ESBD_507383_1779206348402_1112552_PORSP_PreProposalConferencePresentation.pdf

Pre-Proposal Conference May 19, 2026 at 10:00am

Texas Parks & Wildlife Department; Project No. 1112552 Centennial Park Development – Phase 2

Post Oak Ridge State Park Lampasas and Burnet Counties, Texas

Everyone will be on mute.

Use the chat box for questions

INTRODUCTIONS

Mandy Holcomb, TPWD Contract Manager

Single Point of Contact

Christy Seals, Architecture Program Manager for Centennial Parks

Andrew Duggan, Studio Outside LLC. (AE of Record)

Kacey Sloan, Site Superintendent

AGENDA

Communications and General Information Scope of the Project (Christy Seals) Construction Manager at-Risk Access Solicitation Solicitation & Submission Documents Submit Proposal Conditions of the Contract Site Visit Information

COMMUNICATIONS

and

GENERAL INFORMATION

TPWD does not allow verbal questions and answer exchanges during the procurement.

***The procurements period includes this Pre-Proposal Conference, the Site Visit opportunities, and any other potential exchanges between Contractors and Owners.

This is to ensure all potential Offerors are receive the same information… and to ensure all information released about the solicitation is reviewed by our subject experts for accuracy….

COMMUNICATIONS

RFP Section 1.6: Questions and Addenda

Contractors can submit questions during the procurement period!

• Questions regarding the RFP must be submitted to TPWD through our Vendor Gateway through the Q&A function.

• QUESTION DEADLINE: Questions must be submitted by 10:00am on Friday, June 5, 2026.

TPWD will address all questions through a formal addendum. We anticipate issuing this addendum within seven (7) days following the Question Deadline.

All addenda will be posted on the Vendor Gateway. It is the Contractor’s responsibility to monitor the Vendor Gateway for any issued addenda.

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QUESTIONS

RFP Section 1.3: Project Introduction and RFP Deadlines, Question Deadline RFP Section 1.6: Questions and Addenda

Contractors must sign in or create a Vendor Gateway account to access solicitation documents and participate in the submission process.

• All questions must be submitted through the Vendor Gateway

• All proposals must be submitted electronically through the Vendor

Gateway on or before the Submission Deadline.

Submissions sent by mail, telephone, fax, email, or any method other than the

Vendor Gateway will not be accepted.

Vendor Gateway Sign In/Create Account:

https://tpwd.cobblestone.software/Gateway/Default.aspx

VENDOR GATEWAY

RFP Section 1.2 Vendor Gateway Mandatory

TPWD uses an online e-bid system called CobbleStone, known as the “Vendor Gateway,” for all solicitations.

https://tpwd.cobblestone.software/Gateway/Default.aspx

VENDOR GATEWAY

CREATE ACCOUNT

CREATE ACCOUNT

ACCOUNT VERIFICATIONS

NOTE: Account creation is not instantaneous or automated.

Please allow 1-2 days for your Cobblestone Vendor Gateway account to be created.

Please create your account ahead of time;

don’t wait until the last minute…

Scope of the Project

– Christy Seals

Facilitated Public Day Use Public hunts, guided tours, special events

Within 12 months – March 2026

Within 18 months – September 2026

Within 48 months – March 2029

Expanded Public Day Use Trailhead, restroom, trails, parking

Park Open Including roads, utilities, overnight facilities and park amenities

Development Timeline

Already happening…

Under construction now…

THIS PROJECT!

Additional Development as needed to implement the Public Use Plan

Future Phases

CRITICAL

ENVIRONMENTAL

FEATURES

HYDROLOGY

SOILS

OVER HALF OF SITE HAS HIGH SENSITIVITY TO DEVELOPMENT

GEOLOGY

TOPOGRAPHY

VEGETATION

Site Analysis to date

1" = 2,000’

COLORADO BEND STATE

PARK

LAMPASAS COUNTY

BURNET COUNTY

SAN SABA

COUNTY ACCESS POINT AT

COUNTY RD 105

LEGEND

Colorado Bend State Park Roads

– Roads 6-8 miles

Trails – 20-25 miles

Trails – 3-5 miles

Group Lodge

Scenic Overlook

Wildlife Viewing

Parking

OPERATIONS

Staff Residence

Maintenance

DAY USE

Scenic Overlook

Point of Interest Historic Feature Wildlife Viewing Headquarters Parking Star Gazing

Nature Center Playground Group Pavilion Bridge

Low Water Crossing

OVERNIGHT

RV Campsites - Water & Electric

RV

Tent Campsite - Drive-Up - Water & Electric

Tent Campsite - Walk-In - Water Tent Campsites - Hike-In Backcountry

- Primitive

Group Camp

Cabins w/o Bathrooms

SPECIAL USE RESERVATION ONLY

Draft Public Use Plan - 60% Post Oak Ridge State Park is a sanctuary where adventure and conservation meet.

