Flour Bluff ISD - CMAR One-Step RFP - Multiple District Projects - FINAL 7.10.26.pdf

Flour Bluff ISD – CMAR One-Step - RFP No. 2025-011 Page 1 of 32

REQUEST FOR PROPOSALS

FOR CONSTRUCTION MANAGER-AT-RISK

(ONE-STEP PROCUREMENT)

FOR MULTIPLE DISTRICT PROJECTS

RFP# 2025-011

FLOUR BLUFF INDEPENDENT SCHOOL DISTRICT

Chris Steinbruck, Superintendent of Schools

2505 Waldron Road, Corpus Christi, Texas 78418

(361) 694-9202

Flour Bluff ISD – CMAR One-Step - RFP No. 2025-011 Page 2 of 32

REQUEST FOR PROPOSALS

CONSTRUCTION MANAGER-AT-RISK SERVICES (ONE-STEP PROCUREMENT)

FOR FLOUR BLUFF ISD MULTIPLE DISTRICT PROJECTS

NO.: RFP# 2025-011

Date: July 14th 2026

NOTICE TO RESPONDENTS:

The Flour Bluff Independent School District (“District” or “FBISD” or “Owner”) will select a construction manager-at-risk (“CMAR”) through a ONE-STEP Request for Proposals (“RFP”) pursuant to Texas

Government Code Chapter 2269, Subchapter F, Sec. 2269.253(d).

Information regarding this procurement and the Auditorium Renovation, Wetlands Improvements, District-Wide Door Replacement, Primary School Building Addition, Central Plant Construction, Junior

High Locker Room Renovation, Intermediate MEP Renovation and Primary MEP Renovation

(“Project(s)”) is described further below and particularly Attachment 1, herein.

General Information: Information regarding this procurement is provided below:

PROPOSAL DUE: 10:00am CST on August 6th 2026

CONSTRUCTION MANAGER-AT-RISK FOR:

AUDITORIUM RENOVATION, WETLANDS IMPROVEMENTS, DISTRICT-WIDE DOOR

REPLACEMENT, PRIMARY SCHOOL BUILDING ADDITION, CENTRAL PLANT

CONSTRUCTION, JUNIOR HIGH LOCKER ROOM RENOVATION, INTERMEDIATE MEP

RENOVATIONS, PRIMARY MEP RENOVATIONS

Proposals will be publicly opened and read immediately following the deadline for receiving the Proposal at the FBISD’s Board Room located in the FBISD Administration Building at 2505 Waldron Road, Corpus

Christi, Texas 78418. All questions, requests for clarification, interpretations, or other communications regarding this RFP must be submitted through the District’s Beacon procurement platform. Questions submitted through any other method may not receive a response. However, please note that the District will not receive proposals through Beacon. The Beacon procurement platform link and additional instructions for accessing the solicitation are provided in the applicable section below.

Questions submitted directly to District personnel or through other methods may not receive a response.

Any Proposal received later than the specified time shall be disqualified.

The evaluation criteria specified herein will be used to determine the Respondent whose Proposal provides the best value to the District in accordance with Texas Government Code Chapter 2269 and the requirements of the RFP. The District reserves the right to request post-Proposal modifications, including additional information. The District reserves the right to accept or reject any or all responses, to waive all technicalities, and to accept the Proposal(s) determined to provide the best value to the District.

Flour Bluff ISD – CMAR One-Step - RFP No. 2025-011 Page 3 of 32

By providing a Proposal, each firm agrees to waive any claim it has or may have against the District, its

Trustees, agents and employees, and any reference sources, arising out of or in connection with the administration, evaluation, or recommendation of any Proposal; waiver of any requirements in the RFP, acceptance or rejection of any Proposal and award of a Contract. Administration’s ranking will be presented to the Board of Trustees for consideration, and the Board may approve the ranking and delegate authority to Administration to negotiate, finalize, and execute the Contract. Proposals and the pricing therein must be held open for ninety (90) days following deadline for the receipt of Proposals.

Flour Bluff ISD – CMAR One-Step - RFP No. 2025-011 Page 4 of 32

INSTRUCTIONS TO RESPONDENTS

I. General Information

1. Pursuant to the provisions of the Texas Government Code 2269, it is the intent of the District to select a CMAR through a one-step process for the Auditorium Renovation, Wetlands Improvements, District-Wide Door Replacement, Primary School Building Addition, Central Plant Construction, Junior High Locker Room Renovation, Intermediate MEP Renovation and Primary MEP Renovation.

Projects, that are part of the District’s 2025 Bond Program. The total project budget for these Projects is estimated to be approximately $48,550,000.00. The District will evaluate and provide a selection to the Board for consideration and approval based on the criteria set out herein.

2. The estimated construction budget for the Project Scope is described in the preliminary project description of this document in Attachment A. The construction budget presented is approximate and is presented in 2026 dollars.

3. ANTICIPATED SELECTION SCHEDULE

Item Date

Request for Proposals available Tuesday, July 14, 2026

Pre-Bid Meeting Thursday, July 23, 2026 @ 10:00 am CST

Last Day to submit questions/requests for clarification regarding the RFP (Beacon)

Friday, July 24, 2026 @ 1:00 pm CST

Issuance of Addendum responding to questions/requests for clarification (Beacon)

Monday, July 27, 2026 @ 5:00 pm CST

Proposals Due Thursday, August 6, 2026 @ 10:00 am CST

Anticipated Approval by the Board of Trustees Thursday, August 27, 2026

4. Design Professional. The District has previously completed a qualifications-based procurement process for architectural services and has established a Board-approved pool of qualified architectural firms. The Board of Trustees has assigned the following architect(s) to the projects included in this solicitation:

• Auditorium Renovation:

Connie Rivera, Project Manager

Pfluger Architects, Inc.

