Document:

Exhibit 10.1

 

 

Iowa State University Research Park Corporation

2711 South Loop Drive, Suite 4050

Ames, Iowa 50010-8648

 

Memorandum of Agreement

 

	
DATE:
    	
 
    	
November   14, 2011
    
	
 
    	
 
    	
 
    
	
TO:
    	
 
    	
Nicholas   Vahanian
    
	
 
    	
 
    	
NewLink   Genetics Corporation
    
	
 
    	
 
    	
2503   S. Loop Drive, Suite 5100
    
	
 
    	
 
    	
Ames,   lA 50010
    
	
 
    	
 
    	
 
    
	
FROM:
    	
 
    	
Steven   T. Carter, President
    
	
 
    	
 
    	
 
    
	
RE:
    	
 
    	
ADDENDUM   TO THE LEASE BETWEEN ISU RESEARCH PARK CORPORATION AND NEWLINK GENETICS   CORPORATION DATED MARCH 1, 2010.
    

 

The following information constitutes additions to the Lease Agreement between ISU Research Park Corporation (Landlord) and NewLink Genetics Corporation (Tenant).  Upon signatures of appropriate representatives of Landlord and Tenant affixed to this Memorandum, this Memorandum becomes a part of that Lease Agreement dated March 1, 2010.

 

Tenant has requested and Landlord agrees to extend the Lease Agreement to Building 5 Phase II (containing ±26,616 sf) at 2503 South Loop Drive, in the following manner:

 

	
Term
    	
 
    	
Sq. Ft.
   Base
   Rents
    	
 
    	
Sq. Ft.
   Operating
   Rents
    	
 
    	
Monthly
   Base
   Rents
    	
 
    	
Monthly
   Operating
   Rents
    	
 
    	
Annual
   Base
   Rents
    	
 
    	
Annual
   Operating
   Rents
    	
 
    
	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    
	
Unfinished shell space (±14,806 rentable square   feet or rsf)-
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    
	
12/1/2011-
   2/29/2012
    	
 
    	
$
    	
 5.58
    	
 
    	
$
    	
 1.13
    	
*
    	
$
    	
6,884.79
    	
 
    	
$
    	
1,394.23
    	
 
    	
$
    	
82,617.48
    	
 
    	
$
    	
16,730.76
    	
 
    
	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    
	
Finished space (±14,806 rsf) (±13,825 is the   useable square feet or usf)-
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    
	
3/1/2012-
   2/28/2017
    	
 
    	
$
    	
11.50
    	
 
    	
Actual
    	
 
    	
$
    	
14,189.08
    	
 
    	
Actual
    	
 
    	
$
    	
170,268.96
    	
 
    	
Actual
    	
 
    
																				

 

 

	
Unfinished shell space (±11,810 rsf)- (1 year   lease with automatic renewal unless Tenant provides a six-month notice of   termination)
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    
	
3/1/2012-
   2/28/2013
    	
 
    	
$
    	
5.58
    	
 
    	
Actual
    	
 
    	
$
    	
5,491.65
    	
 
    	
Actual
    	
 
    	
$
    	
65,899.80
    	
 
    	
Actual
    	
 
    
																	

 

* Estimated operating rents through June 30, 2012.  The majority of operating rents are property taxes which will rise annually as the property tax abatement declines.

 

At such time that Tenant proceeds with additional improvements for Building 5 Phase II, Tenant agrees to sign a five-year lease addendum on any finished area. Landlord will then provide $45/SF for tenant improvements and access to the remaining state funds, currently $450,000, assuming their continued availability.  Base rent for the additional finished space is currently projected at $11.50 SF/YR plus operating expenses, but could vary based on the interest rate.  The $11.50 SF/YR lease rate is based on the current interest rate.

 

Should the Tenant proceed with improvements and then determine a need to reduce the finished space they are leasing in Phase 2, Landlord will work with the Tenant to find qualified tenants to sublease the space from Tenant.  The Landlord will make all reasonable efforts to assist the Tenant in securing a tenant to sublease the space, including identifying all appropriate prospects to NewLink.

 

Tenant is responsible for all utility costs and operations will be consistent with those of Building 5 Phase I.  The tenant and landlord will work together to specify costs each is responsible for based on the Phase 1 lease.

 

Subject to the terms of this Memorandum, Tenant agrees that all terms and conditions of the March 1, 2010 Lease and those described in this Memorandum shall remain in force.

 

Please sign and return both originals to my office by November 18, 2011 if you concur with the above terms.  We will then send a fully executed copy for your records.

 

	
 
    	
 
    	
AGREED 
    
	
FOR
    	
 
    	
FOR 
    
	
NewLink   Genetics Corporation
    	
 
    	
ISU Research Park Corporation
    
	
 
    	
 
    	
 
    
	
 
    	
 
    	
 
    
	
/s/   Carl Langren
    	
 
    	
/s/   Steve Carter
    
	
 
    	
 
    	
 
    
	
VP   of Finance 
    	
 
    	
Director
    
	
Title   
    	
 
    	
Title   
    
	
 
    	
 
    	
 
    
	
11/14/2011
    	
 
    	
11/14/2011
    
	
Date
    	
 
    	
Date
    

 

 

2Exhibit 10.2

 

	
  

  	
  CONSENSUSDOCS
  410 STANDARD DESIGN-BUILD AGREEMENT AND GENERAL CONDITIONS BETWEEN OWNER AND
  DESIGN-BUILDER (Where the Basis of Payment is the Cost of the Work Plus a Fee
  with a Guaranteed Maximum Price) This document was developed through a collaborative
  effort of entities representing a wide cross-section of the construction
  industry. The organizations endorsing this document believe it represents a
  fair and reasonable consensus among the collaborating parties of allocation
  of risk and responsibilities In an effort to appropriately balance the
  critical interests and concerns of all project participants. These endorsing
  organizations recognize and understand that users of this document must
  review and adapt this document to meet their particular needs, the specific
  requirements of the project, and applicable laws. Users are encouraged to
  consult legal, Insurance and surety advisors before modifying or completing
  this document. Further Information on this document and the perspectives of
  endorsing organizations Is available In the ConsensusDOCS Guidebook. TABLE OF
  ARTICLES 1. AGREEMENT 2 GENERAL PROVISIONS 3. DESIGN-BUILDER’S
  RESPONSIBILITIES 4. OWNER’S RESPONSIBILITIES 5. SUBCONTRACTS 6. TIME 7
  COMPENSATION 8. COST OF THE WORK IMPORTANT: A vertical line in the margin
  indicates a change has been made to the original text. Prior to signing,
  recipients may wish to request from the party producing the document a
  “redlined” version Indicating changes to the original text. Consultation with
  legal and Insurance counsel and careful review of the entire document are
  strongly encouraged. ConsensusDOCS 410 • STANDARD DESIGN-BUILD AGREEMENT AND
  GENERAL CONDITIONS BETWEEN OWNER AND DESIGN-BUILDER (Cost of the Work Plus a
  Fee with a GMP) Copyright© 2011, ConsensusDOCS LLC. AN INDIVIDUAL PURCHASE OF
  THIS DOCUMENT PERMITS THE USER TO PRINT ONE CONTRACT FOR ONE PROJECT ONLY.
  YOU MAY ONLY MAKE COPIES OF A COMPLETED DOCUMENT FOR DISTRIBUTION TO PARTIES
  IN DIRECT CONNECTION WITH THE SPECIFIC CONSTRUCTION PROJECT. ANY OTHER USES,
  INCLUDING COPYING THE DOCUMENT, ARE STRICTLY PROHIBITED. 1

  

 

	
  

  	
  9. CHANGES IN
  THE WORK 10. PAYMENT FOR CONSTRUCTION PHASE SERVICES 11. INDEMNITY,
  INSURANCE, BONDS, AND WAIVER OF SUBROGATION 12. SUSPENSION AND TERMINATION OF
  THE AGREEMENT AND OWNER’S RIGHT TO PERFORM DESIGN-BUILDER’S RESPONSIBILITIES
  13. DISPUTE RESOLUTION 14. MISCELLANEOUS PROVISIONS 15. EXISTING CONTRACT
  DOCUMENTS AMENDMENT NO. 1 This Agreement has important legal and insurance
  consequences. Consultations with an attorney and with surety consultants are
  encouraged with respect to Iis completion or modification. Notes indicate
  where information Is to be Inserted to complete this Agreement. ARTICLE 1
  AGREEMENT This Agreement Is made this 14th day of November In the year 2011,
  by and between the OWNER NEWLINK GENETICS CORPORATION 2901 South Loop Drive,
  Suite 3900 Ames, Iowa 50010 and the DESIGN-BUILDER STORY CONSTRUCTION CO. 300
  South Bell Avenue Ames, Iowa 50010-1668 for services In connection with the
  following PROJECT: New tenant improvement space of approximately 14,000 sq.
  fl. of Labs and Offices in Building 5, Phase 4, at the Iowa State University
  Research Park. Notice to the Parties shall be given at the above addresses.
  IMPORTANT: A vertical line in the margin indicates a change has been made to
  the original text. Prior to signing, recipients may wish to request from the
  party producing the document a “redlined” version Indicating changes to the
  original text. Consultation with legal and insurance counsel and careful
  review of the entire document are strongly encouraged. ConsensusDOCS 410 •
  STANDARD DESIGN-BUILD AGREEMENT AND GENERAL CONDITIONS BETWEEN OWNER AND
  DESIGN-BUILDER (Cost of the Work Plus a Fee with a GMP) Copyright© 2011,
  ConsensusDOCS LLC. AN INDIVIDUAL PURCHASE OF THIS DOCUMENT PERMITS THE USER
  TO PRINT ONE CONTRACT FOR ONE PROJECT ONLY. YOU MAY ONLY MAKE COPIES OF A
  COMPLETED DOCUMENT FOR DISTRIBUTION TO PARTIES IN DIRECT CONNECTION WITH THE
  SPECIFIC CONSTRUCTION PROJECT. ANY OTHER USES, INCLUDING COPYING THE DOCUMENT,
  ARE STRICTLY PROHIBITED. 2

  

 

	
  

  	
  ARTICLE 2
  GENERAL PROVISIONS 2.1 TEAM RELATIONSHIP The Owner and the Design-Builder
  agree to proceed with the Project on the basis of trust, good faith and fair
  dealing and shall take all actions reasonably necessary to perform this
  Agreement in an economical and timely manner, including consideration of
  design modifications and alternative materials or equipment that will permit
  the Work to be constructed within the Guaranteed Maximum Price (GMP) and by
  the Dates of Substantial Completion and Final Completion if they are
  established by Amendment No. 1. The Design-Builder agrees to procure or
  furnish, as permitted by the law of the State in which the Project is
  located, the design phase services and construction phase services as set
  forth below. 2.1.1 The Design-Builder represents that it is an independent
  contractor and that it is familiar with the type of work it is undertaking.
  2.1.2 Neither the Design-Builder nor any of its agents or employees shall act
  on behalf of or in the name of the Owner unless authorized in writing by the
  Owner’s Representative. 2.1.3 The Owner and the Design-Builder shall perform
  their obligations with integrity, ensuring at a minimum that: 2.1.3.1
  conflicts of interest shall be avoided or disclosed promptly to the other
  Party; and 2.1.3.2 The Design-Builder and the Owner warrant that they have
  not and shall not pay nor receive any contingent fees or gratuities to or
  from the other Party, including their agents, officers and employees, Subcontractors
  or others for whom they may be liable, to secure preferential treatment. 2.2
  ARCHITECT/ENGINEER Architectural and engineering services shall be procured
  from licensed, independent design professionals retained by the
  Design-Builder or furnished by licensed employees of the Design-Builder, as
  permitted by the law of the State in which the Project is located. The person
  or entity providing architectural and engineering services shall be referred
  to as the Design Professional. If the Design Professional is an independent
  design professional, the architectural and engineering services shall be
  procured pursuant to a separate agreement between the Design-Builder and the
  Design Professional. The Design Professional for the Project is Story Design
  Ltd. 2.3 EXTENT OF AGREEMENT This Agreement is solely for the benefit of the
  Parties, represents the entire and integrated agreement between the Parties,
  and supersedes all prior negotiations, representations or agreements, either
  written or oral. The Owner and the Design-Builder agree to look solely to
  each other with respect to the performance of the Agreement. The Agreement
  and each and every provision is for the exclusive benefit of the Owner and
  the Design-Builder and not for the benefit of any third party nor any third
  party beneficiary, except to the extent expressly provided in the Agreement.
  2.4 DEFINITIONS 2.4.1 The Contract Documents consist of: a. Change Orders and
  written amendments to this Agreement including exhibits and appendices,
  signed by both the Owner and the Design-Builder, including Amendment No. 1 if
  executed; b. this Agreement except for the existing Contract Documents set
  forth in item e. below; c. the most current documents approved by the Owner
  pursuant to Subparagraph 3.1.4, 3.1.6 or 3.1.7; d. the information provided
  by the Owner pursuant to Clause 4.1.2.1; IMPORTANT: A vertical line in the
  margin indicates a change has been made to the original text. Prior to
  signing, recipients may wish to request from the party producing the document
  a “redlined” version Indicating changes to the original text. Consultation
  with legal and insurance counsel and careful review of the entire document
  are strongly encouraged. ConsensusDOCS 410 • STANDARD DESIGN-BUILD AGREEMENT
  AND GENERAL CONDITIONS BETWEEN OWNER AND DESIGN-BUILDER (Cost of the Work
  Plus a Fee with a GMP) Copyright© 2011, ConsensusDOCS LLC. AN INDIVIDUAL
  PURCHASE OF THIS DOCUMENT PERMITS THE USER TO PRINT ONE CONTRACT FOR ONE
  PROJECT ONLY. YOU MAY ONLY MAKE COPIES OF A COMPLETED DOCUMENT FOR DISTRIBUTION
  TO PARTIES IN DIRECT CONNECTION WITH THE SPECIFIC CONSTRUCTION PROJECT. ANY
  OTHER USES, INCLUDING COPYING THE DOCUMENT, ARE STRICTLY PROHIBITED. 3

  

 

	
  

  	
  e. the Contract
  Documents in existence at the time of execution of this Agreement which are set
  forth in Article 15; and f. the Owner’s Program provided pursuant to
  Subparagraph 4.1.1. In case of any inconsistency, conflict or ambiguity among
  the Contract Documents, the documents shall govern in the order in which they
  are listed above. 2.4.2 The term Day shall mean calendar day, unless
  otherwise specifically defined. 2.4.3 Design-Builder’s Fee means the
  compensation paid to the Design-Builder for salaries and other mandatory or
  customary compensation of the Design-Builder’s employees at its principal and
  branch offices except employees listed in Subparagraph 8.2.2, general and
  administrative expenses of the Design-Builder’s principal and branch offices
  other than the field office, and the Design-Builder’s capital expenses,
  including interest on the Design-Builder’s capital employed for the Work, and
  profit. 2.4.4 Defective Work is any portion of the Work not in conformance
  with the Contract Documents as more fully described in Paragraph 3.7. 2.4.5
  The term Fast-track means accelerated scheduling which involves commencing
  construction prior to the completion of drawings and specifications and then
  using means such as bid packages and efficient coordination to compress the
  overall schedule. 2.4.6 Final Completion occurs on the date when the Design-Builder’s
  obligations under this Agreement are complete and accepted by the Owner and
  final payment becomes due and payable. 2.4.7 A Material Supplier is a party
  or entity retained by the Design-Builder to provide material and equipment
  for the Work. 2.4.8 Others means other contractors and all persons at the
  Worksite who are not employed by Design-Builder, its Subcontractors or
  Material Suppliers. 2.4.9 The term Overhead shall mean 1) payroll costs and
  other compensation of Constructor employees in the Constructor’s principal
  and branch offices; 2) general and administrative expenses of the
  Constructor’s principal and branch offices including deductibles paid on any
  insurance policy, charges against the Constructor for delinquent payments,
  and costs related to the correction of defective work; and 3) the
  Constructor’s capital expenses, including interest on capital used for the
  Work. 2.4.10 The Owner is the person or entity identified as such in this
  Agreement and includes the Owner’s Representative. 2.4.11 The Owner’s Program
  is an initial description of the Owner’s objectives, that may include budget
  and time criteria, space requirements and relationships, flexibility and
  expandability requirements, special equipment and systems, and site
  requirements. 2.4.12 The Project, as identified in Article 1, is the
  building, facility or other improvements for which the Design-Builder is to
  perform the Work under this Agreement. It may also include improvements to be
  undertaken by the Owner or Others. 2.4.13 A Subcontractor is a party or
  entity retained by the Design-Builder as an independent contractor to provide
  the onsite labor, materials, equipment or services necessary to complete a
  specific portion of the Work. The term Subcontractor does not include the
  Design Professional or any separate contractor employed by the Owner or any
  separate contractor’s subcontractors. 2.4.14 Substantial Completion of the
  Work, or of a designated portion, occurs on the date when the
  Design-Builder’s obligations are sufficiently complete in accordance with the
  Contract Documents so that the Owner may occupy or utilize the Project, or a
  designated portion, for the use for which it is IMPORTANT: A vertical line in
  the margin indicates a change has been made to the original text. Prior to signing,
  recipients may wish to request from the party producing the document a
  “redlined” version Indicating changes to the original text. Consultation with
  legal and insurance counsel and careful review of the entire document are
  strongly encouraged. ConsensusDOCS 410 • STANDARD DESIGN-BUILD AGREEMENT AND
  GENERAL CONDITIONS BETWEEN OWNER AND DESIGN-BUILDER (Cost of the Work Plus a
  Fee with a GMP) Copyright© 2011, ConsensusDOCS LLC. AN INDIVIDUAL PURCHASE OF
  THIS DOCUMENT PERMITS THE USER TO PRINT ONE CONTRACT FOR ONE PROJECT ONLY.
  YOU MAY ONLY MAKE COPIES OF A COMPLETED DOCUMENT FOR DISTRIBUTION TO PARTIES
  IN DIRECT CONNECTION WITH THE SPECIFIC CONSTRUCTION PROJECT. ANY OTHER USES,
  INCLUDING COPYING THE DOCUMENT, ARE STRICTLY PROHIBITED. 4

  

 

	
  

  	
  intended, without
  unscheduled disruption, in accordance with Paragraph 10.4. The issuance of a
  Certificate of Occupancy is not a prerequisite for Substantial Completion if
  the Certificate of Occupancy cannot be obtained due to factors beyond the
  Design-Builder’s control. This date shall be confirmed by a Certificate of
  Substantial Completion signed by the Owner and the Design-Builder. The
  Certificate shall state the respective responsibilities of the Owner and the
  Design-Builder for security, maintenance, heat, utilities, or damage to the
  Work, and insurance. The Certificate shall also list the items to be
  completed or corrected, and establish the time for their completion and
  correction, within the time frame, if any, established in Amendment No. 1 for
  the Date of Final Completion. 2.4.15 A Sub-subcontractor is a party or entity
  who has an agreement with a Subcontractor to perform any portion of the
  Subcontractor’s work. 2.4.16 Terrorism means a violent act, or an act that is
  dangerous to human life, property or infrastructure, that is committed by an
  individual or individuals and that appears to be part of an effort to coerce
  a civilian population or to influence the policy or affect the conduct of any
  government by coercion. Terrorism includes, but is not limited to, any act
  certified by the United States Secretary of Treasury as an act of terrorism
  pursuant to the Terrorism Risk Insurance Act, as amended. 2.4.17 The Work is
  the Design Phase services procured or furnished in accordance with Paragraph
  3.1, the GMP Proposal provided in accordance with Paragraph 3.2, the
  Construction Phase services provided in accordance with Paragraph 3.3,
  Additional services that may be provided in accordance with Paragraph 3.9,
  and other services which are necessary to complete the Project in accordance
  with and reasonably inferable from the Contract Documents. 2.4.18 Worksite
  means the geographical area at the location mentioned in Article 1 where the
  Work is to be performed. ARTICLE 3 DESIGN-BUILDER’S RESPONSIBILITIES The
  Design-Builder shall be responsible for procuring or furnishing the design
  and for the construction of the Work consistent with the Owner’s Program, as
  such Program may be modified by the Owner during the course of the Work. The
  Design-Builder shall exercise reasonable skill and judgment in the
  performance of its services consistent with the team relationship described
  in Paragraph 2.1, but does not warrant nor guarantee schedules and estimates
  other than those that are part of the GMP proposal. The Design-Builder and the
  Owner may establish a Fast-track approach to the design and construction
  services necessary to complete the Project. Such agreement establishing a
  Fast-track approach and the Schedule of the Work shall be included as an
  exhibit to this Agreement. In the absence of such agreement, the Parties
  shall proceed in accordance with Paragraphs 3.1 and 3.3 below. 3.1 DESIGN
  PHASE SERVICES 3.1.1 PRELIMINARY EVALUATION The Design-Builder shall review
  the Owner’s Program to ascertain the requirements of the Project and shall
  verify such requirements with the Owner. The Design-Builder’s review shall
  also provide to the Owner a preliminary evaluation of the site with regard to
  access, traffic, drainage, parking, building placement and other
  considerations affecting the building, the environment and energy use, as
  well as information regarding applicable governmental laws, regulations and
  requirements. The Design-Builder shall also propose alternative
  architectural, civil, structural, mechanical, electrical and other systems
  for review by the Owner, to determine the most desirable approach on the
  basis of cost, technology, quality and speed of delivery. The Design-Builder
  will also review existing test reports but will not undertake any independent
  testing nor be required to furnish types of information derived from such
  testing in its Preliminary Evaluation. Based IMPORTANT: A vertical line in
  the margin indicates a change has been made to the original text. Prior to
  signing, recipients may wish to request from the party producing the document
  a “redlined” version Indicating changes to the original text. Consultation
  with legal and insurance counsel and careful review of the entire document
  are strongly encouraged. ConsensusDOCS 410 • STANDARD DESIGN-BUILD AGREEMENT
  AND GENERAL CONDITIONS BETWEEN OWNER AND DESIGN-BUILDER (Cost of the Work
  Plus a Fee with a GMP) Copyright© 2011, ConsensusDOCS LLC. AN INDIVIDUAL
  PURCHASE OF THIS DOCUMENT PERMITS THE USER TO PRINT ONE CONTRACT FOR ONE
  PROJECT ONLY. YOU MAY ONLY MAKE COPIES OF A COMPLETED DOCUMENT FOR
  DISTRIBUTION TO PARTIES IN DIRECT CONNECTION WITH THE SPECIFIC CONSTRUCTION
  PROJECT. ANY OTHER USES, INCLUDING COPYING THE DOCUMENT, ARE STRICTLY
  PROHIBITED. 5

  

 