It will inspire visitor connection to the land through stewardship of relict Post Oak woodlands and Yancey Creek, unique karst features, and the legacy of first peoples, historic ranching and recreation, and Operation Long Horn.

We will restore impacted habitats and historic landscapes while providing recreation and interpretation.

Draft Project Scope

• Day Use Parking and Trailhead(s)

• Multi-use trails with scenic overlooks

• Group Pavilion

• Overnight Camping

• Headquarters

• Maintenance Yard

• Supporting Roads and Utilities

Construction Manager at Risk

(CMR)

As authorized under Texas Government Code 2269.253, TPWD may procure Construction Manager-at-Risk services using either a one-step or two-step selection process.

TPWD has selected to use the One-Step Construction Manager at-Risk selection process for the new Centennial Park at Post Oak Ridge State Park.

One-Step CMR (Construction Manager at Risk) A single procurement step where all offerors will submit all the required document at the same time for one consolidated

RFP response.

CONSTRUCTION

MANAGER AT-RISK

Category One-Step CMR Two-Step CMR

Procurement Structure

Single submission from all proposers including qualifications and pricing

Two phases: Step 1 qualifications;

Step 2 pricing from shortlisted firms

Documents Required

All required documents submitted at once

Step 1: Qualifications only; Step 2: Pricing proposals from short-listed firms

In a CMR contract, the Owner hires a Construction Manager to provide both Preconstruction and Construction services. Below is a high-level summary of deliverables found in the RFP:

Preconstruction Phase:

The CM provides cost estimating, value engineering, design-assistance (if needed) constructability reviews, scheduling input, and overall guidance to keep the design aligned with the project’s budget and schedule objectives.

Construction Phase:

When construction begins, the CM assumes the “at-risk” role by committing to deliver the project within a Guaranteed Maximum Price (GMP). The CM manages subcontractor procurement, oversees construction activities, monitors safety and quality, controls costs and schedule, and keeps the Owner informed balancing cost, schedule, risk, and quality through project completion.

CMR

PROJECT DELIVERABLES

RFP Section 3.6: Scope of PreCon & Construction Project Deliverables

CONTRACT DURATION

For our Centennial Program, the governing body of TPWD has established policy regarding durations for developing new park properties. In applying these policies to this project, TPWD is required to open the park with appropriate roads, utilities, and communications and facility infrastructure within 48 months following the full acquisition and assemblage of the land.

Therefore, the estimated date for Post Oak Ridge State Park Opening to Public:

03/2029

• Expected Substantial Completion Date of the Project: 01/25/2029

• Expected Final Completion Date of the Project: 02/25/2029

The total contract performance period is estimated to be eight hundred and five (805) calendar days commencing upon the date indicated in the initial Notice to Proceed. Within this total contract performance period, TPWD estimates:

• Preconstruction Phase: 240 calendar days

• Construction Phase: 565 calendar days

CONSTRUCTION COST

ESTIMATE

The awarded CMR will assist the TPWD with the finalization of the Cost of the Work and the Guaranteed Maximum Price. However, as initial information, the Proposers should consider the current estimate for Guaranteed Maximum Price (GMP) of the Project to be $30 Million.

This estimate represents the total project including the estimated:

Cost of the Work, General Conditions Fee, the Construction Manager (CM) Fee, and any approved amounts for Contingencies, Allowances, and Alternates

SOLICITATION DATES

RFP Section 1.3: Project Introduction and RFP Deadlines

Site Visits (Options): May 27, 2026, at 1:00 PM (CT) or May 28, 2026, at 10:00 AM (CT).

TPWD is offering two (2) separate site visit opportunities on different days. Proposers may attend whichever option best fits their schedule.

Question Deadline: June 5, 2026, at 10:00 AM (CT). TPWD anticipates responding to questions via an addendum within seven days of the Question Deadline.

Submission Deadline: June 30, 2026, at 2:00 PM (CT).

