25-8405_-_CMAR-_Solicitation.pdf

COLLIER COUNTY

BOARD OF COUNTY COMMISSIONERS

CONSTRUCTION MANAGER AT RISK (CMAR)

REQUEST FOR PROFESSIONAL SERVICES (RPS)

(In accordance with Florida Statute 287.055, Consultants’

Competitive Negotiation Act)

FOR

CONSTRUCTION MANAGER AT RISK (CMAR)

IMMOKALEE GOVERNMENT CENTER

MASTER PLAN

SOLICITATION NO.: 25-8405

OLIVIA PUGA, PROCUREMENT STRATEGIST

PROCUREMENT SERVICES DIVISION

3295 TAMIAMI TRAIL EAST, BLDG C-2

NAPLES, FLORIDA 34112

TELEPHONE: (239) 252-4286

Olivia.Puga@colliercountyfl.gov (Email)

Any alterations to this document made by the Vendor may be grounds for rejection of the proposal, cancellation of any subsequent award, or any other legal remedies available to the Collier County

Government.

SOLICITATION PUBLIC NOTICE

CONSTRUCTION MANAGER AT RISK

(CMAR) NUMBER:

25-8405

PROJECT TITLE: CONSTRUCTION MANAGER AT RISK (CMAR)

IMMOKALEE GOVERNMENT CENTER MASTER PLAN

PRE-PROPOSAL CONFERENCE: SEPTEMBER 24, 2025, AT 10:00 AM EST

LOCATION: PROCUREMENT SERVICES DIVISION, CONFERENCE ROOM A, 3295

TAMIAMI TRAIL EAST, BLDG C-2, NAPLES, FLORIDA 34112

DUE DATE: OCTOBER 14, 2025, AT 3:00 PM EST

PLACE OF RPS OPENING: PROCUREMENT SERVICES DIVISION

3295 TAMIAMI TRAIL EAST, BLDG C-2

NAPLES, FL 34112

All proposals shall be submitted online via the Collier County Procurement Services Division Online Bidding System:

https://procurement.opengov.com/portal/collier-county-fl.

INTRODUCTION

As requested by the Facilities Management Division (hereinafter, the “Division”), the Collier County Board of County

Commissioners Procurement Services Division (hereinafter, “County”) has issued this Construction Manager at Risk (CMAR)

Request for Professional Services (RPS) Solicitation (hereinafter, “CMAR RPS”) with the intent of obtaining proposals from interested and qualified Construction Managers (referred to as “CM or “Proposer” ) in accordance with the terms, conditions and specifications stated or attached. The Proposer, at a minimum, must achieve the requirements of the Qualifications, Specifications, or Scope of Work stated.

The Immokalee Government Center building was constructed in the year 1967 and is comprised of an existing 15,000 square foot facility that houses the Collier County government services, EMS, Clerk of Courts, Supervisor of Elections, CCSO, Tax Collector, Community Redevelopment Agency, and Veterans Affairs. Over the years, the property has deteriorated and is beyond its remaining economic life. The New Master Plan Immokalee Government Center project will provide a new 15,000 sq. ft. facility with state-of-the-art improved technological equipment, complete with new upgrades, improved floor plan layout, new mechanical water chilling system, improved LED lighting, energy efficient facility, new parking lot improvements, new landscaping, and site lighting improvements.

BACKGROUND

The County is pursuing the development and construction of a New Immokalee Government Center building and site improvements at the existing location in Immokalee, Florida to support governmental services and growing population demands of the County.

The project includes the demolition and removal of the existing depreciated Immokalee Government Center building structure, including site clearing conditions, in preparation for a new modernized building facility that will reflect the current floor plan layout similar to the county's recently constructed modernized Heritage Bay Government Center development. The project will include a new parking lot layout, parking lot lighting, stormwater management, and landscape improvements. The new building structure will consist of approximately 15,000 square feet and will include Light-emitting diode (LED) lighting, advanced IT equipment, Cat-6 cable network wiring, and high-energy-efficient Mechanical, Electrical, Plumbing (MEP) fixtures and equipment. The intent of the project will replace the existing building and provide sufficient space for the operations of multiple Collier County Constitutional Offices and Collier County

Government operations similar in function to the North Collier Government Services Center.