321 Texas Trail, Suite 150, Corpus Christi, Texas 78404

Phone: (361) 235-3434

Email: Connie.Rivera@pflugerarchitects.com

• Primary School Addition:

Connie Rivera, Project Manager

Pfluger Architects, Inc.

321 Texas Trail, Suite 150, Corpus Christi, Texas 78404

Phone: (361) 235-3434 mailto:Connie.Rivera@pflugerarchitects.com

Flour Bluff ISD – CMAR One-Step - RFP No. 2025-011 Page 5 of 32

Email:Connie.Rivera@pflugerarchitects.com

• District-Wide Door Replacement:

William Berger, President

Rawley McCoy and Associates, PLLC

311 Constitution St., Suite 210, Victoria, Texas 77901

Phone: (361) 573-1642»

Email: billy@rmaarch.com

• Junior High Locker Room Renovation:

Philip Ramirez, President/CEO

Turner Ramirez and Associates, Inc., dba Turner Ramirez Architect

3751 S. Alameda St., Corpus Christi, Texas 78411

Phone: (361) 994-8900

Email: philip@trarch.com

• Central Plant Construction:

Jared Merdes, PE, MBA, LEED AP

Stridde, Callins & Associates, Inc.

342 South Navigation Blvd., Corpus Christi, Texas 78405

Phone: (361) 883-9199

Email: jmerdes77@gmail.com

• Wetlands Improvements:

Jeff Coym, P.E., Vice President

LJA Engineering Inc.

5350 S. Staples St., Suite 425, Corpus Christi, Texas 78411

Email: jcoym@lja.com

• Intermediate and Primary MEP Renovations:

Jared Merdes, PE, MBA, LEED AP

Stridde, Callins & Associates, Inc.

342 South Navigation Blvd., Corpus Christi, Texas 78405

Phone: (361) 883-9199

Email: jmerdes77@gmail.com

The selected Construction Manager-at-Risk (CMAR) shall coordinate and work collaboratively with the architect assigned by the District for each respective project throughout the design and construction process.

5. Scope of Work: As part of the required services, the selected CMAR will provide pre-construction phase assistance to the Architect, Owner, and Owner’s Consultants including assistance with the selection of building systems, cost estimating and scheduling. If it is determined to be in the best interest of the Owner, the CMAR will then construct the project(s) herein described. Please refer to form of agreement included at Attachment B regarding services for the project.

mailto:Connie.Rivera@pflugerarchitects.com mailto:billy@rmaarch.com mailto:philip@trarch.com mailto:jmerdes77@gmail.com mailto:jcoym@lja.com mailto:jmerdes77@gmail.com

Flour Bluff ISD – CMAR One-Step - RFP No. 2025-011 Page 6 of 32

6. Pre-Proposal Conference: A Pre-Proposal Conference will be held on July 23, 2026, at 10:00 a.m., at the Flour Bluff ISD Maintenance Building, 2510 Waldron Road, Corpus Christi, Texas 78418 (next to the tennis courts). Attendance is strongly encouraged but is not mandatory.

7. E-Procurement Platform: The District utilizes the Beacon procurement platform for communication purposes of this solicitation, including access to solicitation information, Proposal of questions, issuance of responses, and posting of addenda or other official communications. Respondents must register through the District’s Beacon procurement portal, which may be accessed through the District

Purchasing website: https://flourbluffschools.net/finance-dept/purchasing/. Registration and subscription to the District’s Beacon portal are provided at no cost.

However, please be advised that Beacon shall not be used for Proposal of Proposals in response to this RFP. All Proposals must be submitted in paper format in accordance with the Proposal requirements, deadlines, and procedures identified in this RFP. Electronic Proposal of Proposals through Beacon, email, or any other electronic method will not be accepted and shall not constitute a timely or responsive Proposal.

Respondents are responsible for ensuring their contact information within Beacon remains current so they receive solicitation notices, addenda, and communications. All Respondents, regardless of

Proposal method, are responsible for monitoring the Beacon procurement platform and/or District

Purchasing website for any solicitation updates, notices, addenda, responses to questions, or other official communications issued by the District. Failure to receive or review any posted information shall not relieve a Respondent from complying with all requirements of this RFP.

8. Questions and Requests for Clarification: All questions, requests for clarification, interpretations, or other communications regarding this RFP should be submitted through the Beacon procurement platform. Respondents are strongly encouraged to utilize Beacon to ensure timely receipt, tracking, and response to all communications. Requests for clarification must be submitted no later than the date and time identified in the anticipated timeline schedule provided above. Responses to all timely submitted questions will be issued through a formal written addendum and posted on the Beacon procurement platform and/or District Purchasing website. Respondents are responsible for monitoring the District’s e-procurement platform for all addenda and updates. Only information contained in a written addendum issued by Flour Bluff ISD shall be considered official and binding. No oral statement, discussion, interpretation, or response by any District employee, representative, or consultant shall be relied upon or construed as modifying the requirements of this solicitation. It is the sole responsibility of each Respondent to monitor the Beacon procurement platform and/or other

District-designated solicitation posting location for all addenda, updates, and other official communications related to this RFP. Failure to review, receive, or acknowledge any addendum shall not relieve the Respondent of its responsibility to comply with the requirements of this solicitation.

