RFQ 2526-52 Construction Manager at Risk (CMaR) Services

THE CITY OF NORMAN
NORMAN HOUSING HUB PROJECT
Request for Qualifications (RFQ) for
CONSTRUCTION MANAGER AT RISK (CMaR) SERVICES
RFQ No. 2526-52
City of Norman, Facilities and Construction Division
225 N. Webster Ave, Norman, OK, 73069

TABLE OF CONTENTS
1. Introduction ....................................................................................................................................... 4
2. Background ...................................................................................................................................... 4
3. Selection Schedule ........................................................................................................................... 5
4. Project Delivery System .................................................................................................................. 65
5. Project Budget ................................................................................................................................ 65
6. Preliminary Project Schedule ............................................................................................................ 6
7. CMaR Scope of Work ....................................................................................................................... 6
8. Owner/CMaR .............................................................................................................................. 1011
9. Submittal Requirements ............................................................................................................. 1112
10. Questions and Addenda ................................................................................................................. 14
11. Review of Proposals and Selection of Finalists for Interviews .................................................... 1415
12. Interviews ................................................................................................................................... 1415
13. Selection Criteria ........................................................................................................................ 1415
14. Standard Proposal Information ................................................................................................... 1516
Concept Package attached for reference.
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RFQ No. 2526-52

PUBLIC NOTICE
REQUEST FOR QUALIFICATIONS (RFQ) No. 2526-52
The FACILITIES AND CONSTRUCTION DIVISION of the City of Norman, Oklahoma, is soliciting
proposals for CONSTRUCTION MANAGEMENT at RISK (CMaR).
These services will be for the construction of a Norman Housing Hub aka the Norman Homeless Shelter
facility located on Reed Avenue, south of Main Street in Norman, Oklahoma. The City may consider other
opportunities for programming and/or construction.
Any correspondence, questions, or requests for copies of the Request for Proposal should be directed to
Lance Harper, Facilities and Construction Manager, 225 N. Webster Ave., Norman, OK 73069; Phone:
(405) 366-5472; Email: Lance.Harper2@NormanOK.gov.
Proposals must be received in the office of the Parks and Recreation Department (225 N. Webster Ave,
Norman, OK 73069) until 3:00 P.M. on May 29, 2026.
The City of Norman reserves the right to reject any/all proposals.
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RFQ No. 2526-52

City of Norman
Norman Housing Hub Project
CONSTRUCTION MANAGER AT RISK Request for Qualifications (RFQ)
RFQ No. 2526-52
1. INTRODUCTION
The City of Norman (Owner) is seeking a Construction Manager at Risk (CMaR) to provide construction
services for the Norman Housing Hub project.
The CMaR will provide preconstruction and construction services under a GMP structure (Cost of Commented [SH1]: Cost of Construction?
Construction + Fee for a Guaranteed Maximum Price).
The project emphasizes collaboration, cost control, and operational functionality.
These services will be coordinated with the selected architectural and engineering (A/E) firm. Oklahoma
City firm, Frankfurt, Short, Bruza (FSB) was selected as the Architect consultant for this project in April
2026.
2. BACKGROUND
The City of Norman is advancing the development of the Norman Housing Hub as a comprehensive, multi-
building campus intended to provide secure, dignified, and operationally efficient emergency and
transitional housing. The project is envisioned as a cohesive, service-oriented environment that integrates
shelter, intake, care, and support services within a unified site.
The current conceptual plan (Exhibit B) organizes the Norman Housing Hub as a coordinated campus
consisting of multiple buildings, associated parking, internal drives, and secured outdoor spaces. The site
design incorporates a controlled recreational courtyard and a designated detention area, both integrated
into the overall operational framework. A portion of the site is impacted by floodplain constraints, which
have been carefully incorporated into the concept plan to maximize functional and buildable areas while
maintaining regulatory compliance.