The project is driven by the need for a new Immokalee Government Center, and extensive master planning at the County level to accommodate government services at this location to better serve the growing population. Long-term planning involves replacing existing facilities with new structures situated on the site location. Additionally, the Collier County Emergency Medical Services (EMS) Division and the Collier County Sheriff's Office (CCSO) will have new facilities constructed on the site location.

https://procurement.opengov.com/portal/collier-county-fl

Tentative Project Design Milestone Schedule:

Description Approximate Number of Calendar Days for

Completion

Task 1 – Phase I Project Kick-Off 2

Task 2 – Design Development Phase @ 30% 30

Task 3 – Construction Estimate @ 60% 30

Task 4 – Construction Estimate @ 90% 45

Task 5 – Construction Estimate @ 100% 60 (Approx.)

Task 6 – Bidding & Negotiations 60 (Approx.)

TERM OF CONTRACT

The County reserves the right to modify this scope during negotiations for budgetary reasons.

The contract term, if an award is made, will commence on the date of the Notice to Proceed and end upon acceptance and approval of the final payment.

Surcharges will not be accepted in conjunction with the awarded contract, and such charges should be incorporated into subsequent pricing structures.

The County Manager, or the County Manager’s designee, may extend the contract under all of the terms and conditions contained in the awarded contract for up to one hundred and eighty (180) days. The County Manager or designee, shall give the Contractor written notice of the County's intention to extend the contract term prior to the end of the contract term then in effect.

DETAILED SCOPE OF WORK

The Construction Manager’s (CM’s) work may commence with the pre-construction services phase as a part of the comprehensive

Construction Manager at Risk contract. Pre-construction services are included with the CM’s responsibilities in the design phase of the Project. Prior to commencing construction of the Project, the CM will assume the risk of delivering the Project through a

Guaranteed Maximum Price (GMP). The CM will be responsible for the construction means and methods and will be required to solicit bids from qualified subcontractors to perform the work. During the construction phase, the CM shall be solely responsible for the performance of the Project and shall function in the role of an independent General Contractor. That role may include, but not be limited to, the following during each Phase as indicated below.

It is anticipated that the County will enter into a comprehensive agreement for services with the selected firm to provide the following services:

1. The selected CM will participate in design reviews as the Consultant produces progress sets of plans and specifications. Pre-construction services shall be compensated on a time and material basis utilizing a negotiated fee schedule and negotiated “not-to-exceed” price. Negotiations of the fee schedule shall be based initially upon the rate schedule to be submitted by the CM in the negotiation process.

2. The cost of materials and services during the construction phase will be compensated based on a Guaranteed Maximum Price to be negotiated by the County, or the County’s designee, and the CM following substantial completion of design plans and specifications prepared by the Consultant.

1.1 Pre-Construction Phase:

(From award through design and engineering and concluding with the acceptance of the GMP as evidenced by the execution of an amendment to the agreement for the Construction Phase).

Pre-construction services by the CM may include, but may not be limited to the following:

• Provide detailed cost estimates and knowledge of marketplace conditions.

• Provide project planning and scheduling for both design and construction phases.

• Provide for construction phasing and scheduling that will minimize interruption to site operations, and by means of a comprehensive logistics plan.

• Provide a site utilization plan for all construction activities.

• Develop a scheduling process as requested by the County.

• Provide a Sequential Transition Plan – Existing facilities & operations to new facilities and operations.

• Provide a Continuous Uninterrupted Operations Plan – ensuring continuity of Government Center operations.

• Provide a coordinated staging plan for construction operations.

• Provide preliminary and detailed scheduling analysis as needed throughout the Project.

• Provide a Schedule of Values prior to finalization of the GMP, including identifying prospective subcontractors, suppliers, and sub-trades acceptable to the County.

• Provide recommendations on subcontractors, materials, and amenities at the facility.

• Provide alternate systems evaluation and constructability studies.

• Advise the Project Team on ways to gain efficiency in project delivery and reduce overall delivery time.

• Provide long-lead procurement recommendations and identify items that have the potential to be procured by the

County.

• The Project will be an open book. All savings, including unused Owner’s Allowance, shall be returned to the

County. The CM shall competitively select all construction subcontracts and other work appropriate for the competitive selection using cost and other factors such as other construction solicitation indexes .

• Provide copies of bids and quotations solicited from prospective subcontractors, suppliers, and sub-trades.

Note: The County will decide when the CM will procure a minimum of three (3) bids or demonstrate a good faith effort acceptable to the County that demonstrates attempts to obtain three (3) bids.

• Single-source or sole-source recommended procurements shall be pre-approved by the County.

• Participate in regularly scheduled project coordination meetings throughout the design phase of the Project.

• Participate in constructability reviews throughout the design phase of the Project.

• Assist in the permitting processes. The County will pay for all required permit fees.

• Provide value engineering throughout the Project.