All addenda issued by the District shall become part of the solicitation documents and any resulting agreement between the District and selected Respondent(s).

9. Deadline, Location, and Form: Proposals must be received no later than 10:00AM CST on August

6th 2026. Late responses will not be considered. They must be submitted to the District’s administrative offices at: Flour Bluff ISD, Administration Building, 2505 Waldron Road, Corpus

Christi, Texas 78418.

https://url.us.m.mimecastprotect.com/s/Wk50CgJ2mLHPnPR9INfwf4kuHL?domain=flourbluffschools.net/

Flour Bluff ISD – CMAR One-Step - RFP No. 2025-011 Page 7 of 32

The District will not accept Proposals submitted by telephone, email, facsimile (fax), electronic

Proposal, or any method other than sealed hard-copy delivery as required herein. Proposals may be delivered by hand delivery, courier, or mail, provided the Proposal is received at the designated location before the Proposal deadline.

Proposals should be labeled as follows:

RFP NO: 2025-011

CONSTRUCTION MANAGER-AT-RISK FOR FLOUR BLUFF ISD

(ONE-STEP PROCESS) FOR MULTIPLE DISTRICT PROJECTS

DO NOT OPEN UNTIL AUGUST 6TH, 2026 AT 10:00am CST

Proposals submitted prior to the above deadline may be modified provided such modifications are sealed and received at the designated location, prior to the time and date set for Proposal of proposals.

Proposals received after the deadline will NOT be accepted and will be returned unopened to the

Respondent. Proposals will not be returned to Respondent. Information submitted by Respondents in response to this RFP shall become the property of the Owner.

10. Point-of-Contact. The point of contact for this RFP shall be:

Arti Bhakta, Purchasing Agent

Flour Bluff ISD (Administration Building)

2505 Waldron Road, Corpus Christi, Texas 78418.

Email: abhakta@flourbluffschools.net

Phone: 361-694-9215

In order to ensure the integrity of the selection process, Respondent’s employees, officers, agents, or other representatives shall not lobby or attempt to influence a vote or recommendation related to the

Respondent’s response, directly or indirectly, through any contact with school board members, other

District officials or employees from the date this RFP is released until a contract is executed. This RFP is subject to cancellation by the District if any person significantly involved in initiating, negotiating, securing, drafting, or creating the offer on behalf of District, is at any time while the RFP is in effect, an employee of any other party to the RFP in any capacity or a consultant to any other party of the

RFP with respect to the subject matter of the RFP.

11. Public Information. The District fully complies with the Texas Public Information Act. During the course of the selection process any RFP response is exempt from disclosure to the public under the

Texas Public Information Act. The submitted Proposals will, upon the award of the contract, become a public record; and therefore, subject to disclosure to any person who makes a proper request for review of the documents. Some of the information you may provide in your Proposal may contain commercial or financial information which you consider privileged or confidential, or may be of a nature which you feel may cause substantial competitive harm to your business if disclosed by the

District to a third-party even after the award. You may be entitled to protect this information at the time a request is made for disclosure; however, you will need to consult your legal counsel to assure that this kind of information, if included in your Proposal, is properly marked as confidential prior to

Proposal. Wholesale marking of your entire proposal “Confidential” or “Proprietary” will not be mailto:abhakta@flourbluffschools.net

Flour Bluff ISD – CMAR One-Step - RFP No. 2025-011 Page 8 of 32 effective. The District fully complies with the Texas Public Information Act. In the event information from your Proposal is requested, the District will use its best efforts to notify the Respondent of such request, but will have no duty to assert any claim to the Attorney General regarding that the proposal or any parts of the proposal are not subject to disclosure under the Act.

12. Owner’s Reservation of Rights. The District may evaluate the Proposals based on the anticipated completion of all or any portion of the Project. The District reserves the right, in its sole discretion and as permitted by applicable law, to divide the Project into multiple parts, modify the scope of the

Project, waive minor informalities or irregularities in any Proposal, reject any and all Proposals and re-solicit for new Proposals, or reject any and all Proposals and temporarily or permanently abandon the Project. The District further reserves the right to accept the Proposal(s) determined to provide the best value to the District based on the evaluation criteria set forth in this RFP. The District makes no representations, written or oral, that it will enter into any form of agreement with any Respondent to this RFP for any project, and issuance of this RFP shall not create any obligation by the District to award a contract, proceed with the Project, or compensate any Respondent for costs incurred in preparing or submitting a Proposal. No such representation is intended or should be construed by the issuance of this RFP.

13. Respondent Responsibility; Completeness of Proposal. Respondents are expected to carefully examine this RFP, including all attachments, exhibits, forms, specifications, requirements, and any subsequently issued addenda; understand the terms and conditions for providing the services listed herein; and respond completely. FAILURE TO COMPLETE AND PROVIDE ANY OF THE

REQUIRED INFORMATION AND/OR FORMS MAY, IN THE DISTRICT’S SOLE DISCRETION,

RESULT IN THE RESPONDENT’S PROPOSAL BEING DEEMED NON-RESPONSIVE AND

THEREFORE DISQUALIFIED FROM CONSIDERATION. Proposal of a Proposal constitutes acknowledgment that the Respondent has reviewed the solicitation documents and agrees to comply with the requirements stated herein, except as specifically identified in the Proposal.