The Norman Housing Hub is being developed to support a range of resident needs, from large-scale
emergency shelter to smaller-scale, specialized care and family-oriented housing. The project includes
hardened weather refuge areas within the primary residential components to provide enhanced life-safety
protection during severe weather events. These areas will be integrated into the men's and women's
dormitory zones and constructed with reinforced materials and controlled access; however, unless
otherwise directed by the Owner, they are not anticipated to meet FEMA or ICC 500 storm shelter
certification requirements.
The secured outdoor courtyard is designed to support resident wellness and daily activity within a
controlled environment. It is anticipated to include low-maintenance field turf, picnic seating, and a
designated recreation area.
The Norman Housing Hub program is currently organized into two primary buildings:
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RFQ No. 2526-52

Building 1 - Emergency Shelter and Core Operations (13,250 SF)
Building 1 functions as the primary intake, shelter, and operational hub for the campus. It is designed to
support secure intake, efficient service delivery, and high-capacity overnight accommodations.
Key components include:
* Secure check-in and intake suite with controlled entry vestibule and staffed intake stations
* Administrative and staff support areas, including offices, breakroom, and storage
* Men's and women's dormitories are designed as hardened refuge areas with adjacent restrooms
and shower facilities
* Resident support functions, including laundry and personal storage
* Community and multi-use space for dining, programming, and daily operations
* Donations and service intake area with controlled access for receiving and sorting
* Animal care facilities, including indoor kennels and a secure exterior dog run
Building 2 - Intake, Respite Care, and Family Housing (6,700 SF)
Building 2 provides specialized intake, short-term care, and family-oriented housing in a smaller-scale,
controlled setting that complements the primary shelter.
Key components include:
* Entry and secure check-in with reception and intake processing
* Respite care suite (approximately 10 occupants) with dedicated support facilities
* Medical support space, including one exam room for basic health services
* Support spaces such as a laundry and a multi-purpose room for meetings or counseling
* Family residential component consisting of four apartment-style units with shared kitchen and living
space
Based on the current preliminary budget (Exhibit C), the total estimated project cost for the Norman
Housing Hub is approximately $8 million, inclusive of construction costs, contractor fee, FF&E allowance,
and design fees.
Due to the project's multi-building configuration, secure operational requirements, and site constraints, the
Norman Housing Hub will require a highly collaborative and technically responsive approach among the
Owner, Architect/Engineer, Operator, and Construction Manager at Risk to successfully deliver the project.
3. SELECTION SCHEDULE
May 8, 2026 RFQ document available from Owner
May 27, 2026 Pre-proposal meeting (optional)
May 29, 2026 Proposals received by Owner no later than 3 p.m.
Week of June 4, 2026 *Anticipated notification of firms for interviews
Week of June 15, 2026 *Anticipated date of interviews & anticipation to negotiate contract
June 30, 2026 *Contract to City Council for Approval
* Dates are subject to change
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RFQ No. 2526-52

4. PROJECT DELIVERY SYSTEM
The delivery system for this Project is Construction Management at Risk. This is a project delivery method
based on an agreement under which the City acquires from a construction entity a series of services,
including, but not limited to: design review, scheduling, cost control, value engineering, constructability
evaluation, preparation and coordination of bid packages, and construction administration. The construction
entity, after providing these services during the pre-construction period, takes on the financial obligation to
carry out construction under a specific cost agreement. The Construction Manager is a person, certified by
the Construction Management Association of America as a Certified Construction Manager and registered
as such with the State of Oklahoma Office of Management and Enterprise Services, who acts as an agent
of the City for the construction project; who coordinates and manages the construction process; who is a
member of the construction team with the City, design profession and other consultants that may be
required for the project; and who utilizes skill and knowledge of general contracting to assist in the
development of schedules, preparation of project construction estimates, study of labor conditions and
provides advice concerning construction, safety and other issues related to the Project that may surface.
Issues may include, but are not limited to, monitoring progress, payments, changes, and other factors
affecting cost, as may otherwise be specified herein.