	
  

  	
  upon its review
  and verification of the Owner’s Program and other relevant information the
  Design-Builder shall provide a Preliminary Evaluation of the Projects
  feasibility for the Owner’s acceptance. The Design-Builder’s Preliminary
  Evaluation shall specifically identify any deviations from the Owner’s
  Program. 3.1.2 PRELIMINARY SCHEDULE The Design-Builder shall prepare a
  preliminary schedule of the Work. The Owner shall provide written approval of
  milestone dates established in the preliminary schedule of the Work. The
  schedule shall show the activities of the Owner, the Design Professional and
  the Design-Builder necessary to meet the Owner’s completion requirements. The
  schedule shall be updated periodically with the level of detail for each
  schedule update reflecting the information then available. If an update
  indicates that a previously approved schedule will not be met, the
  Design-Builder shall recommend corrective action to the Owner in writing.
  3.1.3 PRELIMINARY ESTIMATE When sufficient Project information has been
  identified, the Design-Builder shall prepare for the Owner’s acceptance a
  preliminary estimate utilizing area, volume or similar conceptual estimating
  techniques. The estimate shall be updated periodically with the level of
  detail for each estimate update reflecting the information then available. If
  the preliminary estimate or any update exceeds the Owner’s budget, the
  Design-Builder shall make recommendations to the Owner. 3.1.4 SCHEMATIC
  DESIGN DOCUMENTS The Design-Builder shall submit for the Owner’s written
  approval Schematic Design Documents, based on the agreed upon Preliminary
  Evaluation. Schematic Design Documents shall include drawings, outline
  specifications and other conceptual documents illustrating the Projects basic
  elements, scale, and their relationship to the Worksite. One set of these
  documents shall be furnished to the Owner. When the Design-Builder submits
  the Schematic Design Documents the Design-Builder shall identify in writing
  all material changes and deviations that have taken place from the
  Design-Builder’s Preliminary Evaluation, schedule and estimate. The
  Design-Builder shall update the preliminary schedule and estimate based on
  the Schematic Design Documents. 3.1.5 PLANNING PERMITS The Design-Builder
  shall obtain and the Owner shall pay for all planning permits necessary for
  the construction of the Project. 3.1.6 DESIGN DEVELOPMENT DOCUMENTS The
  Design-Builder shall submit for the Owner’s written approval Design
  Development Documents based on the approved Schematic Design Documents. The
  Design Development Documents shall further define the Project including
  drawings and outline specifications fixing and describing the Project size
  and character as to site utilization, and other appropriate elements
  incorporating the structural, architectural, mechanical and electrical
  systems. One set of these documents shall be furnished to the Owner. When the
  Design-Builder submits the Design Development Documents, the Design-Builder
  shall identify in writing all material changes and deviations that have taken
  place from the Schematic Design Documents. The Design-Builder shall update
  the schedule and estimate based on the Design Development Documents. 3.1.7
  CONSTRUCTION DOCUMENTS The Design-Builder shall submit for the Owner’s
  written approval Construction Documents based on the approved Design Development
  Documents. The Construction Documents shall set forth in detail the
  requirements for construction of the Work, and shall consist of drawings and
  specifications based upon codes, laws and regulations enacted at the time of
  their preparation. When the Design-Builder submits the Construction
  Documents, the Design-Builder shall identify in writing all material changes
  and deviations that have taken place from the Design Development Documents.
  Construction shall be in accordance with these approved Construction
  Documents. One set of these documents shall be furnished to the Owner prior
  to commencement of construction. If a GMP has not been established, the
  Design-Builder shall prepare a further update of the schedule and estimate
  based on the Construction Documents. IMPORTANT: A vertical line in the margin
  indicates a change has been made to the original text. Prior to signing,
  recipients may wish to request from the party producing the document a
  “redlined” version Indicating changes to the original text. Consultation with
  legal and insurance counsel and careful review of the entire document are
  strongly encouraged. ConsensusDOCS 410 • STANDARD DESIGN-BUILD AGREEMENT AND
  GENERAL CONDITIONS BETWEEN OWNER AND DESIGN-BUILDER (Cost of the Work Plus a
  Fee with a GMP) Copyright© 2011, ConsensusDOCS LLC. AN INDIVIDUAL PURCHASE OF
  THIS DOCUMENT PERMITS THE USER TO PRINT ONE CONTRACT FOR ONE PROJECT ONLY.
  YOU MAY ONLY MAKE COPIES OF A COMPLETED DOCUMENT FOR DISTRIBUTION TO PARTIES
  IN DIRECT CONNECTION WITH THE SPECIFIC CONSTRUCTION PROJECT. ANY OTHER USES,
  INCLUDING COPYING THE DOCUMENT, ARE STRICTLY PROHIBITED. 6 

  

 

	
  

  	
  3.1.8 OWNERSHIP
  OF DOCUMENTS 3.1.8.1 OWNERSHIP OF TANGIBLE DOCUMENTS The Owner shall receive
  ownership of the property rights, except for copyrights, of all documents,
  drawings, specifications, electronic data and information (hereinafter
  “Documents”) prepared, provided or procured by the Design-Builder, its Design
  Professional, Subcontractors or consultants and distributed to the Owner for
  this Project, upon the making of final payment to the Design-Builder or, in
  the event of termination under Article 12, upon payment for all sums due to
  Design-Builder pursuant to Article 12. 3.1.8.2 COPYRIGHT The Parties agree
  that Owner shall not obtain ownership of the copyright of all Documents. The
  Owner’s acquisition of the copyright for all Documents shall be subject to
  the making of payments as required by Paragraph 3.1.8.1 and the payment of
  the fee reflecting the agreed value of the copyright set forth below: If the
  Parties have not made a selection to transfer copyright interests in the
  Documents, the copyright shall remain with the Design-Builder. 3.1.8.3 USE OF
  DOCUMENTS IN EVENT OF TERMINATION In the event of a termination of this
  Agreement pursuant to Article 12, the Owner shall have the right to use, to
  reproduce, and to make derivative works of the Documents to complete the
  Project, regardless of whether there has been a transfer of copyright under
  Subparagraph 3.1.8.2, provided payment has been made pursuant to Paragraph
  3.1.8.1. 3.1.8.4 OWNER’S USE OF DOCUMENTS AFTER COMPLETION OF PROJECT After
  completion of the Project, the Owner may reuse, reproduce or make derivative
  works from the Documents solely for the purposes of maintaining, renovating,
  remodeling or expanding the Project at the Worksite. The Owner’s use of the
  Documents without the Design-Builder’s involvement or on other projects is at
  the Owner’s sole risk, except for the Design-Builder’s indemnification
  obligations pursuant to Paragraph 11.6, and the Owner shall indemnify and
  hold harmless the Design-Builder, its Design Professional, Subcontractors and
  consultants, and the agents, officers, directors and employees of each of
  them, from and against any and all claims, damages, losses, costs and expenses,
  including reasonable attorneys’ fees and costs, arising out of or resulting
  from such any prohibited use. 3.1.8.5 DESIGN-BUILDER’S USE OF DOCUMENTS Where
  the Design-Builder has transferred its copyright interest in the Documents
  under Subparagraph 3.1.8.1, the Design-Builder may reuse Documents prepared
  by it pursuant to this Agreement in its practice, but only in their separate
  constituent parts and not as a whole. 3.1.8.6 The Design-Builder shall obtain
  from its Design Professional, Subcontractors and consultants rights and
  rights of use that correspond to the rights given by the Design-Builder to
  the Owner in this Agreement, and the Design-Builder shall provide evidence
  that such rights have been secured. 3.2 GUARANTEED MAXIMUM PRICE (GMP) 3.2.1
  GMP PROPOSAL At such time as the Owner and the Design-Builder jointly agree,
  the Design-Builder shall submit a GMP Proposal in a format acceptable to the
  Owner. Unless the Parties mutually agree otherwise, the GMP shall be the sum
  of the estimated Cost of the Work as defined in Article 8 and the
  Design-Builder’s Fee as defined in Article 7. The GMP is subject to
  modification as provided in Article 9. The Design-Builder does not guarantee
  any specific line item provided as part of the GMP, but agrees that it will
  be responsible for paying all costs of completing the Work which exceed the
  GMP, as adjusted in accordance with this Agreement. IMPORTANT: A vertical
  line in the margin indicates a change has been made to the original text.
  Prior to signing, recipients may wish to request from the party producing the
  document a “redlined” version Indicating changes to the original text.
  Consultation with legal and insurance counsel and careful review of the
  entire document are strongly encouraged. ConsensusDOCS 410 • STANDARD
  DESIGN-BUILD AGREEMENT AND GENERAL CONDITIONS BETWEEN OWNER AND
  DESIGN-BUILDER (Cost of the Work Plus a Fee with a GMP) Copyright© 2011,
  ConsensusDOCS LLC. AN INDIVIDUAL PURCHASE OF THIS DOCUMENT PERMITS THE USER
  TO PRINT ONE CONTRACT FOR ONE PROJECT ONLY. YOU MAY ONLY MAKE COPIES OF A
  COMPLETED DOCUMENT FOR DISTRIBUTION TO PARTIES IN DIRECT CONNECTION WITH THE
  SPECIFIC CONSTRUCTION PROJECT. ANY OTHER USES, INCLUDING COPYING THE
  DOCUMENT, ARE STRICTLY PROHIBITED. 7 

  

 

	
  

  	
  3.2.1.1 If the
  Design-Build Documents are not complete at the time the GMP Proposal is
  submitted to the Owner, the Design-Builder shall provide in the GMP for
  further development of the Design-Build Documents consistent with the Owner’s
  Program. Such further development does not include changes in scope, systems,
  kinds and quality of materials, finishes or equipment, all of which if
  required, shall be incorporated by Change Order. 3.2.2 BASIS OF GUARANTEED
  MAXIMUM PRICE The Design-Builder shall include with the GMP Proposal a written
  statement of its basis, which shall include: 3.2.2.1 a list of the drawings
  and specifications, including all addenda, which were used in preparation of
  the GMP Proposal; 3.2.2.2 a list of allowances and a statement of their
  basis; 3.2.2.3 a list of the assumptions and clarifications made by the
  Design-Builder in the preparation of the GMP Proposal to supplement the
  information contained in the drawings and specifications; 3.2.2.4 the Date of
  Substantial Completion or the Date of Final Completion upon which the
  proposed GMP is based, and the Schedule of Work upon which the Date of
  Substantial Completion or the Date of Final Completion is based; 3.2.2.5 a
  schedule of applicable alternate prices; 3.2.2.6 a schedule of applicable
  unit prices; 3.2.2.7 a statement of Additional services included, if any;
  3.2.2.8 the time limit for acceptance of the GMP proposal; 3.2.2.9 the
  Design-Builder’s Contingency as provided in Subparagraph 3.2.7; 3.2.2.10 a
  statement of any work to be self-performed by the Design-Builder; and
  3.2.2.11 a statement identifying all patented or copyrighted materials,
  methods or systems selected by the Design-Builder and incorporated in the
  Work that are likely to require the payment of royalties or license fees.
  3.2.3 REVIEW AND ADJUSTMENT TO GMP PROPOSAL The Design-Builder shall meet
  with the Owner to review the GMP Proposal. In the event that the Owner has
  any comments relative to the GMP Proposal, or finds any inconsistencies or
  inaccuracies in the information presented, it shall give prompt written
  notice of such comments or findings to the Design-Builder, who shall make
  appropriate adjustments to the GMP, its basis or both. 3.2.4 ACCEPTANCE OF
  GMP PROPOSAL Upon acceptance by the Owner of the GMP Proposal, as may be
  amended by the Design-Builder in accordance with Subparagraph 3.2.3, the GMP
  and its basis shall be set forth in Amendment No. 1. The GMP and the Date of
  Substantial Completion or the Date of Final Completion shall be subject to
  modification in Article 9. 3.2.5 FAILURE TO ACCEPT THE GMP PROPOSAL Unless
  the Owner accepts the GMP Proposal in writing on or before the date specified
  in the GMP Proposal for such acceptance and so notifies the Design-Builder,
  the GMP Proposal shall not be effective. If the Owner fails to accept the GMP
  Proposal, or rejects the GMP Proposal, the Owner shall have the right to:
  3.2.5.1 Suggest modifications to the GMP Proposal. If such modifications are
  accepted in writing by Design-Builder, the GMP Proposal shall be deemed
  accepted in accordance with Subparagraph 3.2.4; IMPORTANT: A vertical line in
  the margin indicates a change has been made to the original text. Prior to
  signing, recipients may wish to request from the party producing the document
  a “redlined” version Indicating changes to the original text. Consultation
  with legal and insurance counsel and careful review of the entire document
  are strongly encouraged. ConsensusDOCS 410 • STANDARD DESIGN-BUILD AGREEMENT
  AND GENERAL CONDITIONS BETWEEN OWNER AND DESIGN-BUILDER (Cost of the Work
  Plus a Fee with a GMP) Copyright© 2011, ConsensusDOCS LLC. AN INDIVIDUAL
  PURCHASE OF THIS DOCUMENT PERMITS THE USER TO PRINT ONE CONTRACT FOR ONE
  PROJECT ONLY. YOU MAY ONLY MAKE COPIES OF A COMPLETED DOCUMENT FOR
  DISTRIBUTION TO PARTIES IN DIRECT CONNECTION WITH THE SPECIFIC CONSTRUCTION
  PROJECT. ANY OTHER USES, INCLUDING COPYING THE DOCUMENT, ARE STRICTLY
  PROHIBITED. 8

  

 

	
  

  	
  3.2.5.2 Direct
  the Design-Builder to proceed on the basis of reimbursement as provided in
  Articles 7 and 8 without a GMP, in which case all references in this
  Agreement to the GMP shall not be applicable; or 3.2.5.3 Terminate the
  Agreement for convenience in accordance with Paragraph 12.3. In the absence
  of a GMP the Parties may establish a Date of Substantial Completion or a Date
  of Final Completion. 3.2.6 PRE-GMP WORK Prior to the Owner’s acceptance of
  the GMP Proposal, the Design-Builder shall not incur any cost to be
  reimbursed as part of the Cost of the Work, except as provided in this
  Agreement or as the Owner may specifically authorize in writing. 3.2.7
  DESIGN-BUILDER’S CONTINGENCY The GMP Proposal will contain, as part of the
  estimated Cost of the Work, the Design-Builder’s Contingency, a sum mutually
  agreed upon and monitored by the Design-Builder and the Owner to cover costs
  which are properly reimbursable as a Cost of the Work but are not the basis
  for a Change Order. The Design-Builder’s Contingency shall not be used for
  changes in scope or for any item that would be the basis for an increase in
  the GMP. The Design-Builder shall provide the Owner with an accounting of
  charges against the Design-Builder’s Contingency. 3.2.8 COST REPORTING The
  Design-Builder shall keep such full and detailed accounts as are necessary
  for proper financial management under this Agreement. The Design-Builder shall
  maintain a complete set of all books and records prepared or used by the
  Design-Builder with respect to the Project. The Design-Builder’s records
  supporting its performance and billings under this Agreement shall be
  current, complete and accurate and maintained according to Generally Accepted
  Accounting Principles. The Owner shall be afforded reasonable access during
  normal business hours to all the Design-Builder’s records, books,
  correspondence, instructions, drawings, receipts, vouchers, memoranda and similar
  data relating to this Agreement. The Design-Builder shall preserve all such
  records for a period of three years after the final payment or longer where
  required by law. 3.2.8.1 The Design-Builder agrees to use reasonable skill
  and judgment in the preparation of cost estimates and Schedule of the Work,
  but does not warrant or guarantee them. 3.3 CONSTRUCTION PHASE SERVICES 3.3.1
  The Construction Phase will commence upon the issuance by the Owner of a
  written notice to proceed with construction. If construction commences prior
  to execution of Amendment No. 1, the Design-Builder shall prepare for the
  Owner’s written approval a list of the documents that are applicable to the
  part of the Work which the Owner has authorized, which list shall be included
  in the Owner’s written notice to proceed. 3.3.2 In order to complete the
  Work, the Design-Builder shall provide all necessary construction
  supervision, inspection, construction equipment, labor, materials, tools, and
  subcontracted items. 3.3.3 The Design-Builder shall give all notices and
  comply with all laws and ordinances legally enacted at the date of execution
  of the Agreement which govern the proper performance of the Work. 3.3.4 The
  Design-Builder shall obtain and the Owner shall pay for the building permits
  necessary for the construction of the Project. 3.3.5 The Design-Builder shall
  provide periodic written reports to the Owner on the progress of the Work in
  such detail as is required by the Owner and as agreed to by the Owner and the
  Design-Builder. IMPORTANT: A vertical line in the margin indicates a change
  has been made to the original text. Prior to signing, recipients may wish to
  request from the party producing the document a “redlined” version Indicating
  changes to the original text. Consultation with legal and insurance counsel
  and careful review of the entire document are strongly encouraged.
  ConsensusDOCS 410 • STANDARD DESIGN-BUILD AGREEMENT AND GENERAL CONDITIONS
  BETWEEN OWNER AND DESIGN-BUILDER (Cost of the Work Plus a Fee with a GMP)
  Copyright© 2011, ConsensusDOCS LLC. AN INDIVIDUAL PURCHASE OF THIS DOCUMENT
  PERMITS THE USER TO PRINT ONE CONTRACT FOR ONE PROJECT ONLY. YOU MAY ONLY
  MAKE COPIES OF A COMPLETED DOCUMENT FOR DISTRIBUTION TO PARTIES IN DIRECT
  CONNECTION WITH THE SPECIFIC CONSTRUCTION PROJECT. ANY OTHER USES, INCLUDING
  COPYING THE DOCUMENT, ARE STRICTLY PROHIBITED. 9

  

 

	
  

  	
  3.3.6 The
  Design-Builder shall develop a system of cost reporting for the Work,
  including regular monitoring of actual costs for activities in progress and
  estimates for uncompleted tasks and proposed changes in the Work. The reports
  shall be presented to the Owner at mutually agreeable intervals. 3.3.7 The
  Design-Builder shall regularly remove debris and waste materials at the
  Worksite resulting from the Work. Prior to discontinuing Work in an area, the
  Design-Builder shall clean the area and remove all rubbish and its
  construction equipment, tools, machinery, waste and surplus materials. The
  Design-Builder shall minimize and confine dust and debris resulting from construction
  activities. At the completion of the Work, the Design-Builder shall remove
  from the Worksite all construction equipment, tools, surplus materials, waste
  materials and debris. 3.3.8 The Design-Builder shall prepare and submit to
  the Owner: final marked-up as-built drawings in general documenting how the
  various elements of the Work including changes were actually constructed or
  installed, or as defined by the Parties by attachment to this Agreement. 3.4
  SCHEDULE OF THE WORK The Design-Builder shall prepare and submit a Schedule
  of Work for the Owner’s acceptance and written approval as to milestone
  dates. This schedule shall indicate the dates for the start and completion of
  the various stages of the Work, including the dates when information and approvals
  are required from the Owner. The Schedule shall be revised as required by the
  conditions of the Work. 3.5 SAFETY OF PERSONS AND PROPERTY 3.5.1 SAFETY
  PRECAUTIONS AND PROGRAMS The Design-Builder shall have overall responsibility
  for safety precautions and programs in the performance of the Work. While the
  provisions of this Paragraph establish the responsibility for safety between
  the Owner and the Design-Builder, they do not relieve Subcontractors of their
  responsibility for the safety of persons or property in the performance of
  their work, nor for compliance with the provisions of applicable laws and
  regulations. 3.5.2 The Design-Builder shall seek to avoid injury, loss or
  damage to persons or property by taking reasonable steps to protect: 3.5.2.1
  its employees and other persons at the Worksite; 3.5.2.2 materials, supplies
  and equipment stored at the Worksite for use in performance of the Work; and
  3.5.2.3 the Project and all property located at the Worksite and adjacent to
  work areas, whether or not said property or structures are part of the
  Project or involved in the Work. 3.5.3 DESIGN-BUILDER’S SAFETY REPRESENTATIVE
  The Design-Builder shall designate an individual at the Worksite in the
  employ of the Design-Builder who shall act as the Design-Builder’s designated
  safety representative with a duty to prevent accidents. Unless otherwise
  identified by the Design-Builder in writing to the Owner, the designated
  safety representative shall be the Design-Builder’s project superintendent.
  The Design-Builder will report immediately in writing all accidents and
  injuries occurring at the Worksite to the Owner. When the Design-Builder is
  required to file an accident report with a public authority, the
  Design-Builder shall furnish a copy of the report to the Owner. 3.5.4 The
  Design-Builder shall provide the Owner with copies of all notices required of
  the Design-Builder by law or regulation. The Design-Builder’s safety program
  shall comply with the requirements of governmental and quasi-governmental
  authorities having jurisdiction over the Work. 3.5.5 Damage or loss not
  insured under property insurance which may arise from the performance of the
  Work, to the extent of the negligence attributed to such acts or omissions of
  the Design-Builder, IMPORTANT: A vertical line in the margin indicates a
  change has been made to the original text. Prior to signing, recipients may
  wish to request from the party producing the document a “redlined” version
  Indicating changes to the original text. Consultation with legal and insurance
  counsel and careful review of the entire document are strongly encouraged.
  ConsensusDOCS 410 • STANDARD DESIGN-BUILD AGREEMENT AND GENERAL CONDITIONS
  BETWEEN OWNER AND DESIGN-BUILDER (Cost of the Work Plus a Fee with a GMP)
  Copyright© 2011, ConsensusDOCS LLC. AN INDIVIDUAL PURCHASE OF THIS DOCUMENT
  PERMITS THE USER TO PRINT ONE CONTRACT FOR ONE PROJECT ONLY. YOU MAY ONLY
  MAKE COPIES OF A COMPLETED DOCUMENT FOR DISTRIBUTION TO PARTIES IN DIRECT
  CONNECTION WITH THE SPECIFIC CONSTRUCTION PROJECT. ANY OTHER USES, INCLUDING
  COPYING THE DOCUMENT, ARE STRICTLY PROHIBITED. 10

  

 

