Request for Proposals (RFP) for San Miguel County
On-Call Affordable Housing Regarding the IIium
Housing Project
Request for proposal issued: Dec 10, 2025
Questions Deadline: Jan 9, 2026
Proposals Due: Jan 23, 2026
333 W. Colorado Avenue
P.O. Box 1170
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Telluride, CO 81435
1. Request for Proposal
The County is soliciting proposals from qualified construction manager/general contracting
(CM/GC) to provide preconstruction services and, at the County’s option, construction services
for the Illium Housing Project. The purpose is to leverage the firm’s estimating, scheduling, and
construction expertise to support project design, budget control, value engineering, and delivery.
The County has engaged KEO Studioworks to provide architectural design and construction
documents for five (5) units of on-call affordable housing at the Illium site. A 30% Design
Development Package has been completed, and KEO Studioworks will continue advancing the
design to 100% and through construction documentation in collaboration with the selected
CM/GC.
The selected CM/GM firm will work collaboratively with County staff and KEO Studioworks
throughout the design and preconstruction phases to review and validate project assumptions,
refine cost estimates, develop schedules, and provide constructability input. The County also
reserves the option to extend the CM/GM’s role into construction under a Construction
Manager-at-Risk (CMAR) agreement to ensure continuity and efficiency through project
completion.
2. Background
San Miguel County engaged with KEO Studioworks in May 2025 to provide architectural
services for design and preparation of construction documents for five on-call affordable housing
units at the IIium Housing Project Site. KEO Studioworks’ scope of work includes coordination
with civil, structural, and MEP engineers, as well as ensuring compliance with all Land Use
Regulations and the International Building Code (IBC). To date, the team has completed a 30%
Design Development package and will continue advancing the design through Construction
Documents, in coordination with the selected Construction Manager/General Contractor
(CM/GC).
The IIium Housing Project is planned as a 2,500-square-foot, two-story employee housing
building comprising five studio rental units dedicated to San Miguel County Sheriff’s staff. The
project will be located on approximately 0.891 acres at 686 County Road 63L, IIium Valley.
The County intends to utilize either sustainable modular construction or conventional wood
framing supported on shallow cast-in-place concrete foundations with spread footings. Site work
will include necessary retaining walls and grading to ensure slope stability, as well as
improvements to site access, driveways, and pedestrian pathways.
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San Miguel County is committed to developing a highly sustainable and energy-efficient
community and the design shall meet or exceed all minimum necessary IBC standards.
3. Scope of Work and Deliverables
The following outlines the tasks and outcomes to be provided by the CM/GC’s primary duties,
expected collaboration with the design team, and key milestones for successful project delivery.
SCOPE OF WORK AND DELIVERABLES
The anticipated preconstruction services scope of work is outlined below. The final scope will be
refined and agreed upon during fee negotiations between the County and the selected
Construction Manager/General Contractor (CM/GC). The CM/GC will serve an integral project
team member and actively participate in the continuing design process.
1. Project Coordination and Planning
a. Collaborate with County and KEO Studioworks throughout the design
development.
a. Develop and continue to refine a comprehensive project schedule, a completed
Design Development package and Construction Documents.
b. Identify project requirements with County and KEO Studioworks and prepare a
complete project budget, allocation both construction and soft costs.
c. Attend all project meetings and work sessions necessary to support coordination
and decision-making.
2. Preconstruction Services
a. Provide cost estimating, value engineering, cash flow projections, schedule
development and constructability analyses.
b. Support logistical planning, bid package development, and administration of trade
contract bidding.
c. Submit construction cost estimates at 100% design development phases, based on
detailed quality take-offs.
d. Conduct formal value engineering sessions, recommend design alternatives, and
perform life-cycle analysis for materials and systems aligned with County
sustainability and energy efficiency goals.
3. Bid and Procurement Strategy
a. Review drawings and specifications to identify cost, schedule, and
constructability impacts.
b. Recommend bid packaging strategies that align with the project approach and
market conditions.
c. Administer the competitive bidding of all subcontractor and supplier trades.
d. Share all subcontractor and supplier bids in full (open-book format) with the
County and KEO Studioworks.
