Construction Management Services for New MacDonough Elementary School

MUNICIPAL BUILDING,
245 DEKOVEN DRIVE
MIDDLETOWN, CT 06457
(860) 638-4895
PURCHASING DEPARTMENT ROOM 112
CITY OF MIDDLETOWN
REQUEST FOR PROPOSALS
RFP #2026-003
CONSTRUCTION MANAGEMENT SERVICES
FOR NEW MACDONOUGH ELEMENTARY SCHOOL
CITY OF MIDDLETOWN
Proposals due by: FRIDAY, JUNE 5, 2026 BY 3:00 PM
QUESTIONS: CONTACT THE PURCHASING OFFICE AT (860) 638-4895
DONNA L. FORMATO, CPPB, NIGP-CPP
SUPERVISOR OF PURCHASES
CARL R. ERLACHER
DIRECTOR OF FINANCE AND REVENUE SERVICES

TABLE OF CONTENTS
Page
Invitation to Submit RFPs 3
Project Description 4
Scope 4-6
Timeline of the RFP Process 6
Submission of Proposals 6-8
Method of Selection Criteria for Award 8-9
Additional Information 9
General Terms and Conditions 10-12
Proposal Pages ` 13-15
Construction Management Task Matrix 16-18
Staff Matrix 19
Non-Collusive Statement 20
Equal Opportunity 21
Appendix B Insurance Requirements 22-25
Bid Return Label 26
2

REQUEST FOR PROPOSAL
MIDDLETOWN, CONNECTICUT
Sealed proposals, addressed to the Supervisor of Purchases, City of Middletown, Room 112, Municipal Building, Middletown,
Connecticut, 06457 will be received until Friday, June 5, 2026 by 3:00 PM for the following:
RFP #2026-003
CONSTRUCTION MANAGEMENT SERVICES
FOR NEW MACDONOUGH ELEMENTARY SCHOOL
CITY OF MIDDLETOWN
The City of Middletown is seeking to engage a Construction Manager to provide program evaluation and pre-construction
services (in coordination with the Architect), cost estimating, trade contract bidding/negotiation, and construction phase
services for Renovations and Additions to the Macdonough School in Middletown, Connecticut.
The City of Middletown will engage a Construction Manager to serve as Constructor and the Construction Manager will be
"At Risk."
Proposal documents may be obtained at the Purchasing Office, Room 112, Municipal Building, 245 DeKoven Drive, Middletown,
CT 06457, Monday through Friday between the hours of 8:30 A.M. and 4:30 P.M. All questions concerning this proposal should
be directed to the Office of the Supervisor of Purchases, at (860) 638-4895. Proposal Documents will be mailed to interested
parties upon request or may be downloaded directly from www.middletownct.gov.
A Pre-Bid Meeting has been scheduled for Tuesday, May 12, 2026 at 10:00 am at The City of Middletown Municipal Building,
Council Chambers, 245 DeKoven Drive, Middletown, CT 06457. Bidders are advised that attendance at the pre-bid
conference is not mandatory but strongly recommended.
The City of Middletown reserves the right to waive any defect in any proposal and reserves the right to reject any or all proposals
or any part thereof. Proposals, amendments to or withdrawals of proposals received after the time set for the receipt of
proposals will not be considered.
All proposals are subject to and must comply with the equal opportunity and non-discriminatory provisions set forth in the
Affirmative Action Plan of the City of Middletown.
Date: 04/22/2026
Middletown, Connecticut Donna L. Formato, CPPB, NIGP-CPP
Supervisor of Purchases
3

