Request for Proposals for Preconstruction General Contracting Services for the Redevelopment of Avondale

The Housing Opportunities Commission of Montgomery County, Maryland (hereinafter referred to as "HOC") is soliciting proposals for the provision of pre-construction services in connection with the design, entitlement, permitting, and construction administration for a proposed new multifamily apartment building located in downtown Bethesda, Maryland. HOC is seeking to develop the Site to further its core mission of providing high-quality, safe, affordable housing and services to low and moderate-income residents and in furtherance of the County's: (a) TOD growth policies, (b) Bethesda Downtown Sector Plan, and (c) adopted Climate Action Plan, 2021 IGCC, 2021 IECC, 2021 Energy and Green Code, and ANSI/ASHRAE/IES Standard 90.1-2022 and Standard 189.1 for the Design of High-Performance Green Buildings (collectively, the "Environmental Standards"). The Site will be brought forward by HOC, its outside development consultant ("ODC") and outside legal zoning counsel ("Counsel") for expedited entitlement, design and permitting under the County's Optional Method of development as a Mixed-Income Housing Community ("MIHC") providing low-income, moderate-income and market-rate rental units in a ten story, post-tensioned concrete building with roughly 300,000 – 350,000 SF of GFA and standing 106ˈ tall through the utilization of height and density bonuses available under the Bethesda Overlay Zone, with 37% of all such units qualifying as Moderately Priced Dwelling Units ("MPDUs"), together with approximately 240-300 new parking spaces in a 3-4 level below-grade parking garage and ~12,000 SF of amenity space ("Building"), pedestrian, street, and ground-floor improvements/activation consistent with the urban character, design and zoning requirements applicable to downtown Bethesda (collectively, the "Project"). The Project is anticipated to utilize a combination of public and private financing sources, including potential federal, state, and local programs. The Project shall be designed, documented, constructed and turned over to HOC, using best industry practices and those premium design, documentation and construction standards associated with "Class A luxury" mid-rise (10-15 stories) multifamily apartment buildings ("Quality Standard"). For purposes of interpretation, "Class A luxury" shall mean a building that is: (i) competitive with recently delivered, top-tier multifamily apartment buildings in downtown Bethesda, MD; (ii) designed to attract market-rate renters seeking premium finishes, amenities, and urban convenience; and (iii) comparable in overall quality, materials, systems, and detailing to recently constructed institutional quality multifamily properties in downtown Bethesda, MD. The environmental basis of design for the Project shall be National Green Building Standard Emerald Certification ("Environmental Basis of Design").