4. Guaranteed Maximum Price (GMP) Proposal
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a. Prepare and submit a final GMP Proposal based on 50% Construction Documents
(CD’s) for optional County acceptance, reflecting total costs, project scope, and
quality intent.
b. Include a detailed, transparent cost breakdown using open-book pricing for all
components.
c. Document any proposed self-performed work with detailed, unit-priced and
quantified cost estimates.
d. Clearly define all construction costs; allowances will be permitted only with prior
County approval.
5. Construction Readiness and Coordination
a. Prepare detailed site logistics, CMP, Construction Management Plan, phasing,
safety, and quality control plans for County review.
b. Update the project schedule regularly and identify deviations or adjustments.
c. Assist the County and KEO Studioworks in coordinating with relevant
departments and regulatory agencies, including acquiring necessary building
permits in a timely manner.
6. Construction Phase (Optional)
If the County accepts the GMP, the CM/GC contract will be amended to incorporate
Construction Services. The CM/GC will then assume responsibility for field supervision,
subcontractor coordination, schedule adherence, quality control, safety compliance, and
general construction administration. In select cases, the CM/GC may perform certain
scopes with its own forces when competitively priced and approved by the County.
4. Proposed Schedule
The final Project Schedule is not certain at this time; however, it is County’s intent to select the
successful respondent by January 30, 2026, and to commence Pre-Construction Services
immediately upon execution of an agreement. It is anticipated that Construction Services will
commence approximately February 2-6 and all components of the Project will be completed by
February 2-6. There may be opportunities to improve on this schedule with team efforts during
preconstruction services. For the purpose of this proposal, assume construction will start
___________________ and finish _________________.with the contractor to provide a
construction timeline/schedule based on a projected completion on Construction Documents in
early May 2026.
5. Milestone Proposed Dates
● RFP Issued: Dec 10, 2025
● Site Visits: Voluntary but scheduling with staff in advance is encouraged
● Questions Deadline: Jan 9, 2026 by 4pm MST
● Questions Response Deadline: Jan 14, 2026 by 4pm MST
● Proposal Due: Jan 23, 2026 by 4pm MST
● Notification of Selection: Jan 30, 2026
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● Contract (Tentative): Feb 12, 2026
● Project Kickoff: Feb 19, 2026
● Project completion (Tentative)
All dates are subject to change at the discretion of the County.
6. Inquiries
Inquiries or questions on the contents and requirements of the RFP will be accepted in written
electronic form only. Inquiries can be emailed to the attention of: Drea Araiza to
dreaa@sanmiguelcountyco.gov using the subject line “Questions on Affordable Housing for
IIium Housing Project”. The deadline for inquiries is Friday, January 9, 2026, at 3:00 PM
Mountain Standard Time, after which no further inquiries will be addressed.
Substantive requests for information received may be responded to in writing by the County in
the form of an addendum to this RFP and sent to all recipients of the RFP.
7. Proposal Requirements
Proposals must include clear descriptions of the contractor’s capabilities to perform the
requirements of the RFP, including the following:
1. Transmittal Letter: A letter of the project approach, including project control (PreCon),
Value engineering (VE) process, management, and execution strategy. CM/GC insights to
optimize design, enhance constructionability, and identity cost – or schedule – saving
opportunities, including the most cost-effective approach to the site retaining wall. In
addition, please describe the company, including: name, number of years in business, and
primary contact. This letter must be signed by an officer who is authorized to bind the
Consultant and state that the proposal is binding for 90 days from the submission
deadline for proposals.
2. Staff Experience: Overview of each key staff member assigned to a typical project and
their qualifications, resumes, and defined responsibilities. Identify and
sub-consultants/sub-constractors proposed.
3. Sample Projects: Include up to three (3) sample projects, including tasks and
deliverables provided to the owner that are similar size or nature of what is being
proposed. Include a brief description of the project, owner contact information, and
project cost.
4. Exceptions: Please include a statement regarding exceptions. If no exceptions are
included, the County expects the Consultant will be able to sign the County’s contract
and provide the required insurance and indemnification.
5. Estimates:
● Preconstruction Fee: Provide a preconstruction services fee
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This is the opportunity summary page. It provides an overview of this opportunity and a preview of the attached documentation.
