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.

Background

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.

Project Details

• Department: Construction/Facility Planning
• Department Head: Doug Pryor (Facilities Planner)

Important Dates

• Questions Due: 2026-04-14T21:00:46.057Z
• Answers Posted By: 2026-04-16T21:00:54.724Z

Addenda

• Addendum #1 (released 2026-03-13T14:28:39.965Z) —

  Please use the See What Changed link to view all the changes made by this addendum.

Evaluation Criteria

• Ability of Firm to Meet Project Goals & Objectives (25 pts) —

  Consider past performance, willingness to meet time & budget requirements, geographic proximity to project site(s); current & projected workloads of Respondent.

  0-6 = Inadequate (but Responsive)

  Insufficient demonstrated ability

  7-14 = Adequate

  Limited similar CMAR or school experience

  15-20 = Good

  Good experience with minor concerns

  21-25 = Excellent

  Extensive CMAR experience; strong school portfolio; proven on-time/on-budget history; clear available capacity

• Project Understanding & Approach (20 pts) —

  Evaluate the experience, qualifications, and education of individual employees or subcontractors of the primary respondent under this category. Respondents who have retained personnel with an educational background, past experience, credentials, and other qualifications that are most suited for the specific type of services to be provided on the identified project should be given the highest score in this category.

  0-5 = Unacceptable

  Does not demonstrate sufficient project understanding

  6-10 = Adequate

  Basic understanding; limited detail

  11-15 = Good

  Adequate understanding; general but not fully project-specific

  16-20 = Excellent

  Thorough, project-specific understanding; detailed GMP and risk approach

• Firm Experience with Similar Projects (20 pts) —

  Experience with the renovation of historical buildings, public education facilities, similar size, and successfully completed within last 10 years.

  0-5 = Unacceptable

  No relevant comparable experience

  6-10 = Adequate

  Few comparable projects

  11-15 = Good

  Some similar projects; limited historic experience

  16-20 = Excellent

  Multiple comparable historic/public school projects

• Quality & Cost Controls (15 pts) —

  Evaluate documentation demonstrating Respondent's ability to ensure adherence to standards of quality and budgetary constraints. Documentation may include reference letters, statements identifying techniques employed by Respondent, and successful completion of past projects of similar type, scope, and complexity. Respondent(s) demonstrating the greatest ability to control costs and maintain quality standards should be given the highest score(s) in this category.

  0-4 = Unacceptable

  Weak or insufficient cost and quality control documentation

  5-8 = Adequate

  Adequate controls; limited detail or supporting examples

  9-12 = Good

  Good cost and quality controls; minor gaps in documentation

  13-15 = Excellent

  Excellent cost control systems; strong GMP process; proven quality and budget management

• Personnel Experience and Qualifications (15 pts) —

  Evaluate the experience, qualifications, and education of individual employees or subcontractors of the primary respondent under this category. Respondents who have retained personnel with the most suitable educational background, past experience, credentials, and other qualifications should be given the highest score in this category.

  0-4 = Unacceptable (but Responsive)

  Insufficient staffing qualifications

  5-8 = Adequate

  Limited comparable experience

  9-12 = Good

  Qualified team with moderate relevant experience

  13-15 = Excellent

  Highly experienced team with directly comparable project roles

• Local Preference (5 pts) —

  Local Vendors Receive 5 Points. Non-Local Vendors Receive 0 Points

Submission Requirements

• Proposal (required) —

  Upload Proposal here

• W-9 (required) —

  Please Upload Respondent's W-9 Form

• Reference Form (required) —

  Provide download and complete the attached form. Respondents must provide three (3) references from agencies you have provided similar goods or services to in the past five (5) years. 

• Upload Certifications / Licenses / Qualifications (required) —

  Please upload a clear and legible copy of all licenses, certifications, and qualifications noted in the specifications as required or preferred for award eligibility 

• Certificate of Insurance (required) —

  Please upload a certificate of insurance evidencing all coverages and minimum policy limits required by this Solicitation. Offers not including proof of required insurance may be deemed non-responsive and may not be considered for award. 

