Request for Qualifications

REQUEST FOR
QUALIFICATIONS
Construction Manager At Risk
New Kansas City Men tal Health Hospital
Kansas City, Missouri
Date Issued: September 11, 2026
Project No.: M2522-01
S M
TATE of ISSOURI
_________________________________________
O A
FFICE of DMINISTRATION
Facilities Manageme nt, Design and Construction
______________________________________________

REQUEST FOR QUALIFICATIONS (RFQ)
FOR CONSTRUCTION MANAGER AT RISK (CMR)
WITH GUARANTEED MAXIMUM PRICE (GMP)
OWNER:
The State of Missouri
Office of Administration,
Division of Facilities Management,
Design and Construction ("OA-FMDC")
Jefferson City, Missouri
PROJECT TITLE AND NUMBER:
New Kansas City Mental Health Hospital
Kansas City, Missouri
Project No.: M2522-01 ("Project")
SUBMISSION OF STATEMENTS OF QUALIFICATIONS:
Until: 1:30 PM, October 8, 2026
To: State of Missouri, Office of Administration
Division of Facilities Management,
Design and Construction
Attn: Paul Girouard
301 West High Street, Room 730
Jefferson City, MO 65101
PUBLIC OPENING: 1:35 PM, October 8, 2026
State of Missouri, Office of Administration
Division of Facilities Management, Design and Construction
301 West High Street, Room 750
Jefferson City, MO 65101
POINTS OF CONTACT: Jared Cook, P.E., FMDC PMU Section Leader
Phone: (573) 690-6733
Email: Jared.Cook2@oa.mo.gov
Paul Girouard, FMDC Contract Specialist
Phone: (573) 680-8543
Email: Paul.Girouard@oa.mo.gov
Firms must direct all contact and questions regarding this RFQ and the Project to the point of
contacts listed above. Firms are prohibited from directly or indirectly communicating about this
RFQ or the Project with any other state employee, agency, or University Health employees during
this procurement process. Any violation of this provision will result in disqualification of the Firm
from the procurement process.
Page 2 of 19 - M2522-01 - Construction Manager at Risk - Request for Qualifications

Request for Qualifications (RFQ) information and addenda may be obtained at no cost for
electronic sets on the FMDC website at https://oa.mo.gov/facilities/bid-opportunities/bid-listing-
electronic-plans or for a fee at American Document Solutions, 1400 Forum Blvd., Suite 7A,
Columbia, Missouri 65203, Phone (573) 446-7768, Fax (573)355-5433.
GENERAL INFORMATION:
* The State of Missouri, Office of Administration, Division of Facilities Management,
Design and Construction (referred to herein as "Owner" or "OA-FMDC") is requesting
Statements of Qualifications (referred to herein as "SOQ") from qualified and interested
companies to provide Construction Manager at Risk ("CMR") services, within a
Guaranteed Maximum Price (GMP), for construction of a new Kansas City Mental Health
Hospital in Kansas City, Missouri.
* The selection of a CMR will take place in two steps, in accordance with Sections 8.690
and 67.5050, of the Revised Statutes of Missouri (RSMo).
Firms desiring to provide CMR services for the project shall submit statements of qualifications
containing the documents and information indicated herein. Failure to include all required
information may result in the qualifications being rejected and not scored.
Page 3 of 19 - M2522-01 - Construction Manager at Risk - Request for Qualifications