	
  

  	
  or anyone for
  whose acts the Design-Builder may be liable, shall be promptly remedied by
  the Design-Builder. Damage or loss attributable to the acts or omissions of
  the Owner or Others and not to the Design-Builder shall be promptly remedied
  by the Owner.  3.5.6 If the Owner deems
  any part of the Work or Worksite unsafe, the Owner, without assuming
  responsibility for the Design-Builder’s safety program, may require the
  Design-Builder to stop performance of the Work or take corrective measures
  satisfactory to the Owner, or both. If the Design-Builder does not adopt
  corrective measures, the Owner may perform them and reduce by the costs of
  the corrective measures the amount of the GMP, or in the absence of a GMP,
  the Cost of the Work as provided in Article 8. The Design-Builder agrees to
  make no claim for damages, for an increase in the GMP, compensation for
  Design Phase services, the Design-Builder’s Fee or the Date of Substantial
  Completion or the Date of Final Completion based on the Design-Builder’s compliance
  with the Owner’s reasonable request. 3.6 HAZARDOUS MATERIALS 3.6.1 A
  Hazardous Material is any substance or material identified now or in the
  future as hazardous under any federal, state or local law or regulation, or
  any other substance or material which may be considered hazardous or
  otherwise subject to statutory or regulatory requirements governing handling,
  disposal or clean-up. The Design-Builder shall not be obligated to commence
  or continue work until all Hazardous Material discovered at the Worksite has
  been removed, rendered or determined to be harmless by the Owner as certified
  by an independent testing laboratory approved by the appropriate government
  agency. 3.6.2 If after the commencement of the Work, Hazardous Material is
  discovered at the Project, the Design-Builder shall be entitled to
  immediately stop Work in the affected area. The Design-Builder shall report
  the condition to the Owner and, if required, the government agency with
  jurisdiction. 3.6.3 The Design-Builder shall not be required to perform any
  Work relating to or in the area of Hazardous Material without written mutual
  agreement. 3.6.4 The Owner shall be responsible for retaining an independent
  testing laboratory to determine the nature of the material encountered and
  whether it is a Hazardous Material requiring corrective measures or remedial
  action. Such measures shall be the sole responsibility of the Owner, and
  shall be performed in a manner minimizing any adverse effects upon the Work
  of the Design-Builder. The Design-Builder shall resume Work in the area
  affected by any Hazardous Material only upon written agreement between the
  Parties after the Hazardous Material has been removed or rendered harmless
  and only after approval, if necessary, of the governmental agency or agencies
  with jurisdiction. 3.6.5 If the Design-Builder incurs additional costs or is
  delayed due to the presence or remediation of Hazardous Material, the
  Design-Builder shall be entitled to an equitable adjustment in the GMP,
  compensation for Design Phase services, the Design-Builder’s Fee or the Date
  of Substantial Completion or the Date of Final Completion. 3.6.6 To the
  extent not caused by the negligent acts or omissions of the Design-Builder,
  its Subcontractors, Material Suppliers and Sub-subcontractors, and the
  agents, officers, directors and employees of each of them, the Owner shall
  defend, indemnify and hold harmless the Design-Builder, its Subcontractors
  and Sub-subcontractors, and the agents, officers, directors and employees of
  each of them, from and against all claims, damages, losses, costs and
  expenses, including but not limited to reasonable attorneys’ fees, costs and
  expenses incurred in connection with any dispute resolution process, to the
  extent permitted pursuant to Paragraph 6.5, arising out of or relating to the
  performance of the Work in any area affected by Hazardous Material. 3.6.7
  Material Safety Data (MSD) sheets as required by law and pertaining to
  materials or substances used or consumed in the performance of the Work,
  whether obtained by the Design- IMPORTANT: A vertical line in the margin
  indicates a change has been made to the original text. Prior to signing,
  recipients may wish to request from the party producing the document a
  “redlined” version Indicating changes to the original text. Consultation with
  legal and insurance counsel and careful review of the entire document are
  strongly encouraged. ConsensusDOCS 410 • STANDARD DESIGN-BUILD AGREEMENT AND
  GENERAL CONDITIONS BETWEEN OWNER AND DESIGN-BUILDER (Cost of the Work Plus a
  Fee with a GMP) Copyright© 2011, ConsensusDOCS LLC. AN INDIVIDUAL PURCHASE OF
  THIS DOCUMENT PERMITS THE USER TO PRINT ONE CONTRACT FOR ONE PROJECT ONLY.
  YOU MAY ONLY MAKE COPIES OF A COMPLETED DOCUMENT FOR DISTRIBUTION TO PARTIES
  IN DIRECT CONNECTION WITH THE SPECIFIC CONSTRUCTION PROJECT. ANY OTHER USES,
  INCLUDING COPYING THE DOCUMENT, ARE STRICTLY PROHIBITED. 11 

  

 

	
  

  	
  Builder,
  Subcontractors, the Owner or Others, shall be maintained at the Project by
  the Design-Builder and made available to the Owner and Subcontractors. 3.6.8
  During the Design-Builder’s performance of the Work, the Design-Builder shall
  be responsible for the proper handling of all materials brought to the
  Worksite by the Design-Builder. Upon the issuance of the Certificate of
  Substantial Completion, the Owner shall be responsible under this Paragraph
  for materials and substances brought to the site by the Design-Builder if
  such materials or substances are required by the Contract Documents. 3.6.9
  The terms of this Paragraph 3.6 shall survive the completion of the Work
  under this Agreement or any termination of this Agreement. 3.7 WARRANTIES AND
  COMPLETION 3.7.1 The Design-Builder warrants that all materials and equipment
  furnished under the Construction Phase of this Agreement will be new unless
  otherwise specified, of good quality, in conformance with the Contract
  Documents, and free from defective workmanship and materials. Warranties
  shall commence on the Date of Substantial Completion of the Work or of a
  designated portion. The Design-Builder agrees to correct all construction
  performed under this Agreement which is defective in workmanship or materials
  within a period of one year from the Date of Substantial Completion or for
  such longer periods of time as may be set forth with respect to specific
  warranties required by the Contract Documents. 3.7.2 To the extent products,
  equipment, systems or materials incorporated in the Work are specified and
  purchased by the Owner, they shall be covered exclusively by the warranty of
  the manufacturer. There are no warranties which extend beyond the description
  on the face of any such warranty. To the extent products, equipment, systems
  or materials incorporated in the Work are specified by the Owner but
  purchased by the Design-Builder and are inconsistent with selection criteria
  that otherwise would have been followed by the Design-Builder, the
  Design-Builder shall assist the Owner in pursuing warranty claims. ALL OTHER
  WARRANTIES EXPRESSED OR IMPLIED INCLUDING THE WARRANTY OF MERCHANTABILITY AND
  THE WARRANTY OF FITNESS FOR A PARTICULAR PURPOSE ARE EXPRESSLY DISCLAIMED.
  3.7.3 The Design-Builder shall secure required certificates of inspection,
  testing or approval and deliver them to the Owner. 3.7.4 The Design-Builder
  shall collect all written warranties and equipment manuals and deliver them
  to the Owner in a format directed by the Owner. 3.7.5 With the assistance of
  the Owner’s maintenance personnel, the Design-Builder shall direct the
  checkout of utilities and start-up operations, and adjusting and balancing of
  systems and equipment for readiness. 3.8 CONFIDENTIALITY The Design-Builder
  shall treat as confidential and not disclose to third persons, except
  Subcontractors, Sub-subcontractors and the Design Professional as is
  necessary for the performance of the Work, or use for its own benefit any of
  the Owner’s developments, confidential information, know-how, discoveries,
  production methods and the like that may be disclosed to the Design-Builder
  or which the Design-Builder may acquire in connection with the Work. The
  Owner shall treat as confidential information all of the Design-Builder’s
  estimating systems and historical and parameter cost data that may be
  disclosed to the Owner in connection with the performance of this Agreement.
  The Owner and the Design-Builder shall each specify those items to be treated
  as confidential and shall mark them as “Confidential.” 3.9 ADDITIONAL
  SERVICES The Design-Builder shall provide or procure the following Additional
  services upon the request of the Owner. A written agreement between the Owner
  and the Design-Builder shall define the extent of such Additional services
  before they are performed by the Design-Builder. If a GMP has been
  established for the Work or any portion of the Work, such Additional services
  shall be considered a Change in IMPORTANT: A vertical line in the margin
  indicates a change has been made to the original text. Prior to signing,
  recipients may wish to request from the party producing the document a
  “redlined” version Indicating changes to the original text. Consultation with
  legal and insurance counsel and careful review of the entire document are
  strongly encouraged. ConsensusDOCS 410 • STANDARD DESIGN-BUILD AGREEMENT AND
  GENERAL CONDITIONS BETWEEN OWNER AND DESIGN-BUILDER (Cost of the Work Plus a
  Fee with a GMP) Copyright© 2011, ConsensusDOCS LLC. AN INDIVIDUAL PURCHASE OF
  THIS DOCUMENT PERMITS THE USER TO PRINT ONE CONTRACT FOR ONE PROJECT ONLY.
  YOU MAY ONLY MAKE COPIES OF A COMPLETED DOCUMENT FOR DISTRIBUTION TO PARTIES
  IN DIRECT CONNECTION WITH THE SPECIFIC CONSTRUCTION PROJECT. ANY OTHER USES,
  INCLUDING COPYING THE DOCUMENT, ARE STRICTLY PROHIBITED. 12

  

 

	
  

  	
  the Work,
  unless they are specifically included in the statement of the basis of the
  GMP as set forth in Amendment No. 1. 3.9.1 Development of the Owner’s
  Program, establishing the Project budget, investigating sources of financing,
  general business planning and other information and documentation as may be
  required to establish the feasibility of the Project. 3.9.2 Consultations,
  negotiations, and documentation supporting the procurement of Project
  financing. 3.9.3 Surveys, site evaluations, legal descriptions and aerial
  photographs. 3.9.4 Appraisals of existing equipment, existing properties, new
  equipment and developed properties. 3.9.5 Soils, subsurface and environmental
  studies, reports and investigations required for submission to governmental
  authorities or others having jurisdiction over the Project. 3.9.6
  Consultations and representations before governmental authorities or others
  having jurisdiction over the Project other than normal assistance in securing
  building permits. 3.9.7 Investigation or making measured drawings of existing
  conditions or the reasonably required verification of Owner-provided drawings
  and information. 3.9.8 Artistic renderings, models and mockups of the Project
  or any part of the Project or the Work. 3.9.9 Inventories of existing
  furniture, fixtures, furnishings and equipment which might be under
  consideration for incorporation into the Work. 3.9.10 Interior design and
  related services, including procurement and placement of furniture,
  furnishings, artwork and decorations. 3.9.11 Making revisions to the
  Schematic Design, Design Development, Construction Documents or documents
  forming the basis of the GMP after they have been approved by the Owner, and
  which are due to causes beyond the control of the Design-Builder. Causes
  beyond the control of the Design-Builder do not include acts or omissions on
  the part of Subcontractors, Material Suppliers, Sub-subcontractors or the
  Design Professional. 3.9.12 Design, coordination, management, expediting and
  other services supporting the procurement of materials to be obtained, or
  work to be performed, by the Owner, including but not limited to telephone
  systems, computer wiring networks, sound systems, alarms, security systems
  and other specialty systems which are not a part of the Work. 3.9.13
  Estimates, proposals, appraisals, consultations, negotiations and services in
  connection with the repair or replacement of an insured loss, provided such
  repair or replacement did not result from the negligence of the
  Design-Builder. 3.9.14 The premium portion of overtime work ordered by the
  Owner, including productivity impact costs, other than that required by the
  Design-Builder to maintain the Schedule of Work. 3.9.15 Out-of-town travel by
  the Design Professional in connection with the Work, except between the
  Design Professional’s office, the Design-Builder’s office, the Owner’s office
  and the Worksite. 3.9.16 Obtaining service contractors and training
  maintenance personnel, assisting and consulting in the use of systems and
  equipment after the initial start-up. 3.9.17 Services for tenant or rental
  spaces not a part of this Agreement. IMPORTANT: A vertical line in the margin
  indicates a change has been made to the original text. Prior to signing,
  recipients may wish to request from the party producing the document a
  “redlined” version Indicating changes to the original text. Consultation with
  legal and insurance counsel and careful review of the entire document are
  strongly encouraged. ConsensusDOCS 410 • STANDARD DESIGN-BUILD AGREEMENT AND
  GENERAL CONDITIONS BETWEEN OWNER AND DESIGN-BUILDER (Cost of the Work Plus a
  Fee with a GMP) Copyright© 2011, ConsensusDOCS LLC. AN INDIVIDUAL PURCHASE OF
  THIS DOCUMENT PERMITS THE USER TO PRINT ONE CONTRACT FOR ONE PROJECT ONLY.
  YOU MAY ONLY MAKE COPIES OF A COMPLETED DOCUMENT FOR DISTRIBUTION TO PARTIES
  IN DIRECT CONNECTION WITH THE SPECIFIC CONSTRUCTION PROJECT. ANY OTHER USES,
  INCLUDING COPYING THE DOCUMENT, ARE STRICTLY PROHIBITED. 13 

  

 

	
  

  	
  3.9.18 Services
  requested by the Owner or required by the Work which are not specified in the
  Contract Documents and which are not normally part of generally accepted
  design and construction practice. 3.9.19 Serving or preparing to serve as an
  expert witness in connection with any proceeding, legal or otherwise,
  regarding the Project. 3.9.20 Document reproduction exceeding the limits
  provided for in this Agreement. 3.9.21 Providing services relating to
  Hazardous Material discovered at the Worksite. 3.9.22 Other services as
  agreed to by the Parties and identified in an attached exhibit. 3.10
  DESIGN-BUILDER’S REPRESENTATIVE The Design-Builder shall designate a person
  who shall be the Design-Builder’s authorized representative. The
  Design-Builder’s Representative is Jamie Rochleau. ARTICLE 4 OWNER’S
  RESPONSIBILITIES 4.1 INFORMATION AND SERVICES PROVIDED BY OWNER 4.1.1 The
  Owner shall provide full information in a timely manner regarding
  requirements for the Project, including the Owner’s Program and other
  relevant information. 4.1.2 The Owner shall provide: 4.1.2.1 all available
  information describing the physical characteristics of the site, including
  surveys, site evaluations, legal descriptions, existing conditions, subsurface
  and environmental studies, reports and investigations; 4.1.2.2 inspection and
  testing services during construction as required by law or as mutually
  agreed; and 4.1.2.3 unless otherwise provided in the Contract Documents,
  necessary approvals, site plan review, rezoning, easements and assessments,
  fees and charges required for the construction, use, occupancy or renovation
  of permanent structures, including legal and other required services. 4.1.3
  Prior to commencement of the Work and thereafter at the written request of
  the Design-Builder, the Owner shall provide the Design-Builder with evidence
  of Project financing. Evidence of such financing shall be a condition
  precedent to the Design-Builder’s commencing or continuing the Work. The
  Design-Builder shall be notified prior to any material change in Project
  financing. 4.1.4 The Design-Builder shall be entitled to rely on the
  completeness and accuracy of the information and services required by this
  Paragraph 4.1. 4.2 RESPONSIBILITIES DURING DESIGN PHASE 4.2.1 The Owner shall
  provide the Owner’s Program at the inception of the Design Phase and shall
  review and timely approve in writing schedules, estimates, Preliminary
  Estimate, Schematic Design Documents, Design Development Documents and
  Construction Documents furnished during the Design Phase as set forth in
  Paragraph 3.1, and the GMP Proposal as set forth in Paragraph 3.2. 4.3
  RESPONSIBILITIES DURING CONSTRUCTION PHASE 4.3.1 The Owner shall review the
  Schedule of the Work as set forth in Paragraph 3.4 and timely approve the
  milestone dates set forth. IMPORTANT: A vertical line in the margin indicates
  a change has been made to the original text. Prior to signing, recipients may
  wish to request from the party producing the document a “redlined” version
  Indicating changes to the original text. Consultation with legal and
  insurance counsel and careful review of the entire document are strongly
  encouraged. ConsensusDOCS 410 • STANDARD DESIGN-BUILD AGREEMENT AND GENERAL
  CONDITIONS BETWEEN OWNER AND DESIGN-BUILDER (Cost of the Work Plus a Fee with
  a GMP) Copyright© 2011, ConsensusDOCS LLC. AN INDIVIDUAL PURCHASE OF THIS
  DOCUMENT PERMITS THE USER TO PRINT ONE CONTRACT FOR ONE PROJECT ONLY. YOU MAY
  ONLY MAKE COPIES OF A COMPLETED DOCUMENT FOR DISTRIBUTION TO PARTIES IN
  DIRECT CONNECTION WITH THE SPECIFIC CONSTRUCTION PROJECT. ANY OTHER USES,
  INCLUDING COPYING THE DOCUMENT, ARE STRICTLY PROHIBITED. 14

  

 

	
  

  	
  4.3.2 If the
  Owner becomes aware of any error, omission or failure to meet the
  requirements of the Contract Documents or any fault or defect in the Work,
  the Owner shall give prompt written notice to the Design-Builder. The failure
  of the Owner to give such notice shall not relieve the Design-Builder of its
  obligations to fulfill the requirements of the Contract Documents. 4.3.3 The
  Owner shall communicate with the Design-Builder’s Subcontractors, Material
  Suppliers and the Design Professional only through or in the presence of the
  Design-Builder. The Owner shall have no contractual obligations to
  Subcontractors, suppliers, or the Design Professional. 4.3.4 The Owner shall
  provide insurance for the Project as provided in Article 11. 4.4 OWNER’S
  REPRESENTATIVE The Owner’s Representative is Mario Mautino. The
  Representative: 4.4.1 shall be fully acquainted with the Project; 4.4.2
  agrees to furnish the information and services required of the Owner pursuant
  to Paragraph 4.1 so as not to delay the Design-Builder’s Work; and 4.4.3
  shall have authority to bind the Owner in all matters requiring the Owner’s
  approval, authorization or written notice. If the Owner changes its
  representative or the representative’s authority as listed above, the Owner
  shall notify the Design-Builder in writing in advance. 4.5 TAX EXEMPTION If
  in accordance with the Owner’s direction the Design-Builder claims an
  exemption for taxes, the Owner shall indemnify and hold the Design-Builder
  harmless for all liability, penalty, interest, fine, tax assessment,
  attorneys’ fees or other expense or cost incurred by the Design-Builder as a
  result of any action taken by the Design-Builder in accordance with the
  Owner’s direction. 4.6 ELECTRONIC DOCUMENTS If the Owner requires that the
  Owner and Design-Builder exchange documents and data in electronic or digital
  form, prior to any such exchange, the Owner and Design-Builder shall agree on
  a written protocol governing all exchanges in ConsensusDOCS 200.2 or a
  separate agreement, which, at a minimum, shall specify: (1) the definition of
  documents and data to be accepted in electronic or digital form or to be transmitted
  electronically or digitally; (2) management and coordination
  responsibilities; (3) necessary equipment, software and services; (4)
  acceptable formats, transmission methods and verification procedures; (5)
  methods for maintaining version control; (6) privacy and security
  requirements; and (7) storage and retrieval requirements. The Parties shall
  each bear their own costs for the requirements identified in the protocol In
  the absence of a written protocol, use of documents and data in electronic or
  digital form shall be at the sole risk of the recipient. ARTICLE 5
  SUBCONTRACTS Work not performed by the Design-Builder with its own forces
  shall be performed by Subcontractors or the Design Professional. 5.1
  RETAINING SUBCONTRACTORS The Design-Builder shall not retain any
  subcontractor to whom the Owner has a reasonable and timely objection,
  provided that the Owner agrees to compensate the Design-Builder for any
  additional costs incurred by the Design-Builder as a result of such
  objection. The Owner may propose subcontractors to be considered by the
  Design-Builder. The Design-Builder shall not be required to retain any
  subcontractor to whom the Design-Builder has a reasonable objection. 5.2
  MANAGEMENT OF SUBCONTRACTORS The Design-Builder shall be responsible for the
  management of the Subcontractors in the performance of their work. 5.3
  CONTINGENT ASSIGNMENT OF SUBCONTRACT IMPORTANT: A vertical line in the margin
  indicates a change has been made to the original text. Prior to signing,
  recipients may wish to request from the party producing the document a
  “redlined” version Indicating changes to the original text. Consultation with
  legal and insurance counsel and careful review of the entire document are
  strongly encouraged. ConsensusDOCS 410 • STANDARD DESIGN-BUILD AGREEMENT AND
  GENERAL CONDITIONS BETWEEN OWNER AND DESIGN-BUILDER (Cost of the Work Plus a
  Fee with a GMP) Copyright© 2011, ConsensusDOCS LLC. AN INDIVIDUAL PURCHASE OF
  THIS DOCUMENT PERMITS THE USER TO PRINT ONE CONTRACT FOR ONE PROJECT ONLY. YOU
  MAY ONLY MAKE COPIES OF A COMPLETED DOCUMENT FOR DISTRIBUTION TO PARTIES IN
  DIRECT CONNECTION WITH THE SPECIFIC CONSTRUCTION PROJECT. ANY OTHER USES,
  INCLUDING COPYING THE DOCUMENT, ARE STRICTLY PROHIBITED. 15 

  

 

	
  

  	
  5.3.1 If this
  Agreement is terminated, each subcontract agreement shall be assigned by the
  Design-Builder to the Owner, subject to the prior rights of any surety,
  provided that: 5.3.1.1 this Agreement is terminated by the Owner pursuant to
  Paragraphs 12.2 or 12.3; and 5.3.1.2 the Owner accepts such assignment, after
  termination by notifying the Subcontractor and Design-Builder in writing, and
  assumes all rights and obligations of the Design-Builder pursuant to each
  subcontract agreement. 5.3.2 If the Owner accepts such an assignment, and the
  Work has been suspended for more than thirty (30) consecutive Days, following
  termination, if appropriate, the Subcontractor’s compensation shall be
  equitably adjusted as a result of the suspension. 5.4 BINDING OF
  SUBCONTRACTORS AND MATERIAL SUPPLIERS The Design-Builder agrees to bind every
  Subcontractor and Material Supplier (and require every Subcontractor to so
  bind its Sub-subcontractors and Material Suppliers) to all the provisions of
  this Agreement and the Contract Documents as they apply to the Subcontractors
  and Material Suppliers portions of the Work. 5.5 LABOR RELATIONS (Insert here
  or attach as exhibit as necessary any conditions, obligations or requirements
  relative to labor relations and their effect on the Project. Legal counsel is
  recommended.) Not Applicable ARTICLE 6 TIME 6.1 DATE OF COMMENCEMENT The Date
  of Commencement is the effective date of this Agreement as first written in
  Article 1 unless otherwise set forth below: (Insert here any special
  provisions concerning Notices to Proceed and the Date of Commencement.) The
  Work shall proceed in general accordance with the Schedule of Work as such
  schedule may be amended from time to time, subject, however, to other
  provisions of this Agreement. 6.2 SUBSTANTIAL FINAL COMPLETION Unless the
  Parties agree otherwise, the Date of Substantial Completion or the Date of
  Final Completion shall be established in Amendment No. 1 to this Agreement
  subject to adjustments as provided for in the Contract Documents. The Owner
  and the Design-Builder may agree not to establish such dates, or in the
  alternative, to establish one but not the other of the two dates. If such
  dates are not established upon the execution of this Agreement, at such time
  as a GMP is accepted a Date of Substantial Completion or Date of Final Completion
  of the Work shall be established in Amendment No. 1. If a GMP is not
  established and the Parties desire to establish a Date of Substantial
  Completion or Date of Final Completion, it shall be set forth in Amendment
  No. 1. 6.2.1 Time limits stated in the Contract Documents are of the essence.
  6.2.2 Unless instructed by the Owner in writing, the Design-Builder shall not
  knowingly commence the Work before the effective date of insurance that is
  required to be provided by the Design-Builder or the Owner. 6.3 DELAYS IN THE
  WORK IMPORTANT: A vertical line in the margin indicates a change has been
  made to the original text. Prior to signing, recipients may wish to request
  from the party producing the document a “redlined” version Indicating changes
  to the original text. Consultation with legal and insurance counsel and
  careful review of the entire document are strongly encouraged. ConsensusDOCS
  410 • STANDARD DESIGN-BUILD AGREEMENT AND GENERAL CONDITIONS BETWEEN OWNER
  AND DESIGN-BUILDER (Cost of the Work Plus a Fee with a GMP) Copyright© 2011,
  ConsensusDOCS LLC. AN INDIVIDUAL PURCHASE OF THIS DOCUMENT PERMITS THE USER
  TO PRINT ONE CONTRACT FOR ONE PROJECT ONLY. YOU MAY ONLY MAKE COPIES OF A
  COMPLETED DOCUMENT FOR DISTRIBUTION TO PARTIES IN DIRECT CONNECTION WITH THE
  SPECIFIC CONSTRUCTION PROJECT. ANY OTHER USES, INCLUDING COPYING THE
  DOCUMENT, ARE STRICTLY PROHIBITED. 16 

