Construction Management at Risk Services for Oak Park Municipal Campus Project

Request for Qualifications (RFQ)
for
Project 26-119
for
Construction Management at Risk Services
for
Oak Park Municipal Campus Project
RFQ Issued: Friday, July 24, 2026
Response Due: 4:00 PM on Thursday, August 13, 2026
The Village of Oak Park, Illinois (the Village) is issuing a Request for Qualifications (RFQ) to solicit qualifications for
Construction Management at Risk (CMAR) Services for the Police Department phase of the Oak Park Municipal Campus
Project (OPMC). The Village intends to award only one contract for this solicitation.
To have your qualifications considered, the documents must be submitted via email with a subject of:
Project 26-119
for
CMAR for OPMC
Questions must be received by the Village, no later than 4:00PM on Tuesday, August 4, 2026
via email to: eduffy@oak-park.us
Qualification emails must be received by the Village, no later than 4:00 PM on Thursday, August 13, 2026.
Qualifications received after the closing time and date will not be considered.
ONLY ELECTRONIC SUBMITTALS WILL BE ACCEPTED.
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Project Information
Notice to Firms
The Village of Oak Park, Illinois (the Village) is issuing a Request for Qualifications (RFQ) to solicit qualifications
for Construction Management at Risk (CMAR) Services for the Police Department phase of the Oak Park
Municipal Campus project (OPMC). The Village intends to award only one contract for this solicitation. These
services will be procured in accordance with the applicable sections of the Village's Purchasing Policy related to
Qualifications Based Selection (QBS).
The Village of Oak Park Police Department is currently housed on the Lower Level of Village Hall. The Village of
Oak Park is proposing to construct a new Police Department facility within close proximity to Village Hall.
General Information
The Village of Oak Park is located approximately eight miles west of downtown Chicago, in Cook County, Illinois.
The Village is a Home Rule municipality operating under the council-manager form of government and was
incorporated in 1902. The Village covers an area of 4.5 square miles with no territorial expansion. It is primarily a
residential community with twelve separate business districts. The Village offers a full range of municipal
services to its residents. Oak Park is a thriving community of about 55,000 people and is known for its
architectural heritage and diverse population.
Schedule
The Village of Oak Park anticipates the following schedule:
Advertisement Date: July 22, 2026
Request for Qualifications Available: July 24, 2026
Deadline for Questions: August 6, 2026
Submittal Due Date and Time: August 13, 2026 by 4:00pm
Presentations: August 20-21, 2026
Project Background
The Village of Oak Park intends to contract with a Construction Manager at Risk (CMAR) for the construction of
the Police Department phase of the Oak Park Municipal Campus Project (OPMC).
The Village has procured a full-service Architectural/Engineering (A/E) team to provide professional services
including design and construction administration, and will be presenting the schematic design package to the
Village Board on August 25, 2026, and anticipating commencement of the Design Development phase in Q4
2026. Construction commencement is anticipated for Q4 2027. The selected CMAR is expected to collaborate
with the Village and the A/E team to provide pre-construction services throughout the remaining design phases
and, upon completion of the design, provide the Village of Oak Park with a Guaranteed Maximum Price (GMP),
and subsequently deliver the project through construction completion.
The CMAR will be responsible throughout the remaining phases of design and, ultimately construction
completion, to ensure that the construction of the police department is properly coordinated, sequenced, and
phased, and that all work is aligned with Village of Oak Park stakeholders, user needs, occupant requirements,
and operational objectives.
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The Village of Oak Park intends to award the entire scope of the Police Department phase of the Oak Park
Municipal Campus Project to a single CMAR entity under one contract. The project combines approximately
35,300 gross square feet of interior renovation to an existing structure, 32,800 gross square feet of a new
addition, and 67,000 gross square feet of an attached parking structure.
Contract Term
The Village of Oak Park anticipates the initial term of the contract will be three (3) years for the base contract.
General Requirements
General
The following general information is provided and will be carefully followed by all Consultants to ensure the
qualifications are properly prepared.