II. Contents of Proposal

Please refer to Exhibits A – G, attached hereto for the full Proposal and required forms.

Respondents are required to submit all required forms attached as Exhibits A-G and submit those with their Proposal by the deadline.

III. Method of Selection.

The Proposals will be evaluated and ranked on the basis of the following criteria:

1. Firm’s Experience and Reputation/References – (20 points)

2. Firm’s Experience as a CMAR with Pre-Construction Estimating (10 points)

3. Firm’s Experience on Projects of Similar Size and Scope – (10 points)

4. Firm’s Proposed Personnel and Experience – (15 points)

5. Firm Financial Capacity, Safety Record, and Claims/Litigation History – (5 points)

6. Firm’s Pricing Proposal – (40 points) o Proposed CMAR Fee/Rate – (20 points) o General Conditions – (20 points)

Flour Bluff ISD – CMAR One-Step - RFP No. 2025-011 Page 9 of 32

Total Points: (100 points/100 points)

Please be advised that the District will evaluate pricing as one component of the overall best-value determination. The lowest proposed fee or General Conditions amount will not automatically result in selection.

By submitting its Proposal in response to this Request, the Offeror accepts the evaluation process and methodology and further acknowledges and accepts that determination of the "best value" Offeror will require subjective judgments by the District.

Respondent acknowledges and accepts that any costs incurred from the Respondent's participation in this

RFP process, including preparation of the Proposal.

IV. Form of Agreement

The District intends to use an AIA Document A133-2019, Standard Form of Agreement Between Owner and Construction Manager as Constructor where the basis of payment is the Cost of the Work Plus a Fee with a Guaranteed Maximum Price, as modified by Owner with an AIA Document A201-2017, General

Conditions of the Contract for Construction, as modified by Owner (both of which together with any exhibits thereto consist of the “Contract”). Copies of the form of agreement are included with the RFP in a separate file for review (See Attachment 2). Respondents are strongly encourage to review the contract in detail before providing their Proposal.

Respondents are advised that the Texas Prevailing Wage Law will be administered in accordance with the

General Conditions provided. A copy of the Prevailing Wage Rates for this project are included in

Attachment 2. The construction of this Project is subject to Chapter 2258 of the Texas Government Code.

Among other things, this Chapter provides that it shall be mandatory for a Contractor and upon any subcontractor under him to pay not less than the prevailing rates of per diem wages in the locality at the time of construction to all laborers, workmen, and mechanics employed by them in the execution of the contract.

Liquidated damages shall apply separately to each Project based upon failure to achieve the applicable

Substantial Completion date for that Project, and shall not be based solely upon completion of the overall

CMAR package. Please review liquidated damages listed in the AIA Document A133 for each project.

Flour Bluff ISD – CMAR One-Step - RFP No. 2025-011 Page 10 of 32

ATTACHMENT 1

PROJECT SCOPE AND DETAILS

FLOUR BLUFF ISD MULTIPLE DISTRICT PROJECTS

Auditorium Renovation

Anticipated to be a comprehensive renovation of the existing auditorium facility to support theatre, technical theatre, and dance programs. Work will include modernization of performance and support spaces, upgrades to theatrical systems, and improvements to functionality and flexibility for student use.

The scope will also include building-wide lighting and MEP (mechanical, electrical, and plumbing) system updates, roof repairs, and general building modernization to extend the life of the facility and improve efficiency and safety.

Anticipated Schedule:

Design is anticipated to occur from June 2026 through May 2027. Construction is anticipated to occur during 2027–2028, with an estimated active construction duration of approximately eight (8) months. The final construction schedule, phasing, and sequencing will be developed during preconstruction, with anticipated Substantial Completion by September 2028.

Estimated Project Budget: $6,100,000.00

Wetlands Improvements

Located on the District’s approximately 77-acre wetland preserve, this project will enhance educational, recreational, and environmental access to the site.

The scope includes construction of outdoor restrooms, a pavilion, storage facility, sampling pier, ADA-accessible kayak launch, and a trail system throughout the property. Improvements will support both student learning opportunities and community engagement while maintaining environmental sensitivity.

Design completion is anticipated by September 2026. Construction activities are anticipated to begin in

2027 with an estimated active construction duration of approximately six (6) months. Final construction sequencing, permitting considerations, environmental requirements, and phasing will be determined during preconstruction, with anticipated Substantial Completion by May 2028.

Estimated Project Budget: $3,550,000.00

District-Wide Door Replacement

This project includes the replacement of approximately 60 doors across multiple District facilities identified as needing replacement.

All new doors and hardware will be required to meet District standards, including compatibility with existing hardware and Axis Communications Access Control specifications. The project will improve campus security, functionality, and code compliance.

Flour Bluff ISD – CMAR One-Step - RFP No. 2025-011 Page 11 of 32

Design completion is anticipated in 2026. Construction is anticipated to occur in 2027 with an estimated active construction duration of approximately three (3) months. Work may require phasing, after-hours activities, or coordination around occupied District facilities. Final sequencing will be established during preconstruction, with anticipated Substantial Completion by December 2027.