All proposals shall be received exactly as described herein through the Vendor Gateway by the submission deadline.

Public Unsealing and Announcing: June 30, 2026, at 2:30 PM (CT). Proposers may attend the meeting to observe the opening of the proposals. Registration is required:

https://events.gcc.teams.microsoft.com/event/db804590-3da6-46db-ad3c- 85508dec8875@7864fda7-62ad-47ec-81ec-323266e3a35f https://events.gcc.teams.microsoft.com/event/db804590-3da6-46db-ad3c-85508dec8875@7864fda7-62ad-47ec-81ec-323266e3a35f https://events.gcc.teams.microsoft.com/event/db804590-3da6-46db-ad3c-85508dec8875@7864fda7-62ad-47ec-81ec-323266e3a35f https://events.gcc.teams.microsoft.com/event/db804590-3da6-46db-ad3c-85508dec8875@7864fda7-62ad-47ec-81ec-323266e3a35f https://events.gcc.teams.microsoft.com/event/db804590-3da6-46db-ad3c-85508dec8875@7864fda7-62ad-47ec-81ec-323266e3a35f https://events.gcc.teams.microsoft.com/event/db804590-3da6-46db-ad3c-85508dec8875@7864fda7-62ad-47ec-81ec-323266e3a35f https://events.gcc.teams.microsoft.com/event/db804590-3da6-46db-ad3c-85508dec8875@7864fda7-62ad-47ec-81ec-323266e3a35f https://events.gcc.teams.microsoft.com/event/db804590-3da6-46db-ad3c-85508dec8875@7864fda7-62ad-47ec-81ec-323266e3a35f https://events.gcc.teams.microsoft.com/event/db804590-3da6-46db-ad3c-85508dec8875@7864fda7-62ad-47ec-81ec-323266e3a35f https://events.gcc.teams.microsoft.com/event/db804590-3da6-46db-ad3c-85508dec8875@7864fda7-62ad-47ec-81ec-323266e3a35f https://events.gcc.teams.microsoft.com/event/db804590-3da6-46db-ad3c-85508dec8875@7864fda7-62ad-47ec-81ec-323266e3a35f https://events.gcc.teams.microsoft.com/event/db804590-3da6-46db-ad3c-85508dec8875@7864fda7-62ad-47ec-81ec-323266e3a35f https://events.gcc.teams.microsoft.com/event/db804590-3da6-46db-ad3c-85508dec8875@7864fda7-62ad-47ec-81ec-323266e3a35f https://events.gcc.teams.microsoft.com/event/db804590-3da6-46db-ad3c-85508dec8875@7864fda7-62ad-47ec-81ec-323266e3a35f https://events.gcc.teams.microsoft.com/event/db804590-3da6-46db-ad3c-85508dec8875@7864fda7-62ad-47ec-81ec-323266e3a35f https://events.gcc.teams.microsoft.com/event/db804590-3da6-46db-ad3c-85508dec8875@7864fda7-62ad-47ec-81ec-323266e3a35f https://events.gcc.teams.microsoft.com/event/db804590-3da6-46db-ad3c-85508dec8875@7864fda7-62ad-47ec-81ec-323266e3a35f https://events.gcc.teams.microsoft.com/event/db804590-3da6-46db-ad3c-85508dec8875@7864fda7-62ad-47ec-81ec-323266e3a35f

ANTICIPATED SCHEDULE

RFP Section 1.3 Project Introduction and RFP Deadlines

Ranking of Proposals: Estimated - July 2026 (CT) The scoring committee shall rank the firms and select the Proposer that provides the best value for the TPWD based on the published criteria.

Discretionary Interviews of Short-Listed Firms, if any: Estimated - August 2026 (CT) At TPWD’s sole discretion, based upon initial ranking, TPWD may determine the Proposals that are within the competitive range and that offer the “best value”, and may qualify (short-list) up to five (5) Proposers to be engaged in interviews for the State to allow Proposers the opportunity to highlight the strengths and unique aspects of their proposals and provide answers to clarification questions TPWD may have regarding the proposals.

Notification of Selected CMR Firm: Estimated - September/October 2026 (CT)

TPWD Award of Contract: Estimated - November 2026 (CT)

Agency are In accordance the TGC 2269.253, ACCESS

SOLICITATION

Post Oak Ridge CMR solicitation documents are ONLY accessible through TPWD’s Vendor Gateway (Cobblestone) at the following link:

https://tpwd.cobblestone.software/Gateway/SolicitationDet ails.aspx?rid=54

Information regarding the solicitation can be found on our TPWD website under Construction Bid Opportunities and in the state’s Electronic State Business Daily or “ESBD.