1. All Submitters must furnish all information required by this RFQ.
2. The Consultant shall notify the Village via an email to eduffy@oak-park.us that they have received the
RFQ and intend to respond so that any addendums or communications can be sent electronically to the
contact person identified in the email.
3. The Village reserves the right to conduct discussions with qualified Submitters in any manner necessary
to serve the best interest of the Village and consistent with the Village's Purchasing Policy.
Proprietary Information
1. Except as provided herein or as otherwise set forth in the Village's Purchasing Policy, all proceedings,
records, contracts, and other public records relating to procurement transactions will be open to
inspection in accordance with the Illinois Freedom of Information Act (5 ILCS 140/).
2. Each Submitter has the right to identify data or other materials submitted in connection with this
procurement as trade secrets or proprietary information, which will not be subject to inspection
pursuant to the Illinois Freedom of Information Act, by stating such in respect to the relevant portions at
the time of submission of its proposal.
Questions and Communication
1. All contact between prospective Submitters and the Village with respect to this RFQ will in writing
through the issuing representative. Questions and comments regarding meaning or interpretation of
any aspect of this RFQ must be submitted in writing to the Village via email at eduffy@oak-park.us and
must be received before 4:00 PM on Tuesday, August 4, 2026. Only written questions will be accepted.
Questions and/or comments which are submitted after the deadline set forth within this RFQ will not be
answered.
2. The Village will respond to all questions and comments that are submitted hereunder and are deemed
to address a matter that is relevant and substantive in nature within a reasonable period of time, in the
form of a written Addendum that will be transmitted via email to all prospective Submitters that have
received the RFQ and posted on the Village's website. Oral communications between the Village and
Submitter regarding the interpretation or meaning of any aspect of this RFQ are not authorized and may
not be relied upon for any purpose.
Addenda to the RFQ
1. The Village reserves the right to amend this RFQ at any time prior to the deadline for submitting
qualifications. If it becomes necessary to revise any part of this RFQ, notice of the revision will be given
in the form of an Addendum that will be provided to all prospective Submitters who are on record with
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the Village as having received this RFQ and posted on the Village's website. If, in the opinion of the
Village, the deadline for the submission of proposals does not provide sufficient time for consideration
of any Addendum, then such deadline may be extended at the discretion of the Village.
2. It will be the responsibility of each Submitter to contact the procurement contact identified in the RFQ
prior to submission of a proposal hereunder in order to determine whether any addenda have been
issued in connection with this proposal. Notwithstanding any provisions to the contrary, the failure of
any Submitter to receive any Addenda will neither constitute grounds for withdrawal of its proposal nor
relieve such Submitter from any responsibility for incorporating the provisions of any Addenda in its
proposal. Upon issuance by the Village, Addenda will be deemed to have become a part of this RFQ to
the same extent as if set forth fully herein.
Arrearage, Debarment, and Suspension
By submitting qualifications in response to this RFQ, the Submitter will be deemed to represent that it is not in
arrears in the payment of any obligation due and owing the Village, the State of Illinois, or any public body in
Illinois. This representation will be deemed to include the payment of taxes and employee benefits. The
Submitter further agrees that, in the event it is awarded a contract hereunder, it will not become in arrears to
any such public body during the term of the contract. The Submitter agrees that no officer or employee thereof
has been debarred or suspended or otherwise excluded from or ineligible for participation in, any public
procurement activity of a nature similar to this RFQ. The Submitter will not knowingly engage any subcontractor
who has been debarred or suspended or who is otherwise excluded from or ineligible for participation in public
procurement activity and will include in each of its subcontractors and subcontractor agreements certifications
on the part of its subcontractors that satisfy the requirements of this provision.
MBE/WBE Participation Goals or Preconstruction and General Conditions
Consistent with Village Board goals, the Village Board has established a goal that MBE/WBE firms retained as
subcontractors receive a minimum of overall 20% MBE and 8% WBE or Construction and 22% MWBE for the
Professional Services for this procurement. In an effort to continue to promote and expand the participation of
certified MBE/WBE firms, the Submitter must make good faith efforts to utilize MBE/WBE certified firms as
subcontractors. In its response, Submitter must state the name(s) of the minority and women subcontractor(s),
and the level of participation proposed for each firm to be awarded a subcontract.