  

 

	
  

  	
  6.3.1 If the
  Design-Builder is delayed at any time in the commencement or progress of the
  Work by any cause beyond the control of the Design-Builder, the
  Design-Builder shall be entitled to an equitable extension of the Date of
  Substantial Completion or the Date of Final Completion. Examples of causes
  beyond the control of the Design-Builder include, but are not limited to, the
  following: acts or omissions of the Owner or Others; changes in the Work or
  the sequencing of the Work ordered by the Owner, or arising from decisions of
  the Owner that impact the time of performance of the Work; transportation
  delays not reasonably foreseeable; labor disputes not involving the
  Design-Builder; general labor disputes impacting the Project but not
  specifically related to the Worksite; fire, terrorism, epidemics, adverse
  governmental actions, unavoidable accidents or circumstances, adverse weather
  conditions not reasonably anticipated, encountering Hazardous Materials,
  concealed or unknown conditions; or delay authorized by the Owner pending
  dispute resolution and suspension by the Owner under Paragraph 12.1. The
  Design-Builder shall process any requests for equitable extensions of the
  Date of Substantial Completion or the Date of Final Completion in accordance
  with the provisions of Article 9. 6.3.2 In addition, if the Design-Builder
  incurs additional costs as a result of a delay that is caused by acts or
  omissions of the Owner or Others, changes in the Work or the sequencing of
  the Work ordered by the Owner, or arising from decisions of the Owner that
  impact the time of performance of the Work, encountering Hazardous Materials,
  or concealed or unknown conditions, delay authorized by the Owner pending
  dispute resolution and suspension by the Owner under Paragraph 12.1, the
  Design-Builder shall be entitled to an equitable adjustment in the GMP
  subject to Paragraph 6.5. 6.3.3 In the event delays to the Project are
  encountered for any reason, the Parties agree to undertake reasonable steps
  to mitigate the effect of such delays. 6.4 LIQUIDATED DAMAGES 6.4.1
  SUBSTANTIAL COMPLETION The Owner and the Design-Builder agree that this
  Agreement shall not provide for the imposition of liquidated damages based on
  the Date of Substantial Completion. 6.4.1.1 The Design-Builder understands
  that if the Date of Substantial Completion established by Amendment No. 1, as
  may be amended by subsequent Change Order, is not attained, the Owner will
  suffer damages which are difficult to determine and accurately specify. The
  Design-Builder agrees that if the Date of Substantial Completion is not
  attained, the Design-Builder shall pay the Owner Zero Dollars ($0.00) as
  liquidated damages and not as a penalty for each Day that Substantial
  Completion extends beyond the Date of Substantial Completion. The liquidated
  damages provided herein shall be in lieu of all liability for any and all
  extra costs, losses, expenses, claims, penalties and any other damages of
  whatsoever nature incurred by the Owner which are occasioned by any delay in
  achieving the Date of Substantial Completion. 6.4.2 FINAL COMPLETION The
  Owner and the Design-Builder agree that this Agreement shall not provide for
  the imposition of liquidated damages based on the Date of Final Completion.
  6.4.3 The Design-Builder understands that if the Date of Final Completion
  established by this Amendment No. 1 is not attained, the Owner will suffer
  damages which are difficult to determine and accurately specify. The
  Design-Builder agrees that if the Date• of Final Completion is not attained,
  the Design-Builder shall pay the Owner Zero Dollars ($0.00) as liquidated
  damages for each Day that Final Completion extends beyond the Date of Final
  Completion. The liquidated damages provided herein shall be in lieu of all
  liability for any and all extra costs, losses, expenses, claims, penalties
  and IMPORTANT: A vertical line in the margin indicates a change has been made
  to the original text. Prior to signing, recipients may wish to request from
  the party producing the document a “redlined” version Indicating changes to
  the original text. Consultation with legal and insurance counsel and careful
  review of the entire document are strongly encouraged. ConsensusDOCS 410 •
  STANDARD DESIGN-BUILD AGREEMENT AND GENERAL CONDITIONS BETWEEN OWNER AND
  DESIGN-BUILDER (Cost of the Work Plus a Fee with a GMP) Copyright© 2011,
  ConsensusDOCS LLC. AN INDIVIDUAL PURCHASE OF THIS DOCUMENT PERMITS THE USER
  TO PRINT ONE CONTRACT FOR ONE PROJECT ONLY. YOU MAY ONLY MAKE COPIES OF A
  COMPLETED DOCUMENT FOR DISTRIBUTION TO PARTIES IN DIRECT CONNECTION WITH THE
  SPECIFIC CONSTRUCTION PROJECT. ANY OTHER USES, INCLUDING COPYING THE
  DOCUMENT, ARE STRICTLY PROHIBITED. 17

  

 

	
  

  	
  any other
  damages of whatsoever nature incurred by the Owner which are occasioned by
  any delay in achieving the Date of Final Completion. 6.4.4 OTHER LIQUIDATED
  DAMAGES The Owner and the Design-Builder may agree upon the imposition of
  liquidated damages based on other project milestones or performance
  requirements. Such agreement shall be included as an exhibit to this
  Agreement. 6.5 LIMITED MUTUAL WAIVER OF CONSEQUENTIAL DAMAGES Except for
  damages mutually agreed upon by the Parties as liquidated damages in Paragraph
  6.4 and excluding losses covered by insurance required by the Contract
  Documents, the Owner and the Design-Builder agree to waive all claims against
  each other for any consequential damages that may arise out of or relate to
  this Agreement, except for those specific items of damages excluded from this
  waiver as mutually agreed upon by the Parties and identified below. The Owner
  agrees to waive damages including but not limited to the Owner’s loss of use
  of the Project, any rental expenses incurred, loss of income, profit or
  financing related to the Project, as well as the loss of business, loss of
  financing, principal office overhead and expenses, loss of profits not
  related to this Project, loss of reputation, or insolvency. The
  Design-Builder agrees to waive damages including but not limited to loss of
  business, loss of financing, principal office overhead and expenses, loss of
  profits not related to this Project, loss of bonding capacity, loss of
  reputation, or insolvency. The provisions of this Paragraph shall also apply
  to the termination of this Agreement and shall survive such termination. The
  following items of damages are excluded from this mutual waiver: 6.5.1 The
  Owner and the Design-Builder shall require similar waivers in contracts with
  Subcontractors and Others retained for the Project. ARTICLE 7 COMPENSATION
  7.1 DESIGN PHASE COMPENSATION 7.1.1 To the extent required by applicable law,
  the cost of services performed directly by the Design Professional is
  computed separately and is independent from the Design-Builder’s compensation
  for work or services performed directly by the Design-Builder; these costs
  shall be shown as separate items on applications for payment. If an Design
  Professional is retained by the Design-Builder, the payments to the Design
  Professional shall be as detailed in a separate agreement between the
  Design-Builder and the Design Professional. 7.1.2 The Owner shall compensate
  the Design-Builder for services performed during the Design Phase as
  described in Paragraph 3.1, including preparation of a GMP Proposal, if
  applicable, as described in Paragraph 3.2, as follows: The Design-Builder’s
  fee shall be three percent {3%) of the total Construction Phase Services,
  payable monthly as the Design Work is progressing. 7.1.3 Compensation for
  Design Phase services, as part of the Work, shall include the
  Design-Builder’s Fee as established in Paragraph 7.3, paid in proportion to
  the services performed, subject to adjustment as provided in Paragraph 7.4.
  7.1.4 Compensation for Design Phase services shall be equitably adjusted if
  such services extend beyond 18 months from the date of this Agreement for
  reasons beyond the reasonable control of the Design-Builder or as provided in
  Paragraph 9.1. For changes in Design Phase services, compensation shall be
  adjusted as follows: To be negotiated between Owner and Design-Builder at the
  time of the occurence. IMPORTANT: A vertical line in the margin indicates a
  change has been made to the original text. Prior to signing, recipients may
  wish to request from the party producing the document a “redlined” version
  Indicating changes to the original text. Consultation with legal and
  insurance counsel and careful review of the entire document are strongly
  encouraged. ConsensusDOCS 410 • STANDARD DESIGN-BUILD AGREEMENT AND GENERAL
  CONDITIONS BETWEEN OWNER AND DESIGN-BUILDER (Cost of the Work Plus a Fee with
  a GMP) Copyright© 2011, ConsensusDOCS LLC. AN INDIVIDUAL PURCHASE OF THIS
  DOCUMENT PERMITS THE USER TO PRINT ONE CONTRACT FOR ONE PROJECT ONLY. YOU MAY
  ONLY MAKE COPIES OF A COMPLETED DOCUMENT FOR DISTRIBUTION TO PARTIES IN
  DIRECT CONNECTION WITH THE SPECIFIC CONSTRUCTION PROJECT. ANY OTHER USES,
  INCLUDING COPYING THE DOCUMENT, ARE STRICTLY PROHIBITED. 18

  

 

	
  

  	
  7.1.5 Within
  fifteen (15) Days after receipt of each monthly application for payment, the
  Owner shall give written notice to the Design-Builder of the Owner’s
  acceptance or rejection, in whole or in part, of such application for
  payment. Within fifteen {15) Days after accepting such application, the Owner
  shall pay directly to the Design-Builder the appropriate amount for which
  application for payment is made, less amounts previously paid by the Owner.
  If such application is rejected in whole or in part, the Owner shall indicate
  the reasons for its rejection. If the Owner and the Design-Builder cannot
  agree on a revised amount then, within fifteen {15) Days after its initial
  rejection in part of such application, the Owner shall pay directly to the
  Design-Builder the appropriate amount for those items not rejected by the
  Owner for which application for payment is made, less amounts previously paid
  by the Owner. Those items rejected by the Owner shall be due and payable when
  the reasons for the rejection have been removed. 7.1.6 If the Owner fails to
  pay the Design-Builder at the time payment of any amount becomes due, then
  the Design-Builder may, at any time thereafter, upon serving written notice
  that the Work will be stopped within seven (7) Days after receipt of the
  notice by the Owner, and after such seven (7) Day period, stop the Work until
  payment of the amount owing has been received. 7.1.7 Payments due pursuant to
  Subparagraph 7.1.5, may bear interest from the date payment is due at the
  prime rate prevailing at the location of Project. 7.2 CONSTRUCTION PHASE
  COMPENSATION 7.2.1 The Owner shall compensate the Design-Builder for Work
  performed following the commencement of the Construction Phase on the
  following basis: 7.2.1.1 the Cost of the Work as allowed in Article 8; and
  7.2.1.2 the Design-Builder’s Fee paid in proportion to the services performed
  subject to adjustment as provided in Paragraph 7.4. 7.2.2 The compensation to
  be paid under this Paragraph 7.2 shall be limited to the GMP established in
  Amendment No. 1, as the GMP may be adjusted under Article 9. 7.2.3 Payment
  for Construction Phase services shall be as set forth in Article 10. If
  Design Phase services continue to be provided after construction has
  commenced, the Design-Builder shall continue to be compensated as provided in
  Paragraph 7.1, or as mutually agreed. 7.3 DESIGN-BUILDER’S FEE The
  Design-Builder’s Fee shall be as follows, subject to adjustment as provided
  in Paragraph 7.4: The Design-Builder’s fee shall be four and one-half percent
  (4 1/2%) of the total Construction Phase Services. The Design-Builder’s Fee
  shall be paid proportionately to the ratio that the monthly Construction
  Phase Services bears to the total estimated Construction Phase Services. 7.4
  ADJUSTMENT IN THE DESIGN-BUILDER’S FEE Adjustment in the Design-Builder’s Fee
  shall be made as follows: 7.4.1 for changes in the Work as provided in
  Article 9, the Design-Builder’s Fee shall be adjusted as follows: For major
  changes in the Scope of the Work the Design-Builder’s Fee shall be adjusted
  at the rate of seven and one-half percent (7 1/2%) of the Cost of the Work.
  (Design Fee- 3% I Construction Fee- 4 1/2%) IMPORTANT: A vertical line in the
  margin indicates a change has been made to the original text. Prior to
  signing, recipients may wish to request from the party producing the document
  a “redlined” version Indicating changes to the original text. Consultation
  with legal and insurance counsel and careful review of the entire document
  are strongly encouraged. ConsensusDOCS 410 • STANDARD DESIGN-BUILD AGREEMENT
  AND GENERAL CONDITIONS BETWEEN OWNER AND DESIGN-BUILDER (Cost of the Work
  Plus a Fee with a GMP) Copyright© 2011, ConsensusDOCS LLC. AN INDIVIDUAL
  PURCHASE OF THIS DOCUMENT PERMITS THE USER TO PRINT ONE CONTRACT FOR ONE
  PROJECT ONLY. YOU MAY ONLY MAKE COPIES OF A COMPLETED DOCUMENT FOR
  DISTRIBUTION TO PARTIES IN DIRECT CONNECTION WITH THE SPECIFIC CONSTRUCTION
  PROJECT. ANY OTHER USES, INCLUDING COPYING THE DOCUMENT, ARE STRICTLY
  PROHIBITED. 19

  

 

	
  

  	
  7.4.2 for
  delays in the Work not caused by the Design-Builder, except as provided in
  Subparagraph 6.3.2, there will be an equitable adjustment in the
  Design-Builder’s Fee to compensate the Design-Builder for increased expenses;
  and 7.4.3 if the Design-Builder is placed in charge of managing the
  replacement of an insured or uninsured loss, the Design-Builder shall be paid
  an additional fee in the same proportion that the Design-Builder’s Fee bears
  to the estimated Cost of the Work for the replacement. ARTICLE 8 COST OF THE
  WORK The Owner agrees to pay the Design-Builder for the Cost of the Work as
  defined in this Article. This payment shall be in addition to the
  Design-Builder’s Fee stipulated in Paragraph 7.3. 8.1 COST ITEMS FOR DESIGN
  PHASE SERVICES 8.1.1 Compensation for Design Phase services as provided in
  Paragraph 7.1. 8.2 COST ITEMS FOR CONSTRUCTION PHASE SERVICES 8.2.1 Wages
  paid for labor in the direct employ of the Design-Builder in the performance
  of the Work. 8.2.2 Salaries of the Design-Builder’s employees when stationed
  at the field office, in whatever capacity employed, employees engaged on the
  road expediting the production or transportation of material and equipment,
  and employees from the principal or branch office performing the functions
  listed below: Project Manager, Project Engineer and Project Assistant 8.2.3
  Cost of all employee benefits and taxes including but not limited to Workers’
  Compensation, unemployment compensation, Social Security, health, welfare,
  retirement and other fringe benefits as required by law, labor agreements, or
  paid under the Design-Builder’s standard personnel policy, insofar as such
  costs are paid to employees of the Design-Builder who are included in the
  Cost of the Work under Subparagraphs 8.2.1 and 8.2.2. 8.2.4 Reasonable
  transportation, travel, hotel and moving expenses of the Design-Builder’s
  personnel incurred in connection with the Work. 8.2.5 Cost of all materials,
  supplies and equipment incorporated in the Work, including costs of
  inspection and testing if not provided by the Owner, transportation, storage
  and handling. 8.2.6 Payments made by the Design-Builder to Subcontractors for
  work performed under this Agreement. 8.2.7 Fees and expenses for design
  services procured or furnished by the Design-Builder except as provided by
  the Design Professional and compensated in Paragraph 7.1. 8.2.8 Cost,
  including transportation and maintenance of all materials, supplies,
  equipment, temporary facilities and hand tools not owned by the workers that
  are used or consumed in the performance of the Work, less salvage value or
  residual value; and cost less salvage value on such items used, but not
  consumed that remain the property of the Design-Builder. 8.2.9 Rental charges
  of all necessary machinery and equipment, exclusive of hand tools owned by
  workers, used at the Worksite, whether rented from the Design-Builder or
  Others, including installation, repair and replacement, dismantling, removal,
  maintenance, transportation and delivery IMPORTANT: A vertical line in the
  margin indicates a change has been made to the original text. Prior to signing,
  recipients may wish to request from the party producing the document a
  “redlined” version Indicating changes to the original text. Consultation with
  legal and insurance counsel and careful review of the entire document are
  strongly encouraged. ConsensusDOCS 410 • STANDARD DESIGN-BUILD AGREEMENT AND
  GENERAL CONDITIONS BETWEEN OWNER AND DESIGN-BUILDER (Cost of the Work Plus a
  Fee with a GMP) Copyright© 2011, ConsensusDOCS LLC. AN INDIVIDUAL PURCHASE OF
  THIS DOCUMENT PERMITS THE USER TO PRINT ONE CONTRACT FOR ONE PROJECT ONLY.
  YOU MAY ONLY MAKE COPIES OF A COMPLETED DOCUMENT FOR DISTRIBUTION TO PARTIES
  IN DIRECT CONNECTION WITH THE SPECIFIC CONSTRUCTION PROJECT. ANY OTHER USES,
  INCLUDING COPYING THE DOCUMENT, ARE STRICTLY PROHIBITED. 20

  

 

 

	
  

  	
  costs. Rental
  from unrelated third parties shall be reimbursed at actual cost. Rentals from
  the Design-Builder or its affiliates, subsidiaries or related parties shall
  be computed based on the Equipment Rate Schedule included as Exhibit No. 2.
  8.2.10 Cost of the premiums for all insurance and surety bonds which the
  Design-Builder is required to procure or deems necessary, and approved by the
  Owner, including any additional premium incurred as a result of any increase
  in the GMP. 8.2.11 Sales, use, gross receipts or other taxes, tariffs or
  duties related to the Work for which the Design-Builder is liable. 8.2.12
  Permits, fees, licenses, tests, royalties, damages for infringement of
  patents or copyrights, including costs of defending related suits for which the
  Design-Builder is not responsible as set forth in Paragraph 11.6, and
  deposits lost for causes other than the Design-Builder’s negligence. 8.2.13
  Losses, expenses or damages to the extent not compensated by insurance or
  otherwise, and the cost of corrective work or redesign during the
  Construction Phase and for a period of one year following the Date of
  Substantial Completion, provided that such corrective work or redesign did
  not arise from the negligence of the Design-Builder. 8.2.14 All costs associated
  with establishing, equipping, operating, maintaining and demobilizing the
  field office. 8.2.15 Reproduction costs, photographs, facsimile
  transmissions, long-distance telephone calls, data processing services,
  postage, express delivery charges, data transmission, telephone service, and
  computer-related costs at the Worksite, to the extent such items are used and
  consumed in the performance of the Work or are not capable of use after
  completion of the Work. 8.2.16 All water, power and fuel costs necessary for
  the Work. 8.2.17 Cost of removal of all non-hazardous substances, debris and
  waste materials. 8.2.18 Costs incurred due to an emergency affecting the
  safety of persons or property. 8.2.19 Legal, mediation and arbitration fees
  and costs, other than those arising from disputes between the Owner and the
  Design-Builder, reasonably and properly resulting from the Design-Builder’s
  performance of the Work. 8.2.20 All costs directly incurred in the
  performance of the Work or in connection with the Project, and not included
  in the Design-Builder’s Fee as set forth in Article 7, which are reasonably
  inferable from the Contract Documents as necessary to produce the intended
  results. 8.2.21 The computation of cost for cost items described in Paragraph
  8.2.1, 8.2.2, and 8.2.3 shall be computed by multiplying the hours worked by
  the appropriate labor rate as contained in Exhibit 1. 8.3 DISCOUNTS All
  discounts for prompt payment shall accrue to the Owner to the extent such
  payments are made directly by the Owner. To the extent payments are made with
  funds of the Design-Builder, all cash discounts shall accrue to the
  Design-Builder. All trade discounts, rebates and refunds, and all returns
  from sale of surplus materials and equipment, shall be credited to the Cost
  of the Work. ARTICLE 9 CHANGES IN THE WORK Changes in the Work which are
  within the general scope of this Agreement may be accomplished, without
  invalidating this Agreement, by Change Order, Interim Directed Change, or a
  minor change in the work, subject to the limitations stated in the Contract
  Documents. IMPORTANT: A vertical line in the margin indicates a change has
  been made to the original text. Prior to signing, recipients may wish to
  request from the party producing the document a “redlined” version Indicating
  changes to the original text. Consultation with legal and insurance counsel
  and careful review of the entire document are strongly encouraged.
  ConsensusDOCS 410 • STANDARD DESIGN-BUILD AGREEMENT AND GENERAL CONDITIONS
  BETWEEN OWNER AND DESIGN-BUILDER (Cost of the Work Plus a Fee with a GMP)
  Copyright© 2011, ConsensusDOCS LLC. AN INDIVIDUAL PURCHASE OF THIS DOCUMENT
  PERMITS THE USER TO PRINT ONE CONTRACT FOR ONE PROJECT ONLY. YOU MAY ONLY
  MAKE COPIES OF A COMPLETED DOCUMENT FOR DISTRIBUTION TO PARTIES IN DIRECT
  CONNECTION WITH THE SPECIFIC CONSTRUCTION PROJECT. ANY OTHER USES, INCLUDING
  COPYING THE DOCUMENT, ARE STRICTLY PROHIBITED. 21 

  

 

	
  

