or professional liability claims in which the
design builder was involved during the past ten (10) years. All claims shall be
included regardless of location.
V. Questions and Clarifications
For the purpose of providing clarifications, a pre-submittal conference will be held at
11:00 AM (EST) on March 10, 2026, at Town Hall, 100 Town Hall Dr, Morrisville, NC
27560. Attendance for those intending to submit qualifications is encouraged. The
project will be described, and key Town participants will be introduced. Pre-submittal
conference questions should be submitted in writing prior to the meeting. Questions
that arise during the pre-submittal conference must also be submitted in writing. Only
written questions will be answered in an addendum.
All questions shall be submitted to Kitty Thomas, Capital Projects Manager, via email
(bids@morrisvillenc.gov), no later than 1:00 p.m. (EST) on Monday, March 23, 2026.
Questions submitted later than this deadline will not be considered. An addendum with
questions and answers, if necessary, will be provided to teams/firms.
All responses, inquiries, or correspondence relating to this RFQ will become the
property of the Town of Morrisville. Respondents shall not seek individual contact or
information except by the method allowed in this request. Individual requests for
discussions with Town staff or persons associated with this project are prohibited and
can be considered grounds for disqualification. All questions properly submitted will be
answered in writing and distributed to all interested parties in a timely manner in the
form of an addendum.
VI. Statement of Qualifications Submittal
All submittals must be submitted via email in PDF format only. Hard copies will not be
accepted. Submittals are due no later than 2:00 PM on March 30, 2026. No submittals
will be accepted after this time. It is the responsibility of the Respondent to ensure and
confirm that submittal is received prior to the deadline.
All submittals shall be addressed to the attention of Karen Bass, Purchasing and
Contracts Manager and delivered electronically to the following email address:
Attn: Karen Bass, Purchasing & Contracts Manager
Bids@morrisvillenc.gov
*Subject line of email should read: RFQ for The Gables at Town Hall Commons
Street Improvements Program *
All proposal packages and materials submitted hereunder become the exclusive
property of the Town and shall be subject to the provisions of the North Carolina public
records laws.
The Town of Morrisville reserves the right to reject any or all packages received or to
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