Failure by Submitter to provide the required documentation or otherwise demonstrate good faith efforts will be
taken into consideration by the Village in its evaluation of the Submitter's responsibility and responsiveness.
Submitting Qualifications
1. The deadline for submitting qualifications has been provided herein. Submittals will be opened in
accordance with the provisions of the Village's Purchasing Policy. There will be no public opening. The
list of prospective Submitters will be available for public inspection only after Contract award or upon
cancellation of the RFQ.
2. Except as set forth below, the required transmittal or cover letter must accompany the proposal. The
purpose of the transmittal or cover letter is to formally submit the qualifications to the Village and to
bind the Submitter to the terms, conditions and specifications contained in the RFQ. The transmittal or
cover letter must be signed by an individual who is authorized to bind the Submitter to all matters set
forth in the qualifications.
Late Qualifications
Qualifications or unsolicited amendments to qualifications arriving after the deadline will not be considered.
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Rejection of Qualifications
The Village reserves the right to: (a) reject any or all qualifications received; (b) cancel the RFQ at any time prior
to award; and/or (c) waive informalities in the event the Village determines such action is in its best interest.
Qualifications must meet or exceed the mandatory requirements of this RFQ. If a Submitter does not meet a
mandatory requirement, it will be rejected.
Presentations
The Village may elect to conduct interviews with submitters. Submitters selected for an interview will be notified
by end of business on August 18, 2026. The Village anticipates that any interviews will be conducted August 20-
21, 2026. Submitters will be allotted one hour to present their project approach, introduce potential team
members, and answer any questions from the Village of Oak Park Evaluation Committee.
Cost
The Village will not be liable in any way for any costs incurred by respondents in replying to this RFQ.
Submittal Organization and Format
Format
The submission in its entirety shall be comprise of one PDF file using 8.5"x11" pages, tabbed by section and be a
maximum of 35 single-sided pages. If a submitting firm is confident that their qualifications for the work can be
exhibited in fewer pages than the maximum they are encouraged to do so.
Submitters will follow the submission format outlined in this section. Failure to adhere to the prescribed format
may result in rejection of the submission. All submission elements shall be included and shall include at a
minimum the following:
Transmittal or Cover Letter
A transmittal letter or cover letter must be prepared on the Submitter's letterhead, must accompany the
proposal, and must be signed by a duly authorized representative of the Submitter. The transmittal or cover
letter must include an affirmative statement that binds the firm to the terms, conditions; and specifications
contained in the RFQ. At minimum, the letter must include all of the following information:
1. Submitter's full legal name
2. Type of entity and state of organization or incorporation
3. Submitter's principal address
4. Submitter's mailing address (if different)
5. Name and title of principal contact for the purposes of this RFQ
6. Telephone number and email address of principal contact
Table of Contents
The Table of Contents will identify, at a minimum, all sections below and page numbers. The Table of Contents
should help in navigating the Submittal by providing associated page numbers and direct links to various heading
available on those pages.
Background
This section will include a brief history of the firm and its organization, including name and contact information
of the principal or officer who will serve as the primary point of contact for the Consultant and who will have
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authority to negotiate on behalf of the Submitter. This section will also include a general description of the
Submitter's experience in providing the services described in this RFQ, including any special qualifications,
experience, awards, etc. At the election of the Submitter, the Background may be included in the Submitter's
transmittal or cover letter.
The Submitter will additionally provide a statement indicating the length of time the firm has been in business,
the number and location(s) of its office(s), the current number of full-time employees.
Project Approach
Describe your management approach for each of the components listed below. Examples of systems used
successfully on other projects are welcomed. The Village is most interested in proposed plans and delivery
methodologies that foster an environment of teamwork and partnering across all disciplines: design, building,
and activation.
1. Schedule and speed to market is paramount- describe how your proposed methods lead to increased
speed of execution. Describe how your proposed methodology will incorporate improved value/cost
management for the Village. Describe methodology, systems and software platforms. Describe methods
for reliable schedule management throughout the lift of construction leading to better predictability and
reliability in production.
