REQUEST FOR PROPOSAL

For Construction Manager-at-Risk Services for the

Expansion and Renovation of

The Community Activity Center 1200 Gerault Road, Flower Mound, TX 75028

Bid Number: 2026-118-B CMAR

Issued date: 08/15/2026

Due Date: 09/15/2026 @ 11:00 AM

SECTION 1 – PROJECT OVERVIEW

1.1 Advertisement

A. The Town of Flower Mound (“Town” / “Owner”) is soliciting proposals to award a Construction Manager-at-Risk (CMAR) contract as herein described for the purpose defined in this document. By responding to this invitation, the parties providing Proposals (referred to herein as “Respondents”) agree to perform in accordance with the terms and conditions set forth in this document, if the response is selected for contract award regardless of whether award is made in whole or part.

B. The Town has contracted with Barker Rinker Seacat Architects (BRS), 990 S Broadway #222, Denver, CO 80209, to provide Architectural Professional Services for the design of the Community Activity Center’s Expansion and Renovation, 1200 Gerault Road, Flower Mound, TX, 75028.

C. Pursuant to the provisions of Chapter 775, Texas Health & Safety Code and Chapter 2269, Subchapter F, Texas Government Code, it is the intention of the Town to select via a Request for Proposals (RFP) format (one-step process) a Construction Manager-At-Risk (CMAR) for the town’s Community Activity Center’s expansion (including fitness, gymnasium and aquatics capacity) and renovation of its aging facility components. The selected CMAR is to assist the Town and the project’s Architect with cost estimating and scheduling during the design phase, and to construct the project thereafter as Construction Manager at Risk and perform such other functions as may be designated by the Town under Chapter 2269, Subchapter F, Government Code.

D. The Town invites the submittal of responses to this RFP from firms who can adequately demonstrate they have the resources, experience, and qualifications necessary to provide “Construction Management-at-Risk” services in connection with the design and construction of Community Activity Centers (with indoor commercial swimming pools) facilities described herein. Submission of a Proposal does not bind the Town to any contract for said services, nor does it give any guarantee that a contract will be awarded.

E. The Town will evaluate the submittals and will select the highest-ranking Respondent pursuant to the criteria outlined herein. The Town will then attempt to negotiate a contract with the selected Respondent. However, the Town reserves the right to terminate its negotiations in writing if it appears to the Town that the negotiations will not result in the execution of a contract. In such event, the Town will select the next highest-ranking Respondent for contract negotiations, and so on and so forth until the Town has successfully negotiated a contract with a selected CMAR.

F. The Town reserves the right to disqualify any submittal without cause. By submission of a response, Respondents waive any rights to make a claim against the Town, its employees, agents and consultants related in any to the submission of the proposal or the Owner’s disqualification of the proposal as a result.

1.2 Scope of Work

A. The project consists of the renovation and expansion of the existing Community Center, including the construction of a new indoor commercial swimming pool. The scope includes:

1. Renovating approximately 34,400 SF of the existing 60,400 SF facility:

• 28,700 SF is Dry Area Renovation (non-pool related)

• 5,700 SF is Wet Area Renovation (pool related)

2. Includes the addition of approximately 55,000 SF of New Indoor Recreation Areas:

• 41,000 SF will be Dry Area Addition (gymnasium & fitness)

• 14,000 SF will be Wet Area Addition (new indoor pool & party room)

3. New Outdoor Patio, Restrooms & Concessions Areas comprised of approximately 7,500 SF B. Anticipated Budget: Approximately $32,000,000.

C. Anticipated Construction Start: Fall of 2027 D. Anticipated Construction Duration (through Substantial Completion): Spring/Summer of 2029 E. Anticipated Services include, but are not limited to, the following:

1. Manage the Guaranteed Maximum Price (GMP) Document

2. Participate in all Owner design meetings

3. "Live" Estimating & Target Value Design: Provide continuous "live" estimating to help maintain project cost control as the design advances and phasing strategies evolve. The CMAR shall provide continuous estimating updates for review with the Owner and the project design team, moving beyond traditional static design phase milestones.

4. Provide cost estimates by division of work at each of the following design phases:

• Schematic Design

• Design Development

• 50% Construction Documents

• 90% Construction Documents

5. Pricing Transparency: The CMAR must explicitly identify the means and methods used to develop the estimate and share their confidence level in the source of their pricing information by noting whether they are relying on historical unit costs, general subcontractor input, or detailed subcontractor pricing.