  	
  9.1 CHANGE
  ORDER 9.1.1 The Design-Builder may request or the Owner, without invalidating
  this Agreement, may order changes in the Work within the general scope of the
  Contract Documents consisting of additions, deletions or other revisions to
  the GMP or the estimated cost of the work, compensation for Design Phase
  services, the Design-Builder’s Fee or the Date of Substantial Completion or
  the Date of Final Completion being adjusted accordingly. All such changes in
  the Work shall be authorized by applicable Change Order, and shall be
  performed under the applicable conditions of the Contract Documents. 9.1.2
  Each adjustment in the GMP or estimated Cost of the Work resulting from a
  Change Order shall clearly separate the amount attributable to compensation
  for Design Phase services, other Cost of the Work and the Design-Builder’s
  Fee, with the Design-Builder’s Fee not to exceed seven and one-half percent
  (7 1/2%). 9.1.3 The Owner and the Design-Builder shall negotiate in good
  faith an appropriate adjustment to the GMP or the estimated Cost of the Work,
  compensation for Design Phase services, the Design-Builder’s Fee or the Date
  of Substantial Completion or the Date of Final Completion, and shall conclude
  these negotiations as expeditiously as possible. Acceptance of the Change
  Order and any adjustment in the GMP, the estimated Cost of the Work,
  compensation for Design Phase services, the Design-Builder’s Fee or the Date
  of Substantial Completion or the Date of Final Completion shall not be
  unreasonably withheld. 9.2 INTERIM DIRECTED CHANGE 9.2.1 The Owner may issue
  a written Interim Directed Change directing a change in the Work prior to
  reaching agreement with the Design-Builder on the adjustment, if any, in the
  GMP, estimated Cost of the Work, the Design-Builder’s Fee, the Date of
  Substantial Completion or the Date of Final Completion, and if appropriate,
  the compensation for Design Phase services. 9.2.2 The Owner and the
  Design-Builder shall negotiate expeditiously and in good faith for
  appropriate adjustments, as applicable, to the GMP, estimated Cost of the
  Work, the Design-Builder’s Fee, the Date of Substantial Completion or the
  Date of Final Completion, and if appropriate the compensation for Design
  Phase services, arising out of Interim Directed Change. As the changed work
  is completed, the Design-Builder shall submit its costs for such work with
  its application for payment beginning with the next application for payment
  within thirty (30) Days of the issuance of the Interim Directed Change.
  Pending final determination of cost to the Owner, amounts not in dispute may
  be included in applications for payment and shall be paid by Owner. 9.2.3
  When the Owner and the Design-Builder agree upon the adjustments in the GMP,
  estimated Cost of the Work, the Design-Builder’s Fee, the Date of Substantial
  Completion or the Date of Final Completion, and if appropriate the
  compensation for Design Phase services, for a change in the Work directed by
  an Interim Directed Change, such agreement shall be the subject of an
  appropriate Change Order. The Change Order shall include all outstanding
  Interim Directive Changes issued since the last Change Order. 9.3 MINOR
  CHANGES IN THE WORK 9.3.1 The Design-Builder may make minor changes in the
  design and construction of the Project consistent with the intent of the
  Contract Documents which do not involve an adjustment in the GMP, estimated
  Cost of the Work, the Design-Builder’s Fee, the Date of Substantial
  Completion or the Date of Final Completion, and do not materially and
  adversely affect the design of the Project, the quality of any of the
  materials or equipment specified in the Contract Documents, the performance
  of any materials, equipment or systems specified in the Contract Documents,
  or the quality of workmanship required by the Contract Documents. IMPORTANT:
  A vertical line in the margin indicates a change has been made to the
  original text. Prior to signing, recipients may wish to request from the
  party producing the document a “redlined” version Indicating changes to the
  original text. Consultation with legal and insurance counsel and careful
  review of the entire document are strongly encouraged. ConsensusDOCS 410 •
  STANDARD DESIGN-BUILD AGREEMENT AND GENERAL CONDITIONS BETWEEN OWNER AND
  DESIGN-BUILDER (Cost of the Work Plus a Fee with a GMP) Copyright© 2011,
  ConsensusDOCS LLC. AN INDIVIDUAL PURCHASE OF THIS DOCUMENT PERMITS THE USER
  TO PRINT ONE CONTRACT FOR ONE PROJECT ONLY. YOU MAY ONLY MAKE COPIES OF A
  COMPLETED DOCUMENT FOR DISTRIBUTION TO PARTIES IN DIRECT CONNECTION WITH THE
  SPECIFIC CONSTRUCTION PROJECT. ANY OTHER USES, INCLUDING COPYING THE
  DOCUMENT, ARE STRICTLY PROHIBITED. 22 

  

 

	
  

  	
  9.3.2 The
  Design-Builder shall promptly inform the Owner in writing of any such changes
  and shall record such changes on the Design-Build Documents maintained by the
  Design-Builder. 9.4 UNKNOWN CONDITIONS If in the performance of the Work the
  Design-Builder finds latent, concealed or subsurface physical conditions
  which materially differ from the conditions the Design-Builder reasonably
  anticipated, or if physical conditions are materially different from those
  normally encountered and generally recognized as inherent in the kind of work
  provided for in this Agreement, then the GMP, estimated Cost of the Work, the
  Design-Builder’s Fee, the Date of Substantial Completion or the Date of Final
  Completion, and if appropriate the compensation for Design Phase services,
  shall be equitably adjusted by Change Order within a reasonable time after
  the conditions are first observed. The Design-Builder shall provide the Owner
  with written notice within the time period set forth in Paragraph 9.6. 9.5
  DETERMINATION OF COST 9.5.1 An increase or decrease in the GMP or estimated
  Cost of the Work resulting from a change in the Work shall be determined by
  one or more of the following methods: 9.5.1.1 unit prices set forth in this
  Agreement or as subsequently agreed; 9.5.1.2 a mutually accepted, itemized
  lump sum; 9.5.1.3 costs determined as defined in Paragraph 7.2 and Article 8
  and a mutually acceptable Design-Builder’s Fee as determined in Subparagraph
  7.4.1; or 9.5.1.4 if an increase or decrease cannot be agreed to as set forth
  in Clauses 9.5.1.1 through 9.5.1.3 above, and the Owner issues an Interim
  Directed Change, the cost of the change in the Work shall be determined by
  the reasonable actual expense and savings of the performance of the Work
  resulting from the change. If there is a net increase in the GMP, the
  Design-Builder’s Fee shall be adjusted as set forth in Subparagraph 7.4.1. In
  case of a net decrease in the GMP, the Design-Builder’s Fee shall not be
  adjusted unless ten percent (10%) or more of the Project is deleted. The
  Design-Builder shall maintain a documented, itemized accounting evidencing
  the expenses and savings. 9.5.2 If unit prices are indicated in the Contract
  Documents or are subsequently agreed to by the Parties, but the character or
  quantity of such unit items as originally contemplated is so different in a
  proposed Change Order that the original unit prices will cause substantial
  inequity to the Owner or the Design-Builder, such unit prices shall be
  equitably adjusted. 9.5.3 If the Owner and the Design-Builder disagree as to
  whether work required by the Owner is within the scope of the Work, the
  Design, Builder shall furnish the Owner with an estimate of the costs to
  perform the disputed work in accordance with the Owner’s interpretations. If
  the Owner issues a written order for the Design-Builder to proceed, the
  Design-Builder shall perform the disputed work and the Owner shall pay the
  Design-Builder fifty percent (50%) of its actual, direct cost to perform the
  work. In such event, both Parties reserve their rights as to whether the work
  was within the scope of the Work. The Owner’s payment does not prejudice its
  right to be reimbursed should it be determined that the disputed work was
  within the scope of Work. The Design-Builder’s receipt of payment for the
  disputed work does not prejudice its right to receive full payment for the
  disputed work should it be determined that the disputed work is not within
  the scope of the Work. 9.6 CLAIMS FOR ADDITIONAL COST OR TIME For any claim
  for an increase in the GMP, estimated Cost of the Work, the Design-Builder’s
  Fee and the Date of Substantial Completion or the Date of Final Completion,
  and if appropriate the compensation for Design Phase services, the
  Design-Builder shall give the Owner written notice of the claim within
  twenty-one (21) Days after the occurrence giving rise to the claim or within
  twenty-one (21) Days after the Design-Builder first recognizes the condition
  giving rise to the claim, whichever is later. Except in an emergency, notice
  shall be given before proceeding with the Work. Claims for design and
  estimating costs incurred in connection with possible changes requested by
  the Owner, but which IMPORTANT: A vertical line in the margin indicates a
  change has been made to the original text. Prior to signing, recipients may
  wish to request from the party producing the document a “redlined” version
  Indicating changes to the original text. Consultation with legal and
  insurance counsel and careful review of the entire document are strongly
  encouraged. ConsensusDOCS 410 • STANDARD DESIGN-BUILD AGREEMENT AND GENERAL
  CONDITIONS BETWEEN OWNER AND DESIGN-BUILDER (Cost of the Work Plus a Fee with
  a GMP) Copyright© 2011, ConsensusDOCS LLC. AN INDIVIDUAL PURCHASE OF THIS
  DOCUMENT PERMITS THE USER TO PRINT ONE CONTRACT FOR ONE PROJECT ONLY. YOU MAY
  ONLY MAKE COPIES OF A COMPLETED DOCUMENT FOR DISTRIBUTION TO PARTIES IN
  DIRECT CONNECTION WITH THE SPECIFIC CONSTRUCTION PROJECT. ANY OTHER USES,
  INCLUDING COPYING THE DOCUMENT, ARE STRICTLY PROHIBITED. 23 

  

 

	
  

  	
  do not proceed,
  shall be made within twenty-one (21) Days after the decision is made not to
  proceed. Thereafter, the Design-Builder shall submit written documentation of
  its claim, including appropriate supporting documentation, within twenty-one
  (21) Days after giving notice, unless the Parties mutually agree upon a
  longer period of time. The Owner shall respond in writing denying or
  approving the Design-Builder’s claim no later than fourteen (14) Days after
  receipt of the Design-Builder’s documentation of claim. Owner’s failure to so
  respond shall be deemed a denial of the Contractor’s claim. Any change in the
  GMP, estimated Cost of the Work, the Design-Builder’s Fee, the Date of
  Substantial Completion or the Date of Final Completion, and if appropriate
  the compensation for Design Phase services, resulting from such claim shall
  be authorized by Change Order. 9.7 EMERGENCIES In any emergency affecting the
  safety of persons or property, the Design-Builder shall act, at its
  discretion, to prevent threatened damage, injury or loss. Any change in the
  GMP, estimated Cost of the Work, the Design-Builder’s Fee, the Date of
  Substantial Completion or the Date of Final Completion, and if appropriate
  the compensation for Design Phase services, on account of emergency work
  shall be determined as provided in this Article. 9.8 CHANGES IN LAW In the
  event any changes in laws or regulations affecting the performance of the
  Work are enacted after either the date of this Agreement or the date a GMP
  Proposal is accepted by the Owner and set forth in Amendment No. 1 to this
  Agreement, whichever occurs later, the GMP, estimated Cost of the Work, the
  Design-Builder’s Fee, the Date of Substantial Completion or the Date of Final
  Completion, and if appropriate the compensation for Design Phase services,
  shall be equitably adjusted by Change Order. ARTICLE 10 PAYMENT FOR
  CONSTRUCTION PHASE SERVICES 10.1 PROGRESS PAYMENTS 10.1.1 On the fifth day of
  each month after the Construction Phase has commenced, the Design-Builder
  shall submit to the Owner an application for payment consisting of the Cost
  of the Work performed up to the last day of the previous month, along with a
  proportionate share of the Design-Builder’s Fee. Approval of payment
  applications for such stored materials shall be conditioned upon submission
  by the Design-Builder of bills of sale and applicable insurance or such other
  procedures satisfactory to the Owner to establish the Owner’s title to such
  materials, or otherwise to protect the Owner’s interest, including
  transportation to the site. Prior to submission of the next application for
  payment, the Design-Builder shall furnish to the Owner a statement accounting
  for the disbursement of funds received under the previous application. The
  extent of such statement shall be as agreed upon between the Owner and the
  Design-Builder. 10.1.2 Within seven (7) Days after receipt of each monthly
  application for payment, the Owner shall give written notice to the
  Design-Builder of the Owner’s acceptance or rejection, in whole or in part,
  of such application for payment. Within fifteen (15) Days after accepting
  such application, the Owner shall pay directly to the Design-Builder the
  appropriate amount for which application for payment is made, less amounts
  previously paid by the Owner. If such application is rejected in whole or in
  part, the Owner shall indicate the reasons for its rejection. If the Owner
  and the Design-Builder cannot agree on a revised amount then, within fifteen
  (15) Days after its initial rejection in part of such application, the Owner
  shall pay directly to the Design-Builder the appropriate amount for those
  items not rejected by the Owner for which application for payment is made,
  less amounts previously paid by the Owner. Those items rejected by the Owner
  shall be due and payable when the reasons for the rejection have been
  removed. IMPORTANT: A vertical line in the margin indicates a change has been
  made to the original text. Prior to signing, recipients may wish to request
  from the party producing the document a “redlined” version Indicating changes
  to the original text. Consultation with legal and insurance counsel and
  careful review of the entire document are strongly encouraged. ConsensusDOCS
  410 • STANDARD DESIGN-BUILD AGREEMENT AND GENERAL CONDITIONS BETWEEN OWNER
  AND DESIGN-BUILDER (Cost of the Work Plus a Fee with a GMP) Copyright© 2011,
  ConsensusDOCS LLC. AN INDIVIDUAL PURCHASE OF THIS DOCUMENT PERMITS THE USER
  TO PRINT ONE CONTRACT FOR ONE PROJECT ONLY. YOU MAY ONLY MAKE COPIES OF A
  COMPLETED DOCUMENT FOR DISTRIBUTION TO PARTIES IN DIRECT CONNECTION WITH THE
  SPECIFIC CONSTRUCTION PROJECT. ANY OTHER USES, INCLUDING COPYING THE
  DOCUMENT, ARE STRICTLY PROHIBITED. 24

  

 

	
  

  	
  10.1.3 If the
  Owner fails to pay the Design-Builder at the time payment of any amount
  becomes due, then the Design-Builder may, at any time thereafter, upon
  serving written notice that the Work will be stopped within seven (7) Days
  after receipt of the notice by the Owner, and after such seven Day period,
  stop the Work until payment of the amount owing has been received. 10.1.4
  Payments due but unpaid pursuant to Subparagraph 10.1.2, less any amount
  retained pursuant to Paragraphs 10.2 and 10.3 may bear interest from the date
  payment is due at the prime rate prevailing at the place of the Project.
  10.1.5 The Design-Builder warrants and guarantees that title to all Work,
  materials and equipment covered by an application for payment, whether
  incorporated in the Project or not, will pass to the Owner upon receipt of
  such payment by the Design-Builder, free and clear of all liens, claims,
  security interests or encumbrances, hereinafter referred to as liens. 10.1.6
  The Owner’s progress payment, occupancy or use of the Project, whether in
  whole or in part, shall not be deemed an acceptance of any Work not
  conforming to the requirements of the Contract Documents. 10.1.7 Upon
  Substantial Completion of the Work, the Owner shall pay the Design-Builder
  the unpaid balance of the Cost of the Work, compensation for Design Phase
  services and the Design-Builder’s Fee, Jess one-hundred-fifty percent (150%)
  of the cost of completing any unfinished items as agreed to between the Owner
  and the Design-Builder as to extent and time for completion. The Owner
  thereafter shall pay the Design-Builder monthly the amount retained for
  unfinished items as each item is completed. 10.1.8 STORED MATERIALS AND
  EQUIPMENT Unless otherwise provided in the Contract Documents, applications
  for payment may include materials and equipment not yet incorporated into the
  Work but delivered to and suitably stored onsite or offsite, including
  applicable insurance, storage and costs incurred transporting the materials
  to an offsite storage facility. Approval of payment applications for stored
  materials and equipment stored offsite shall be conditioned on submission by
  the Design-Builder of bills of sale and proof of required insurance, or such
  other procedures satisfactory to the Owner to establish the proper valuation
  of the stored materials and equipment, the Owner’s title to such materials
  and equipment, and to otherwise protect the Owner’s interests therein,
  including transportation to the site. 10.2 RETAINAGE From each progress
  payment made prior to the time of Substantial Completion, the Owner may
  retain five percent (5 %) of the amount otherwise due after deduction of any
  amounts as provided in Paragraph 10.3, and in no event shall such percentage
  exceed any applicable statutory requirements. If the Owner chooses to use
  this retainage provision: 10.3 ADJUSTMENT OF DESIGN-BUILDER’S APPLICATION FOR
  PAYMENT The Owner may adjust or reject an application for payment or nullify
  a previously approved Design-Builder application for payment, in whole or in
  part, as may reasonably be necessary to protect the Owner from loss or damage
  based upon the following, to the extent that the Design-Builder is
  responsible under this Agreement: 10.3.1 the Design-Builder’s repeated
  failure to perform the Work as required by the Contract Documents; 10.3.2
  loss or damage arising out of or relating to this Agreement and caused by the
  Design-Builder to the Owner or Others to whom the Owner may be liable; 10.3.3
  the Design-Builder’s failure to properly pay the Design Professional,
  Subcontractors or Material Suppliers for labor, materials, equipment or
  supplies furnished in connection with the Work, provided that the Owner is
  making payments to the Design-Builder in accordance with the terms of this
  Agreement; IMPORTANT: A vertical line in the margin indicates a change has
  been made to the original text. Prior to signing, recipients may wish to
  request from the party producing the document a “redlined” version Indicating
  changes to the original text. Consultation with legal and insurance counsel
  and careful review of the entire document are strongly encouraged.
  ConsensusDOCS 410 • STANDARD DESIGN-BUILD AGREEMENT AND GENERAL CONDITIONS
  BETWEEN OWNER AND DESIGN-BUILDER (Cost of the Work Plus a Fee with a GMP)
  Copyright© 2011, ConsensusDOCS LLC. AN INDIVIDUAL PURCHASE OF THIS DOCUMENT
  PERMITS THE USER TO PRINT ONE CONTRACT FOR ONE PROJECT ONLY. YOU MAY ONLY
  MAKE COPIES OF A COMPLETED DOCUMENT FOR DISTRIBUTION TO PARTIES IN DIRECT
  CONNECTION WITH THE SPECIFIC CONSTRUCTION PROJECT. ANY OTHER USES, INCLUDING
  COPYING THE DOCUMENT, ARE STRICTLY PROHIBITED. 25

  

 

	
  

  	
  10.3.4
  Defective Work not corrected in a timely fashion; 10.3.5 reasonable evidence
  of delay in performance of the Work such that the Work will not be completed
  by the Date of Substantial Completion or the Date of Final Completion, and
  that the unpaid balance of the GMP is not sufficient to offset any direct
  damages that may be sustained by the Owner as a result of the anticipated
  delay caused by the Design-Builder; and 10.3.6 reasonable evidence
  demonstrating that the unpaid balance of the GMP is insufficient to fund the
  cost to complete the Work. 10.3.7 third-party claims involving the
  Design-Builder or reasonable evidence demonstrating that third-party claims
  are likely to be filed unless and until the Design-Builder furnishes the
  Owner with adequate security in the form of a surety bond, letter of credit
  or other collateral or commitment sufficient to discharge such claims if
  established. 10.3.8 No later than seven (7) Days after receipt of an
  application for payment, the Owner shall give written notice to the
  Design-Builder, at the time of disapproving or nullifying all or part of an
  application for payment, stating its specific reasons for such disapproval or
  nullification, and the remedial actions to be taken by the Design-Builder in
  order to receive payment. When the above reasons for disapproving or
  nullifying an application for payment are removed, payment will be promptly
  made for the amount previously withheld. 10.4 OWNER OCCUPANCY OR USE OF
  COMPLETED OR PARTIALLY COMPLETED WORK 10.4.1 Portions of the Work that are
  completed or partially completed may be used or occupied by the Owner when
  (a) the portion of the Work is designated in a Certificate of Substantial
  Completion, (b) appropriate insurer(s) or sureties consent to the occupancy
  or use, and (c) appropriate public authorities authorize the occupancy or
  use. Such partial occupancy or use shall constitute Substantial Completion of
  that portion of the Work. The Design-Builder shall not unreasonably withhold
  consent to partial occupancy or use. The Owner shall not unreasonably refuse
  to accept partial occupancy or use, provided such partial occupancy or use is
  of value to the Owner. 10.5 FINAL PAYMENT 10.5.1 Final Payment, consisting of
  the unpaid balance of the Cost of the Work, compensation for Design Phase
  services and the Design-Builder’s Fee, shall be due and payable when the work
  is fully completed. Before issuance of final payment, the Owner may request
  satisfactory evidence that all payrolls, material bills and other
  indebtedness connected with the Work have been paid or otherwise satisfied.
  10.5.2 In making final payment the Owner waives all claims except for:
  10.5.2.1 outstanding liens; 10.5.2.2 improper workmanship or defective
  materials appearing within one year after the Date of Substantial Completion;
  10.5.2.3 work not in conformance with the Contract Documents; and 10.5.2.4
  terms of any special warranties required by the Contract Documents.
  IMPORTANT: A vertical line in the margin indicates a change has been made to
  the original text. Prior to signing, recipients may wish to request from the
  party producing the document a “redlined” version Indicating changes to the
  original text. Consultation with legal and insurance counsel and careful
  review of the entire document are strongly encouraged. ConsensusDOCS 410 •
  STANDARD DESIGN-BUILD AGREEMENT AND GENERAL CONDITIONS BETWEEN OWNER AND
  DESIGN-BUILDER (Cost of the Work Plus a Fee with a GMP) Copyright© 2011,
  ConsensusDOCS LLC. AN INDIVIDUAL PURCHASE OF THIS DOCUMENT PERMITS THE USER
  TO PRINT ONE CONTRACT FOR ONE PROJECT ONLY. YOU MAY ONLY MAKE COPIES OF A
  COMPLETED DOCUMENT FOR DISTRIBUTION TO PARTIES IN DIRECT CONNECTION WITH THE
  SPECIFIC CONSTRUCTION PROJECT. ANY OTHER USES, INCLUDING COPYING THE
  DOCUMENT, ARE STRICTLY PROHIBITED. 26

  

 

	
  