2. Pre-Construction: Describe the nature of pre-construction services and the extent of services you would
provide if brought on at the early stages of design development. Describe how your approach allows you
to partner with designers to influence design and develop better options. Describe your approach to
constructability and design reviews for early determination of logistics and other impacts to schedule
and cost.
3. Communications Management, Document Management, and Reporting: Include any systems and
protocols used. Describe approaches that would increase speed of communication, reduce non-value-
added waste, and lead to improved speed and reliability in decision making. Provide information on
methods and systems your firm uses to organize and track project documentation such as submittals,
RFIs, issue logs, and assembly, review and turnover of close out documents. Describe how the Village
will interface with the Document Management System.
4. Cost Estimating/Value Engineering: Describe your approach to cost estimating, cost control, and early
ideas for value-based design that limit the act of late scope removal for cost reduction. Describe how
your participation will lead to the best answer early.
5. Quality Control and Safety: Describe your structure and methods for quality control and safety including
key performance indicators/metrics, providing concrete examples of successful achievement.
6. Close-Out/Warranty Approach: Describe your approach to project completion. Describe your
participation and approach to commissioning/start-up and your integration with the Village, document
turn-over, training, and integration in Village activities.
Project Personnel
This section will contain the names, background, and experience on similar types of projects of the key
personnel proposed for these services. An organizational chart showing duties, responsibilities, and the lines of
communication will be included in this section. Resumes that demonstrate experience on similar projects and
specify the individual's duties on those projects will be included as an appendix to the proposal. Include in this
section guarantees that, for so long as its members continue to be employed by the Submitter, the project team
will remain as proposed and will be assigned to this project for its duration. Following award of a contract
hereunder (if any), any substitution or other change in project team personnel must be approved in advance by
the Village.
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Construction Management Experience and Qualifications
Provide a maximum of five (5) examples of similar project types completed or in progress over the last seven (7)
years which you feel best represent your firm's abilities relative to the proposed Project scope. For each project,
list the project size and a brief description, type of CMAR delivery method, design phase involvement and all
other pertinent project facts. Also provide with each listed project the original construction budget and
final/actual cost and original completion date and actual completion date. Also include the client's name and
contact number associated with each of these projects as a reference. The Village will be particularly interested
in projects exhibiting the following:
1. Police Department projects renovating an existing building on a land-locked site requiring the
construction of physical hardening improvements. Describe major site challenges, adjusted traffic flows
and logistics to ensure safety and minimize operational activities.
2. Projects completed requiring full MEP/FP/IT coordination and infrastructure improvements and
additions.
3. Provide the Submitter's philosophy and experience utilizing Minority and Woman owned firms as part of
the CMAR team.
Specific Project Experience
List the projects in order of priority with the most relevant project listed first indicating: (1) project name,
location, year completed and description, (2) project period, size (gross SF) and final total cost in comparison to
guaranteed maximum price (GMP), (3) names of all affiliate firms that comprised the Submitter's project team,
(4) references and current contact information for the owner's representatives for each of the projects listed.
Demonstrate experience constructing at least one secure facility (law enforcement, corrections, etc.) and at
least one large-scale renovation. Demonstrate experience managing communication plans for project progress,
safety, and scheduling with Village end-users and authority having jurisdiction.
MBE/WBE Participation and Diversity for Preconstruction Services and General Condition
Describe your firm's philosophy and approach to the utilization of diverse firms and on-site construction
workers.
1. Does your firm have established M/WBE contract and workforce inclusion goals for every project? This
refers to your corporate and/or regional goals and applies to every project whether or not the project
owner has established goals.
2. The Submitter must document prior project experience, if any, with the submitted M/WBE firms, or the
firm's program for mentoring smaller M/WBE firms.
3. How does your firm monitor the utilization of diverse firms?
4. Does your firm offer staff diversity/cultural sensitivity training?
Financial Capacity and Insurance Coverage
Submitters should submit evidence of their financial capacity and insurance coverage to undertake a project of
this size, scale, and complexity from development, implementations, and operation.