Estimated Project Budget: $2,000,000.00

Primary School Building Addition

Anticipated to be approximately 18,000 square feet of new construction at the Primary campus to support future enrollment growth and program expansion.

The addition will include standard classrooms, specialty classrooms, and associated support spaces necessary to accommodate the addition of a new grade level. Site work will include utility extensions, circulation adjustments, and integration with the existing campus.

Design completion is anticipated by April 2027. Construction is anticipated to occur during 2027–2028 with an estimated active construction duration of approximately twelve (12) months. Final schedule, phasing, and coordination with ongoing campus operations will be developed during preconstruction, with anticipated Substantial Completion by June 2028.

Estimated Project Budget: $12,000,000.00

Central Plant Construction

This project includes the construction of a new Central Plant to support district-wide chilled water distribution.

The scope will include installation of new cooling towers, at least one new 800-ton chiller, reuse of existing chillers from the current plant, and modernization of HVAC infrastructure to improve efficiency, reliability, and long-term capacity.

Design is anticipated to continue through January 2027. Construction is anticipated during 2027–2028 with an estimated active construction duration of approximately twelve (12) months. Final phasing, equipment sequencing, system tie-ins, commissioning, and transition from existing systems will be developed during preconstruction, with anticipated Substantial Completion by April 2028.

Estimated Project Budget: $9,900,000.00

Old Junior High Locker Room Renovation

This project consists of the renovation of the existing boys' and girls' locker room facilities at the Old

Junior High campus.

Scope will include installation of new lockers, flooring, lighting, and modernization of restroom facilities.

Additionally, the project will include replacement of the gymnasium bleacher system and upgrades to gym floor lighting.

Flour Bluff ISD – CMAR One-Step - RFP No. 2025-011 Page 12 of 32

Design is anticipated to continue through December 2026. Construction activities are anticipated to begin in 2027 with an estimated active construction duration of approximately seven (7) months. The final construction schedule and any required phasing around District operations will be developed during preconstruction, with anticipated Substantial Completion by May 2028.

Estimated Project Budget: $4,500,000.00

Intermediate MEP Renovation

This project consists of a comprehensive renovation of the mechanical, electrical, and lighting systems throughout the Intermediate campus to improve long-term reliability, energy efficiency, and maintainability.

The scope includes the construction of two new central mechanical rooms with new air handling units to eliminate the need for chilled water piping serving individual classrooms. Work will include demolition of existing classroom mechanical units and chilled water piping, installation of new ductwork, replacement of ceiling grid systems, installation of new LED lighting throughout the building, and associated electrical and architectural improvements necessary to support the new HVAC distribution system.

Design completion is anticipated by March 2027. Construction is anticipated to occur in multiple phases beginning Summer 2027 and continuing through Summer 2028, with an estimated cumulative active construction duration of approximately eight (8) months. A potential additional phase may occur in

Summer 2029 if required based on District operations, phasing requirements, or project needs. Final sequencing will be developed during preconstruction.

Estimated Project Budget: $7,500,000.00

Primary MEP Renovation

This project consists of targeted mechanical and electrical improvements throughout the Primary campus to enhance system reliability, energy efficiency, and the overall learning environment.

The scope includes replacement of all existing variable air volume (VAV) units located throughout the building hallways, installation of new LED lighting throughout the facility, replacement of classroom ceiling grid systems, and associated mechanical, electrical, and architectural improvements required to support the renovations.

Design completion is anticipated by November 2026. CMAR subcontractor procurement and development of the Guaranteed Maximum Price are anticipated following completion of design documents.

Construction is anticipated during Summer 2027 with an estimated active construction duration of approximately three (3) months and anticipated Substantial Completion by August 2027.

Estimated Project Budget: $3,000,000.00

CMAR acknowledges that construction will occur on occupied school campuses. All costs associated with student safety measures, background requirements, fencing, phasing, coordination, and maintaining

District operations shall be considered during preconstruction and GMP development.

Flour Bluff ISD – CMAR One-Step - RFP No. 2025-011 Page 13 of 32

All schedules identified herein are preliminary and provided for planning and proposal purposes only.

Actual design completion dates, construction commencement dates, durations, phasing, and substantial completion dates may change based on design development, permitting, procurement, District operations, funding, and other project requirements. The selected CMAR will assist the District and Design

Professionals in developing final project schedules during the preconstruction phase.

Flour Bluff ISD – CMAR One-Step - RFP No. 2025-011 Page 14 of 32

ATTACHMENT 2

FORM OF AGREEMENT AND PREVAILING WAGE RATE SCHEDULE

[Please refer to AIA Document A133-2019, Standard Form of Agreement Between Owner and Construction

Manager as Constructor where the basis of payment is the Cost of the Work Plus a Fee with a Guaranteed

Maximum Price, as modified by Owner with an AIA Document A201-2017, General Conditions of the Contract for Construction, as modified by Owner in a separate document due to file size.]

By responding to this RFP, the Respondent agrees to the contract provisions contained in the attached form of agreement unless specific modifications are requested, which may or may not be accepted at the District’s discretion. Any comments, objections or requested changes to the form of agreement shall be submitted in writing with the Respondent’s Proposal, otherwise Respondent will be deemed to have accepted the form of the agreement included with this RFP. The final contract is subject to review and approval of the District’s Board of Trustees and review by the District’s legal counsel.