I. PROJECT DESCRIPTION
The Middletown Common Council, at its August 19th, 2024 Meeting, approved a concept study report that established the
feasibility and costs for renovated Pre-K through 5 facility to be located on the site of the existing Macdonough School. The
report is entitled Macdonough Study (July 26, 2024), prepared for the Middletown Public Schools by TSKP Studio. Based
upon the findings and recommendations, the decision was made to construct an approximate 54,000 square foot
educational facility to instruct students in for an estimated project cost of $48.6 million.
Please include fee proposal with submission. Included in RFP is a general conditions and personnel matrix to be used as a
sample for your proposal.
II. SCOPE
The scope of work for the Project shall be as described in the Contract Documents, in this RFP, and shall be further
defined at the time of solicitation for fee proposals. The City of Middletown has retained the services of TSKP Studio
and its team of consultants ("the Architect") to provide program evaluation and full-service architectural, interior
design and engineering services in relation to the Project. Respondents shall work with the Architect in all aspects of
the design and construction of the Project, including, but not limited to, scheduling, budgeting, value engineering, and
the evaluation and award of trade contracts and be able to demonstrate an ability to do so. All work shall be done
consistent with all applicable federal, state and local statutes, regulations and ordinances, and the CM-Owner
Agreement. In general, the work expected by the City of Middletown shall include, but shall not be limited to, the
following:
A. Design and Pre-Construction Services:
Review the Educational Specifications and Programming developed by the Architect and the City of Middletown
Prepare constructability analysis of design documents
Develop project master milestone schedule
Analyze and reconcile existing overall project budget
Update and analyze estimates at the SD, DD and CD phases to reflect ongoing design development, and provide
value engineering review
Review design specifications for consistency with design intent and budget
Work with Architect, the City of Middletown, and the MacDonough School Building Committee ("the MSBC") to
develop sustainable, energy efficient, value-added concepts
Provide project cash flow projections
Coordinate and assist with permitting as required
Develop site specific safety and logistics and phasing plans
Assist the City of Middletown in soliciting/procuring specialty consultants
B. Procurement Services:
Develop overall bid package strategy and maximize bidder interest in coordination with Architect
Develop and prepare bid package documents for issuance
Advertise project/bid packages, provide access to documents, and distribute bid packages
Conduct pre-bid conferences
Receive and analyze bids, conduct scope review meetings if reasonably necessary or beneficial to the City, and
present formal recommendation for contract awards
Finalize and award contracts subject to approval by the City of Middletown
Enter into trade contract with the selected contractor for each bid package
4

Develop and implement a procedure for review, approval and processing of contractor and professional
consultant requests for payment.
C. Construction Services:
Conduct pre-mobilization meetings with trade contractors
Review/approve trade contractor site specific safety planning and loss control plans
Develop and maintain final Critical Path Method ("CPM") schedule and report monthly to City
Implement auditable Project cost reporting and control systems. Include Owners soft costs.
Conduct weekly Project team meeting and document minutes
Record all daily job site activities
Conduct reviews and maintain tracking for approval of submittals and shop drawings
Develop and maintain a system for review and tracking of CT High Performance Schools requirements
Manage and coordinate daily activities of trade contractors
Provide, review and oversee cost control processes including: subcontractor payment reviews, project cost
estimates and cash flow projections
Review certified payrolls for reasonableness, completeness, and compliance.
Provide oversight for efficient and comprehensive communications and tracking of critical project elements
(e.g., requests for information (RFI's); change orders, submittals, addendums, meeting minutes, schedules,
etc.).
Develop and implement a system for review and processing of change orders, including State Change Orders to
relevant state officials (e.g., the DAS Office of Grants Administration).
Coordinate with the Architect to provide periodic (weekly) Project observation and construction management
reports.
Maintain formal quality control and quality assurance program
Mitigate and resolve potential claims
Update and communicate site specific logistics and safety plans
Conduct on-going onsite formal safety training
Administer the trade contracts including amendments and updated insurance and bonding requirements
Provide regular progress and budget reports to the MSBC
Assist the City of Middletown's designee(s) with determining final completion and turnover to the City of
Middletown of all required materials.
Coordinate and assemble electronic library of all owner post Project completion activities and documents
including, but not limited to, building systems, guarantees, manuals and commissioning results, as-built
documentation, warranties and special reports
Continue to provide services and assistance to the City of Middletown and the MSBC, as needed, and its
representative(s) throughout the School Project, including during turnover, closeout, commissioning, State
Change Order review, and State audit compliance.
D. Other General Requirements
Consultation with all applicable offices, agents, boards, employees and elected and appointed officials of the
City of Middletown to confirm the scope and related construction requirements of the Project
Under the direction of the City of Middletown's designee, assist in the overall management and facilitation of
the School Project
Assist with the completion of, review and provide input on developing and submitting required MSBC, City, and
State filings (with associated back-up)
Work closely with the CT State Department of Education, the CT State Department of Administrative Services,
Office of Grants Administration, and all appropriate City and Middletown Public Schools staff on all aspects of the
5