Professional Services Agreement- Construction Manager at Risk
The Village will require the successful proposer to sign the Village's Professional Services Agreement between
the Village and Construction Manager as Constructor where the basis of payment is the Cost of the Work Plus
Fee with a Guaranteed Maximum Price. A copy will be provided for review during negotiations. Execution of the
Agreement is not required at the time the Submittal is submitted. The basis of submittal evaluating in
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procurement includes the experience of the key members of the proposed team and the quality of the work
plan.
RFQ Addenda Acknowledgement (if any)
Submitters should acknowledge any Addenda issued by the Village by signing and including them as part of their
Submittal. Any signed Addenda that are included will NOT count towards the maximum number of allotted
pages.
Evaluation Criteria
Responsiveness Review
The Public Works Department will initially review all submissions to determine they are responsive to all
requirements of the Submittal Organization and Format section of this RFQ. A submission which is incomplete
and/or missing key components necessary to fully evaluate the submission may be deemed non-responsive and
removed from consideration. The Public Works Department will forward all responsive submissions to the
Evaluation Committee for their consideration.
Evaluation and Negotiations
The Village requires a minimum three-person team to evaluate all submissions and all responsive submissions
will be evaluated in accordance with this section. The Evaluation Committee will consist of the Public Works
Director, Deputy Public Works Director, and a Deputy Village Manager. The Evaluation Committee may delegate
this responsibility or include other Village staff members as it sees fit.
In the event that the Village determines in writing and in its sole discretion that only one Submitter is fully
qualified, or that one Submitter is clearly more highly qualified and suitable than the others under
consideration, a contract may be negotiated and awarded to that Submitter. The Village reserves the right to
negotiate any aspect of the proposal or the Contract in any manner that best serves the needs of the Village and
is within the scope of this RFQ. The Village is under no obligation to award, but may do so based upon an
analysis of submitted qualifications, presentations, and subsequent negotiations.
The Evaluation Committee will select for presentations, and subsequent negotiations, any Submitter whose
submission has been determined to be advantageous to the Village, in accordance with its outlined goals and
the following Evaluation Criteria:
EVALUATION CRITERIA SCORE
Experience, Capability, and Capacity of the Submitter Team
The Submitter Firm and its members must demonstrate that they have the capability and
capacity necessary to perform and manage the services requested in this RFQ. The 30%
Submitter must provide examples of their team's successes working together on projects
of similar type (both in scope and magnitude).
Quality of the Proposed Project Approach and Understanding of the Village's Goals
The Submitter's overall approach, strategy, and methodology, including implementation
schedule, communication plan, support in the post implementation phase and 25%
understanding of the project are clear and comprehensive, and they also show how well
the Submitter understands the requirements discussed in the RFQ.
Experience, Qualifications, and Availability of Key Personnel
The experience, qualifications, and availability of the key personnel that the Submitter
will assign to the project. Experience shall be demonstrated by key member's 25%
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accomplishments in the roles they have held within the last 10 years, relevant
qualifications and specialized experience to the role and responsibilities assigned for this
project. The key personnel shall also their time commitment devoted to the project.
M/WBE Utilization Plan
Quality of the proposed MBE/WBE participation, the Utilization Plan during pre- 15%
construction professional services and construction, and the Submitter's understanding of
the Village's goals for participation by minority- and women-owned businesses.
Responsiveness
Respondent is compliant with all the submission requirements of the RFQ. 5%
Selection
The Evaluation Committee will conclude its evaluation by each Evaluation Committee member scoring the
submissions, and the submission with the highest aggregate score will be recommended for negotiation. Upon
approval of the selected Submitter and successful negotiations, a contract will be prepared by the Village staff
and presented to the Village Board for final approval.
Detailed Scope of Services
Professional Construction Management at Risk Services
The Village of Oak Park intends to contract with a Construction Manager at Risk (CMAR) for the construction of
the Police Department phase of the Oak Park Municipal Campus Project (OPMC).