Flour Bluff ISD – CMAR One-Step - RFP No. 2025-011 Page 15 of 32

PREVAILING WAGE RATE SCHEDULE

Please note that fringes are only required to be paid on projects that involve federal funds. If you are unsure about whether the project will be using federal funds, please inquire and seek clarification.

General Decision Number: TX20260288 05/18/2026

State: Texas

Construction Types: Building

Counties: Texas Counties of Aransas, Nueces and San Patricio

Modification Number Publication Date

0 01/02/2026

1 05/18/2026

BOIL0074-003 01/01/2025

Rates Fringes

BOILERMAKER......................................................................................................................$ 33.17 24.92

ELEC0278-002 08/25/2024

ELECTRICIAN........................................................................................................................$ 30.80 8.97

ENGI0178-005 06/01/2020

POWER EQUIPMENT OPERATOR ((3) HYDRAULIC CRANES

59 TONS AND UNDER).......................................................................................................$ 32.35 13.10

POWER EQUIPMENT OPERATOR ((1) TOWER CRANE)..................................................$ 32.85 13.10

IRONWORKER: ORNAMENTAL..........................................................................................$ 28.26 8.13

SUTX2014-068 07/21/2014

Flour Bluff ISD – CMAR One-Step - RFP No. 2025-011 Page 16 of 32

TRUCK DRIVER: WATER TRUCK.......................................................................................$ 12.00 4.11

TRUCK DRIVER: SEMI-TRAILER TRUCK........................................................................$ 12.50 0.00

TRUCK DRIVER: FLATBED TRUCK..................................................................................$ 19.65 8.57

TRUCK DRIVER: DUMP TRUCK........................................................................................$ 12.39 1.18

TILE SETTER.............................................................................................................. ............$ 14.74 0.00

TILE FINISHER.......................................................................................................................$ 11.22 0.00

SHEET METAL WORKER, EXCLUDES HVAC DUCT INSTALLATION………………..$ 21.13 6.53

SHEET METAL WORKER (HVAC DUCT INSTALLATION ONLY)……………………...$ 22.73 7.52

ROOFER........................................................................................................................... ........$ 13.75 0.00

PLUMBER................................................................................................................................$ 25.64 8.16

PIPEFITTER.................................................................................................................. ...........$ 25.80 8.55

PAINTER: BRUSH, ROLLER, AND SPRAY..........................................................................$ 14.45 0.00

OPERATOR: ROLLER............................................................................................................$ 12.70 0.00

OPERATOR: PAVER (ASPHALT, AGGREGATE, AND CONCRETE)...............................$ 16.03 0.00

OPERATOR: MECHANIC......................................................................................................$ 17.52 3.33

OPERATOR: LOADER...........................................................................................................$ 13.55 0.94

OPERATOR: GRADER/BLADE............................................................................................$ 13.37 0.00

OPERATOR: FORKLIFT........................................................................................................$ 14.83 0.00

OPERATOR: DRILL...............................................................................................................$ 16.22 0.34

OPERATOR: BULLDOZER...................................................................................................$ 18.29 1.31

OPERATOR: BOBCAT/SKID STEER/SKID LOADER........................................................$ 13.93 0.00

OPERATOR: BACKHOE/EXCAVATOR/TRACKHOE.........................................................$ 14.25 0.00

LABORER: ROOF TEAROFF................................................................................................$ 11.28 0.00

LABORER: PIPELAYER........................................................................................................$ 12.49 2.13

LABORER: MASON TENDER - CEMENT/CONCRETE....................................................$ 10.58 0.00

LABORER: MASON TENDER - BRICK..............................................................................$ 11.36 0.00

LABORER: COMMON OR GENERAL.................................................................................$ 9.68 0.00

IRONWORKER, STRUCTURAL.............................................................................................$ 22.16 5.26

IRONWORKER, REINFORCING............................................................................................$ 12.27 0.00

INSULATOR - MECHANICAL (DUCT, PIPE & MECHANICAL

SYSTEM INSULATION)......................................................................................................$ 19.77 7.13

CEMENT MASON/CONCRETE FINISHER...........................................................................$ 15.33 0.00

CARPENTER.............................................................................................................................$ 15.21 0.00

BRICKLAYER................................................................................................. ..........................$ 20.04 0.00

WELDERS - Receive rate prescribed for craft performing operation to which welding is incidental.

** Workers in this classification may be entitled to a higher minimum wage under Executive Order 14026 ($17.75) or 13658

($13.30). Please see the Note at the top of the wage determination for more information. Please also note that the minimum wage requirements of Executive Order 14026 are not currently being enforced as to any contract or subcontract to which the states of Texas, Louisiana, or Mississippi, including their agencies, are a party.

Note: Executive Order (EO) 13706, Establishing Paid Sick Leave for Federal Contractors applies to all contracts subject to the

Davis-Bacon Act for which the contract is awarded (and any solicitation was issued) on or after January 1, 2017. If this contract is covered by the EO, the contractor must provide employees with 1 hour of paid sick leave for every 30 hours they work, up to 56 hours of paid sick leave each year. Employees must be permitted to use paid sick leave for their own illness, injury or other health-related needs, including preventive care; to assist a family member (or person who is like family to the employee) who is ill, injured, or has other health-related needs, including preventive care; or for reasons resulting from, or to assist a family member (or person who is like family to the employee) who is a victim of, domestic violence, sexual assault, or stalking.