• Continually evaluate quality, safety, and environmental factors. Develop requirements for safety, quality assurance, and schedule adherence.

• Advise the County regarding green building materials and methods, as well as recommendations for building life span and efficient operations.

• Review final plans and specifications for completeness and ADA compliance.

• Provide estimating throughout the Project and as listed below.

• Submit an estimated cost review and a detailed line-item budget at the following stages or phases:

• At completion of the Design Development Phase, 30%.

• At completion of 60% of the Construction Documents Phase.

• At completion of 90% of the Construction Documents Phase.

• At completion of 100% of the Construction Documents Phase.

• Submit GMP for review and negotiation

• Review all drawings, specifications, and documents to ensure coordination between disciplines. Identify constructability needs that may have an impact on the Final Guaranteed Maximum Price GMP.

• Establish, implement, and maintain quality control standards.

• Review and analyze long lead items/materials and their impact on design and construction schedules. Develop a

‘critical path schedule’ at each stage of the design.

• The CM shall make a genuine effort to stimulate interest in the Project and maximize participation of potential qualified subcontractors in the selection process, with emphasis placed on recruiting and using local, small, and/or minority businesses.

• The CM shall monitor conditions in the construction market to identify factors that will or may affect costs and time for completing the Project; and analyze as necessary to determine and report on availability of labor, materials, equipment, potential subcontractors and possible impact of any shortages or surpluses of labor or material, and ) in light of such determination, make recommendations and take action as may be appropriate with respect to long lead procurement, separation of construction into subcontractor packages, sequencing of work, use of alternative materials, equipment or methods, other economies in design or construction and other matters that will promote cost savings and completion within the schedule time.

1.2 Construction Phase:

(Commencing after the preconstruction Phase)

Construction services by the CM may include, but may not be limited to, the following:

• The County shall pay for all permits. The CM shall pull the Building Permit and shall be responsible for delivering and posting the Building Permit at the Project Site prior to the commencement of construction. The County and

Consultant shall fully cooperate with the CM when and where necessary.

• All projects require detailed code compliance inspection during construction in disciplines determined by the

Permitting Authority. These disciplines normally include, but are not necessarily limited to, structural, mechanical, electrical, plumbing, and general building. The CM shall notify the appropriate inspector(s) and the County, no less than 24 hours in advance, that the work is ready for inspection and before the work is covered up. All inspections shall be made for conformance with the applicable ordinances and building codes. Costs for all re-inspections of work found defective and subsequently repaired shall not be included as Project costs and shall be borne by the CM or as provided in the contract between the CM and subcontractor.

• The CM shall maintain sufficient off-site support staff and competent full-time staff at the Project Site authorized to act on behalf of the CM to coordinate, inspect and provide general direction of the work and progress of the subcontractors and the CM shall provide no less than those personnel during the respective phases of construction.

The CM shall not change any of those people unless mutually agreed to by the County and the CM. In such a case, the County shall have the right to approve the qualifications of the replacement personnel. The County shall have the right to request the replacement of the on-site Project staff at any time during the construction.

• The CM shall continue to provide current scheduling information and provide direction and coordination regarding beginning and finishing dates, responsibilities for performance and the relationships of the CM's work to the work of its subcontractors and suppliers to enable them to perform their respective tasks so that the development of construction progresses smoothly and efficiently in conformance with the overall Project Schedule. The Project

Schedule shall include all phases of procurement, approval of shop drawings, change orders in progress, schedules for change orders, and performance testing requirements.

• The CM shall hold weekly or bi-weekly progress meetings with the Construction Team, or more frequently as required by work progress, to review progress, discuss problems and their solutions, and coordinate future work with all subcontractors. The CM shall prepare and maintain a record of such meetings and distribute copies as necessary through the County’s Project Management Information System (Procure).

• If directed by the County, the CM shall review the design for the purpose of identifying major equipment and/or material purchases that may be advantageous for the County to purchase directly from suppliers as a tax cost-saving measure. Once items have been identified and quantified by the CM and approved by the County for direct purchase, the County will issue purchase orders and process payment for invoices approved by the CM. The CM shall prepare and be responsible for all quantities, descriptions, specifications, guarantees, payment schedules, etc., and all other required information (warranties, owner’s operational manuals, etc.) to be included in the County-issued purchase order.

• The CM shall maintain files that adequately support the competitive solicitation process chosen and followed by the CM. At minimum, the CM shall provide to the County assigned Project Manager a summary bid tabulation depicting all bids received, broken down by discipline, and a clear indication of the selected subcontractor (s).

