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City Council - 4 - October 29, 1998 Oakland, San Francisco and Mountain View. The City of Mountain View recently completed its library construction project utilizing this process. Because of the complexity of the City's Library Retrofit/Renovation/Expansion project, staff is recommending City consideration of using the multiple prime method for bidding and construction of the library project. With multiple prime contracting (General Contractor/Construction Manager: "GC/CM"), the role of the general building contractor is combined with that of the construction manager. The GC/CM is selected by the City based on professional qualifications. The City, through GC/CM, breaks the project into a number of components relating to specialized work, which, in turn, are competitively bid and separately contracted to the specialty contractors. The management of the construction is the responsibility of the GC/CM as agent for the City for all components to complete the project. Because the multiple prime contract is based on the contractor's professional ability, the construction project has the potential for being better managed and having a higher degree of quality control. However, the GC/CM is not financially responsible, or "at risk" for the success of the project as with the single contractor. This places a larger burden on the City to select the best management firm and assure that the firm performs to the City's satisfaction. Contracting component work provides flexibility in the project unobtainable in a single prime method. The numerous component contracts can be bid independently, analyzed, awarded, re -bid or even redesigned as the situation dictates. As the contracts are directly between the City and each specialty contractor, negotiations for changes are simplified as they occur directly and there is less likelihood of costly claims as a result of disputes. In January 1997, the City issued a Request for Proposal for construction management services. Turner Construction was among the respondents and was one of the four finalists who were interviewed for the role of design and construction manager. Turner Construction provided GC/CM services for the City of Mountain View on their library project. This project was of similar scope and complexity to the City's Library Retrofit/Renovation/Expansion project. Based on references obtained from the City of Mountain View, who were very pleased with Turner's performance on their library project, staff recommends, subject to negotiation of a favorable contract for services, the use of Turner Construction to fulfill the GC/CM role in this project. Project Budget The total project budget, as recommended by the City Council Facilities Committee, is $13,500,000. Attachment 1 summarizes the project components. Project Funding Staff has reviewed the various funding options for this project and recommends that the City Council issue bonds financing the Community Library Retrofit/Renovation/Expansion Project along with the two fire station projects. Financing the project in this manner will provide the City the greatest flexibility to address future funding impacts to the General Fund. .. 085