Additional information on contractor requirements and worker protections under the EO is available at https://www.dol.gov/agencies/whd/government-contracts.

Flour Bluff ISD – CMAR One-Step - RFP No. 2025-011 Page 17 of 32

Unlisted classifications needed for work not included within the scope of the classifications listed may be added after award only as provided in the labor standards contract clauses (29CFR 5.5 (a) (1) (iii)).

The body of each wage determination lists the classifications and wage rates that have been found to be prevailing for the type(s) of construction and geographic area covered by the wage determination. The classifications are listed in alphabetical order under rate identifiers indicating whether the particular rate is a union rate (current union negotiated rate), a survey rate, a weighted union average rate, a state adopted rate, or a supplemental classification rate.

Union Rate Identifiers

A four-letter identifier beginning with characters other than ""SU"", ""UAVG"", “SA”, or “SC” denotes that a union rate was prevailing for that classification in the survey. Example: PLUM0198-005 07/01/2024. PLUM is an identifier of the union whose collectively bargained rate prevailed in the survey for this classification, which in this example would be Plumbers. 0198 indicates the local union number or district council number where applicable, i.e., Plumbers Local 0198. The next number, 005 in the example, is an internal number used in processing the wage determination. The date, 07/01/2024 in the example, is the effective date of the most current negotiated rate.

Union prevailing wage rates are updated to reflect all changes over time that are reported to WHD in the rates in the collective bargaining agreement (CBA) governing the classification.

Union Average Rate Identifiers

The UAVG identifier indicates that no single rate prevailed for those classifications, but that 100% of the data reported for the classifications reflected union rates. EXAMPLE: UAVG-OH-0010 01/01/2024. UAVG indicates that the rate is a weighted union average rate. OH indicates the State of Ohio. The next number, 0010 in the example, is an internal number used in producing the wage determination. The date, 01/01/2024 in the example, indicates the date the wage determination was updated to reflect the most current union average rate.

A UAVG rate will be updated once a year, usually in January, to reflect a weighted average of the current rates in the collective bargaining agreements on which the rate is based.

Survey Rate Identifiers

The ""SU"" identifier indicates that either a single non-union rate prevailed (as defined in 29 CFR 1.2) for this classification in the survey or that the rate was derived by computing a weighted average rate based on all the rates reported in the survey for that classification. As a weighted average rate includes all rates reported in the survey, it may include both union and non-union rates. Example: SUFL2022-007 6/27/2024. SU indicates the rate is a single non-union prevailing rate or a weighted average of survey data for that classification. FL indicates the State of Florida. 2022 is the year of the survey on which these classifications and rates are based. The next number, 007 in the example, is an internal number used in producing the wage determination.

The date, 6/27/2024 in the example, indicates the survey completion date for the classifications and rates under that identifier.

“SU” wage rates typically remain in effect until a new survey is conducted. However, the Wage and Hour Division (WHD) has the discretion to update such rates under 29 CFR 1.6(c)(1).

State Adopted Rate Identifiers

The "SA" identifier indicates that the classifications and prevailing wage rates set by a state (or local) government were adopted under 29 C.F.R 1.3(g)-(h). Example: SAME2023-007 01/03/2024. SA reflects that the rates are state-adopted. ME refers to the

State of Maine. 2023 is the year during which the state completed the survey on which the listed classifications and rates are based. The next number, 007 in the example, is an internal number used in producing the wage determination. The date, 01/03/2024, in the example, reflects the date on which the classifications and rates under the “SA” identifier took effect under state law in the state from which the rates were adopted.

Flour Bluff ISD – CMAR One-Step - RFP No. 2025-011 Page 18 of 32

WAGE DETERMINATION APPEALS PROCESS

1) Has there been an initial decision in the matter? This can be:

a) a survey underlying a wage determination

b) an existing published wage determination

c) an initial WHD letter setting forth a position on a wage determination matter

d) an initial conformance (additional classification and rate) determination

On survey related matters, initial contact, including requests for summaries of surveys, should be directed to the WHD Branch of Wage Surveys. Requests can be submitted via email to davisbaconinfo@dol.gov or by mail to:

Branch of Wage Surveys

Wage and Hour Division

U.S. Department of Labor

200 Constitution Avenue, N.W.

Washington, DC 20210

Regarding any other wage determination matter such as conformance decisions, requests for initial decisions should be directed to the WHD Branch of Construction Wage Determinations. Requests can be submitted via email to BCWD-Office@dol.gov or by mail to:

Branch of Construction Wage Determinations

Wage and Hour Division

U.S. Department of Labor

2) If an initial decision has been issued, then any interested party (those affected by the action) that disagrees with the decision can request review and reconsideration from the Wage and Hour Administrator (See 29 CFR Part 1.8 and 29 CFR Part 7).

Requests for review and reconsideration can be submitted via email to dba.reconsideration@dol.gov or by mail to:

Wage and Hour Administrator

U.S. Department of Labor

The request should be accompanied by a full statement of the interested party's position and any information (wage payment data, project description, area practice material, etc.) that the requestor considers relevant to the issue.

3) If the decision of the Administrator is not favorable, an interested party may appeal directly to the Administrative Review

Board (formerly the Wage Appeals Board). Write to:

Administrative Review Board

U.S. Department of Labor

Washington, DC 20210.

