Fleet Services Building

REQUEST FOR PROPOSAL FOR
CONSTRUCTION MANAGER-AT-RISK
For
FLEET SERVICES AND PUBLIC WORKS FACILITY
CITY OF SHERMAN
RFP NO. CMAR2026-10
APRIL 15, 2026 AT 10:00 A.M.
ARCHITECT
Hidell Associates Architects
3033 Kellway Dr. Suite 120
Carrollton, Texas 75006
Proposals will be accepted by mail or hand delivery no later than April 15, 2026, to: City
of Sherman, Finance Department, 220 W. Mulberry St. Sherman, Texas 75090
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SECTION 1
INTRODUCTION
1.1 Background and Special Concerns
A. The City of Sherman, Texas ("Owner") has contracted with
Hidell and Associates Architects, Inc. ("Architect") to assist the Owner "in
addressing its needs for a Construction Manager at Risk for the construction of a
New Fleet Services and Public Works Facility
B. The Project is described as follows:
a. The City of Sherman has engaged with an architectural and engineering
team ("Design Team") to design a NEW FLEET SERVICES AND
PUBLIC WORKS FACILITY. The project will consist of a new
structure to provide fleet services repair and maintenance bays, a wash
bay, tire storage and associated parts and office areas. The facility will
additionally have meeting rooms, a break area, and offices for the Public
Works administrative staff. It is anticipated the new structure will utilize
a pre-engineered metal building system with metal wall panels and roof
systems.
C. Owner is seeking a Construction Manager-at-Risk (CMAR) using the one-step process
authorized by Chapter 2269, Subchapter F, of the Texas Government Code. Under
this process, the Owner issues a Request for Proposals ("RFP") inviting interested
general contractors to submit their qualifications for performing the work and their
proposal to perform the work.
D. This Request for Proposal by Owner is seeking a CMAR. The Owner is looking
for a qualified general contractor, with prior experience in the construction of
government facilities as set forth herein:
a. CMAR must be able to work with the Design Team prior to construction to analyze
the Architect's design, including the Plans and Specifications, to ensure the
feasibility and constructability of the Project design, and to assist in bringing the
estimated construction cost of the Project within the Construction Budget through
value engineering, the selection of building systems and materials, cost estimating,
scheduling, and other means, without adversely affecting the capacity and quality
of the Project; and
b. CMAR will propose a Guaranteed Maximum Price for the construction of the
Project after or during completion of the pre-construction services, which is within
the Construction Budget, at the 90% CD milestone. 90% CD GMP shall determine
market buy out for subcontractors and manufacturers. These subcontractors shall
submit the bought-out scope (i.e. systems, finishes, materials, labor, etc.) to
construct the project. This information will be given to the Design Team for their
use in completion of Issue For Permit and Issue For Construction documentation.
Essentially, this will close the gap on coordination for the GMP basis and will
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streamline submittals, RFIs, constructability reviews, and construction
administration services. The CMAR will serve as general contractor for the Project
during the construction phase.
1.2 Statutory Requirements for a Construction Manager-at-Risk Contract
under Chapter 2269, Subchapter F of Texas Government Code and other
laws.
A. Definition: A "Construction Manager-at-Risk (CMAR)" is a sole proprietorship,
partnership, corporation, or other legal entity that assumes the risk for construction,
rehabilitation, alteration, or repair of a facility at the contracted price as a general
contractor and provides consultation to the Owner regarding construction during
and after the design of the facility.
B. Architects and Engineers: The Owner has previously selected the Architect to
prepare construction documents for the Project and who has full responsibility for
complying with the requirements of Chapter 1051, Subtitle B of the Texas
Occupations Code (Regulation of Architecture and Related Practices).
C. Selection Process: After Owner receives the responses to the RFP, Owner will
review the qualifications. Selection Criteria is set forth in Section 2.9 of this RFP.
The Owner has the right to accept or reject any or all proposals in the best interest
of the Owner.
With the one-step CMAR process, qualifications, proposed fees, and general
conditions to the Owner will be required in the proposal submittal, due no later
than 10:00 AM, on April 15, 2026. Submittals will be reviewed upon receipt. It is
anticipated a short list of Construction Managers will be interviewed, but the Owner
reserves the right not to conduct interviews and base the selection strictly on the
qualifications submitted or to eliminate any Construction Managers from the
selection as late as the day prior to any potential interview if the Owner determines
the qualification is insufficiently responsive to merit further consideration.
D. The successful Offeror will enter into a Construction Manager-at-Risk
Agreement ("Agreement") with the Owner on a form required by the Owner.