Should the CM not select the lowest bidder in any instance, a written description as to why the lowest bidder was not selected must be provided within the bid tabulation summary. This will ultimately be approved by the County before the CM moves forward with the selection of any subcontractors (s)

• The CM shall develop and maintain a program acceptable to the County to assure quality control of the construction.

The CM shall be responsible for and supervise the work of all subcontractors, providing instructions to each when their work does not conform to the requirements of the Project Plans and Specifications and the CM shall continue to coordinate the work of each subcontractor to ensure that corrections are made in a timely manner so as to not affect the efficient progress of the work. Should a disagreement occur between the CM and the Consultant over the acceptability of the work, the County, at its sole discretion and in addition to any other remedies provided herein, shall have the sole right to determine acceptability.

▪ Prepare the overall project schedule and provide periodic detailed updates.

▪ The CM will adhere to and enforce the Collier County Vertical Standards throughout construction.

www.colliercountyfl.gov/government/public-utilities/government-facilities/about-us

▪ Participate in regularly scheduled project coordination meetings.

• Serve as the General Contractor during construction. Maintain sufficient on-site staff for the duration of the Project.

• Coordinate with the County, other agencies, utility companies, and other parties as necessary.

• Obtain County approval on all formats and reporting structures.

• Provide long-lead procurement recommendations and, subject to the County’s authorization, initiate procurement of long-lead items/materials.

• Identify items/materials that have the potential to be procured by the County.

• Arrange for the procurement of materials and equipment.

• Schedule and manage site operations.

• Prepare, bid, and award bid packages for labor and materials, and manage the resultant subcontracts/purchase orders.

• Provide quality controls.

• Bond and ensure the construction.

• Comply with all federal, state, and local permitting requirements.

• Enforce the compliance standards of the County’s Environmental, Health & Safety Contractor Requirements

• Address and resolve Project Team issues.

• Maintain a safe work site for all project participants.

• Maintain a system for review and approvals of shop drawings.

• Develop, maintain, and record all construction documentation. Work with the engineer/architect to develop a record drawing. Coordinate post-completion activities, including the assembly of guarantees, manuals, closeout documents, training, and final acceptance.

• Provide a billing system acceptable to the County such as Quick Books, Procore, FreshBooks, etc., for invoicing and the payment approval process. Incorporate cost control and accounting systems, acceptable to the County and

Clerk of Courts, who processes all of the County’s accounts payable, to be maintained throughout construction.

• Job Site Requirements. The CM shall provide each of the following activities as a part of its services hereunder:

o Maintain a digital log of daily activities, including manpower records, weather, delays, major decisions, etc.

o Maintain a roster of companies on the Project with names and telephone numbers of key personnel.

o Establish and enforce job rules governing parking, cleanup, use of facilities, and work discipline.

o Provide labor relationships management and equal opportunity employment for a harmonious, productive

Project.

o Provide and administer a safety program for the Project to meet OSHA requirements. Monitor for subcontractor compliance without relieving them of responsibilities to perform work in accordance with best acceptable practice.

o Provide a quality control program.

o Provide miscellaneous office supplies that support the construction efforts, which are consumed by its own forces.

o Provide travel to and from its home office to the Project Site and to those other places within the County as required by the Project.

• Warranty and Warranty period:

o Coordinate and monitor the resolution of remaining “punch-list” items.

o Coordinate the 11-month walk-through warranty inspection with the County o Coordinate, monitor, and resolve all warranty complaints to the satisfaction of the County during the one-http://www.colliercountyfl.gov/government/public-utilities/government-facilities/about-us year general warranty period.

o Provide evidence of all required and related warranties in written format, electronic format, etc. as required by the County.

RESPONSE FORMAT AND SCORING CRITERIA FOR DEVELOPMENT OF SHORTLIST:

Proposals must be assembled, at minimum, in the order of the Evaluation Criteria listed, or your proposal may be deemed non-responsive

Evaluation Criteria Maximum Points

1. Ability of Professional Personnel 25 Points

2. Certified Minority Business Enterprise 5 Points

3. Past Performance 25 Points

4. Location (Project Approach, Willingness to Meet Time and Budget Requirements) 25 Points

5. Recent, Current, and Projected Workloads of the Firm 10 Points

6. Financial Strength and Liabilities of the Proposer 10 Points

TOTAL POSSIBLE POINTS 100 Points

For complete explanation of each evaluation criteria, please see the file titled “CMAR Instructions” included with this advertisement.

VENDOR CHECKLIST

***Vendor should check off each of the following items as the necessary action is completed (please see Vendor Check List)****