5. PROJECT BUDGET
The total project budget for the Norman Housing Hub is $8 million. This includes estimated construction
costs of $6,087,506.50, CMaR/Design Fees, Furniture, Fixtures, and Equipment, and an owner
contingency. The Owner, A/E firm, Operator, and the CMaR (collectively the Project Team) will work
collaboratively to establish the Project Budget. Delivering the completed project, within the Project Budget
and timeframe, once established, is of high priority.
6. PRELIMINARY PROJECT SCHEDULE
The CMaR will be required to develop a Preliminary Project Schedule within three (3) weeks of contract
award.
Time is of the essence. The Parties stipulate that the damage for failure to complete the project within the
designated Contract Time is $500 per day. For each working day that exceeds the Contract Time, $500 per Commented [SH2]: Confirm amount
day will be deducted from the monies due the Contractor.
7. CMAR SCOPE OF WORK
The following summary is intended to provide a general understanding of the Owner's expectations and is
not all-inclusive.
7.1. PRECONSTRUCTION PHASE SERVICES AND ACTIVITIES
The Preconstruction Services of the CMaR will begin with preparing cost estimates for the contract
documents prepared by the A/E firm and counsel, and with establishing the GMP. The CMaR will be
expected to actively participate in all design meetings, tours of comparable buildings, constructability
reviews, and to provide cost estimates periodically during the design process. The preconstruction
phase will extend from CMaR's engagement through the execution of the GMP amendment.
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More specifically, the CMaR shall provide at least the following preconstruction services and activities:
a. Project Meetings: Attend and participate in Project meetings approximately weekly. The A/E firm
will provide meeting minutes.
b. Cost Estimating: Provide ongoing cost estimating support to the Project Team throughout the
design process.
1. Prepare and refine cost estimates periodically throughout the design process and
recommend revisions to keep each component of the Project within budget.
2. Prepare formal cost estimates at the time of 75 percent construction documents (CD) and
100 percent CD for each component of the Project. Estimates must note the assumptions
made in preparing the estimate, including a clear definition of qualifications, allowances,
contingency, and escalation factors.
3. CMaR is to notify the A/E firm and the Owner of potential cost issues during the
development of the drawings and specifications that may affect the work's cost, and to
resolve them to keep the project within budget.
4. Work collaboratively with the Owner and the A/E firm to develop alternatives to keep the
Project estimates within the Project Budget.
c. Construction Planning, Scheduling, and Long Lead Analysis: CMaR to work with the Owner and
the A/E firm to develop a schedule for design activities to facilitate the Owner's schedule. A
description of anticipated tasks is as follows:
1. The CMaR will further develop the Project master schedule, including integration of the
A/E firm's design activities, municipal/governmental approvals, preconstruction activities,
procurement, construction activities, work performed by other parties, including the
Owner's FF&E activities, and construction activities such as staging and delivery of
materials.
2. Further evaluate all systems, components, and materials for constructability, economy,
long-term performance for intended use, and schedule impacts, and provide
recommendations for preferred options consistent with cost and schedule goals.
3. The CMaR will identify long lead items requiring early bid packages and recommend issue
dates to meet the required Project Schedule.
4. The CMaR will make recommendations regarding temporary construction facilities,
equipment, materials, and services for common use by CMaR, its subcontractors, and
material suppliers.
d. Cash Flow Planning: Provide cash flow projections for construction costs.
e. Value Engineering/Constructability/Cost Review: Provide ongoing value engineering and
constructability reviews, including input regarding means and methods. Conduct a complete
constructability and coordination review of the GMP package before finalizing the GMP
amendment.
f. Municipal Processes and Community Communications: Provide ongoing presence and support to
the Project Team for planning/permitting reviews and related processes, as well as for
communication and outreach efforts for our community groups. The CMaR will attend public
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RFQ No. 2526-52

meetings and hearings concerning the development and schedule of the Project as scheduled and
requested.
g. Procurement: The CMaR will manage the bidding process, evaluate proposals, and interview
contractors (along with the A/E firm and the Owner). The CMaR, with the advice of the Owner and
A/E firm, will develop individual bid packages for public bidding after the Owner, A/E firm, and
CMaR determine that the drawings and specifications are sufficiently complete (likely after CDs are
complete). Whenever the estimated cost of the contract exceeds $50,000, bid packages shall be
let and awarded pursuant to the Oklahoma Public Competitive Bidding Act and 61 O.S. 217.