E. Upon execution of the Agreement, the CMAR must show ability to provide the
insurance and bonds described in the Agreement.
F. The CMAR and all subcontractors must comply with the prevailing wage rate
requirements described in the Agreement.
G. The CMAR must select subcontractors or trade contractors in accordance with the
terms of applicable law and the Agreement, which are summarized as follows:
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1) Trade Contractors and Subcontractors: A CMAR shall publicly
advertise
and solicit either competitive bids or competitive sealed proposals
from trade contractors or subcontractors for the performance of all
major elements of the work other than the minor work that may be
included in general conditions. A CMAR may seek to perform
portions of the work itself if the CMAR submits its bid or proposal
for those portions of the work in the same manner as all other trade
contractors or subcontractors and if the Owner determines that the
CMAR's bid proposal provides the best value for the Owner. The
Owner reserves the right to contract separately with other
suppliers, vendors and contracts as deemed in the best interest of
the their project, and CMAR will be required to coordinate with
any other contracts such as, HVAC, testing and balancing, material
testing, etc.
2) Receipt of Bids or Proposals: The CMAR, Program Manager,
Architect
and the Owner shall receive and open all trade contractor or
subcontractor bids or proposals in a manner that does not disclose
the contents of the bid or proposal during the selection process.
3) Acceptance of Recommendations for Trade Contractors and
Subcontractors: If the CMAR reviews, evaluates, and recommends
to the Owner a bid or proposal from a trade contractor or
subcontractor, but the Owner requires a bid or proposal from
another trade contractor or subcontractor to be accepted, then,
pursuant to the terms of the Agreement, the Owner shall
compensate the CMAR by a change in Contract Sum, Contract
Time, or Guaranteed Maximum Price for any additional cost and
risk, which has been demonstrated to Owner's satisfaction and as
required by the Agreement, that the CMAR may incur because of
the Owner's requirement that another trade contractor or
subcontractor bid or proposal be accepted.
4) Audits: The Owner will retain the right to audit the accounting
records
of this project upon demand for up to 1 year after the final
completion of the work.
H. Project Scope, Schedule: Information about scope, schedule, and budget, are as
follows:
The City of Sherman has engaged an architectural and engineering
team for the design of a new two-story structure which will include
fleet repair bays, wash bay, tire rack storage, PM maintenance bays,
offices, and all associated support spaces. The facility is located at
3501 E. King Street, Sherman TX 75092. The project will utilize a
pre-engineered structure with conventional steel framing for the
interior office areas. The facility will include meeting room spaces,
a break room area, offices and workstation areas for the Fleet and
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Public Works Administration staff. It is anticipated that a portion of
the second level will be shelled for future use. The site improvements
include new concrete paving, parking, and drive aisles with gate
access. Future free standing wash bay and fuel stations will be
designed as part of the project. These items of construction will be
dependent upon the funding available.
The Owner will contract directly with a Construction Manager at
Risk (CMAR) for performing the pre-construction services and
general construction of the project as described below:
1) Scope of Services:
(a) Preconstruction Services:
The CMAR will work with the Design Team before construction to
ensure the feasibility and constructability of the Architect's design
and that the cost of construction of the Project is within the
estimated Construction Budget through value engineering, the
selection of building systems and materials, cost estimating,
scheduling, and other means. Upon completion or during the
process of such services, the CMAR will competitively bid and
enter into subcontracts for all portions of the work, except for work
specifically approved by the Owner when appropriate for
scheduling or logistical reasons. CMAR will submit a proposal of a
Guaranteed Maximum Price for the construction of the Project,
which is within the Owner's Construction Budget.
(b) Construction Services:
The CMAR will serve as the General
Contractor to perform all work for the construction of the Project.
The scope of Construction services will be determined based on the
final Drawings and Specifications but may consist of one or
more of the following areas of work or building components: site
clearing, excavation, fill, select fill and backfill; site utilities;
concrete sidewalks, curbs and gutters; concrete paving, rough and
finish grading, topsoil and seeding; fencing and gates, concrete
piers, concrete slab-ongrade, concrete masonry (CMU) interior
walls, pre-engineered metal building structure, metal wall panels
and roof systems, masonry and stucco veneer materials, concrete
foundation, concrete floor slab, steel framing for second floor,
miscellaneous metals and metal fabrications; rough and finish
carpentry, millwork and casework; damp-proofing and
waterproofing, caulking and sealants, thermal insulation, flashing
and sheet metal, asphalt shingle roofing, doors, door hardware and
frames, aluminum doors and frames, glass and glazing, finish
architectural hardware, acoustical ceilings, epoxy flooring and
base, gypsum drywall, painting and special floor coatings, interior
and exterior signage; miscellaneous specialties; equipment,
industrial shelving, hose reels, fans, lockers, specialty equipment,
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vehicle lifts, access control and security electronics; sound
enhancement systems; kitchen equipment; laundry equipment, fire
protection; and mechanical, plumbing and electrical systems, and
any other requirements set out in the Contract Documents.