  	
  10.5.3
  accepting final payment, the Design-Builder waives all claims except those
  previously made in writing and which remain unsettled. ARTICLE 11 INDEMNITY,
  INSURANCE, BONDS, AND WAIVER OF SUBROGATION 11.1 INDEMNITY 11.1.1 To the
  fullest extent permitted by law, the Design-Builder shall indemnify and hold
  harmless the Owner, Owner’s officers, directors, members, consultants, agents
  and employees (the lndemnitees) from all claims for bodily injury and
  property damage (other than to the Work itself and other property required to
  be insured under Paragraph 11.5), including reasonable attorneys’ fees, costs
  and expenses, that may arise from the performance of the Work, but only to
  the extent caused by the negligent acts or omissions of the Design-Builder,
  Subcontractors or anyone employed directly or indirectly by any of them or by
  anyone for whose acts any of them may be liable. The Design-Builder shall not
  be required to indemnify or hold harmless the lndemnitees for any negligent
  acts or omissions of the lndemnitees. 11.1.2 To the fullest extent permitted
  by law, the Owner shall indemnify and hold harmless the Design-Builder, its
  officers, directors or members, Subcontractors or anyone employed directly or
  indirectly by any of them or anyone for whose acts any of them may be liable
  from all claims for bodily injury and property damage, other than property
  insured under Paragraph 11.5, including reasonable attorneys’ fees, costs and
  expenses, that may arise from the performance of work by Others, but only to
  the extent caused by the negligent acts or omissions of Others. 11.1.3 NO
  LIMITATION ON LIABILITY In any and all claims against the lndemnitees by any
  employee of the Design-Builder, anyone directly or indirectly employed by the
  Design-Builder or anyone for whose acts the Design-Builder may be liable, the
  indemnification obligation shall not be limited in any way by any limitation
  on the amount or type of damages, compensation or benefits payable by or for
  the Design-Builder under Workers’ Compensation acts, disability benefit acts
  or other employee benefit acts. 11.2 DESIGN-BUILDER’S LIABILITY INSURANCE
  11.2.1 Prior to the start of the Work, the Design-Builder shall procure and
  maintain in force Workers’ Compensation Insurance, Employers’ Liability
  Insurance, Business Automobile Liability Insurance, and Commercial General
  Liability Insurance (CGL). The CGL policy shall include coverage for
  liability arising from premises, operations, independent contractors,
  products-completed operations, personal injury and advertising injury,
  contractual liability, and broad form property damage. The Design-Builder’s
  Employers’ Liability, Business Automobile Liability, and Commercial General
  Liability policies, as required in this Subparagraph 11.2.1, shall be written
  with at least the following limits of liability: 11.2.1.1 Employers’
  Liability Insurance a. Bodily Injury by Accident $500,000 Each accident b.
  Bodily Injury by Disease Policy Limit $500,000 c. Bodily Injury by Disease
  $500,000 Each employee IMPORTANT: A vertical line in the margin indicates a
  change has been made to the original text. Prior to signing, recipients may
  wish to request from the party producing the document a “redlined” version
  Indicating changes to the original text. Consultation with legal and
  insurance counsel and careful review of the entire document are strongly
  encouraged. ConsensusDOCS 410 • STANDARD DESIGN-BUILD AGREEMENT AND GENERAL
  CONDITIONS BETWEEN OWNER AND DESIGN-BUILDER (Cost of the Work Plus a Fee with
  a GMP) Copyright© 2011, ConsensusDOCS LLC. AN INDIVIDUAL PURCHASE OF THIS DOCUMENT
  PERMITS THE USER TO PRINT ONE CONTRACT FOR ONE PROJECT ONLY. YOU MAY ONLY
  MAKE COPIES OF A COMPLETED DOCUMENT FOR DISTRIBUTION TO PARTIES IN DIRECT
  CONNECTION WITH THE SPECIFIC CONSTRUCTION PROJECT. ANY OTHER USES, INCLUDING
  COPYING THE DOCUMENT, ARE STRICTLY PROHIBITED. 27

  

 

	
  

  	
  11.2.1.2
  Business Automobile Liability Insurance a. Each accident $1,000,000 11.2.1.3
  Commercial General Liability Insurance a. Each Occurrence $2,000,000 b.
  General Aggregate $2,000,000 b. Products/Completed Operations Aggregate
  $2,000,000 c. Personal and Advertising Injury Limit $2,000,000 11.2.2
  Employers’ Liability, Business Automobile Liability and Commercial General
  Liability coverage required under Subparagraph 11.2.1 may be arranged under a
  single policy for the full limits required or by a combination of underlying
  policies with the balance provided by Excess or Umbrella Liability policies.
  11.2.3 The Design-Builder shall maintain in effect all insurance coverage
  required under Subparagraph 11.2.1 with insurance companies lawfully
  authorized to do business in the jurisdiction in which the Project is
  located. If the Design-Builder fails to obtain or maintain any insurance
  coverage required under this Agreement, the Owner may purchase such coverage
  and charge the expense to the Design-Builder, or terminate this Agreement.
  11.2.4 The policies of insurance required under Subparagraph 11.2.1 shall
  contain a provision that the coverage afforded under the policies shall not
  be cancelled or allowed to expire until at least thirty (30) Days’ prior
  written notice has been given to the Owner. The Design-Builder shall maintain
  completed operations liability insurance for one year after acceptance of the
  Work, Substantial Completion of the Project, or to the time required by the
  Contract Documents, whichever is longer. Prior to commencement of the Work,
  the Design-Builder shall furnish the Owner with certificates evidencing the
  required coverage. 11.3 PROPERTY INSURANCE 11.3.1 Before the start of the
  Work, the Design-Builder shall obtain and maintain a Builder’s Risk Policy
  upon the entire Project for the full cost of replacement at the time of loss.
  This insurance shall also name the Owner, Subcontractors, Sub-subcontractors,
  Material Suppliers and Design Professional as named insureds. This insurance
  shall be written as a Builder’s Risk Policy or equivalent form to cover all
  risks of physical loss except those specifically excluded by the policy, and
  shall insure at least against the perils of fire, lightning, explosion,
  windstorm, hail, smoke, aircraft (except aircraft, including helicopter,
  operated by or on behalf of Design-Builder) and vehicles, riot and civil
  commotion, theft, vandalism, malicious mischief, debris removal, flood,
  earthquake, earth movement, water damage, wind damage, testing if applicable,
  collapse however caused, and damage resulting from defective design,
  workmanship or material, and material or equipment stored offsite, onsite or
  in transit. The Design-Builder shall be solely responsible for any deductible
  amounts or coinsurance penalties. This policy shall provide for a waiver of
  subrogation in favor of the Design-Builder, Subcontractors,
  Sub-subcontractors, Material Suppliers and Design Professional. This
  insurance shall remain in effect until final payment has been made or until
  no person or entity other than the Owner has an insurable interest in the
  property to be covered by this insurance, whichever is sooner. Partial
  occupancy or use of the Work shall not commence until the Design-Builder has
  secured the consent of the insurance company or companies providing the
  coverage required in this Subparagraph 11.3.1. Prior to commencement of the
  Work, the Design-Builder shall provide a copy of the property policy or
  policies obtained in compliance with this Subparagraph 11.3.1. IMPORTANT: A
  vertical line in the margin indicates a change has been made to the original
  text. Prior to signing, recipients may wish to request from the party
  producing the document a “redlined” version Indicating changes to the
  original text. Consultation with legal and insurance counsel and careful
  review of the entire document are strongly encouraged. ConsensusDOCS 410 •
  STANDARD DESIGN-BUILD AGREEMENT AND GENERAL CONDITIONS BETWEEN OWNER AND
  DESIGN-BUILDER (Cost of the Work Plus a Fee with a GMP) Copyright© 2011,
  ConsensusDOCS LLC. AN INDIVIDUAL PURCHASE OF THIS DOCUMENT PERMITS THE USER
  TO PRINT ONE CONTRACT FOR ONE PROJECT ONLY. YOU MAY ONLY MAKE COPIES OF A
  COMPLETED DOCUMENT FOR DISTRIBUTION TO PARTIES IN DIRECT CONNECTION WITH THE
  SPECIFIC CONSTRUCTION PROJECT. ANY OTHER USES, INCLUDING COPYING THE
  DOCUMENT, ARE STRICTLY PROHIBITED. 28

  

 

	
  

  	
  11.3.2 If the
  Owner does not intend to purchase the property insurance required by this
  Agreement, including all of the coverages and deductibles described herein,
  the Owner shall give written notice to the Design-Builder and the Design
  Professional before the Work is commenced. The Design-Builder may then
  provide insurance to protect its interests and the interests of the
  Subcontractors and Sub-subcontractors, including the coverage of deductibles.
  The cost of this insurance shall be charged to the Owner in a Change Order.
  The Owner shall be responsible for all of Design-Builder’s costs reasonably
  attributed to the Owner’s failure or neglect in purchasing or maintaining the
  coverage described above. 11.3.2.1 If the Owner does not obtain insurance to
  cover the risk of physical loss resulting from Terrorism, the Owner shall
  give written notice to the Design-Builder before the Work commences. The
  Design-Builder may then provide insurance to protect its interests and the
  interests of the Subcontractors and Sub-subcontractors against such risk of
  loss, including the coverage of deductibles. The cost of this insurance shall
  be charged to the Owner in a Change Order. 11.3.3 Owner and Design-Builder
  waive all rights against each other and their respective employees, agents,
  contractors, subcontractors and sub-subcontractors, and the Design
  Professional for damages caused by risks covered by the property insurance
  except such rights as they may have to the proceeds of the insurance and such
  rights as the Design-Builder may have for the failure of the Owner to obtain
  and maintain property insurance in compliance with Subparagraph 11.3.1.
  11.3.4 To the extent of the limits of Design-Builder’s Commercial General
  Liability Insurance specified in Subparagraph 11.2.1 or Zero Dollars ($0.00),
  whichever is more, the Design-Builder shall indemnify and hold harmless the
  Owner against any and all liability, claims, demands, damages, losses and
  expenses, including attorneys’ fees, in connection with or arising out of any
  damage or alleged damage to any of Owner’s existing adjacent property that
  may arise from the performance of the Work, to the extent of the negligent
  acts or omissions of the Design-Builder, Subcontractor or anyone employed
  directly or indirectly by any of them or by anyone for whose acts any of them
  may be liable. 11.3.5 RISK OF LOSS Except to the extent a loss is covered by
  applicable insurance, risk of loss or damage to the Work shall be upon the
  Design-Builder until the Date of Substantial Completion, unless otherwise
  agreed to by the Parties. 11.4 OWNER’S INSURANCE 11.4.1 BUSINESS INCOME
  INSURANCE The Owner may procure and maintain insurance against loss of use of
  the Owner’s property caused by fire or other casualty loss. 11.4.2 OWNER’S
  LIABILITY INSURANCE The Owner shall either self-insure or obtain and maintain
  its own liability insurance for protection against claims arising out of the
  performance of this Agreement, including without limitation, loss of use and
  claims, losses and expenses arising out of the Owner’s errors or omissions.
  11.5 ADDITIONAL LIABILITY COVERAGE 11.5.1 The Owner shall require
  Design-Builder to purchase and maintain liability coverage, primary to
  Owner’s coverage under Subparagraph 11.4.2. 11.5.2 If required by
  Subparagraph 11.5.1, the additional liability coverage required of the
  Design-Builder shall be: [Designate Required Coverage(s)] IMPORTANT: A
  vertical line in the margin indicates a change has been made to the original
  text. Prior to signing, recipients may wish to request from the party
  producing the document a “redlined” version Indicating changes to the
  original text. Consultation with legal and insurance counsel and careful review
  of the entire document are strongly encouraged. ConsensusDOCS 410 • STANDARD
  DESIGN-BUILD AGREEMENT AND GENERAL CONDITIONS BETWEEN OWNER AND
  DESIGN-BUILDER (Cost of the Work Plus a Fee with a GMP) Copyright© 2011,
  ConsensusDOCS LLC. AN INDIVIDUAL PURCHASE OF THIS DOCUMENT PERMITS THE USER
  TO PRINT ONE CONTRACT FOR ONE PROJECT ONLY. YOU MAY ONLY MAKE COPIES OF A
  COMPLETED DOCUMENT FOR DISTRIBUTION TO PARTIES IN DIRECT CONNECTION WITH THE
  SPECIFIC CONSTRUCTION PROJECT. ANY OTHER USES, INCLUDING COPYING THE
  DOCUMENT, ARE STRICTLY PROHIBITED. 29

  

 

	
  

  	
  X.1 Additional
  Insured. Owner shall be named as an additional insured on Design-Builder’s
  Commercial General Liability Insurance specified, for operations and
  completed operations, but only with respect to liability for bodily injury,
  property damage or personal and advertising injury to the extent caused by
  the negligent acts or omissions of Design-Builder, or those acting on
  Design-Builder’s behalf, in the performance of Design-Builder’s Work for
  Owner at the Worksite. 2 OCP. Design-Builder shall provide an Owners’ and
  Contractors’ Protective Liability Insurance (“OCP”) policy with limits equal
  to the limits on Commercial General Liability Insurance specified, or limits
  as otherwise required by Owner. Any documented additional cost in the form of
  a surcharge associated with procuring the additional liability coverage in
  accordance with this Subparagraph shall be paid by the Owner directly or the
  costs may be reimbursed by Owner to Design-Builder by increasing the Contract
  Price to correspond to the actual cost required to purchase and maintain the
  additional liability coverage. Prior to commencement of the Work,
  Design-Builder shall obtain and furnish to the Owner a certificate evidencing
  that the additional liability coverages have been procured. 11.6 ROYALTIES,
  PATENTS AND COPYRIGHTS The Design-Builder shall pay all royalties and license
  fees which may be due on the inclusion of any patented or copyrighted
  materials, methods or systems selected by the Design-Builder and incorporated
  in the Work. The Design-Builder shall defend, indemnify and hold the Owner
  harmless from all suits or claims for infringement of any patent rights or
  copyrights arising out of such selection. The Owner agrees to defend,
  indemnify and hold the Design-Builder harmless from any suits or claims of
  infringement of any patent rights or copyrights arising out of any patented
  or copyrighted materials, methods or systems specified by the Owner. 11.7
  PROFESSIONAL LIABILITY INSURANCE The Design-Builder shall obtain, either
  itself or through the Design Professional, professional liability insurance
  for claims arising from the negligent performance of professional services
  under this Agreement, which shall be: General Office Coverage written for not
  less than $250,000 per claim and in the aggregate with a deductible not to
  exceed $25,000. The Professional Liability Insurance shall include prior acts
  coverage sufficient to cover all services rendered by the Design
  Professional. This coverage shall be continued in effect for one year(s)
  after the Date of Substantial Completion. 11.8 BONDING 11.8.1 Performance and
  Payment Bonds are not required of the Design-Builder. Such bonds shall be
  issued by a surety admitted in the State in which the Project is located and
  must be acceptable to the Owner. 11.8.2 Such Performance Bond shall be issued
  in the penal sum equal to one-hundred percent (100%) of the GMP (If there is
  no GMP, then the agreed estimated cost of the Project, including design and
  construction). Not Applicable agreed estimated construction cost of the
  Project. Not Applicable IMPORTANT: A vertical line in the margin indicates a
  change has been made to the original text. Prior to signing, recipients may
  wish to request from the party producing the document a “redlined” version
  Indicating changes to the original text. Consultation with legal and
  insurance counsel and careful review of the entire document are strongly
  encouraged. ConsensusDOCS 410 • STANDARD DESIGN-BUILD AGREEMENT AND GENERAL
  CONDITIONS BETWEEN OWNER AND DESIGN-BUILDER (Cost of the Work Plus a Fee with
  a GMP) Copyright© 2011, ConsensusDOCS LLC. AN INDIVIDUAL PURCHASE OF THIS
  DOCUMENT PERMITS THE USER TO PRINT ONE CONTRACT FOR ONE PROJECT ONLY. YOU MAY
  ONLY MAKE COPIES OF A COMPLETED DOCUMENT FOR DISTRIBUTION TO PARTIES IN
  DIRECT CONNECTION WITH THE SPECIFIC CONSTRUCTION PROJECT. ANY OTHER USES,
  INCLUDING COPYING THE DOCUMENT, ARE STRICTLY PROHIBITED. 30

  

 

	
  

  	
  Such
  Performance Bond shall cover the cost to complete the Work, but shall not cover
  any damages of the type specified to be covered by the insurance pursuant to
  Paragraph 11.2 and Paragraph 11.3, whether or not such insurance is provided
  or is in an amount sufficient to cover such damages. 11.8.3 The penal sum of
  the Payment Bond shall equal the penal sum of the Performance Bond. The
  Design-Builder’s Payment Bond for the Project, if any, shall be made
  available by the Owner for review and copying by the Subcontractor. 11.8.4
  Any increase in the GMP Price that exceeds 10% in the aggregate shall require
  a rider to the Bonds increasing penal sums accordingly. Up to such 10%
  amount, the penal sum of the bond shall remain equal to 100% of the GMP or as
  otherwise provided in Subparagraph 11.8.2. The Design-Builder shall endeavor
  to keep its surety advised of changes within the scope of the initial
  Agreement potentially impacting the GMP or the Dates of Substantial
  Completion or Final Completion, though the Design-Builder shall require that
  its surety waives any requirement to be notified of any alteration or
  extension of time. ARTICLE 12 SUSPENSION AND TERMINATION OF THE AGREEMENT AND
  OWNER’S RIGHT TO PERFORM DESIGN-BUILDER’S RESPONSIBILITIES 12.1 SUSPENSION BY
  THE OWNER FOR CONVENIENCE 12.1.1 The Owner may order the Design-Builder in
  writing to suspend, delay or interrupt all or any part of the Work without
  cause for such period of time as the Owner may determine to be appropriate
  for its convenience. 12.1.2 Adjustments caused by suspension, delay or
  interruption shall be made for increases in the GMP, compensation for Design
  Phase services, the Design-Builder’s Fee or the Date of Substantial
  Completion or the Date of Final Completion. No adjustment shall be made if
  the Design-Builder is or otherwise would have been responsible for the suspension,
  delay or interruption of the Work, or if another provision of this Agreement
  is applied to render an equitable adjustment. 12.2 OWNER’S RIGHT TO PERFORM
  DESIGN-BUILDER’S OBLIGATIONS AND TERMINATION BY THE OWNER FOR CAUSE 12.2.1 If
  the Design-Builder persistently fails to perform any of its obligations under
  this Agreement, the Owner may, after seven (7) Days’ written notice, during
  which period the Design-Builder fails to perform such obligation, undertake
  to perform such obligations. The GMP shall be reduced by the cost to the
  Owner of performing such obligations. 12.2.2 Upon an additional seven (7)
  Days’ written notice to the Design-Builder and the Design-Builder’s surety,
  if any, the Owner may terminate this Agreement for any of the following reasons:
  12.2.2.1 if the Design-Builder persistently utilizes improper materials or
  inadequately qualified workers; 12.2.2.2 if the Design-Builder does not make
  proper payment to laborers, Material Suppliers or Subcontractors, provided
  that the Owner is making payments to the Design-Builder in accordance with
  the terms of this Agreement; 12.2.2.3 if the Design-Builder persistently
  fails to abide by the orders, regulations, rules, ordinances or laws of
  governmental authorities having jurisdiction; or 12.2.2.4 if the
  Design-Builder otherwise materially breaches this Agreement. IMPORTANT: A
  vertical line in the margin indicates a change has been made to the original
  text. Prior to signing, recipients may wish to request from the party
  producing the document a “redlined” version Indicating changes to the
  original text. Consultation with legal and insurance counsel and careful
  review of the entire document are strongly encouraged. ConsensusDOCS 410 •
  STANDARD DESIGN-BUILD AGREEMENT AND GENERAL CONDITIONS BETWEEN OWNER AND
  DESIGN-BUILDER (Cost of the Work Plus a Fee with a GMP) Copyright© 2011,
  ConsensusDOCS LLC. AN INDIVIDUAL PURCHASE OF THIS DOCUMENT PERMITS THE USER
  TO PRINT ONE CONTRACT FOR ONE PROJECT ONLY. YOU MAY ONLY MAKE COPIES OF A
  COMPLETED DOCUMENT FOR DISTRIBUTION TO PARTIES IN DIRECT CONNECTION WITH THE
  SPECIFIC CONSTRUCTION PROJECT. ANY OTHER USES, INCLUDING COPYING THE
  DOCUMENT, ARE STRICTLY PROHIBITED. 31

  

 

 

	
  

  	
  If the
  Design-Builder fails to cure or commence and continue to cure within the
  seven (7) Days, the Owner, without prejudice to any other right or remedy,
  may take possession of the Worksite and complete the Work utilizing any
  reasonable means. In this event, the Design-Builder shall not have a right to
  further payment until the Work is completed. 12.2.3 If the Design-Builder
  files a petition under the Bankruptcy Code, this Agreement shall terminate if
  the Design-Builder or the Design-Builder’s trustee rejects the Agreement or,
  if there has been a default, the Design-Builder is unable to give adequate
  assurance that the Design-Builder will perform as required by this Agreement
  or otherwise is unable to comply with the requirements for assuming this
  Agreement under the applicable provisions of the Bankruptcy Code. 12.2.4 In
  the event the Owner exercises its rights under Subparagraph 12.2.1 or 12.2.2,
  upon the request of the Design-Builder the Owner shall provide a detailed
  accounting of the cost incurred by the Owner. 12.3 TERMINATION BY OWNER
  WITHOUT CAUSE If the Owner terminates this Agreement other than as set forth
  in Paragraph 12.2, the Owner shall pay the Design-Builder for all Work
  executed and for all proven loss, cost or expense in connection with the
  Work, plus all demobilization costs. In addition, the Design-Builder shall be
  paid an amount calculated as set forth below: 12.3.1 If the Owner terminates
  this Agreement prior to commencement of the Construction Phase, the
  Design-Builder shall be paid for the Design-Builder’s Design Phase services
  provided to date as set forth in Subparagraph 7.1.2 and 7.1.3, and a premium
  as set forth below: No Premium 12.3.2 If the Owner terminates this Agreement
  after commencement of the Construction Phase, the Design-Builder shall be
  paid for the Construction Phase services provided to date pursuant to
  Subparagraph 7.2.1 and a premium as set forth below: No Premium 12.3.3 The
  Owner shall also pay to the Design-Builder fair compensation, either by
  purchase or rental at the election of the Owner, for all equipment retained.
  The Owner shall assume and become liable for obligations, commitments and
  unsettled claims that the Design-Builder has previously undertaken or
  incurred in good faith in connection with the Work or as a result of the
  termination of this Agreement. As a condition of receiving the payments
  provided under this Article 12, the Design-Builder shall cooperate with the
  Owner by taking all steps necessary to accomplish the legal assignment of the
  Design-Builder’s rights and benefits to the Owner, including the execution
  and delivery of required papers. 12.4 TERMINATION BY THE DESIGN-BUILDER
  12.4.1 Upon seven (7) Days’ written notice to the Owner, the Design-Builder
  may terminate this Agreement for any of the following reasons: 12.4.1.1 if
  the Work has been stopped for a thirty (30) Day period a. under court order
  or order of other governmental authorities having jurisdiction; or b. as a
  result of the declaration of a national emergency or other governmental act during
  which, through no act or fault of the Design-Builder, materials are not
  available; IMPORTANT: A vertical line in the margin indicates a change has
  been made to the original text. Prior to signing, recipients may wish to
  request from the party producing the document a “redlined” version Indicating
  changes to the original text. Consultation with legal and insurance counsel
  and careful review of the entire document are strongly encouraged.
  ConsensusDOCS 410 • STANDARD DESIGN-BUILD AGREEMENT AND GENERAL CONDITIONS
  BETWEEN OWNER AND DESIGN-BUILDER (Cost of the Work Plus a Fee with a GMP)
  Copyright© 2011, ConsensusDOCS LLC. AN INDIVIDUAL PURCHASE OF THIS DOCUMENT
  PERMITS THE USER TO PRINT ONE CONTRACT FOR ONE PROJECT ONLY. YOU MAY ONLY
  MAKE COPIES OF A COMPLETED DOCUMENT FOR DISTRIBUTION TO PARTIES IN DIRECT
  CONNECTION WITH THE SPECIFIC CONSTRUCTION PROJECT. ANY OTHER USES, INCLUDING
  COPYING THE DOCUMENT, ARE STRICTLY PROHIBITED. 32

  

 

	
  