6. Third-Party Estimator Integration & Reconciliation: The Town will engage an independent Third- Party Cost Estimator. The CMAR shall prepare its estimates in a format aligned with the Third-Party Estimator to enable seamless review by the Owner and Design team. The CMAR must provide a complete review and comparison with the Third-Party Estimator and the Architect. The CMAR must work collaboratively with the estimator and the design team to determine the most accurate market values for components on which they disagree; the CMAR must explicitly avoid creating a situation where the parties simply "agree to disagree".

7. Provide cost options for Owner and Architect review for major building systems, finishes, and construction sequencing.

8. Provide Constructability Review of drawings and specifications at the following phases. Review shall include detailed reports and recommendations for modifications to the design to improve constructability.

• 50% Construction Documents

• 90% Construction Documents

9. Assist with efforts to obtain permit approvals from authorities having jurisdiction

10. Assist with coordination of franchise utilities during design phase.

11. Suggest and recommend (as appropriate) implementation of multiple GMP’s, to the extent that such an approach provides value to the Owner and Project.

12. Prepare sub-contractor bid or proposal packages.

13. Conduct pre-bid meetings.

14. Receive bids and present all received bids in organized manner to the Town.

15. Prepare and present the GMP in compliance with the Contract Documents. Review any exclusions, assumptions, or allowances in a detailed manner with Owner and Design Team prior to Town approval of the GMP

16. Conduct awards of contracts and/or purchase orders.

17. Provide Schedule of Values with sub-contractors identified.

18. Attend pre-construction meetings with Town personnel.

19. After conclusion of Sub-contractor Buyout, provide savings realized to be transferred to Owner

Contingency.

20. Provide coordination and management of sub-contractors.

21. Provide monthly progress reports.

22. Conduct bi-weekly Owner-Architect-Contractor construction meetings.

23. Provide project controls of GMP funds and Schedule.

24. Establish and implement a quality management program.

25. Provide job-site safety and OSHA compliance.

26. Self-Perform Disclosure: If the CMAR intends to self-perform any scopes of work, the CMAR must identify these scopes and receive at least two (2) additional competitive bids from qualified subcontractors to ensure the Town receives the best value.

27. Post-Construction / Project Closeout Services / Phased Warranty Turnovers: Provide strategic management of a phased warranty turnover for areas of the facility that are completed and occupied by the Town prior to the final completion of the entire project.

1.3 Selection Criteria

A. The Owner reserves the right to reject any or all Proposals and to waive any informalities incidental therto. Proposals not submitted in accordance with the Request for Proposal requirements shall not be scored or considered.

B. Selection criteria shall include an analysis of the following:

1. (Pass/Fail) Firm Information / Completeness of Response

2. (Pass/Fail) Safety Experience

3. (10 Points) Approach to Project as Construction Manager at Risk

4. (40 Points) Qualifications & Experience of Firm and Proposed Personnel

5. (10 Points) References

6. (40 Points) Fee (Proposal Form)

7. (25 Points) Interview

Total = 100 points (125 Points with Interview)

1.4 Selection Schedule

A. Proposals will be accepted no later than 11:00 a.m. on September 15, 2026, to the Town of Flower Mound, attention: Purchasing Office, 2121 Cross Timbers Rd., Flower Mound, Texas 75028.

B. Interviews, if desired by the Owner, would be conducted following evaluation of the Proposals.

C. Thereafter, the Owner and its Architect will review the evaluation and scoring to select a firm at a subsequent Town Council. The selection process will be a one-step process that follows the stipulations of Chapter 2269, subchapter D, Texas Government Code.

1.5 Instructions to Proposers

A. Offerors shall submit in a sealed package one (1) bound copy and one (1) unbound (PDF) copy of the information requested as prescribed in Section 2.4, Submittal Requirements /Selection Criteria, items 1 thru 5, in the same sequence as listed.

B. Separately, one (1) copy of the completed Proposal Form for Construction Manager-At-Risk shall be submitted. The Proposal Form shall be submitted in a separate sealed envelope from the other information requested in Section 2.4.