Section 1.0 Project Information
1.1 Overview:
It is the Owner's intent to obtain CMR services for the construction of a 200+ bed mental
health hospital in Kansas City, Missouri.
1.2 Background Information:
The Department of Mental Health (DMH) is seeking to expand its capacity to deliver
patient care in the Kansas City area. The Center for Behavioral Medicine (CBM), originally
designed for long-term care, has reached maximum capacity and can no longer support
patient care aligned with DMH's long-term vision. The new hospital will be owned by the
State of Missouri and will be operated by DMH and University Health (UH).
1.3 Design Status:
The Project is currently in Design Development phase, with a schematic design submittal
received in June 2026.
1.4 Other Project Information:
a. Total Allowable for Construction (AFC): $230 Million
The "Total Allowable for Construction" for this Project is $230 Million. "Allowable for
Construction" is defined as the total budgeted amount to construct all elements of the
Project designed or specified by the Designer, including all furniture, fixtures and
equipment ("FFE"). While this AFC includes all proposed subcontractor costs, it excludes
any fees for design or CMR services.
b. Designer and Architect of Record for the Project:
HDR Architecture, Inc.
4801 Main Street, Suite 450
Kansas City, Missouri 64112
c. Commissioning Consultant: To Be Determined
d. Anticipated Construction Start: Construction is expected to begin in 2nd quarter of 2027.
e. Expected Project Duration: 2 years for design, 3 years for construction
f. Substantial Completion: The CMR will be required to substantially complete the project
no later than June 30, 2030.
g. Funding: This project is fully state funded.
h. Liquidated Damages: $2,000 per working day
i. Location of Project: Northwest Corner of Paseo and Independence Drive
Page 4 of 19 - M2522-01 - Construction Manager at Risk - Request for Qualifications

Section 2.0 Construction Manager at Risk Services
The Construction Manager at Risk will provide Preconstruction, Bidding, Construction, and Post-
Construction Phase services for the duration of the Project. Below is a brief, non-exhaustive
description of the services that the CMR shall be expected to provide during each phase. A draft
contract containing detailed terms and conditions will be issued with the RFP as outlined below.
In the event of any conflict or inconsistency among the procurement documents, the terms of the
draft contract and the RFP shall govern and take precedence over this RFQ.
2.1 Preconstruction Phase:
During the Preconstruction Phase the Firm must provide a minimum of two (2) designated staff
members with decision-making authority that are experienced in all aspects of preconstruction
services to collaborate with the Designer and Owner during the Design Development, and
Construction Document phases. The two designated staff must participate in all phases of project
development providing real-time input and assistance in phasing, planning and design-related
decision-making. To ensure continuity, these personnel shall remain assigned to the Project for
the duration of the Preconstruction Phase unless otherwise approved by the Owner. In addition,
the Firm must provide the following services during this Phase:
a. Meeting Attendance and Documentation:
* Attend all project meetings from execution of the CMR contract until the formal
commencement of construction.
* Prepare, document, and distribute comprehensive minutes for all meetings
attended, coordinating with the Designer to resolve any discrepancies in the
record.
b. Estimating, Value Engineering, and Risk Management:
* Prepare, updated, and maintain cash flow projection through completion of the
Work.
* Provide detailed and ongoing construction and cost estimates throughout each
phase of design
Page 5 of 19 - M2522-01 - Construction Manager at Risk - Request for Qualifications