School Project, including the grant and reimbursement application and management process.
Make required presentations to all appropriate municipal bodies (including, but not limited to the City Council;
the MSBC; the City Planning Commissions, Zoning Commissions, and Inland Wetland Commissions, and others)
including in conjunction with the other Project consultants, where appropriate.
Assist the City of Middletown in the overall move process from the existing Keigwin School to the new
Macdonough School.
Assist with and receive deliveries of FF&E/technology to the new Macdonough school.
E. Duties, Responsibilities and Limitations of Authority of the CM firm:
The CM that enters into the subject agreement with the City of Middletown shall be responsible to the City of
Middletown for the services to be provided hereunder. The CM shall act on behalf of the City of Middletown but only
to the extent provided in the contract documents to which the the City of Middletown is a party. The CM shall confer
with the City of Middletown at intervals and on occasions as appropriate to the various stages of the Project. The
duties and responsibilities of the CM shall be as outlined in Section III above or as detailed in the subject agreements.
III. TIMELINE OF THE RFP PROCESS
The following timeline has been established:
Legal Notification of RFP
RFP Response Due
Interviews of Selected Firms Shortlisted
Selection/Recommendation of Firm
All inquiries relative to the conditions and specifications listed herein as well as clarification of any information contained or
referenced in this RFP must be in writing addressed and forwarded to the Supervisor of Purchases, Municipal Building, 245
DeKoven Drive, Middletown, Connecticut, 06457. Questions shall be emailed at purchase@middletownct.gov
IV. SUBMISSION OF PROPOSALS
General Requirements: RFP response packages shall provide a straightforward, concise description of the CM's ability to
meet the requirements of this RFP. Emphasis shall be on the quality, completeness, clarity of content, responsiveness to
the requirements, and an understanding of the Project. Submittals shall be double-sided, include a "Table of Contents",
clearly tabbed for each part of the requirements listed below, and limited to the number of pages indicated per section. A
letter of interest providing a brief background of the CM, the CM's interest in the Project, and how it satisfies the RFP
Criteria listed in Section VI. A cover letter should introduce the submission. Respondents shall submit two double-sided
copies and 1 electronic copy (1 compiled Adobe PDF file) of their submittals. Respondents' submissions shall include
tabbed sections as follows:
1. Cover Letter
2. Company Information - The CM shall provide a brief summary of its company, including the following information
Name of company and parent company, if any;
Any prior name(s) by which the CM was known and the years during which such name(s) was used;
Name(s) of any subsidiary or other company owned or controlled by the CM;
6

Names, titles, reporting relationships, and background and experience of the principal members of the
company, including officers. Indicate which individuals are authorized to bind the company in negotiations
with the City of Middletown;
Identify company's primary areas of service;
Address of principal office and office from which the Project will be managed;
Name, address, telephone number and email address of the principal contact person to receive
notifications and to reply to inquiries from the City;
Legal form of ownership. If a corporation, where incorporated; and
Years engaged in construction management services under its present name.
3. Relevant Experience and References - Provide descriptions of at least three (3) similar public school projects
completed in the State of Connecticut through the CT DAS school construction process for which the CM has
provided similar services (i.e., similar to the subject Project) in the past 7 years. At least one of the three projects
must meet the definition of a "Renovation" under CGS 10-282(18). Information to be provided for each project shall
include:
Project name and address, brief description including size
Original approved and Final total cost of the project
Provide proposed and final completion dates.
List construction contingency in GMP and final contingency utilized (include amount, if any, where
contingency was spent on project enhancements directed by the Owner.)
Provide contact names and telephone numbers for the Owner and Architect (specific individuals) of each
project.
The Respondent must be able to demonstrate its ability to properly manage the construction of a project of the size
and complexity of this Project.
4. Team Format - Provide details on any services that will not be provided in-house. If consultants are to be proposed
for use in response to this RFP, please provide names of any and all consultants; named consultants may not be
changed without prior notice and approval of the substitution by the City. Provide details on any prior work with
the named consultant(s).
5. Experience of Key Personnel - Provide a list of the key personnel to be assigned to the Project (including
consultants, if applicable), a brief description of the work they will perform. The location of the office to be used by
key personnel listed shall be indicated. Resumes of the key personnel (including consultants) who will be directly
involved in the Project shall be included. Said resumes shall state at a minimum:
Current job title, responsibilities, and type of work performed, and time at current firm
Educational background, academic degrees, professional associations
Experience on projects similar to that described in this RFP, including the specific role (e.g., Project
Manager, Superintendent, Project Engineer, Assistant Project Manager, Project Executive, etc.) played by
said individual on each project listed.
6. Quality Management - Provide a synopsis of the CM's quality management plan with regard to approach, safety,
procedures, scheduling, cost and coordination of trade contractors.
7

