RFQ for Construction Management Services for Montauk Downs State Park, Clubhouse Renovation and Site Work

**THE FULL RFQ IS INCLUDED AS AN ATTACHEMENT **

Request for Qualifications

The New York State Office of Parks, Recreation and Historic Preservation (OPRHP) is soliciting proposals for Construction Management (CM) services to support the rehabilitation of the golf course Clubhouse and associated site work at Montauk Downs State Park.

Selection will be made according to OPRHP Qualification Based Selection Procedures.

This document summarizes the contracting opportunity, activities to be performed under the contract, submittal instructions, and required qualifications. The actual fee will be negotiated after the most qualified firm has been selected.

Project Highlights

Montauk Downs State Park is a flagship state park golf course, and its clubhouse, a distinctive mid-century modern structure in the shape of a pyramid, has served visitors since its construction in the late 1960s. This historic facility now requires comprehensive rehabilitation to preserve its character and extend its service life for future generations. The Montauk Downs Clubhouse Rehabilitation project involves the comprehensive renovation of the historic clubhouse facility and surrounding site to address structural deterioration, upgrade aging MEP systems, and bring the facility into full ADA compliance. The Clubhouse is a contributing resource within a historic district eligible for listing on the State and National Registers of Historic Places.

The clubhouse is approximately 16,000 square feet across two primary levels. The main level is ~9,800 SF and includes public spaces such as the lobby, locker rooms, kitchen/bar, and dining areas. The lower level is ~6,200 SF and includes storage, cart barn access, and support areas. The building features a concrete frame and slab-on-grade structure with low-slope roofs and expansive glazing. It was constructed in the mid-1960s and is considered a significant example of mid-century modern architecture. The proposed project includes extensive concrete and façade repairs, a new decking system, elevator installation, interior reconfiguration, and improving of finishes, locker rooms, and restrooms. The design incorporates flood resilience measures and envelope improvements while respecting the building’s architectural character. Site improvements include new ADA ramps, retaining walls, landscape restoration, drainage, and exterior restroom upgrades to support continued public use and operations at this flagship state park golf course.

• Estimated Construction Duration: 20 months
• Approximate Construction Cost: $12.5 million
• Potential Contract Type: Project Labor Agreement (PLA)
  • In the event the PLA is not approved, multiple prime contracts under Wicks Law may be utilized, and the Construction Manager must be prepared to coordinate across trades accordingly.

Construction is anticipated to commence in August 2026 after OSC approval, with substantial completion by January 2028 and final close-out by April 2028. These dates are approximate and subject to revision but note the schedule the Construction Manager will be responsible to ensure the contractors meet or accelerate where possible.

Project Objectives

This work includes, but is not limited to:

• Structural repairs and waterproofing of concrete waffle slab
• New parapets walls and waterproofing
• New decking system
• New trench drain system
• New ADA-compliant elevator and entry ramps.
• Window and door replacement
• Locker room, restroom, and finish upgrades
• MEP and fire protection system upgrades
• Custom millwork and interior fixtures

Site Work Scope

• Selective demolition and grading
• ADA accessibility upgrades
• Stormwater infrastructure upgrades
• New sidewalks, ramps and curbs
• Site restoration and plantings

Project Phases

The Montauk Downs Clubhouse Rehabilitation project is anticipated to proceed in three main phases following the conclusion of design and bidding phase. The Construction Manager will be expected to support all phases of final design review, bidding, and full construction administration through commissioning and project close-out. Final phasing logistics will be confirmed upon contractor mobilization and may be refined to optimize seasonal access, weather constraints, and resource availability.

Design & Procurement Schedule Estimate

• 100% CD Submission: October 2025
• Potential PLA Finalization: November 2025 – January 2026
• Bid Advertisement: April 2026
• Bid Opening: June 2026
• OSC Approval / Notice to Proceed: August 2026
• Substantial Completion: January 2028
• Final Completion Milestone: April 2028

Construction Phases

Phase 1 – Site Utilities and Enabling Work: Fall 2026

Scope: Mobilization, temporary facilities, erosion control, utility disconnects/connections, selective demolition, SWPPP compliance, and preparation for structural and site work.