END OF GENERAL DECISION

Flour Bluff ISD – CMAR One-Step - RFP No. 2025-011 Page 19 of 32

The Proposal shall be concise and complete. Sealed Proposals shall be clearly tabbed for each part of the requirements listed below in (8 ½” x 11”), vertical format, single sided, minimum of three-quarter (3/4”) inch margins and no less than 11-point font. The District will require an original and four (4) copies of the Proposal from all interested firms, as well as a jump drive with an electronic copy of the Proposal.

The total pages may not exceed 25 pages; however, the Required Forms in Exhibits B-F do not count towards the maximum page requirement. The Proposal should include the information set out below.

GENERAL INFORMATION

a. Legal name of the company:

b. Authorized point of contact for the company:

Name:_____________________________ Cell phone:_________________________

c. Address of office that would be providing services:

d. Telephone number: ___________________

e. Email: ________________________

f. Number of years in Business: __________

g. Type of Operation: Individual _______ Partnership _______ Corporation _______

h. Number of Employees: _________

i. Is your company currently for sale or involved in any transaction to expand or to become acquired by another business entity? If yes, please explain the impact both in organizational and directional terms.

j. Does any relationship exist between your company and any of District’s officers, employees whether by relative, business associate, capital funding agreement or any other such kinship? If yes, please explain.

CRITERIA 1: Firm's Experience and Reputation/References

1. Provide references for no less than three (3) public entities with which Respondent currently has contracts and / or has previously provided construction management services of equal type and scope within the past five (5) years. DO NOT USE REFERENCES FROM FLOUR BLUFF ISD

OFFICIALS.

EXHIBIT A

REQUIRED FORM - PROPOSAL FORM

Flour Bluff ISD – CMAR One-Step - RFP No. 2025-011 Page 20 of 32

2. Provide details regarding any special services, management characteristics or other benefits / advantages offered for the District in selecting your company.

3. Describe your company’s quality assurance program, what are your company’s requirements, and how are they measured? In particular, describe the way your firm maintains quality control during the pre-construction and construction phases

CRITERIA 2: Firm's Experience as a CMAR with Pre-Construction Estimating

4. Describe your firm’s methodology for developing and updating cost estimates during the pre-construction phase. Include how you account for escalation, market volatility, incomplete design information, and value engineering alternatives.

5. How does your firm collaborate with the architect and owner to ensure that the project design remains within budget throughout the pre-construction phase? Provide a description of the tools or strategies your firm uses to provide real-time cost feedback to the design team.

CRITERIA 3: Firm's Experience on Projects of Similar Size and Scope

6. Describe your firm’s past performance on other contracts for the District (if any) or other school districts (e.g. cost control, cost savings, schedule control) and your firm’s demonstrated technical competence and management qualifications with CMAR projects, particularly those that are similar to the proposed project type.

7. Provide a minimum of three and a maximum of six (6) projects with photos for which your firm has provided/is providing construction management or construction services which are most related to this project. In determining which projects are most related, consider: same or related use of facilities related size and complexity; whether the project consisted of an expansion of an existing facility or new construction; how many members of the proposed team (and their role) worked on the listed project; and, how recently the project was completed. List the projects in priority order, with the most related projects listed first.

8. For each of the listed projects in response to #7, above, provide the following information: construction cost (original Budget, GMP and final construction cost), current phase of development, estimated (or past) completion date, type of construction services provided (CMAT with GMP, CM-agent, design/build, General Contractor-low bid, General Contractor through sealed Submittals), owner’s contact person and telephone number, and the name and telephone number of the project architect.

CRITERIA 4: Firm’s Proposed Personnel Experience

9. Provide a project organization chart along with resumes of key personnel; Project Manager, Estimator, and Superintendent that shows experience with projects of similar size, complexity and scope. Include in your response the length of experience with the firm and within the industry. Highlight at least five

(5) key projects that are similar to the project(s) in this RFP.

Flour Bluff ISD – CMAR One-Step - RFP No. 2025-011 Page 21 of 32

CRITERIA 5: Firm’s Financial capability is appropriate to the size and scope of the project and

Safety Record and Claims/Litigation

10. Is your company currently in default on any loan agreement or financing agreement with any bank, financial institution, or other entity? If yes, specify date(s), details, circumstances, and prospects for resolution.

11. Provide a financial rating of your company and any documentation (e.g. a Dunn & Bradstreet analysis), which indicates the financial stability of the company.

12. State whether you will provide a copy of your company's financial statements for the past two (2) years, if requested by the District.

13. The District requires all CMARs to carry general liability, auto liability and worker’s compensation/employer’s liability insurance coverage. All insurance coverages should remain in force during the term of contract. Please state the carrier, agent, amount, expiration date and length of time you have maintained coverage for general liability, auto liability and worker’s compensation/employer’s liability insurance coverage. Please confirm that you can carry insurance in the limits set out in Article 11 of the AIA A201 form of agreement included with this RFP.

14. Provide any details of all past or pending litigation or claims filed against your company arising out of or in connection with your company's performance under a contract for construction management and / or construction services. Describe how such suit or claims were resolved.

15. Provide your company’s safety Experience Modifier Rate (EMR), Recordable Incident Rate (RIR) and your Loss Indicator Rate (LIR).

CRITERIA 6: Pricing Proposal

Please…