* Provide detailed, independent cost estimates for each early bid package issued
prior to establishment of the GMP.
* Provide comparative cost estimates of various design options contemplated by
the Designer.
* Provide continuous value analysis and value engineering services, offering
alternative materials, methods, and solutions to ensure cost-effective design
without sacrificing quality.
* Identify and assist in developing bid alternates for consideration by the Owner
during the Design Development Phase.
* Identify and assist in developing potential alternates for late acceptance by the
Owner as CMR contingency funds become available.
c. Risk Management:
* Establish, maintain, and update a Project Risk Register at each design milestone
and prior to bidding each subcontractor package, identifying potential budget,
schedule, regulatory, and logistical risks.
* The Project Risk Register must assign a probability and cost/schedule impact
to each risk and detail proactive mitigation strategies for each.
* The CMR must collaborate with the Owner and Designer to align the Risk
Register with the Project's contingency funds, ensuring that known risks are
financially accounted for prior to the finalization of the GMP.
d. Constructability and Quality Assurance Review:
* Provide a comprehensive, detailed constructability review within 10 calendar
days of completion of the Design Development Phase and continuously
throughout the development of the Construction Documents. The CMR shall
deliver a written report to the Owner evaluating:
* site planning, phasing, staging, and logistics plans to ensure safe and
continuous vehicular and pedestrian traffic;
* detailed procedures for managing site access and perimeter security;
* construction activity impact, including a comprehensive risk analysis,
on adjacent neighborhood, buildings, shared spaces, and occupants;
* structural, building envelope, and mechanical, electrical, plumbing,
fire protection components and associated value engineering;
* interior finishes for durability, availability, cost-effectiveness, and
installation logistics and associated value engineering;
* Report shall also provide recommendations/propose solutions to any
noted concerns, deficiencies, conflicts observed within the construction
documents.
* Perform thorough quality assurance reviews to ensure the overall
completeness, clarity, and coordination of specifications, drawings,
sections, and design details across all engineering and design
disciplines. The review shall identify and resolve all conflicts, score
gaps, and omissions to minimum subsequent change orders.
* Prior to executing the Guaranteed Maximum Price (GMP) Amendment,
the CMR shall submit a written certification to the Owner confirming
that they have completed these constructability and coordination
reviews, and that the Construction Documents are complete,
coordinated, and sufficient for the execution of the Work without scope
gaps or omissions.
Page 6 of 19 - M2522-01 - Construction Manager at Risk - Request for Qualifications

e. Scheduling:
* Provide and maintain a procurement schedule for all materials and equipment,
specifically highlighting long-lead times exceeding ninety (90) days, or items
deemed schedule-critical by the Owner, Designer, or CMR.
* Provide a bid schedule depicting anticipated bid packages and their projected
issuance for release dates. This schedule must align with the Designer's
schedule and shall be adjusted and updated as the design phases progress.
* Develop and maintain a detailed construction schedules utilizing Critical Path
Method (CPM) scheduling techniques published by the Associated General
Contractors of America (AGC). The schedule shall be submitted in both PDF
and native software formats (e.g. Primavera P6 or MS Project) for Owner
review.
2.2 Bidding:
During the Bidding Phase the Firm must do the following:
* Develop and submit for Owner approval a comprehensive subcontractor
prequalification plan, outlining objective requirements and evaluation criteria
to ensure a competitive and capable bidding pool.
* Publicly advertise for bids or proposals for all trade package work in accordance
with Sections 8.690, 67.5050 and 8.250, RSMo.
* Only minor work not included in a trade package is not subject to public bid.
* The CMR will not be allowed to self-perform trade package work.
* All notices for advertising and all applicable documentation illustrating how the
awarded subcontractor or supplier will be determined must be reviewed by OA-
FMDC Contract Services Group and OA-FMDC Project Manager prior to
publication of the bid or award.
* Ensure all trade bid packages incorporate required State of Missouri public
works statutes, including but not limited to Prevailing Wage (Chapter 290,
RSMo), OSHA 10-Hour Training (Section 292.675, RSMo), and E-Verify
(Section 285.530, RSMo).
* The CMR shall review all trade package bids and proposals received and
provide the Owner and Designer with a complete bid tabulation. The CMR shall
consult with the Owner and Designer to select the subcontractors that provide
the best value to the State. If the recommended subcontractor is not the lowest
priced bidder, the CMR must provide a written justification for the selection.
* Submit a formal GMP Proposal to the Owner. The GMP Proposal must include:
A detailed Schedule of Values.
o
An itemized list of the specific drawings, specifications, and addenda
o
upon which the GMP is based (the "Basis Documents").
A detailed log of all specific contingencies, allowances, and general
o
conditions included in the GMP.
A list of all assumptions, clarifications, and exclusions.
o
* The GMP shall be established by the CMR only after the Owner, the Designer
and the CMR agree that the development of the Construction Documents have
progressed to an acceptable level but no later than 50% of the AFC being
awarded. The final GMP will be incorporated into the CMR contract by
amendment.
Page 7 of 19 - M2522-01 - Construction Manager at Risk - Request for Qualifications