Phase 2 – Core Building Rehabilitation: Winter 2026 – Fall 2027

Scope: Structural concrete and masonry, waterproofing, window/door replacement, new elevator shaft and install, MEP systems upgrade, interior framing and finishes, and fire protection systems improvements.

Phase 3 – Final Fit-Out and Site Restoration: Fall 2027 – Spring 2028

Scope: Final interior finish work, testing and commissioning, site restoration, sidewalks, curbs, and punch list correction.

Required Services

Anticipated CM Activities & Scope of Work summary including but not limited to the following.

• Pre-Construction Phase Services:
  • Review 100% Construction Documents for constructability, code compliance, and phasing logistics.
  • Reconcile updated construction estimate with Design Consultant prior to bid.
  • Potentially negotiate and execute a PLA.
• Bid Phase Support: Work with OPRHP and the design team to facilitate the bidding process in a support role by providing input on bid packaging and strategy.
• Construction Phase Services:
  • Operate contractor provided State Field office equipped as needed for meetings and remote conferencing.
  • Coordinate closely with Owner-retained concessionaire vendors for operation of various services, with particular attention to timely communication regarding changes that may affect access, scheduling, and/or the patron experience
  • Coordination of contractor mobilization and phasing
  • Daily field observation and reporting
  • Schedule and milestone tracking
  • Enforcement of safety and quality standards
  • Coordination with park operations to minimize disruption and, where applicable, engage concessionaire vendor to provide timely communication and awareness of planned changes and allow for feedback when operational impacts are anticipated.
  • Managing historic preservation compliance
  • Oversight of multiple trades and integrated scopes
  • Participation in commissioning and punch list walk-throughs
  • Maintain all project documentation on a cloud-based construction management platform (e.g., Procore or equivalent) accessible to OPRHP and contractors
  • Coordinate and verify contractor submission of warranties and operation and maintenance (O&M) manuals
  • Coordinate and review contractor submission of training materials
  • Assist in compiling all close-out deliverables into a complete turnover package for the Owner

Minimum Anticipated Staffing

• Full-Time On-Site Superintendent: Approximately 20 months
• Part-Time Project Manager: Approximately 36 months at ~50% commitment, to oversee planning, construction, and closeout.
• Administrative Support: Approximately 36 months at ~25% time to assist with documentation, meeting coordination, and project communications.

Potential PLA Implementation Support

• Review and become knowledgeable on finalized draft feasibility study completed by others.
• Negotiate terms of a potential PLA.
• Secure all required signatures of trade unions.
• Ensure all construction documents reflect finalized PLA language.
• Monitor and report on workforce participation, union relations, and training opportunities created through the PLA.

Should a Project Labor Agreement not be authorized, the project will proceed as a Wicks Law multi-prime contract. The selected Construction Manager must be prepared to coordinate multiple primes accordingly.

The Construction Manager should anticipate working in a coastal environment with potential weather delays and peak-season park activity. Proactive measures must be taken to mitigate schedule risks and ensure visitor safety around the work area. As the clubhouse is historically significant, all work must be carefully planned in coordination with OPRHP and State Historic Preservation Office (SHPO) guidelines to avoid damage to historic features

The Construction Manager should ensure all renovations adhere to current building codes and historic preservation standards, protecting the clubhouse’s architectural character. The project will comply with all applicable regulations. Any required permits or agency approvals will be coordinated by OPRHP, and the Construction Manager will assist in ensuring all permit conditions are met.

The Construction Manager should coordinate with the design team and SHPO to ensure all construction activities remain in compliance with approved plans and SHPO regulations. Provide documentation, manage SHPO-required site visits, and ensure contractor adherence to work protections for historic elements.

The Construction Manager should ensure that construction be carried out in a manner that minimizes disruption to ongoing park and golf course operations, maintaining public safety and access as much as possible during the work. The work must be phased to allow continuous operation of the golf course during construction. The facility must remain operational for other services such as pool and tennis operations, requiring proactive phasing, pedestrian access control, and noise/dust mitigation measures.

The Construction Manager shall serve as the sole point of contact between the contractors and all other stakeholders, including Parks staff, concessionaires, and operational personnel. They shall coordinate all day-to-day site operations that impact construction activities, pedestrian safety, and delivery logistics.