The work does not include inspection services, the testing
of construction material engineering, and the verification testing services
necessary for Owner's acceptance of the Project, which will be performed
under a separate contract with an independent provider, as required by
law.
CMAR construction phase responsibilities shall consist of but not
limited to the following:
Site utilization study for construction activities
Prepare subcontractors bid or proposal packages
Conduct pre-bid meetings
Receive, review, and conduct proper award of contracts
Provide coordination and management of subcontractors
Monthly reporting
Project cost control
Quality control program
Project Accounting
Audits
Job safety and security functions
Project post construction services
2) Architect's Design Work. Architect's work to date has included
development of the building layout, systems, and finishes to a level which
indicates all major scope items. The intent of the drawings is to indicate
all necessary systems for the structure, building systems, and finishes to
allow for an accurate assessment of the cost and constructability of the
current design.
3) Schedule: The current overall estimate of the Construction Time for
substantial completion of the Project is approximately 12 months after the
date specified in the Notice to Proceed for commencement of the
construction work. Phased completion of the projects is not anticipated.
This Schedule may be adjusted as a result of negotiations on Proposals or
preconstruction services by the CMAR.
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SECTION 2
NOTICE TO RESPONDENTS
2.1 Request for Proposals
The Owner is accepting qualification information for a CMAR contract, pursuant
to Section 2269, Subchapter F, of the Texas Local Government Code, in
accordance with the terms, conditions and requirements set forth in this Request
for Proposal ("RFP").
RESPONDENTS ARE CAUTIONED TO READ THE INFORMATION
CONTAINED IN THIS RFP CAREFULLY AND TO SUBMIT A COMPLETE
RESPONSE TO ALL REQUIREMENTS AND QUESTIONS AS DIRECTED.
2.2 Submittal Format
Responses must comply with the Submittal Requirements set out in Section 3 of
this RFP.
2.3 Submittal Deadline
The Owner will accept Responses to this RFP until 10:00 a.m. Local Time on April
15, 2026, after which time all Responses timely received will be publicly opened,
and the names of the Respondents' information will be read aloud. Responses
received after 10:00 a.m. will not be considered.
2.4 Place for Submission:
Responses must be submitted to the Finance Department of City of Sherman by
mail or hand delivery as follows:
Finance Department
220 W. Mulberry St.
Sherman, TX 75090
It is the responsibility of each Respondent to make sure Responses are submitted
in a timely manner. The Owner is not responsible for delays in mail delivery, or
failure of couriers to deliver Responses prior to the expiration of the deadline for
submission. The Owner shall not be obliged to reimburse any expenses incurred
by the Respondent in preparing a Response, which is not accepted or considered.
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2.5 The Owner's Contact
Any questions or concerns regarding this Request for Proposals shall be directed
to the Architect's representative: Aaron Babcock: ababcock@hidell.com
The Owner specifically requests that Respondents restrict all contact and questions
regarding this RFP to the above-named individual.
2.6 Inquiries and Interpretations
Responses to inquiries which directly affect an interpretation or change to this RFP
will be issued in writing by addendum and emailed to all parties recorded by the
Owner / Architect as having received a copy of the RFP. Requests for interpretation
or changes to this RFP must be received by the Owner's contact person listed in
Section 2.5 above by 5:00pm on April 9th, 2026. All such addenda issued by the
Owner / Architect prior to the last date that submittals are required to be received
shall be considered part of the RFP, and the Respondent shall be required to
consider and acknowledge receipt of such in its Response. Firms receiving this RFP
other than directly from the Owner / Architect are responsible for notifying the
Owner / Architect that they are in receipt of a submittal package and are to provide
a name and address in the event an amendment is issued. It is the obligation of the
Respondent to make sure that it has received all addenda prior to submission of its
Response. Respondents may obtain information on all addenda issued to the date
of inquiry from the Owner's contact person listed in Section 2.5 above.
Only those responses to inquiries which are made by formal written addenda shall
be binding. Oral and other interpretations or clarifications will be without legal
effect and shall not be binding on the Owner. The Respondent must acknowledge
receipt of all addenda in its Response.
2.7 Selection Procedure
The procedure for selecting the CMAR is described in Section 2.9 of this RFP.