7. Connecticut High Performance Buildings - Provide CM's experience of managing projects that meet Connecticut
High Performance Building Standards.
8. Knowledge of Projects in City - Provide any information on the completion of prior City of Middletown projects, if
any, as well as key personnel's experience with projects in Middletown.
9. Project Approach and Methodology - Provide a description of the proposed technical approach to the Project,
including the identification of any unusual circumstances or anticipated problems and proposed solutions. The
information will be used by the City of Middletown to assess the CM's understanding of the Project and its
methodology. The Request for Proposals will provide an opportunity to expand on this subject.
10. Default and Litigation - (a) Have you ever failed to complete any project or portion of a project awarded to you?
(b) Have you ever been declared to be in default on a contract? If so, when, by whom, where and why? (c)
Describe any pending litigation or arbitration proceedings in which your firm may be involved, including the nature
and amount of any claims against you, the status of the proceeding and if concluded, the outcome.
11. Workload Statement - Provide details on your current and future workload and ability to provide this Project the
attention it requires between now and scheduled completion date.
12. Additional Information - Please provide any other information that you believe would be important and pertinent
to the City of Middletown.
13. Affirmative Action - Please provide a certification that the Respondent complies with all affirmative action
requirements required by law. Include the firm's affirmative action statement.
14. FOURTEEN (14) COPIES OF PROPOSAL AND ONE (1) ELECTRONIC COPY ON CD, DVD, OR USB STORAGE OF YOUR
PROPOSAL.
V. METHOD OF SELECTION/CRITERIA FOR AWARD
1. The Respondents will be evaluated on their proposals by the City of Middletown using the following criteria:
Compliance with submission requirements.
The Respondent must be properly insured.
The Respondent must have successfully completed a minimum of three similar projects in the State of
Connecticut in the past seven (7) years.
Experience providing oversight during the pre-construction phases and coordinating with multiple agencies,
architects, engineers, commissioning agents and trade contractors.
Past successful record of performance on local public school construction contracts with respect to such
factors as schedule, cost control, work quality and cooperation with the client.
The Respondent must demonstrate experience with sustainable and renewable energy initiatives, including,
but not limited to, low EUI buildings, geothermal systems, photovoltaics, and Connecticut High
Performance Building Standards.
The Respondent must demonstrate a proven track record of completing projects within budget, minimizing
change orders, minimizing claims and working cooperatively with all members of the construction team.
2. The City of Middletown, acting through the MSBC, will develop a short list of four CM firms. All selected CM firms
will then be notified in writing and scheduled for an interview at which time the selected CM firms will be required
8