C. Sealed package shall be clearly labeled:

1. 1.Town of Flower Mound Fire Station Projects

2. 2.RE: Request for Construction Manager-At-Risk Proposal

3. 3.DO NOT OPEN UNTIL 2:00 P.M. ON PROPOSAL DUE DATE

2.1 Inquiries

A. Queries about the project and the request for proposals should be addressed via email to:

Dean Larson Construction Manager CIP Engineering Town of Flower Mound 972-874-6391 Dean.Larson@FlowerMound.gov

B. Queries must be received no later than 12:00 p.m. on September 8, 2026. Any final addenda will be issued no later than September 9, 2026.

2.2 Budget

A. The Construction Manager-At-Risk shall be accountable for the construction budget and shall work with the architect to identify the design, systems and finishes required to meet the established budget.

B. Performance and Payment Bonds for 100% of the construction cost will be required upon submission of the Guaranteed Maximum Price (GMP).

C. The project shall comply with local Prevailing Wage Rates as published for the same quarter of the year as the GMP is issued.

D. The Construction Manager-At-Risk shall provide incremental cost evaluation of the project. The project costs shall be identified at the following milestones:

1. 100% Schematic Design

2. 100% Design Development

3. 50% Construction Documents

4. 90% Construction Documents

2.3 Owner/Contractor Agreement

A. The Owner intends to use the 2019 AIA Document A133, Standard Form of Agreement Between Owners and Construction Manager where the Construction Manager is also the Constructor, subject to revisions agreed upon by the parties.

B. For purposes of this Request for SOQ and Proposal, terms of the future contract will be based on the Construction Agreement and General Conditions respectively, as modified for this project. The finalized and signed Agreement and Conditions will include such language and modifications agreed upon by the Town of Flower Mound, Texas and the CMAR.

2.4 Submittal Requirements / Selection Criteria

A. Pursuant to the provisions of Chapter 775, Texas Health & Safety Code and Chapter 2269, Subchapter F, Texas Government Code, the Town has approved the following selection criteria for use in the selection process for a General Contractor to enter into agreement for construction services:

1. Firm Information (Pass/Fail)

• Defined based on completeness & accuracy of information provided.

a) Provide Firm Information:

i. Name of Firm

ii. Address of Principal Office

iii. Phone Number

iv. Form of Business Organization

v. Year Founded

vi. Primary Individual to Contact

b) Provide Financial Information:

i. Provide contact information of Bank Reference(s)

ii. Provide contact information of Surety

2. Safety Experience (Pass/Fail)

• Defined and scored based on demonstrated safety factors from previous projects.

a) Provide demonstrated safety factors, such as:

i. Experience Modifier Rate (EMR)

ii. Loss Indicator Rate (LIR)

iii. Workers’ Compensation history

iv. Company’s Published Construction Safety Management procedures

3. Approach to Project as Construction Manager-at-Risk (10 Points)

a) Describe methodology, techniques and tools implemented in the design review and cost estimating process. Include concepts for working in a team relationship with the Owner and Design Team during all phases of the work. Include specific approach to delivery of full project scope within construction budget.

b) Describe methodology, techniques, and tools implemented for design constructability reviews.

c) Schedule: Provide proposed project schedule for pre-construction and construction services for this project.

d) Cost Estimating: Provide a sample conceptual cost estimate for a similar project type and a sample of the final GMP by division/scope of work and fees. Redact identity of the project/Owner.

e) Owner/Contractor Agreement:

i. AIA Document A133, 2019 Edition shall be executed for the Owner/Construction Manager-At-Risk Agreement. Note any exceptions to this document.

4. Qualifications & Experience of Firm and Proposed Personnel (40 points)

• Defined and scored based on quality and relevance of project experience for both the firm and proposed personnel. Relevance will be considered for building type, project size, project location, client type, and date of completion (projects completed more than ten (10) years ago will not be considered).

a) Identify at least five (5) and no more than ten (10) Completed (or current) Projects

i. Facility Name and Description, including building area and construction cost.

ii. Owner / Client Entity

iii. Identification of Project Experience of Personnel proposed for this project.

iv. Date of Completion (or status of Current Projects)

v. Delivery Method

• Also scored on assigned personnel’s qualifications and availability for the project

a. Identify the Project Manager, Estimator, and Project Superintendent who will work on this project.

b. Provide Resumes for the Project Manager, Estimator, and Project Superintendent

c. Provide a statement of commitment that the identified personnel will be assigned to the project throughout its duration. The Project Superintendent shall be committed during Pre-Construction Phase for design meetings and onsite full- time during construction. No personnel changes will be permitted without written approval from the Owner.