• Business / Personal Relationship Disclosure (required) —

  Respondent is required to disclose any personal or business relationship with an employee of the Monroe County School District, or any member of the School Board of Monroe County, Florida. Please download, complete and upload the attached form. 

• Financial Statement —

  Please upload a copy of the firm's latest financial statement. These financial statements will be maintained as confidential and exempt from public records disclosure. 

• Bonding
• Proof of Bonding Capacity (required) —

  Monroe County School District estimates this project to be valued at more than $200,000. For construction projects valued at more than $100,000, a payment & performance bond may be required. Respondents whose proposals include pricing in excess of $100,000 must include a proof of bonding capacity in their response

• Acknowledgements
• Debarment Certification (required) —

  Respondent certifies that, neither the firm nor any person associated therewith in the capacity of owner, partner, director, officer, principal, investigator, project director, manager, auditor, and/or position involving the administration of federal funds:

  (a) Is presently debarred, suspended, proposed for debarment, declared ineligible, or voluntarily excluded from covered transactions, as defined in 2 CFR Chapter 180, by any federal department or agency;

  (b) Has within a three-year period preceding this certification been convicted of or had a civil judgment rendered against it for: commission of fraud or a criminal offense in connection with obtaining, attempting to obtain, or performing a federal, state, or local government transaction or public contract; violation of federal or state antitrust statutes; or commission of embezzlement, theft, forgery, bribery, falsification or destruction of records, making false statements, or receiving stolen property;

  (c) Is presently indicted for or otherwise criminally or civilly charged by a federal, state, or local Governmental entity with commission of any of the offenses enumerated in paragraph (b) of this certification; and

  (d) Has within a three-year period preceding this certification had one or more federal, state, or local government public transactions terminated for cause or default.

  Respondent further certifies that it shall not knowingly enter into any transaction with any subcontractor, material supplier, or vendor who is debarred, suspended, declared ineligible, or voluntarily excluded from participation in this project by any federal agency.

• Non-Collusion (required) —

  Respondent certifies the following:

  
  • The terms of Respondent’s offer, including pricing, have been arrived at independently without collusion, consultation, communication or agreement for the purpose of restricting competition as to any matter related to such terms, with any other Respondent or competitor; and

  
  • Unless otherwise required by law, the prices which have been quoted in this proposal have not been knowingly disclosed to other Respondents or competitors, and will not knowingly be disclosed by the Respondent prior to public opening of the bid or proposal, directly or indirectly, to any other Respondent or competitor; and

  
  • No attempt has been made or will be made by the Respondent to induce any other person, partnership or corporation to submit, or not to submit, a bid or proposal for the purpose of restricting competition; and

  
  • The statements contained in Respondent’s offer are true and correct, and made with full knowledge that School Board will rely upon the truth of the statements contained in this affidavit in awarding contracts for said project.

• Drug Free Workplace (required) —

  If awarded a contract by the School Board of Monroe County, Florida (“School Board”), in accordance with Florida Statute 287.087, Respondent agrees to the enforce a drug-free workplace, including at a minimum:

  1. Publish a statement notifying employees that the unlawful manufacture, distribution, dispensing, possession, or use of a controlled substance is prohibited in the workplace and specifying the actions that will be taken against employees for violations of such prohibition.

  2. Inform employees about the dangers of drug abuse in the workplace, the business’s policy of maintaining a drug-free workplace, any available drug counseling, rehabilitation, and employee assistance programs, and the penalties that may be imposed upon employees for drug abuse violations.

  3. Give each employee engaged in providing the commodities or contractual services that are under bid a copy of the statement specified in section (1).

  4. In the statement specified in section (1), notify the employees that, as a condition of working on the commodities or contractual services that are under proposal, the employee will abide by the terms of the statement and will notify the employer of any conviction of, or plea of guilty or nolo contendere to, any violation of Chapter 893 (Florida Statutes) or of any controlled substance law of the United States or any state, for a violation occurring in the workplace no later than five (5) days after such conviction

  5. Impose a sanction on, or require the satisfactory participation in a drug abuse assistance or rehabilitation program if such is available in the employee’s community, or any employee who is so convicted.