1. Final Pre-Bid Review: Complete a final quality/coordination/constructability review of the
Construction Documents before issuing plans and specifications to bidders.
2. Contractor Selection Strategy/Bidders List: Project Team strategy for selecting
contractors/providers for all work reflected in the Project documents is to select the bid that
is the lowest responsible bid and most advantageous to the Owner. Unless authorized by
the Owner, the CMaR shall solicit a minimum of three (3) subcontractor bids for each trade
for bid packages with a value less than or equal to $50,000.
3. Self-Performed Work Proposals: For work the CMaR proposes to self-perform, the CMaR
must announce at pre-bid meetings that they intend to bid on specific bid packages. The
CMaR will be required to submit its qualifications for the self-performed work. If the Owner
is satisfied with CMaR's qualifications, CMaR will submit a sealed bid to the Owner and
secure competitive bids from at least three (3) other qualified subcontractors. The Owner
will participate in the opening and evaluation of bids. Commented [KW3]: I moved this up because 61 O.S. 217 - it
says the GMP amendment is done after the bids are submitted.
4. The CMaR will provide a written award recommendation to the Owner for approval. The Since the CMAR is taking on very limited risk in this structure, I've
CMaR will review each bid package to ensure quality, coordination, and constructability also removed some of the reference to Owner's contingency. That
before issuing bid documents to subcontractors. should be reserved only for work that is truly unanticipated and
shouldn't be a part of the CMAR contract
h. Guaranteed Maximum Price (GMP): Once the bids are let and are accepted by the CMaR and
awards are made by the Owner, but before written agreements are executed, the CMaR shall
prepare a GMP for the project or relevant portion of the work as an amendment to its contract with
the Owner. The GMP proposal will include, among other things required within the City of Norman
CMaR Contract and applicable General Conditions, pricing of alternates as defined by the A/E
firm. In addition, the GMP proposal will include:
1. List of allowances
2. List of contingencies, if any.
3. List of the assumptions and clarifications made by the CMaR in the preparation of the
GMP proposal, as approved by the Owner and Consultant.
4. Line Item Summary of all major bid items and other components comprising the GMP.
Final GMP occurs after all bid packages have been bid.
5. Agreement between the City and the CMaR of the GMP will be evidenced by a contract
amendment signed by the Parties.
i. Cost Allocation: Provide cost allocation for the various Project components as required by the
Owner.
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After the Owner approves the GMP amendment, the CMaR may proceed with the following:
7.2. CONSTRUCTION PHASE SERVICES AND ACTIVITIES
The selected CMaR shall incorporate the following elements into construction phase activities, along
with all typical tasks associated with managing a Project of this scope and scale, or as otherwise
required in the Project contract documents:
b.a. Weekly Meetings: Conduct weekly job site meetings that include appropriate subcontractors and
Prime Contractors, Owner representatives, and the A/E firm's representative to review open issues,
schedule work, and resolve pending or upcoming issues. The CMaR will prepare a written agenda
in advance of each meeting. CMaR to maintain a list of action items with identification of the
responsible party and due dates for each item. The CMaR will distribute written meeting minutes
and action item lists within 48 hours of each meeting.
b. Monthly Progress Billings and Status Report: Prepare a monthly report for each progress billing
that details project work status, buy-out status, pending issues, contingency status, schedule
status, and project progress commentary, with applicable job-site photos.
a.c. Cost Management: Provide ongoing cost management throughout the completion of the
construction documents and the construction process:
1. Provide construction contingency and Project Budget updates at 100 percent complete
CDs. During the subcontractor buyout, the CMaR will track and log bid savings and bid
losses on a construction contingency log. The CMaR will review the log with the Owners at
least biweekly. Trade contracts and the CMaR's records of line-item contingencies will be
open book and, upon request, shall be shared with the Owner throughout the project.