5 Firm & Personnel References (10 Points)

• Defined and scored based on quantified responses from references. The quality of references shall be weighted for this category for the overall score. Owner reserves the right to contact references from any of the proposer’s past projects, whether listed or not.

a. Provide a minimum of four (4) total references for the firm and three (3) for each proposed personnel from past or current projects. The references for the personnel may be the same as the firm’s references.

i. Of the four (4) firm references, provide at least two (2) Owner and one (1) Architect references. Inclusion of references from projects which were completed by the same Personnel as proposed for this project are desired.

ii. Provide contact information including email and phone number.

6 Fee (40 Points)

• Defined and scored based on the completed Proposal Form including in this RFP

100 Total Available Points from RFP Items

7. 25 Points – Interview (as deemed necessary by the Town)

125 Total Available Points (RFP + Interview)

3.1 Participation

A. The Project Manager, Estimator and Project Superintendent shall attend and actively participate in regular meetings with the Owner and Design Team prior to bid date. The Project Manager and Project Superintendent shall not be replaced without approval by Owner.

B. The Project Manager, Estimator and Project Superintendent shall assist the Owner and Design Team with the completion of the Construction Documents to the intended purpose and use of the facility as defined by the Owner and Design Team.

C. The Construction Manager-At-Risk shall be responsible for the integration of the design and construction phases, utilizing their skill and knowledge of general contracting to develop schedules, prepare project construction estimates, study labor and market conditions, identify and transfer developments of the project during the pre-construction and design phases into the construction of the project under the approved GMP.

3.2 Project Schedule

A. The Construction Manager-At-Risk shall recommend to the Owner and Design Team a bidding and construction schedule for the project.

B. The Construction Manager-At-Risk shall identify procurement of long-lead items that may affect the project schedule.

C. Should the Owner elect to proceed with the construction of Fire Station 9 and the remodel to existing Fire Station 3 as part of this contract solicitation, it is anticipated that the construction of both Stations 6 and 9 will take place concurrently, and the renovation to Station 3 would commence upon final completion of Station 9.

D. It is anticipated that 100% Construction Documents will be ready for sub-contractor bidding by the end of November 2025.

3.3 Bidding

A. The Construction Manager-At-Risk shall solicit Competitive Sealed Proposals from subcontractors on behalf of the Owner in accordance with the Bidding Statutes and as follows:

1. Issue Solicitation Request for Proposals in accordance with Project Schedule

2. Receive at least three (3) proposals from qualified subcontractors and suppliers for each discipline/scope of work.

3. Identify self-performed work whereby (2) additional bids are received. The best value proposals to the project shall be awarded the contract.

4. Distribute proposal packages and confirm scope of work.

5. Review subcontractor proposals with Owner and Design Team prior to award of contract.

Proposal Form for Construction Manager-At-Risk

A. Having examined the Request for Proposal prepared by the Town dated August 15, 2026, the undersigned agrees to the following:

1. This Proposal will remain subject to acceptance for 90 days after the day of the Proposal opening.

2. The Owner maintains the right to reject any and/or all proposals, to waive informalities or minor irregularities in the proposal process and to accept the proposal that the Owner considers the Best Value.

3. The Offeror agrees to the entirety of the RFP and takes no exceptions.

4. This Proposal has been arrived at independently and is submitted without collusion with anyone to obtain information or gain any favoritism that would in any way limit competition or give an unfair advantage over respondents in the award of this proposal.

5. The Owner reserves the right to negotiate with any Proposer in a manner permitted by law.

B. Fee Proposal:

1. Pre-Construction Phase Services - including cost estimating and constructability reviews:

(Provide Lump Sum) $__________________________________________________________.

2. Construction Services Fee: Provide Fee for Overhead and Profit as a percentage of the actual cost of the work (omit General Conditions, as per attached form “Proposal Form for General Conditions Fee): _________________________%

3. Construction Services Fee: Provide Fees for General Conditions, based on duration of project. Complete following form, “Proposal Form for General Conditions Fee for Community Activity Center (CAC Expansion and Renovation” and provide sum total of General Conditions fees here:

4. Proposed breakdown of any realized cost savings at conclusion of project:

a) Owner __________________________%

b) Contractor __________________________%

C. Addenda

1. The Undersigned acknowledges receipt of the following addenda:

• Addenda No. Dated ,2026

• Addenda No. Dated ,2026

• Addenda No. Dated ,2026

• Addenda No. Dated ,2026

Proposal Form for Construction Manager-At-Risk (continued)

D. Proposer

Affix Seal (Corporation) Identify Form of Business Organization

Authorized Signature

Name

Title

Name of Contracting Firm

Street Address City/State/Zip

Code Telephone Number

Date

Submitted By____________________________________________________________________

Proposal Form for General Conditions Fees for CAC Expansion & Renovation

Complete applicable information on the following two pages based on duration of project. If any line item is deemed not applicable to this project, note “N/A”. If included in Cost of Work, note as “C o W”. If assumed to be paid by the Owner, note as “OWNER”.