Construction and Professional Services - Bids and Vendor Opportunities –

TPWD

Texas SmartBuy https://tpwd.cobblestone.software/Gateway/SolicitationDetails.aspx?rid=54 https://tpwd.cobblestone.software/Gateway/SolicitationDetails.aspx?rid=54 https://tpwd.texas.gov/business/bidops/current_bid_opportunities/construction/ https://tpwd.texas.gov/business/bidops/current_bid_opportunities/construction/ https://tpwd.texas.gov/business/bidops/current_bid_opportunities/construction/ https://tpwd.texas.gov/business/bidops/current_bid_opportunities/construction/ https://tpwd.texas.gov/business/bidops/current_bid_opportunities/construction/ https://www.txsmartbuy.gov/ https://www.txsmartbuy.gov/

SOLICITATION DOCUMENTS

To Upload Submission Files

Change View Files to Public Files

REQUEST FOR PROPOSAL

FOR CMR

ATTACHMENTS:

Required Submittals

EXHIBITS:

Draft Agreement, Conditions of the Contract

& NDA

SAVE TO “MY SOLICITATIONS”

Add Response Status

QUESTIONS

Questions are due by June 5, 2026 at 10:00 AM through the Vendor Gateway.

SOLICITATION &

SUBMISSION DOCUMENTS

Contains all background, scope information, deliverables, submission instructions, scoring and selection information.

REQUEST FOR

PROPOSALS

RFP: CRITERIA AND ASSOCIATED POINTS

RFP Section 4: Criteria and Points

Essential Clauses, Affirmations & Additional Contract Requirements

Captures all state, agency and construction required contract clauses.

Signature on this document certifies the submitted proposal constitutes the company’s truthful offer.

Complete and Upload the entire document (11 pages) in the Vendor Gateway

ATTACHMENT A

11-page document

ATTACHMENT B

COMPANY INFORMATION AND

CONTRACTORS’ QUALIFICATIONS

FORM

Complete All Sections of these Forms and all Attachments and Submit with Response in the Vendor Gateway.

All fields must be completed. If a field does not apply, enter “N/A.”

Failure to sign and return this document in its entirety may result in proposal being considered non-responsive. If you do not utilize this provided form, document(s) submitted must be numbered to exactly match the sections and titles. Use of this form is strongly encouraged. You may attach supporting documentation, but you must clearly identify which response it is supporting.

32-page document

ATTACHMENT B -

CONTINUED

CRITERIA ITEM 1.1

COMPANY INFORMATION

MUST provide

ATTACHMENT B -

CRITERIA ITEM 1.2:

FINANCIAL CAPABILITIES

AND BONDING

INFORMATION

Must provide Letter from Surety confirming bonding capacity for the full $30M project estimate

ATTACHMENT B –

CRITERIA ITEM 1.3: WORK

HISTORY

• Five (5) example projects that are either completed or at least 80% complete.

• These projects must have been undertaken within the past ten (10) years.

• Of these project examples, at least two (2) must have been CMR projects.

• At least one (1) of these CMR projects must have been completed within the last five (5) years.

***Project Examples should highlight relevant qualifications, offerors should list the project in order of priority, with most relevant first.

CRITERIA ITEM 1.3: WORK

HISTORY -CONTINUED

VERIFICATIONS, SATISFACTION SURVEYS…

PLEASE INSTRUCT ALL REFERENCES THAT THEY HAVE

BEEN LISTED AND THEIR RESPONSE TO TPWD’S WRITTEN

AND TELEPHONE INQUIRIES IS NECESSARY.

In conducting investigations, TPWD will reach out to example project contacts and Reference Letter contacts by email and request participation in a survey to substantiate the Proposer’s described experience. References will be asked to respond within five business days.

Please notify your provided contacts that they are expected to timely respond. Failure by your references to timely respond could negatively impact your proposal evaluation. TPWD may use the survey to verify any information submitted in the example project reports

CRITERIA ITEM 1.3: WORK

HISTORY CONTINUED

Project Examples

• Complete all information

• If you attach supporting document – Cleary identify which response, it’s supporting.