  	
  12.4.1.2 if the
  Work is suspended by the Owner for thirty (30) consecutive Days; 12.4.1.3 if
  the Owner fails to furnish reasonable evidence that sufficient funds are
  available and committed for the entire cost of the Project in accordance with
  Subparagraph 4.1.3 of this Agreement. 12.4.2 If the Owner has for thirty (30)
  Days failed to pay the Design-Builder pursuant to Subparagraph 10.1.2, the
  Design-Builder may give written notice of its intent to terminate this
  Agreement. If the Design-Builder does not receive payment within seven (7)
  Days of giving written notice to the Owner, then upon seven (7) Days’
  additional written notice to the Owner, the Design-Builder may terminate this
  Agreement. 12.4.3 Upon termination by the Design-Builder in accordance with
  this Subparagraph, the Design-Builder shall be entitled to recover from the
  Owner payment for all Work executed and for all proven loss, cost or expense
  in connection with the Work, plus all demobilization costs and reasonable
  damages. In addition, the Design-Builder shall be paid an amount calculated
  as set forth either in Subparagraph 12.3.1 or 12.3.2, depending on when the
  termination occurs, and Subparagraph 12.3.3. ARTICLE 13 DISPUTE MITIGATION
  AND RESOLUTION 13.1 WORK CONTINUANCE AND PAYMENT Unless otherwise agreed in
  writing, the Design-Builder shall continue the Work and maintain the approved
  schedules during any dispute mitigation or resolution proceedings. If the
  Design-Builder continues to perform, the Owner shall continue to make
  payments in accordance with the Agreement. 13.2 DIRECT DISCUSSIONS If the
  Parties cannot reach resolution on a matter relating to or arising out of the
  Agreement, the Parties shall endeavor to reach resolution through good faith
  direct discussions between the Parties’ representatives, who shall possess
  the necessary authority to resolve such matter and who will record the date
  of first discussions. If the Parties’ representatives are not able to resolve
  such matter within five (5) business Days of the date of first discussion,
  the Parties’ representatives shall immediately inform senior executives of
  the Parties in writing that resolution was not effected. Upon receipt of such
  notice, the senior executives of the Parties shall meet within five (5)
  business Days to endeavor to reach resolution. If the dispute remains
  unresolved after fifteen (15) Days from the date of first discussion, the
  Parties shall submit such matter to the dispute mitigation and dispute
  resolution procedures selected herein. 13.3 MITIGATION If the Parties select
  one of the dispute mitigation procedures provided in this Paragraph 13.3,
  disputes remaining unresolved after direct discussions shall be directed to
  the selected mitigation procedure. The dispute mitigation procedure shall
  result in a nonbinding finding on the matter, which may be introduced as
  evidence at a subsequent binding adjudication of the matter, as designated in
  Paragraph 13.5. The Parties agree that the dispute mitigation procedure shall
  be: (Select only one) X Project Neutral Dispute Review Board IMPORTANT: A
  vertical line in the margin indicates a change has been made to the original
  text. Prior to signing, recipients may wish to request from the party
  producing the document a “redlined” version Indicating changes to the
  original text. Consultation with legal and insurance counsel and careful
  review of the entire document are strongly encouraged. ConsensusDOCS 410 •
  STANDARD DESIGN-BUILD AGREEMENT AND GENERAL CONDITIONS BETWEEN OWNER AND
  DESIGN-BUILDER (Cost of the Work Plus a Fee with a GMP) Copyright© 2011,
  ConsensusDOCS LLC. AN INDIVIDUAL PURCHASE OF THIS DOCUMENT PERMITS THE USER
  TO PRINT ONE CONTRACT FOR ONE PROJECT ONLY. YOU MAY ONLY MAKE COPIES OF A
  COMPLETED DOCUMENT FOR DISTRIBUTION TO PARTIES IN DIRECT CONNECTION WITH THE
  SPECIFIC CONSTRUCTION PROJECT. ANY OTHER USES, INCLUDING COPYING THE DOCUMENT,
  ARE STRICTLY PROHIBITED. 33

  

 

	
  

  	
  13.3.1
  MITIGATION PROCEDURES The Project Neutral/Dispute Review Board shall be
  mutually selected and appointed by the Parties and shall execute a retainer
  agreement with the Parties establishing the scope of the Project Neutral’s/Dispute
  Review Board’s responsibilities. The costs and expenses of the Project
  Neutral/Dispute Review Board shall be shared equally by the Parties. The
  Project Neutral/Dispute Review Board shall be available to either Party, upon
  request, throughout the course of the Project, and shall make regular visits
  to the Project so as to maintain an up-to-date understanding of the Project
  progress and issues and to enable the Project Neutral/Dispute Review Board to
  address matters in dispute between the Parties promptly and knowledgeably.
  The Project Neutral/Dispute Review Board is to issue nonbinding finding(s)
  within five {5) business Days of referral of the matter to the Project
  Neutral, unless good cause is shown. 13.3.2 If the matter remains unresolved
  following the issuance of the nonbinding finding by the mitigation procedure
  or if the Project Neutral/Dispute Review Board fails to issue nonbinding
  findings within five (5) business Days of the referral, the Parties shall
  submit the matter to the binding dispute resolution procedure designated in
  Paragraph 13.5. 13.4 MEDIATION If direct discussions pursuant to Paragraph
  13.2 do not result in resolution of the matter and no dispute mitigation
  procedure is selected under Paragraph 13.3, the Parties shall endeavor to
  resolve the matter by mediation through the current Construction Industry
  Mediation Rules of the American Arbitration Association, or the Parties may
  mutually agree to select another set of mediation rules. The administration
  of the mediation shall be as mutually agreed by the Parties. The mediation
  shall be convened within thirty (30) business Days of the matter first being
  discussed and shall conclude within forty-five (45) business Days of the
  matter first being discussed. Either Party may terminate the mediation at any
  time after the first session, but the decision to terminate shall be
  delivered in person by the terminating Party to the non-terminating Party and
  to the mediator. The costs of the mediation shall be shared equally by the
  Parties. 13.5 BINDING DISPUTE RESOLUTION If the matter remains unresolved
  after submission of the matter to a mitigation procedure or to mediation, the
  Parties shall submit the matter to the binding dispute resolution procedure
  selected herein (Designate only one): X Arbitration using the current
  Construction Industry Arbitration Rules of the American Arbitration
  Association or the Parties may mutually agree to select another set of
  arbitration rules. The administration of the arbitration shall be as mutually
  agreed by the Parties. Litigation in either the state or federal court having
  jurisdiction of the matter in the location of the Project 13.5.1.1 COSTS The
  costs of any binding dispute resolution processes shall be borne by the
  non-prevailing Party, as determined by the adjudicator of the dispute.
  13.5.1.2 VENUE The venue of any binding dispute resolution procedure shall be
  the location of the Project unless the Parties agree on a mutually convenient
  location. 13.6 MULTIPARTY PROCEEDING The Parties agree that all Parties
  necessary to resolve a matter shall be parties to the same dispute resolution
  procedure. Appropriate provisions shall be included in all other contracts
  relating to the Work to provide for the joinder or consolidation of such
  dispute resolution proceedings. 13.7 LIEN RIGHTS. Nothing in this Article
  shall limit any rights or remedies not expressly waived by the Design-Builder
  which the Design-Builder may have under lien laws. IMPORTANT: A vertical line
  in the margin indicates a change has been made to the original text. Prior to
  signing, recipients may wish to request from the party producing the document
  a “redlined” version Indicating changes to the original text. Consultation
  with legal and insurance counsel and careful review of the entire document
  are strongly encouraged. ConsensusDOCS 410 • STANDARD DESIGN-BUILD AGREEMENT
  AND GENERAL CONDITIONS BETWEEN OWNER AND DESIGN-BUILDER (Cost of the Work
  Plus a Fee with a GMP) Copyright© 2011, ConsensusDOCS LLC. AN INDIVIDUAL
  PURCHASE OF THIS DOCUMENT PERMITS THE USER TO PRINT ONE CONTRACT FOR ONE
  PROJECT ONLY. YOU MAY ONLY MAKE COPIES OF A COMPLETED DOCUMENT FOR
  DISTRIBUTION TO PARTIES IN DIRECT CONNECTION WITH THE SPECIFIC CONSTRUCTION
  PROJECT. ANY OTHER USES, INCLUDING COPYING THE DOCUMENT, ARE STRICTLY
  PROHIBITED. 34

  

 

	
  

  	
  ARTICLE 14
  MISCELLANEOUS PROVISIONS 14.1 ASSIGNMENT Neither the Owner nor the
  Design-Builder shall assign its interest in this Agreement without the
  written consent of the other except as to the assignment of proceeds. The
  terms and conditions of this Agreement shall be binding upon both Parties,
  their partners, successors, assigns and legal representatives. Neither Party
  to this Agreement shall assign the Agreement as a whole without written
  consent of the other except that the Owner may assign the Agreement to a
  wholly-owned subsidiary of the Owner when the Owner has fully indemnified the
  Design-Builder or to an institutional lender providing construction financing
  for the Project as long as the assignment is no Jess favorable to the Design-Builder
  than this Agreement. In the event of such assignment, the Design-Builder
  shall execute all consents reasonably required. In such event, the
  wholly-owned subsidiary or lender shall assume the Owner’s rights and
  obligations under the Contract Documents. If either Party attempts to make
  such an assignment, that Party shall nevertheless remain legally responsible
  for all obligations under the Agreement, unless otherwise agreed by the other
  Party. 14.2 GOVERNING LAW This Agreement shall be governed by the law in
  effect at the location of the Project. 14.3 SEVERABILITY The partial or
  complete invalidity of any one or more provisions of this Agreement shall not
  affect the validity or continuing force and effect of any other provision.
  14.4 NO WAIVER OF PERFORMANCE The failure of either Party to insist, in any
  one or more instances, on the performance of any of the terms, covenants, or
  conditions of this Agreement, or to exercise any of its rights, shall not be
  construed as a waiver or relinquishment of such term, covenant, condition or
  right with respect to further performance. 14.5 TITLES AND GROUPINGS The
  titles given to the articles of this Agreement are for ease of reference only
  and shall not be relied upon or cited for any other purpose. The grouping of
  the articles in this Agreement and of the Owner’s specifications under the
  various headings is solely for the purpose of convenient organization and in
  no event shall the grouping of provisions, the use of paragraphs or the use
  of headings be construed to limit or alter the meaning of any provisions.
  14.6 JOINT DRAFTING The Parties to this Agreement expressly agree that this
  Agreement was jointly drafted, and that both had opportunity to negotiate its
  terms and to obtain the assistance of counsel in reviewing its terms prior to
  execution. Therefore, this Agreement shall be construed neither against nor
  in favor of either Party, but shall be construed in a neutral manner. 14.7
  RIGHTS AND REMEDIES The Parties’ rights, liabilities, responsibilities and remedies
  with respect to this Agreement, whether in contract, tort, negligence or
  otherwise, shall be exclusively those expressly set forth in this Agreement.
  14.8 OTHER PROVISIONS .1 All savings below the Guaranteed Maximum Price shall
  accrue to the Owner. ARTICLE 15 EXISTING CONTRACT DOCUMENTS The Contract
  Documents in existence at the time of execution of this Agreement are as
  follows: As defined in Subparagraph 2.4.1, the following Exhibits are a part
  of this Agreement: IMPORTANT: A vertical line in the margin indicates a
  change has been made to the original text. Prior to signing, recipients may
  wish to request from the party producing the document a “redlined” version
  Indicating changes to the original text. Consultation with legal and
  insurance counsel and careful review of the entire document are strongly
  encouraged. ConsensusDOCS 410 • STANDARD DESIGN-BUILD AGREEMENT AND GENERAL
  CONDITIONS BETWEEN OWNER AND DESIGN-BUILDER (Cost of the Work Plus a Fee with
  a GMP) Copyright© 2011, ConsensusDOCS LLC. AN INDIVIDUAL PURCHASE OF THIS
  DOCUMENT PERMITS THE USER TO PRINT ONE CONTRACT FOR ONE PROJECT ONLY. YOU MAY
  ONLY MAKE COPIES OF A COMPLETED DOCUMENT FOR DISTRIBUTION TO PARTIES IN
  DIRECT CONNECTION WITH THE SPECIFIC CONSTRUCTION PROJECT. ANY OTHER USES, INCLUDING
  COPYING THE DOCUMENT, ARE STRICTLY PROHIBITED. 35

  

 

	
  

   

  	
  EXHIBIT NO. 1
  Story Construction Co.’s Schedule of Hourly Rates by Classification, one
  page. EXHIBIT NO. 2 Story Construction Co.’s Equipment Rental Rate Schedule,
  two pages. This Agreement is entered into as of the date entered in Article
  1. OWNER: NEWLINK GENETICS CORPORATION BY: /s/ Carl Langren PRINT NAME: Carl
  Langren PRINT TITLE: VP of Finance DESIGN BUILDER: STORY CONSTRUCTION CO. BY:
  /s/ Patrick L. Geary PRINT NAME: Patrick L. Geary PRINT TITLE: Chief
  Operating Officer IMPORTANT: A vertical line in the margin indicates a change
  has been made to the original text. Prior to signing, recipients may wish to
  request from the party producing the document a “redlined” version Indicating
  changes to the original text. Consultation with legal and insurance counsel
  and careful review of the entire document are strongly encouraged.
  ConsensusDOCS 410 • STANDARD DESIGN-BUILD AGREEMENT AND GENERAL CONDITIONS
  BETWEEN OWNER AND DESIGN-BUILDER (Cost of the Work Plus a Fee with a GMP)
  Copyright© 2011, ConsensusDOCS LLC. AN INDIVIDUAL PURCHASE OF THIS DOCUMENT
  PERMITS THE USER TO PRINT ONE CONTRACT FOR ONE PROJECT ONLY. YOU MAY ONLY
  MAKE COPIES OF A COMPLETED DOCUMENT FOR DISTRIBUTION TO PARTIES IN DIRECT CONNECTION
  WITH THE SPECIFIC CONSTRUCTION PROJECT. ANY OTHER USES, INCLUDING COPYING THE
  DOCUMENT, ARE STRICTLY PROHIBITED. 36

  

 

	
  

  	
  PROJECT: Tenant
  Improvements STORY CONSTRUCTION CO. NEWLINK GENETICS CORPORATION Ames, Iowa
  EXHIBIT NO. 1 STORY CONSTRUCTION CO. STANDARD LABOR RATES Direct Personnel
  Expense for Construction and Pre-Construction Phase Schedule of Hourly Rates
  by Classification Project Managers $ 61.00 Project Assistants $ 31.00 Project
  Engineers $ 42.00 Engineering Interns $ 25.00 Superintendents $ 51.00
  Operators $ 46.00* Construction Foremen $ 38.00* Skilled Construction Workers
  $ 30.00* Construction Workers $ 24.00* Construction Clerks $ 22.00* * Rates
  subject to adjustment for work performed outside of Iowa or structural steel
  work. Overtime rate is the above rate x 1.5 37

  

 

 

	
  

  	
  366067 v1/CO 

  

 

	
  

  	
  2 366067 v1/CO 

  

 

 

	
  

  	
  AMENDMENT NO. 1
  TO CONSENSUSDOCS 410 STANDARD DESIGN-BUILD AGREEMENT AND GENERAL CONDITIONS
  BETWEEN OWNER AND DESIGN-BUILDER (Where the Basis of Payment is the Cost of
  the Work Plus a Fee with a Guaranteed Maximum Price) Pursuant to Paragraph
  3.2 of the Agreement dated November 14, 2011 between the Owner, NEWLINK
  GENETICS CORPORATION and the Design-Builder, STORY CONSTRUCTION CO. for new
  tenant space in Building 5, Phase 4 (the Project), the Owner and the
  Design-Builder desire to establish a Guaranteed Maximum Price (GMP) for the
  Work. Therefore, the Owner and the Design-Builder agree as follows: ARTICLE 1
  GUARANTEED MAXIMUM PRICE The Design-Builder’s GMP for the Work, Including the
  Cost of the Work as defined In Article 8 and the Design-Builder’s Fee as set
  forth in Paragraph 7.3, is One Million Two Hundred Eighty-Two Thousand One
  Hundred Five Dollars ($ 1,282,105.00). The GMP is for the performance of the
  Work in accordance with the documents listed below, which are part of the
  Agreement. APPENDIX A- Story Construction Co.’s proposal letter and Scope of
  Work dated October 28, 2011, 13 pages. ARTICLE 2 DATE OF SUBSTANTIAL
  COMPLETION The Date of Substantial Completion of the Work is Friday, January
  27, 2012. IMPORTANT: A vertical line in the margin indicates a change has
  been made to the original text. Prior to signing, recipients may wish to
  request from the party producing the document a “redlined” version Indicating
  changes to the original text. Consultation with legal and insurance counsel
  and careful review of the entire document are strongly encouraged.
  ConsensusDOCS 410 • STANDARD DESIGN-BUILD AGREEMENT AND GENERAL CONDITIONS
  BETWEEN OWNER AND DESIGN-BUILDER (Cost of the Work Plus a Fee with a GMP)
  Copyright© 2011, ConsensusDOCS LLC. AN INDIVIDUAL PURCHASE OF THIS DOCUMENT
  PERMITS THE USER TO PRINT ONE CONTRACT FOR ONE PROJECT ONLY. YOU MAY ONLY
  MAKE COPIES OF A COMPLETED DOCUMENT FOR DISTRIBUTION TO PARTIES IN DIRECT
  CONNECTION WITH THE SPECIFIC CONSTRUCTION PROJECT. ANY OTHER USES, INCLUDING
  COPYING THE DOCUMENT, ARE STRICTLY PROHIBITED. 1

  

 

	
  

  	
  ARTICLE 3 DATE
  OF FINAL COMPLETION The Date of Final Completion of the Work Is: Friday,
  February 11, 2012, subject to adjustments as provided for In the Contract
  Documents. This Amendment is entered into as of November 14, 2011. OWNER:
  NEWLINK GENETICS CORPORATION BY: PRINT NAME: PRINT TITLE: DESIGN BUILDER:
  STORY CONSTRUCTION CO. BY: PRINT NAME: Patrick L. Geary PRINT TITLE: Chief
  Operating Officer IMPORTANT: A vertical line in the margin indicates a change
  has been made to the original text. Prior to signing, recipients may wish to
  request from the party producing the document a “redlined” version Indicating
  changes to the original text. Consultation with legal and insurance counsel
  and careful review of the entire document are strongly encouraged.
  ConsensusDOCS 410 • STANDARD DESIGN-BUILD AGREEMENT AND GENERAL CONDITIONS
  BETWEEN OWNER AND DESIGN-BUILDER (Cost of the Work Plus a Fee with a GMP)
  Copyright© 2011, ConsensusDOCS LLC. AN INDIVIDUAL PURCHASE OF THIS DOCUMENT
  PERMITS THE USER TO PRINT ONE CONTRACT FOR ONE PROJECT ONLY. YOU MAY ONLY
  MAKE COPIES OF A COMPLETED DOCUMENT FOR DISTRIBUTION TO PARTIES IN DIRECT
  CONNECTION WITH THE SPECIFIC CONSTRUCTION PROJECT. ANY OTHER USES, INCLUDING
  COPYING THE DOCUMENT, ARE STRICTLY PROHIBITED. 2

  

 

	
  

  	
  APPENDIX A
  October 28, 2011 Jim Campney NewLink Genetics Corporation 2901 South Loop
  Drive, Suite 3900 Ames, Iowa 50010 Re: Phase 4 Build-Out Building 5, Iowa
  State University Research Park Ames, Iowa Dear Jim: Please accept our revised
  cost plus proposal for the general, mechanical and electrical work to build
  out Phase 4 located in Building 5 on the Iowa State University Research Park
  Campus in Ames, Iowa. We propose to do the work for the Guaranteed Maximum
  Price of: $ 1,282,105.00 Enclosed for your review is our Revised Project
  Scope of Work included under this proposal. We propose the following
  Alternates for your consideration. 1. Revise Chem Lab HVAC to have one larger
  system in lieu of two .. DEDUCT $21,200.00 2. Add duct and diffusers to
  Shipping and Receiving Area ADD $10,815.00 With regard to the Alternate No.
  01, please note that acceptance of the alternate will: • Eliminate any
  diversity in the Chem Lab. If the makeup air unit or fume hood exhaust fan
  were to lose airflow, the entire lab would be required to shut down. •
  Increase the lead time for equipment delivery. The current units were
  released for production on October 24, 2011 with an estimated lead time of 6
  weeks. The revised unit will have a lead time of 10-12 weeks after release
  for production. Since the current roof top units have been released for
  production, there will be a cost associated with the cancellation of them.
  The cancellation cost through October 31, 2011 is included in the deduct
  presented for Alternate No.01. If the decision to accept our proposal,
  including Alternate No. 01, is extended beyond October 31, 2011, the value of
  the deduct will be reduced accordingly to account for the actual cancellation
  cost determined at the time of cancellation. Please let us know if you have
  any questions regarding our revised proposal or revised scope of work. We are
  eager to get started with the Work for this project. Sincerely, STORY
  CONSTRUCTION CO. /s/ Jamie A. Rochleau Jamie A. Rochleau Project Manager Enclosures
  cc: Carl Langren, NewLink Genetics Corporation Pat Geary, Story Construction
  Co. 