The Village has procured a full-service Architectural/Engineering (A/E) team to provide professional services
including design and construction administration, and will be presenting the schematic design package to the
Village Board on August 25, 2026. The selected CMAR is expected to collaborate with the Village and the A/E
team to provide pre-construction services throughout the remaining design phases and, upon completion of the
design, provide the Village of Oak Park with a Guaranteed Maximum Price (GMP), and subsequently deliver the
project through construction completion.
The CMAR will be responsible throughout the remaining phases of design and ultimately construction
completion to ensure that the construction of the police department is properly coordinated, sequenced, and
phased, and that all work is aligned with Village of Oak Park stakeholders, user needs, occupant requirements,
and operational objectives.
The Village of Oak Park intends to award the entire scope of the Police Department phase of the Oak Park
Municipal Campus Project to a single CMAR entity under one contract. The project combines approximately
35,300 gross square feet of interior renovation to an existing structure, 32,800 gross square feet of a new
addition, and 67,000 gross square feet of an attached parking structure.
The CMAR will provide comprehensive construction management services for renovation of an existing building
and directly adjacent, new construction on a vacant lot. It is the Village's intent that the CMAR works with the
Design Firms during the remainder of the design phase to provide constructability reviews, phased delivery
approach support, value engineering reviews and validation of the schedule. The Village will require an early
Guaranteed Maximum Price (GMP) at 95% completion of Contract Documents. It is the Village's expectation that
the CMAR will be able to deliver services, information, and benchmarking costs, which allow the Village to make
timely decision in the Project Delivery schedule.
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The work performed by the contractor selected for the project shall meet the following standards,
requirements, and expectations:
1. Interface with the Village and the Designer during the Preconstruction Phase of the project. The CMAR
Contractor will be part of the team that reviews the plans for constructability and provides input on the
sequence of construction.
2. Identify potential risks that can influence cost and schedule.
3. Development of a clear, concise scope and validate the Village's budget through compilation of a Cost
Model (continually updated throughout the Preconstruction Phase until a GMP agreement is reached).
4. Provide a value engineering solution to optimize project schedule and reduce costs with little impact to
quality.
5. Reconcile project quantities and develop a GMP for construction.
6. Support compliance with the Village's Climate Action Plan, addressing the Village's sustainability goals in
scope and budget validation and in value engineering solutions.
7. Other Responsibilities Include:
a. Conducting a site investigation
b. Preparing a Construction Management Plan (CMP)
c. Preparing a Critical Path Method (CPM) project schedule for design and construction
d. Procuring long-lead time items
e. Permitting, subcontractor preparation and packaging
f. Verifying design quantities
Permits
All applicable permits for the execution of the work will be the responsibility of the CMAR. The CMAR will submit
for all required permits and coordinate with the Village and the A/E to respond to inquiries during this process.
Preconstruction Phase
The CMAR shall work cooperatively with the Village and A/E for the Project and provide the following services
prior to commencement of construction: cost estimating, value engineering analysis, systems evaluations, bid
market analysis, bid packaging recommendations, construction phasing plans, scheduling, long lead-time
procurements, supply contract formulation, subcontract formulation, jobsite planning, permitting coordination,
management information system set-up and reporting, project accounting, schedule control, cost control,
document control, safety planning, quality control plan, MBE/WBE Utilization Plan, Local Participation Utilization
Planning and Outreach subcontract procurement, and GMP development. Some of these activities will continue
during the Construction Phase.
Based upon the 95% complete Design Development Documents, the CMAR shall prepare and submit to the
Village a written Guaranteed Maximum Price proposal (GMP proposal) for all Project Work. CMAR shall deliver
its GMP proposal for the Work within forty-five (45) calendar days of Architect's issuance of the 95% complete
Design Development Documents for the Project as a whole. Upon the Village's acceptance of the GMP, and
subject to Village Board approval, the Village and CMAR shall execute a Work Authorization for Construction.
As the Village desires the commencement of the Work as soon as possible, which may include commencement
prior to the GMP for the entire Work, the CMAR shall provide GMP proposals for necessary Early Work Packages
and Work Authorizations that will be executed for the same. All Early Work Packages will subsequently be
incorporated into the GMP for the entire Work.
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