2.8 Public Information
The Owner considers all information, documentation and other materials requested
to be submitted in response to this solicitation to be of a non-confidential and/or
non-proprietary nature and therefore shall be subject to public disclosure under the
Texas Public Information Act (Texas Government Code, Chapter 552.001, et seq.)
after a contract is awarded.
Respondents are hereby notified that the Owner strictly adheres to all statutes, court
decisions, and opinions of the Texas Attorney General with respect to disclosure of
public information.
2.9 Selection Criteria for Qualification
The selection criteria for evaluation of qualifications, and selection of the
qualified Respondent(s), if any, will be based on the criteria listed below:
1) The Respondent's demonstrated capability, as a company, to perform the
construction management and construction services for the Project based
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on the Respondent's experience, including quality of references from past
customers. (15 points)
2) The Respondent's capability to provide the resources, including financial,
equipment and staffing, necessary to meet Project requirements. (5 points)
3) The qualifications and experience of the team members proposed to
manage the Project for Respondent. (10 points)
4) The Respondent's past performance on construction projects for Texas
Cities, Counties and/or other owners. (10 points)
5) The Respondent's knowledge of current construction methodologies and
technology, including its knowledge of, and experience with, alternative
construction methods, non-traditional and cost-effective construction
methods appropriate for the use in City of Sherman projects. (5 points)
6) The demonstrated ability of the Respondent to meet schedules on past
projects. (10 points)
7) The Respondent's safety record is supported by accurate and verifiable
data. (5 points)
8) The demonstrated ability of the Respondent to successfully complete past
projects within the applicable construction budget. (20 points)
9) The Respondent's price is based on fee and General Conditions. (20
points)
Consideration may also be given to any additional information and comments at
each selection phase if it reflects on the Respondent's qualifications to perform the
Project.
2.10 Respondent's Acceptance of Evaluation Methodology
WAIVER OF CLAIMS: Each Respondent by submission of a Response to this
RFP waives any claims it has or may have against the Owner, its employees,
officers, agents, representatives, and the members of Owner's governing body,
connected with or arising out of this RFP, including, the administration of the
RFP, the RFP evaluation, and the selection of qualified Respondents to receive
a Request for Proposals. Submission of qualifications indicates Respondent's
acceptance of the evaluation technique and Respondent's recognition that
some subjective judgments must be made by the Owner during the
determination of qualification. Without limiting the generality of the
foregoing, each Respondent acknowledges that the basis of selection and the
evaluations shall be made public not later than the 7 day after the contract is
th
awarded and waives any claim it has or may have against the above-named
persons, due to information contained in such evaluations.
2.11 Commitment
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Respondent understands and agrees that the Owner could terminate its selection
process at any time, and to reject any and all Responses, or any and all Proposals,
and that the Owner has made no representation, written or oral, that it will award a
contract for this Project. Furthermore, Respondent recognizes and understands that
any cost incurred by the Respondent which arises from Respondent's submittal of
a Response to this RFP shall be the sole responsibility of Respondent.
2.12 Key Events Schedule:
Currently, the Owner has established the following tentative timeline for its
selection process:
1st Advertisement March 26, 2026
2nd Advertisement April 2, 2026
Pre-Bid/Site Visit 1:00 pm April 7, 2026
Final day to ask questions April 9, 2026
CMAR Proposals due 10:00 am April 15, 2026
CMAR Selection (interview) April 20, 2026
Recommendation to Award April 27, 2026
City Council Award May 4, 2026
This timeline is subject to change by Owner.
2.13 Eligible Respondents
Only individual firms or formal joint ventures may respond to this RFP. Two
firms may not respond jointly unless they have formed a joint venture. (This
does not preclude a Respondent from having consultants.)
2.14 Protests
All protests regarding the RFP and proposal solicitation process must be
submitted in writing to the Owner within five (5) business days following the
opening of proposals. This includes all protests relating to advertising of
proposal notices, deadlines, proposal opening, and all other related procedures
under applicable law, as well as any protests relating to alleged improprieties
or ambiguities in the specifications. This limitation does not include protests
relating to staff recommendations as to award of this proposal. Protests relating
to staff recommendations may be directed to the City Manager within five (5)
business days of the date of the staff recommendation. Unless otherwise
provided by law, all staff recommendations will be made available for public
review prior to consideration by the City Council. The protest must include, at
a minimum, the name of the protester, bid/proposal number or description of
goods or services, and a statement of the grounds for the protest. The City
Manager, having authority to make the final determination, will respond within
ten (10) working days to each substantive issue raised in the protest.
Allowances for reconsiderations shall be made only if data becomes available
that was not previously known, or if there has been an error of law or
regulation.
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