  

 

	
  

  	
  Phase 4
  Build-Out Ames, Iowa Based upon Drawings A1.0 dated October .1825, 2011, A1.1
  dated October 7, 2011, A6.0 dated October 5, 2011, Conference Room Cabinet Elevation
  and Section dated October 11, 2011, Plastic Laminate Sill Section dated
  October 12, 2011, all prepared by Story Design Ltd.; Building 5, Phase 2
  As-Built Reference Drawings G1.0, SP0.1, SP0.2, SPD0.1, SP1.1, SP2.1, SP3.1,
  SP4.1, SP5.1, S1.1, S1.2, S1.3, S2.1, S5.1, S5.2, S5.3, S9.1, A0.1, A1.1,
  A3.1, A4.1, A6.1, A7.1, A8.1, P0.1, P1.1, P1.3, M1.1, M4.1, ES1.0, E1.1,
  E1.2, and E4.1 provided by the Iowa State University Research Park
  Corporation; Project Manual Specifications prepared jointly by Story
  Construction Co. and Story Design Ltd.; and the following Scope of Work dated
  October 21 28, 2011, prepared by Story Construction Co. Project Size: 13,822
  square feet total. Project Scope Inclusions: Division 1 General Requirements
  1. Building Permit and Plan Review Fee. 2. The following Allowances: a.
  $2,500 for floor patching at perimeter of exterior walls for finish floor
  installation. b. $25,000 for door access hardware to include key fobs,
  magnetic locks, key pads, etc. c.b ,$5,000 for prepping, priming and finish
  painting screen wall structure. 3. Concrete testing. 4. Architectural and
  Structural Design Services. 5. Temporary sanitary facilities. 6. Cell phone
  use charges for construction. 7. RA filters for existing AHU for temporary
  conditioning of the space during construction 8. Disposal fees. 9.
  Supervision and project management. 10. Temporary enclosures for exterior
  openings to jobsite. 11. Snow and ice removal for Contractor access to
  jobsite. 12. Equipment and tools. 13. Progress and Final cleaning. 14.
  As-built Drawings and O&M Manuals 15. Pertinent Owner and Tenant Training
  16. One year warranty from date of substantial completion. Division 2
  Selective Demolition 1. Concrete Slab on Grade a. Saw-cut and remove openings
  in existing slab on grade to accommodate rough-in of underground plumbing and
  electrical systems. 2. Roof Related a. Remove existing radiused screenwall
  panels and associated screenwall structural framing for installation of new
  RTU’s and screenwall. b. Remove existing fully adhered membrane roofing,
  recovery board, insulation and metal deck for new screenwall structural
  supports, exhaust fans and RTU’s. 3. Gypsum Board and Framing 

  

 

	
  

  	
  a. Remove
  existing gypsum board, light gage metal framing, spray foam insulation and
  exterior wall sheathing at Phase 1/Phase 2 party wall to accommodate new door
  frame at Corridor 5501. Division 3 Cast In Place Concrete 1. Concrete Slab n
  Grade a. Infill demolished openings with 4” slab on grade concrete reinforced
  witn Propex #300 Fibermesh. All slab on grade concrete to be 4000 psi ready
  mix. b. 4” layer of granular material under slab on grade. c. Fine grade, 15
  mil vapor hbarrier (Stego-type), reinforce with #3 dowels at 3’-0” on center,
  pour, trowel finish, saw cut as needed and curing of concrete slab on grade.
  2. Special Concrete Finishing a. Seal existing concrete floor at Elect/Phone
  5590 b. Grinding and polish existing concrete floors at Corridor 5501 and
  Autoclave 5605. 3. Winter Construction Costs a. Heated concrete for all slab
  on grade is included. Division 4 Not applicable to this project. Division 5
  Structural Steel 1. W shape sterl beams for new RTU structural support.
  Modify existing steel joists as necessary to support two new roof top units.
  2. Tube steel columns with top and bottom angle for screenwall support 3.
  Miscellaneous framing angles beneath existing roof deck for screenwall
  structural support, exhaust fan and RTU opening deck support. Division 6
  Rough Carpentry 1. 2x wood blocking in the walls for plastic laminate window
  sills, plastic laminate and laboratory casework, countertop supports and
  shelving, door hardware and fire protection specialties. Custom Casework 1.
  Conference Room a. Plastic laminate base cabinets. b. Plastic laminate
  countertops. c. Base cabinets have 1 or 2 doors, 1 adjustable shelf and 1 or
  2 drawers. d. Cabinet doors and drawer fronts to receive 3 mil edge banding.
  1. Countertop nosing shall be plastic laminate. Window Sills c.a. Plastic
  laminate sill with plastic laminate apron Division 7 Insulation 1. Open cell
  spray foam in the exterior studded walls. 2. Sound batt insulation in all
  interior walls. IMPORTANT: A vertical line in the margin indicates a change
  has been made to the original text. Prior to signing, recipients may wish to
  request from the party producing the document a “redlined” version Indicating
  changes to the original text. Consultation with legal and insurance counsel
  and careful review of the entire document are strongly encouraged.
  ConsensusDOCS 410 • STANDARD DESIGN-BUILD AGREEMENT AND GENERAL CONDITIONS
  BETWEEN OWNER AND DESIGN-BUILDER (Cost of the Work Plus a Fee with a GMP)
  Copyright© 2011, ConsensusDOCS LLC. AN INDIVIDUAL PURCHASE OF THIS DOCUMENT
  PERMITS THE USER TO PRINT ONE CONTRACT FOR ONE PROJECT ONLY. YOU MAY ONLY
  MAKE COPIES OF A COMPLETED DOCUMENT FOR DISTRIBUTION TO PARTIES IN DIRECT
  CONNECTION WITH THE SPECIFIC CONSTRUCTION PROJECT. ANY OTHER USES, INCLUDING
  COPYING THE DOCUMENT, ARE STRICTLY PROHIBITED. 2 

  

 

	
  

  	
  Fire Resistive
  Joint Systems 1. At tops of exterior wall along Gridline X from Gridline 6 to
  Gridline 11. 2. At tops of exterior wall along Gridline A from Gridline 9 to
  Gridline 11. 3. At tops of exterior wall along Gridline 9 from Gridline A to
  north wall of Corridor 5501. 4. At perimeter of Chem Lab 5620 and Chem Star.
  5625 as indicated on drawings (Wall Types A1 and B1). 5. At perimeter of
  Autoclave 5605. Vapor Retarders 1. Over open cell spray foam at exterior
  walls. Manufactured Metal Wall Panels 1. Over screenwall structural supports
  to screen new RTU’s from ground view. Membrane Roofing 1. Flash new
  screenwall, plumbing vent, exhaust curb, RTU curb and electrical roof
  penetrations into existing fully adhered EPDM roof. Caulking 1. Perimeter of
  all plastic laminate window sills. 2. Plastic laminate and lLboratory
  casework to gypsum board wall joints. 3. Plastic laminate and lLaboratory
  countertop and splash to gypsum board wall joints. 4. Gypsum board wall to
  aluminum window joints at head, sill and jamb conditions. Division 8 Doors
  and Hardware 1. Hollow Metal Frames as indicated in Contract Documents. 2.
  Wood Doors as indicated in Contract Documents. 3. Door Hardware as indicated
  in Hardware Schedule in Section 08 7100 “Door Hardware”. 4. Includes
  electrified hardware at one single door opening and one double door openings
  as part of Hardware Allowance. Aluminum Storefront, Windows and Glazing 1.
  Aluminum Entrances and Storefronts a. Temporary removal and replacement of
  existing exterior entrance to Corridor 5501. 2. Glazing a. Door Glazing i.
  1/4” glazing in 4” x 24” lights. ii. 1/4” glazing in 24” x 24” lights. iii.
  1⁄4” glazing in sidelight frames Division 9 Gypsum Board Systems 1.
  Non-Structural Metal Stud Framing a 3-5/8” light gage metal stud framing as
  indicated in Contract Documents. All wall framing to extend to the structure
  above. b. a. 6” light gage metal stud framing as indicated in Contract
  Documents. All wall framing to extend to the structure above. IMPORTANT: A
  vertical line in the margin indicates a change has been made to the original
  text. Prior to signing, recipients may wish to request from the party
  producing the document a “redlined” version Indicating changes to the
  original text. Consultation with legal and insurance counsel and careful
  review of the entire document are strongly encouraged. ConsensusDOCS 410 •
  STANDARD DESIGN-BUILD AGREEMENT AND GENERAL CONDITIONS BETWEEN OWNER AND
  DESIGN-BUILDER (Cost of the Work Plus a Fee with a GMP) Copyright© 2011,
  ConsensusDOCS LLC. AN INDIVIDUAL PURCHASE OF THIS DOCUMENT PERMITS THE USER
  TO PRINT ONE CONTRACT FOR ONE PROJECT ONLY. YOU MAY ONLY MAKE COPIES OF A
  COMPLETED DOCUMENT FOR DISTRIBUTION TO PARTIES IN DIRECT CONNECTION WITH THE
  SPECIFIC CONSTRUCTION PROJECT. ANY OTHER USES, INCLUDING COPYING THE
  DOCUMENT, ARE STRICTLY PROHIBITED. 3 

  

 

	
  

  	
  c. b. Light
  gage metal framing at bulkheads where indicated in Contract Documents. All
  Bulkhead framing to extend to the structure above. 2. Gypsum Board a. Gypsum
  board hanging, taping and finishing as indicated in Contract Documents. b.
  Gypsum board returned to head and jambs at all window openings. c. Gypsum
  board control joints as needed. d. All exposed gypsum board to have a smooth
  “Level 4” finish. Acoustical Ceilings 1. Acoustical Ceilings as indicated in
  Contract Documents. Floor Coverings 1. Resilient Flooring a. 12”x12” Vinyl
  Composition Tile as indicated in Contract Documents. b. Includes all glues,
  transition strips, tack strips and installation. c. Includes patching of
  perimeter walls as part of Patching Allowance. 2. Resilient Base and Accessories
  a. 4” vinyl base on all gypsum board walls. b. Includes all glues and
  installation 3. Carpeting a. Carpet Tile as indicated in Contract Documents.
  b. Includes all glues, transition strips and installation. c. Includes
  patching of perimeter walls as part of Patching Allowance. Painting 1.
  Exterior Painting a. Includes painting of screenwall structural supports as
  part of Painting Allowance. 2. Interior Wall & Bulkhead Painting as
  indicated in Contract Documents. 3. Painting Hollow Metal Frames as indicated
  in Contract Documents. Division 10 Fire Protection Specialties 1. Provide 1
  fire extinguisher with bracket, 1 extinguisher with rated semi-recessed
  cabinet, and 5 extinguishers with non-rated semi-recessed cabinets. Division
  12 Window Treatments 1. Bali S3000 one inch aluminum mini blinds at 75
  exterior window locations. Division 13 Not applicable to this project.
  Division 14 Not applicable to this project. Division 15 Fire Sprinkler System
  1. Modify existing wet piped fire sprinkler system to provide fire protection
  coverage as required by NFPA 13 (2002 Edition), the local authority, all
  applicable codes and the Contract Documents. IMPORTANT: A vertical line in
  the margin indicates a change has been made to the original text. Prior to
  signing, recipients may wish to request from the party producing the document
  a “redlined” version Indicating changes to the original text. Consultation
  with legal and insurance counsel and careful review of the entire document
  are strongly encouraged. ConsensusDOCS 410 • STANDARD DESIGN-BUILD AGREEMENT
  AND GENERAL CONDITIONS BETWEEN OWNER AND DESIGN-BUILDER (Cost of the Work
  Plus a Fee with a GMP) Copyright© 2011, ConsensusDOCS LLC. AN INDIVIDUAL
  PURCHASE OF THIS DOCUMENT PERMITS THE USER TO PRINT ONE CONTRACT FOR ONE
  PROJECT ONLY. YOU MAY ONLY MAKE COPIES OF A COMPLETED DOCUMENT FOR
  DISTRIBUTION TO PARTIES IN DIRECT CONNECTION WITH THE SPECIFIC CONSTRUCTION
  PROJECT. ANY OTHER USES, INCLUDING COPYING THE DOCUMENT, ARE STRICTLY
  PROHIBITED. 4

  

 

	
  

  	
  Plumbing and
  Mechanical 1. All plumbing and mechanical design, applicable permits and
  fees. 2. All plumbing and mechanical as-built drawings and operation and
  maintenance manuals. Lab Area Plumbing 1. Underground waste and vent piping
  to be PVC DWV. a. Underground waste and vent piping from Autoclave Room to SV
  cast iron. 2. Above ground waste and vent piping to be no-hub cast iron. 3.
  Water piping to be Type L copper. 4. Natural gas piping to be black steel
  pipe. 5. Water and sanitary connections to the following fixtures as
  applicable: a. (13) Lab sinks- sinks furnished by others. b. (8) Fume hoods-
  fumehoods furnished by others. c. (1) Emergency eyewash d. (1) Combination
  emergency shower and eyewash e. (2) Floor drains f. (4;2) Floor sinks 6.
  Water and natural gas piping to the autoclave. 7. 6. Tie-in for water piping
  located in the Shipping/Receiving Area. 8.8. Fiberglass insulation. Hydronic
  Piping 1. Hydronic piping to be as follows: a. 2” and below: Type L copper.
  b. Above 2”: Schedule 10 Victaulic pipe and fittings. 2. Piping and coil
  connections to hot water heating coils listed in HVAC scope. 3. Tie-in for
  water piping located in Shipping/Receiving area. 4. Fiberglass insulation.
  Lab Gases 1. Piping to be cleaned and capped Type L copper with cleaned and
  bagged fittings. 2. Compressed air and vacuum piping to eight (8) fume hoods.
  3. (1) CO2 piping drop similar to last phase in Clean Cell Culture. 4. {1)
  CO2 piping drop similar to last phase in Dirty Cell Culture. HVAC 1. All
  ductwork will be galvanized steel and constructed to SMACNA standards. 2.
  Externally insulated ductwork from existing supply air main to VAV boxes
  listed below. 3. Ductwork and motorized damper for temporary heating/cooling
  of Shipping/Receiving area. Lab Area HVAC 1. Chemistry Lab a. (2) Make-up air
  units with DX cooling, electric heat and 30% efficiency filters complete with
  roof curbs. b. (2) Hydronic duct mounted heating coils. c. (2) Exhaust fans
  for fume hoods. d. (1) Exhaust fan for Chemical Storage Room. e. Venting for
  six flammable cabinets. f. Externally insulated ductwork. g. Diffusers. h.
  DDC Controls. 2. Freezer & LN Storage a. VAV box with hot water heating
  coil. b. Internally insulated ductwork. c. Diffusers. d. DOC Controls.
  IMPORTANT: A vertical line in the margin indicates a change has been made to
  the original text. Prior to signing, recipients may wish to request from the
  party producing the document a “redlined” version Indicating changes to the
  original text. Consultation with legal and insurance counsel and careful
  review of the entire document are strongly encouraged. ConsensusDOCS 410 •
  STANDARD DESIGN-BUILD AGREEMENT AND GENERAL CONDITIONS BETWEEN OWNER AND
  DESIGN-BUILDER (Cost of the Work Plus a Fee with a GMP) Copyright© 2011,
  ConsensusDOCS LLC. AN INDIVIDUAL PURCHASE OF THIS DOCUMENT PERMITS THE USER
  TO PRINT ONE CONTRACT FOR ONE PROJECT ONLY. YOU MAY ONLY MAKE COPIES OF A
  COMPLETED DOCUMENT FOR DISTRIBUTION TO PARTIES IN DIRECT CONNECTION WITH THE
  SPECIFIC CONSTRUCTION PROJECT. ANY OTHER USES, INCLUDING COPYING THE
  DOCUMENT, ARE STRICTLY PROHIBITED. 5

  

 

	
  

  	
  3. Autoclave a.
  VAV box with hot water heating coil. b. Internally insulated ductwork. c.
  Diffusers. d. DDC Controls. 4.3. Instrument 1 & 2. a. VAV box with hot
  water heating coil. b. Internally insulated ductwork. c. Diffusers. d. DDC
  Controls. 5.4. Tumor Immunology & Bioassays Lab a. (3) VAV boxes with hot
  water heating coils. b. Internally insulated ductwork. c. Diffusers. d. DOC
  Controls. 6. 5. Workspace a. (2) VAV boxes with hot water heating coils. b.
  Internally insulated ductwork. c. Diffusers. d. DDC Controls. 7 6. Clean Cell
  Culture a. (1) Roof mounted exhaust fan ducted to hood located over sink.
  b.a. (1) VAV box with hot water heating coil. c.b. Internally insulated
  ductwork. d c. Diffusers. ed. DDC Controls. 87. Dirty Cell Culture a. (1)
  Roof mounted exhaust fan ducted to hood located over sink. b.a. (1) VAV box
  with hot water heating coil. c.b. Internally insulated ductwork. d c.
  Diffusers. ed. DDC Controls. 9 8. Open Office HVAC a. Open Office i. (4) VAV
  boxes with hot water heating coils. ii. Internally insulated ductwork. iii.
  Diffusers. iv. DDC Controls.\ b. Conference Room i. VAV Box with hot water
  heating coil. ii. Internally insulated ductwork. iii. Diffusers. iv. DDC
  Controls. cb. Corridor i. VAV box with hot water heating coil. ii. Internally
  insulated ductwork. iii.Diffusers iv. DDC Controls Division 16 Electrical 1.
  All electrical design, applicable permits and fees. 2. All electrical
  as-built drawings and operation and maintenance manuals. IMPORTANT: A
  vertical line in the margin indicates a change has been made to the original
  text. Prior to signing, recipients may wish to request from the party
  producing the document a “redlined” version Indicating changes to the
  original text. Consultation with legal and insurance counsel and careful
  review of the entire document are strongly encouraged. ConsensusDOCS 410 •
  STANDARD DESIGN-BUILD AGREEMENT AND GENERAL CONDITIONS BETWEEN OWNER AND
  DESIGN-BUILDER (Cost of the Work Plus a Fee with a GMP) Copyright© 2011,
  ConsensusDOCS LLC. AN INDIVIDUAL PURCHASE OF THIS DOCUMENT PERMITS THE USER
  TO PRINT ONE CONTRACT FOR ONE PROJECT ONLY. YOU MAY ONLY MAKE COPIES OF A
  COMPLETED DOCUMENT FOR DISTRIBUTION TO PARTIES IN DIRECT CONNECTION WITH THE
  SPECIFIC CONSTRUCTION PROJECT. ANY OTHER USES, INCLUDING COPYING THE
  DOCUMENT, ARE STRICTLY PROHIBITED. 6

  

 

	
  

  	
  3. Temporary
  power and lighting. 4. All work to be performed per N.E.C. codes current in
  this area. 5. All systems to be ground per N.E.C. codes. Switchgear 1. (32,)
  200 amp main breaker panels fed from the meter stack on the back dock area,
  panels to be 277/480 volt, 3 phase, 4 wire. 2. {1) 75 KVa transformer and {1)
  200 amp 120/208 volt panel 3 phase 4 wire. Devices 1. All devices to be 20
  amp specification grade. 2. Conference Room to have one (1) floor box. 32.
  Open Office Area to be fed by power poles and wall connections. 43
  Owner/Architect to select device colors. Lighting 1. Open Office Area’s to be
  2x4 indirect lighting. 2. Conference Room to have recessed can lights and 2x4
  indirect lighting. 32 Other areas to be 2x4 acrylic grid type lights. 43.
  Lights in Shipping/Receiving are to be 2x4 high bay type lights. 54 Exit and
  emergency lights as required by City of Ames. Communications 1. (4824) Data
  jacks. 2. (1) 4824 port patch panel. 3. (1) Data rack. 4. Wiring to
  electrical closet. 5. All jacks tested and labeled per NewLink Genetics.
  Security 1. Rough-in with conduit and boxes. Fire Alarm 1. Addressable system
  by Notifier. 2. All fire alarm plans approved by Iowa State Fire Marshall.
  Voluntarv- Alternate — Laboratory Casework, Countertops, Shelving and Fume
  Hoods: 1. Based upon Drawings A1.0, A3.0 and A3.1 dated October 18, 2011 and
  prepared by Story Design Ltd. 2. (1) Lot of Kewaunee Steel Base
  Cabinets/Casework Style 01. Colors selected from Kewaunee’s full color
  palette (16 choices). 3. (1) Lot of Durcon Laboratory Epoxy Resin
  Countertops, Sinks and Watersaver Hot & Cold water fixtures 4. (1) Lot of
  phenolic Resin Countertop Shelves/Supports on Islands including service utility
  chases for these islands. 5. (1) Lot of wall shelving including standards,
  brackets, and phenolic resin shelving. 6. (8) Kewaunee Scientific H05 General
  Purpose Fume Hoods. 7. Shop Drawings. Note: All Divisions Alternate
  manufacturers may be substituted for any manufacturers listed in this scope
  of work, on the drawings or in the specifications. Project Scope Exclusions:
  All Divisions IMPORTANT: A vertical line in the margin indicates a change has
  been made to the original text. Prior to signing, recipients may wish to
  request from the party producing the document a “redlined” version Indicating
  changes to the original text. Consultation with legal and insurance counsel
  and careful review of the entire document are strongly encouraged.
  ConsensusDOCS 410 • STANDARD DESIGN-BUILD AGREEMENT AND GENERAL CONDITIONS
  BETWEEN OWNER AND DESIGN-BUILDER (Cost of the Work Plus a Fee with a GMP)
  Copyright© 2011, ConsensusDOCS LLC. AN INDIVIDUAL PURCHASE OF THIS DOCUMENT
  PERMITS THE USER TO PRINT ONE CONTRACT FOR ONE PROJECT ONLY. YOU MAY ONLY
  MAKE COPIES OF A COMPLETED DOCUMENT FOR DISTRIBUTION TO PARTIES IN DIRECT
  CONNECTION WITH THE SPECIFIC CONSTRUCTION PROJECT. ANY OTHER USES, INCLUDING
  COPYING THE DOCUMENT, ARE STRICTLY PROHIBITED. 7

  

 

	
  

  	
  Exclusions 1.
  Builder’s Risk Insurance. 2. Performance and payment bonds. 3. Penalties or
  liquidated damages. 4. Davis-Bacon Wage Rates. 5. Land cost and financing. 6.
  Removal and disposal of any and all hazardous materials currently onsite such
  as asbestos, lead paint, buried tanks, etc. 7. Owner provided equipment
  and/or existing equipment including: -80 freezers, flammable cabinets,
  biological safety cabinets, incubators, fridges/freezers, etc. 8. Handling
  and installation of Tenant furnished equipment. 9. Relocation of Tenant
  furnished equipment. 10. Costs associated with LEED or building
  commissioning. 11. Site sign. 12. Costs associated with imported sand for
  concrete mixes that is free of churl, coal, lignite, iron, etc. 13. Termite
  treating of subgrade soils and termite control. 14. Sealant at existing and
  new concrete expansion, isolation and construction joints. 15. Plywood
  sheathing on interior walls of Voice/Data Room. 16. Building furnishings
  (Desks, chairs, tables, cubicles, tv’s, filing cabinets, fitness equipment,
  etc.). 17. Food service equipment, dishwasher, refrigerator, microwave,
  range, kitchen hoods and kitchen hood fire suppression. 18. Vacuum Pump
  Equipment. 19. Air Compressor Equipment. 20. CO2 System Equipment. 21. Dl
  Water System for Autoclave. 22. Rework to existing ductwork. 23. Grease
  interceptor to serve the Breakroom. 24. Central vacuum system including
  piping and equipment. 25. Interior or exterior building mounted security
  cameras and exterior pole mounted security cameras including conduit and
  wiring. 26. Lightning protection. 27. Generator or UPS. 28. Security system,
  devices and equipment. 29. Phone system and equipment. 30. Sound systems
  including conduit and wiring. 31. Anything not listed in inclusions.
  IMPORTANT: A vertical line in the margin indicates a change has been made to
  the original text. Prior to signing, recipients may wish to request from the
  party producing the document a “redlined” version Indicating changes to the
  original text. Consultation with legal and insurance counsel and careful review
  of the entire document are strongly encouraged. ConsensusDOCS 410 • STANDARD
  DESIGN-BUILD AGREEMENT AND GENERAL CONDITIONS BETWEEN OWNER AND
  DESIGN-BUILDER (Cost of the Work Plus a Fee with a GMP) Copyright© 2011,
  ConsensusDOCS LLC. AN INDIVIDUAL PURCHASE OF THIS DOCUMENT PERMITS THE USER
  TO PRINT ONE CONTRACT FOR ONE PROJECT ONLY. YOU MAY ONLY MAKE COPIES OF A
  COMPLETED DOCUMENT FOR DISTRIBUTION TO PARTIES IN DIRECT CONNECTION WITH THE
  SPECIFIC CONSTRUCTION PROJECT. ANY OTHER USES, INCLUDING COPYING THE DOCUMENT,
  ARE STRICTLY PROHIBITED. 8

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