2. The CMaR will inform the Owner of pending cost issues and potential change orders within
five (5) business days of identifying potential issues. The CMaR will maintain a current log
of pending cost issues impacting the Project's final cost and will review the log with the
Owner no less than biweekly. The CMaR will implement effective cost management
controls and potential alternatives to provide the Owner with the opportunity to make the
decisions required to keep the Project cost within the budget.
3. Provide drawdown and cash flow projections for the project during construction and update
as necessary. The CMaR should anticipate multiple bid packages. The CMaR will develop
a strategy for issuing bid packages to facilitate an efficient construction schedule. The
purpose is to use this bidding package strategy to achieve the most advantageous
issuance of documents and to minimize construction duration while allowing the bid
packages to be completed efficiently. Multiple bid packages shall not be used to avoid any
requirement to comply with the Oklahoma Competitive Bidding Act.
b.d. Schedule Management: Provide ongoing schedule management throughout the construction
process.
1. The CMaR will prepare and manage a logic-based critical path project schedule indicating
key milestone events, dates, and responsibilities. The project schedule must include
design efforts, preconstruction activities, procurement, and construction activities. The
CMaR will provide regular monitoring of the actual progress versus the scheduled
progress, identify any variances, and prepare a written action plan along with an updated
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schedule to maintain the scheduled completion dates.
2. The CMaR will determine the adequacy of the contractors' personnel and equipment, and
the availability of materials and supplies, to meet the schedule, and will report to the
Project Team at least weekly.
3. Prepare a weekly three-week look-ahead schedule to coordinate construction activities
and facilitate the interface between the Owner's separate contractors and suppliers (if any)
and CMaR-managed construction activities.
c.e. Quality Control: Complete construction in strict accordance with the quality requirements
established in the contract documents.
a. All testing and independent inspection services required will be secured and paid for by the
Owner. The CMaR will cooperate and coordinate with testing and inspection service
agencies. The CMaR will be responsible for the cost of additional testing due to failed
tests.
b. The CMaR will develop an initial punch list for contractors in consultation with the Owner
and its representative, prior to the A/E firm issuing a formal punch list. The CMaR will
ensure the initial punch list is completed before the A/E firm's punch list walkthrough.
c. Work cooperatively with the Project Team and Owner to develop and implement an
effective commissioning plan.
h. Safety Plan: The CMaR will implement a formal Project safety plan.
i. As-Built Records: Maintain a record of as-built conditions throughout construction, including all field
revisions. Submit as-built documents, operating and maintenance manuals, and warranties to the
Owner.
j. Project Closeout: Provide timely submission of operation/maintenance manuals, completed punch
lists, warranties, coordination of training, submission of as-built field documents, and financial
closeout of the project. The CMaR will actively support and participate in commissioning activities,
provide on-site operational training for all major building systems, and videotape training sessions
with the Owner.
8. OWNER/CMAR
The Owner intends to execute the City of Norman Construction Manager at Risk (CMaR) Contract and City
of Norman General Conditions between Owner and Construction Manager as Constructor with the
successful firm. The City of Norman General Conditions and General Provisions, as amended with any
added supplementary conditions, will also govern the parties, and both documents will form the basis of the
Owner/CMaR Agreement.
This RFQ will be superseded by the Owner/CMaR Agreement and its related contract documents.
Contract Provisions: The following is an abbreviated summary of a portion of the Owner's proposed
contract provisions. The following list is not intended to be exhaustive. The Owner reserves the right to
modify the proposed provisions listed below.
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RFQ No. 2526-52