Criteria Item 1.3: Work History – Project Examples continued

CRITERIA ITEM 1.3: WORK HISTORY

CONCLUDED

CRITERIA ITEM 1.4:

PRE-CONSTRUCTION

CRITERIA ITEM 1.5:

CONSTRUCTION MANAGEMENT

CRITERIA ITEM 1.6:

QUALITY ASSURANCE

Failure to complete, sign, and upload this document in the Vendor Gateway in its entirety may result in proposal being considered non-responsive.

ATTACHMENT C

CONSTRUCTION MANAGER AT

RISK FORM

9-page document

ATTACHMENT C

CMR FORM - CONTINUED

CRITERIA 2.1 CMR FEE

PROPOSAL

One-Step CMR: A single consolidated RFP submission that includes all required documents, such as Qualifications and Pricing.

• Lump Sum Pre-Con Fee

• CM Fee – as a Percent of the Cost of work

• Construction GC CAP – Actual Cost Capped as a Percent of the Cost of work.

Provide a response to the following Criteria.

Make sure to label your response accordingly

CMR FORM - CONCLUDED

MUST complete, sign, and upload this entire submission in the Vendor Gateway may result in proposal being considered non-responsive.

ATTACHMENT D

HUB SUBCONTRACTING PLAN (HSP)

PASS/FAIL: PROPOSERS MUST

COMPLETE, SIGN AND RETURN THE HSP

WITH THEIR PROPOSAL.

NOTE: Questions regarding HSP or any HUB-related matters, Proposers may contact the TPWD HUB Staff directly at 512-389-4784 or HUB@tpwd.texas.gov mailto:HUB@tpwd.texas.gov

ATTACHMENT E

CONTRACT ACKNOWLEDGMENT AND DEVIATION

PASS/FAIL : Proposers must complete, sign and return this form with their proposal.

NOTES:

Only One (1) Option can be checked.

If submitting deviations, please review the draft CMR Agreement to identify all non-negotiable articles/sections prior to your submission.

***TPWD will not issue formal responses during the solicitation or evaluation phase. The information will be reviewed and finalized during negotiations with the selected CMR firm.

SUBMIT PROPOSAL

SUBMISSION

DOCUMENTS

Create and finalize all of your required submissions.

The RFP does not mandate specific naming conventions, but does ask to clearly label the required attachments.

EXAMPLE

SUBMISSION PORTAL

SUBMISSION PORTAL

‘;/kj

Go to File & Attachments

Drag & Drop

VIEW SUBMITTED FILES

UPDATE STATUS TO FINALIZE BID

CONDITIONS

of the CONTRACT

CMR AGREEMENT

TPWD includes the proposed CMR Contract Agreement document with the solicitation files.

Proposers should review the Agreement document in detail to understand how the contract will be administered.

UNIFORM

GENERAL

CONDITIONS

Included in the solicitation as the “Exhibit 2” document.

DIVISION 1-

SPECIAL

CONDITIONS

Included in the solicitation as the “Exhibit 2” document.

(Section 01000, Special Conditions, Paragraph 1.07 and Article 9, UGC)

LIQUIDATED DAMAGES

Section 2.7 of the RFP

Uniform General Conditions, Article 5

Division 1 – Special Conditions, 1.08

INSURANCE

REQUIREMENTS

BONDS

CONSTRUCTION

MANAGEMENT

SYSTEM

TPWD uses a cloud-based Construction Management Software System to manage projects.

The system is accessible anywhere with a web connection. TPWD, Outside Architect/Engineer, Testing Firms, and Contractor are all required to use the system when participating on a project.

The system is used for multiple processes, including but not limited to:

• Contractor Application for Payment

• Submittals

• Request for Information (RFI)

• Construction Reports (daily/monthly)

• Engineer Supplemental Instruction (ASI)

• Change Order processing

• Progress Meeting Minutes

• Site Observation Reports

• Inspection Reports

• Outsourced (3rd party) Testing Reports

• General Correspondence

• Any other Contractor or Owner requested tasks and/or documents

Site Visits

SITE VISIT OPPORTUNITIES

TPWD is offering two (2) separate site visit opportunities on different days.

Proposers may attend whichever option best fits their schedule.

May 27, 2026, at 1:00 PM (CT)

May 28, 2026, at 10:00 AM (CT)

Meeting Location: Post Oak Ridge State Park – Entrance Gate Address: 4136 CR 105 Lampasas, TX 76550

*Any oral instructions or responses are non-binding.

Reminder: All questions must be submitted in writing through the Vendor Gateway by June 5 at 10AM.