* The CMR shall assume all responsibility for all costs of construction in excess
of the executed GMP. If the final cost of the work is less than the GMP, then
the savings, including all unspent contingencies and allowances, will be
refunded in full to the Owner.
* Provide performance and payment bonds on the Owner's standard form, in
compliance with Section 107.170, RSMo. A performance and payment bond
must be provided for the full amount of the cost of work for early bid packages
and subsequently for the value equal to the GMP once it is incorporated into the
CMR contract by amendment.
2.3 Construction Phase:
During the Construction Phase the Firm must do the following:
* Provide all services as described in the RFP, the contract, early release orders,
if applicable, and the amendment establishing the GMP.
* Provide a full-time, experienced project management and superintendent team
on-site to direct, sequence, and coordinate all subcontractor activities.
* Be solely responsible for the development, implementation, and enforcement
of a comprehensive site safety and security program in compliance with OSHA
and all applicable state and federal regulations.
* Monitor and maintain the CPM construction schedule. Provide the Owner and
Designer with monthly schedule updates. If the Project falls behind schedule,
the CMR shall develop and implement a recovery schedule at no additional cost
to the Owner.
* Maintain a detailed log of all expenditures, remaining allowances, and the CMR
Contingency. Submit monthly reports tracking actual costs against the GMP
Schedule of Values.
* Manage the Request for Information (RFI), Submittal, and Change Order
processes. The CMR shall evaluate all subcontractor requests for additional
time or money before presenting any formal Change Order requests to the
Owner and Designer.
* Implement a quality assurance and quality control program. A quality assurance
and quality control plan must be provided to the Owner for review and approval
within 20 business days of the CMR contract being executed.
* The CMR shall inspect subcontractor work daily, promptly reject non-
conforming work, and ensure all construction strictly adheres to the
Construction Documents.
* Review and approve all subcontractor payment applications. The CMR is
strictly responsible for collecting and submitting all required Missouri
Prevailing Wage certified payrolls, partial lien waivers, and supplier releases
with every monthly payment application submitted to the State.
2.4 Post-Construction Phase:
During the Post-Construction Phase the Firm must do the following:
* Provide all services related to warranty and guarantees during the entire
Guarantee Period.
Page 8 of 19 - M2522-01 - Construction Manager at Risk - Request for Qualifications