  6. Make a good faith effort to continue to maintain a drug-free workplace through implementation of this section.

• Public Entity Crime Statement (required) —

  Respondent acknowledges the following: 

  A person or affiliate who has been placed on the convicted vendor list following a conviction for public entity crime may not submit a proposal on a contract to provide any goods or services to a public entity, may not submit a proposal on a contract with a public entity for the construction or repair of a public building or public work, may not submit proposals on leases of real property to public entity, may not be awarded or perform work as a contractor, supplier, subcontractor, or consultant under a contract with any public entity, and may not transact business with any public entity in excess of the threshold amount provided in Section 287.017, for CATEGORY TWO for a period of 36 months from the date of being placed on the convicted vendor list.

• Contractor Rules (required) —

  The following is a list of rules that contractors/vendors and their personnel must adhere to while working on Monroe County School projects. Failure of the contractor/vendor to abide by the rules will result in the violators being removed from the job site. All costs resulting from this will be the responsibility of the contractor/vendor. Please sign these rules and indicate the contractor/vendor’s agreement to follow them.

  • Casual communications by contract/vendor personnel with students, staff, or faculty is prohibited.

  • Convicted felons and employees with a past history of child abuse or molestation shall not be used on Monroe County School projects.

  • The schools are “Drug Free Zones,” use or possession of illegal substances and alcohol in any form are prohibited.

  • The schools are “Tobacco Free,” no tobacco use is permitted on the school campus, in parking lots, or inside school restrooms.

  • Vulgar language or gestures discernible to students or school staff is prohibited.

  • Fighting or physically abusive actions of a similar nature are prohibited.

  • Appropriate and modest attire is required while working on school campus. Revealing clothing will not be permitted.

  • Clean up of work area is required on a daily basis. Hazardous materials shall not be put in school trash receptacles.

  • Work that may be disruptive to the school shall be scheduled with the school administration or done after normal school hours.

  • Pets are not allowed on campus.

• Identical Tie Proposals (required) —

  Preference shall be given to businesses with drug-free workplace programs. Whenever two or more of a proposal, which are equal with respect to price, quality, and service, are received by the State or by any political subdivision for the procurement of commodities or contractual services, an proposal received from a business that certifies that it has implemented a drug-free workplace program shall be given preference in the award process. Established procedures for processing tie proposals will be followed if none of the tie vendors have a drug-free workplace program. See Drug Free Workplace Form for qualifications.

• General Terms & Conditions (required) —

  Respondent acknowledges and agrees to the General Terms & Conditions attached to this Solicitation. 

• Offer Certification
• Offer Certification (required) —

  Please download, sign and notarize the attached Certification. Offers made without a completed Certification Form will not be considered for award

• Will this Project Require Competitive Selection? (required) —

  Competitive Selection is required for any construction project valued $325,000 or more; or for study activity (surveys; testing; etc.) valued $35,000 or more. Competitive Selection must also be included in all Continuing Contracts for award of individual projects meeting the above criteria 

• Is This RFQ for a Continuing Contract? (required) —

  A Continuing Contract is awarded to a Respondent who may be called upon to provide professional services on more than one project over a defined term. A Continuing Contract is awarded based solely on qualifications of Respondent, but Competitive Selection is required for award of projects valued at $325K or more (or $35K for study activities) 

• Is Insurance Required For This Project? (required)
• What Kind of Insurance Is Required for This Project? (required) —

  Check All That Apply 

• Is This a Construction Project? (required) —

  A Payment & Performance Bond May Be Required for All Construction Projects Valued at $100,000 or More 

• Is This Project Valued at More Than $200K? (required)
• Does This Project Have a Required Completion Date? (required)
• Project Completion Date (required) —

  MM/DD/YYYY

• Will Liquidated Damages Be Assessed? (required)
• How Frequently Will Liquidated Damages Be Assessed? (required)
• Rate of Liquidated Damages (required) —

  Enter as dollar figure to be assessed as liquidated damages at the selected rate ($XXX.XX)

• Are Specific Licenses, Certifications or Qualifications Required or Preferred for this Project? (required)
• Is a financial statement required to be submitted for this project? (required)

Questions & Answers