All the Labor and the Materials costs listed below that are part of the GENERAL CONDITIONS will be used to compute the Guaranteed Maximum Price (GMP). The Owner will pay the actual cost of the GENERAL CONDITIONS as delineated in AIA Document A133 CMc- 2019, however, the GENERAL CONDITIONS costs listed below will be a "not to exceed" amount.

LABOR TIME Lump Sum COST

Item (weeks) (Dollars)

1. Project Manager (on site, full time): _________ $__________________________

2. Assistant Project Manager (on site, full time): _________ $__________________________

3. Project Manager (off site): _________ $__________________________

4. Superintendent: _________ $__________________________

5. Assistant Superintendent: _________ $__________________________

6. Clerical Support: _________ $__________________________

7. Project Field Engineer: _________ $__________________________

8. Admin. Assistant: _________ $__________________________

9. General Superintendent: _________ $__________________________

10. Project Executive: _________ $__________________________

11. Project Scheduler: _________ $__________________________

12. Estimator: _________ $__________________________

13. Safety Officer: _________ $__________________________

14. Clerk of the Works: _________ $__________________________

15. Surveyor: _________ $__________________________

16. Other : _________ $__________________________

17. Other : _________ $__________________________

Total: _____________________________

*Indicate in weeks (40 hrs/week), the total amount of time the identified personnel will be involved in the project throughout the project duration.

Proposal Form for General Conditions Fees for CAC Expansion and Renovation - continued

Itemized Materials LUMP SUM COST

1. Field Engineering Equip: $____________________

2. Field Project Office, with available conference space: $____________________

3. Temp. Fire Extinguishers & Safety Equipment: $____________________

4. Office Furniture: $____________________

5. Office Supplies: $____________________

6. Postage/Fed Ex/Courier: $____________________

7. Misc. Document Printing/Reproduction: $____________________

8. Copy Machine, Toner & Paper: $____________________

9. Computers/Printers/Networks/Software: $____________________

10. Telephone, Cell Phone, Internet & Fax Services: $____________________

11. Janitorial Services: $____________________

12. Misc. Small Tools & Consumables: $____________________

13. Equipment Rentals: $____________________

14. Temporary Site Fencing: LF/mo $____________________

15. Project Signage: $____________________

16. All Risk Builders Risk Ins.: $____________________

17. CGL Insurance: $____________________

18. Subcontractor Default Insurance $____________________

19. All other Ins. In addition to CGL: $____________________

20. Contractor's Performance and Payment Bonds: $____________________

21. Building Permit Fees: $____________________

22. Construction Equip. Freight & Ins.: $____________________

23. Ind. Testing & Inspection - By Owner: $____________________

24. Construction Clean-up: $____________________

25. Final Clean-up: $____________________

26. Dumpster Rental/dump fee; size ( __) yds EA. $____________________

27. Special Testing Equip. Rentals: $____________________

28. Final Project Cost Certification: $____________________

29. Equipment Gas/Oil: $____________________

30. Security: $____________________

31. Lifting/Hoisting Equipment: $____________________

32. Temporary Toilets: $____________________

33. Temporary Storage Trailer/Container: $____________________

34. Ice & Water: $____________________

35. Vehicle Use, Mileage/Operation/Fuel: $____________________

36. Temporary Water & Power Utilities-By Owner: $____________________

37. Taxes: $____________________

38. SWPPP/Erosion Control Measures: $____________________

39. Lodging/Relocation Expenses: $____________________

40. Project Related Meals/Meetings: $____________________

41. Project Related Travel Expenses: $____________________

42. Computer Software: $____________________

43. Other (specify): $____________________

Total:__________________________________________

Expansion & Renovation Concept Illustrations for the Community Activity Center

These are concept images and will be improved and modified before the design is completed.

These are concept images and will be improved and modified before the design is completed.

These are concept images and will be improved and modified before the design is completed