RFQ 2026005 - Reynolds School Renovation Construction Manager at Risk

Pursuant to Section 255.20, Florida Statutes, Section 287.055, Florida’s Consultant’s Competitive Negotiation Act (CCNA), the School Board of Monroe County, Florida (“School Board”) is soliciting qualifications from qualified firms for Construction Management at Risk (CMAR) services for the Reynolds School Renovation located at 1316 Reynolds Street, Key West, Florida 33040.

The property is a contributing structure in the Key West Historic District of the National Register of Historic Places. The City of Key West has its own local historic district, which includes this property within its boundaries, but the building is not specifically listed as a contributing structure by the City of Key West’s Historical Architecture Review Commission. There are two buildings on site, the original 1927 school and a later 1950 addition. The two buildings are connected with a covered walkway. The balance of the 33,500 S.F. parcel is a combination of miscellaneous hardscape and open, undeveloped green space.

The buildings are currently vacant. Monroe County School District is looking to adaptively reuse the original 1927 building, remove the 1950 addition, and construct a new addition to house a combination of storage, shop, and Maintenance trade space. The District intends to renovate the 1927 historic structure, using the City of Key West’s Historic Architectural Guidelines and the National Park Service’s Secretary of the Interior’s Standards for Rehabilitation as guidelines.

The Reynolds School is located at 1316 Reynolds Street; Key West, Florida and is a one-story school building of approximately 11,000 square feet constructed circa 1927 and 1950. The main building was constructed circa 1927, and a concrete one-story building was added to the rear in 1950. The original 1927 building is constructed primarily of exterior and interior loadbearing red brick and clay terracotta tile walls and steel trusses with wood plank decking at the roof. The exterior of the building consists of red brick veneer. The ground floor for the east west corridor and the southern classrooms consists of wood flooring on a concrete slab on grade. The ground floor for the northern classrooms consists of wood flooring on wood joists, beams, and masonry piers. It is assumed that the foundations are shallow foundations bearing on the near surface Miami Limestone.

The 1927 building is generally in fair condition. The historic character of the building remains strong – slight modifications have been performed over the years, but the buildings’ character-defining features are largely intact or can be reinstated without great difficulty. Architecturally, moderate repairs are required to maintain current conditions, historic or otherwise. The building’s structure needs moderate-to-significant rehabilitation to allow for occupancy. The mechanical, electrical, and plumbing (MEP) systems are entirely defunct at this time. They will need to be completely replaced when the adaptive reuse project is implemented. There is no fire sprinkler system currently. The 1950 addition exhibits significant damage to its concrete structure and is approved by the DOE for removal.