* Coordinate with the Designer and Owner to establish Substantial Completion.
The CMR shall manage, complete, and close out all punch list items within the
timeframe dictated by the Contract.
* Project Turnover & Deliverables: Collect, organize, and submit all required
closeout documentation prior to Final Payment. This includes, but is not limited
to, comprehensive As-Built (Record) Drawings, Operation and Maintenance
(O&M) manuals, final lien waivers, and fully executed subcontractor
warranties.
* Coordinate and oversee all required training sessions for OA-FMDC facility
management and maintenance staff regarding the operation of new building
systems and equipment.
* Conduct a final, open-book financial accounting and audit with the Owner to
reconcile the final cost of the work against the GMP. Any unspent
contingencies, allowances, or overall project savings shall be returned in full to
the Owner via a final deductive change order.
* Act as the Owner's single point of contact for all warranty and guarantee claims
during the entire Guarantee Period. The CMR shall ensure subcontractors
promptly correct any defective work.
Section 3.0 CMR Selection Process
The CMR will be selected using a two-step process:
3.1 Step 1 - Request for Qualifications (RFQ): The first step in the selection process shall consist
of the review, evaluation, and ranking of each firm's written SOQ. SOQs shall not include fees
or prices, and no cost information will be evaluated at this stage. The disclosure of any cost
or pricing information at this stage shall result in the immediate disqualification of the firm's
proposal.
This shall be a competitive process with points awarded for each category of the selection criteria,
as set forth below. The Owner will utilize an evaluation committee to evaluate the written
proposals submitted and establish a preliminary ranking of the firms. Five or fewer firms with the
highest preliminary ranking based on the firms' SOQs will be selected to interview in-person.
The Owner will utilize the same evaluation committee to conduct and evaluate the in-person
interviews. The interviews will be scored independently based on the interview criteria set forth
below. Following the interviews, each firms SOQ score (up to 100 points) and Interview Score (up
to 100 points) will be combined and averaged to establish its Step 1 score (up to 100 points). At
least two but no more than five firms with the highest-ranking Step 1 score will be invited to
participate in Step Two.
3.2 Step 2 - Request for Proposals (RFP): In the second step, the RFP documents will be issued
to the firms selected as most qualified based on evaluation of the SOQs and interviews. The
selected firms shall submit their cost proposal in a sealed envelope. The cost proposal shall include
the firm's Preconstruction Phase fee, Construction Phase percentage fee, lump sum cost for
fulfilling the general conditions, cost of insurance, and cost of performance and payment bonds,
as set forth in the RFP. Any bonus points awarded pursuant to Section 34.074 will be awarded in
Step 2.
Within 45 days after the date of opening of cost proposals, the Owner shall evaluate and rank each
cost proposal submitted.
Page 9 of 19 - M2522-01 - Construction Manager at Risk - Request for Qualifications

Scoring results for Step 1 and Step 2 will be made available after the Owner has executed a contract
with the successful Firm or all Proposals are rejected.
3.3 Evaluation and Scoring:
Available Points: The final evaluation and selection of the CMR will be based on a 200 total
cumulative point system, broken down as follows:
STEP 1 SCORE
* Scoring of SOQ and In-Person Interview - (100 points) - Up to 100 points will be awarded
by the evaluation committee based on the average of each Firm's SOQ written submission
score (Table 1) and In-Person Interview score (Table 2).
Table 1: Scoring Criteria for Written Submission Points
Available
Tab 1: Team Experience & Past Performance 20
Tab 2: Project Management/Preconstruction Services 25
Tab 3: Construction Management/Construction 25
Administration
Tab 4: Team Qualifications and Organization 15
Tab 5: Safety & Security Program 10
Tab 6: Bonding capability 5
TOTAL POINTS AVAILABLE 100
Table 2: Scoring Criteria for In-Person Interview Points
Available
Project Understanding & Site-Specific Approach 30
Key Personnel Competency & Team Dynamics 30
Value Engineering Strategy 20
Spontaneous Problem Solving & Q&A Responses 20
TOTAL POINTS AVAILABLE 100
STEP 2 SCORE
* Scoring of Cost (100 points) - Up to 100 points will be awarded based on the sum total of
the Preconstruction Phase fee, Construction Phase fee, the lump sum for fulfilling the
general conditions, and the cost of insurance and performance and payment bonds. For
evaluation purposes, the Construction Phase percentage fee will be multiplied by the AFC
to establish the overhead and profit component of the price. The lowest total price
submission will receive 100 points. Ascending price submission totals from other firms
will be awarded price points on a pro rata basis as follows:
Price Score = (Lowest Price Bid / Firm's Price Bid) x 100 points
* This project's specific goals are: MBE 0%, WBE 0%, SDVE 3%, or HDVE 3%.
NOTE: Only MBE/WBE firms certified by the State of Missouri Office of Equal
Opportunity, or SDVE(s)/HDVE(s) meeting the requirements of Section 34.069, RSMo,
Section 34.074, RSMo, and 1 CSR 30-5.010, as of the date of bid opening can be used to
satisfy the MBE/WBE/SDVE/HDVE participation goals for this project. This will be
required for all future subsequent bid packages.
Page 10 of 19 - M2522-01 - Construction Manager at Risk - Request for Qualifications