to present an oral presentation not to exceed thirty (30) minutes. The presentation will be followed by a question
and answer session not to exceed twenty (20) minutes. The selected CM firms will be requested to provide detailed
work plans, schedules, billing information, and proposed team members with resumes (and their rates) in
accordance with the timeline stated earlier in this RFP. The fee proposal will be delivered in a separate sealed
envelope, at the same time as the RFP.
3. In the RFP response and interview, a Project work plan shall state the tasks to be completed, as well as a
description of how the Project is anticipated to be scheduled. The plan should include a timeline for completion of
each stage/step of the process and an indication of the delivery dates for each deliverable. The City of Middletown
will ultimately determine the actual timing and sequence of events resulting from this RFP. Assumptions with
respect to the support that will be expected from the City of Middletown shall be clearly identified. This schedule
may be adjusted or altered in accordance with the best interest of the City of Middletown.
4. After the completion of all interviews, the MSBC will make a recommendation on CM selection to the Mayor of the
City of Middletown. The Mayor of the City of Middletown will select a CM for final negotiations and subject to
execution of the contract presented by the City Attorney. The RFP will include a proposed form of agreement that
shall form the basis of the contract between the selected Respondent and the City of Middletown for the Project.
Contract approval may require separate approval of the Common Council of the City of Middletown and any of its
subcommittees, boards, and commissions.
5. The award of the contract for the construction management services shall be made, if at all, to the Respondent
whose evaluation by the City of Middletown results in an award that the City of Middletown deems to be in its best
interests. The City of Middletown reserves the right to reject any or all of the RFP responses, or parts thereof,
and/or to waive any informality in any of the RFP responses resulting from this RFP if such rejection or waiver is
deemed in the best interest of the City of Middletown. Neither the City of Middletown nor any of its respective
officers, directors, employees or authorized agents shall be liable for any claims or damages resulting from the
evaluation, selection, non-selection or rejection of any proposal submitted in response to this RFP.
VI. ADDITIONAL INFORMATION
The Project will be carried out by the City of Middletown in consultation with internal and external personnel, as well as any
boards/commissions/committees/subcommittees that may also be assigned to assist with the Project.
9

GENERAL TERMS AND CONDITIONS
All Respondents must be willing to adhere to the terms and conditions of this RFP, including the following, and must
positively state their acceptance and compliance with them in their response to this RFP.
Any prospective respondents must be willing to adhere to the following conditions and must positively state their compliance
to them in the proposal document.
1. Acceptance or Rejection by the City of Middletown proposal of the consultant which is in default of
The City of Middletown reserves the right to any prior contract of for misrepresentation.
accept and or reject any or all proposals submitted
for consideration or to negotiate separately in any 9. City's Clerical Errors in Awards - The City of
manner necessary to serve the best interests of Middletown reserves the right to correct
the City. Respondents whose proposals are not inaccurate awards resulting from its clerical errors.
accepted shall be notified in writing.
10. Rejection of Qualified Proposals - Proposals are
2. Ownership of Proposals - All proposals submitted subject to rejection in whole or in part if they limit
in response to this RFP are to be the sole property or modify any of the terms and conditions and/or
of the City of Middletown and subject to the specifications of the RFP.
provisions of Section 1-19 of the Connecticut
General Statutes (re: Freedom of Information). 11. Changes to Proposal - No additions or changes to
the original proposal will be allowed after
3. Ownership of Subsequent Products - Any product, submittal.
whether acceptable or unacceptable, developed
under a contract awarded as a result of this RFP is 12. Collusion - By responding, the consultant implicitly
to be the sole property of the City of Middletown states that the proposal is not made in connection
unless stated otherwise in the RFP or contract. with any competing consultant submitting a
separate response to the RFP, and is in all respect
4. Timing and Sequence - Timing and sequence of fair and without collusion or fraud. It is further
events resulting from this RFP will ultimately be implied that the consultant did not participate in
determined by the City of Middletown. the RFP development process, had no knowledge
of the specific contents of the RFP prior to its
5. Stability of Proposed Prices - Any price offering issuance, and that no employee of the City
from interested CM's must be valid for a period of participated directly or indirectly in the
one hundred twenty (120) days from the due date consultant's proposal preparation. The
of consultant proposals. respondent shall be required to complete and
submit the Non-collusive Statement incorporated
6. Oral Agreements - Any alleged oral agreement or herein with their proposal.
arrangement made by a consultant with any
agency or employee will be superseded by the 13. Contract Requirements - A formal contractual
written agreement. arrangement will be entered into with the
consultant selected as per the City of
7. Amending or Canceling Requests - The City of Middletown's standard form of Agreement. The
Middletown deserves the right to amend or cancel contents of the proposal submitted by the
this RFP, prior to the due date and time, if it is in successful respondent and the RFP will become
the best interest of the City to do so. part of any contract award.
8. Rejection for Default or Misrepresentation - The 14. Rights Reserved to the City of Middletown - It is
City of Middletown reserves the right to reject the the intent of the City to award one (1) contract to
10