Memorandum

City of Lawrence

TO:	Mayor and City Commission
FROM:	City Manager David L. Corliss
C:	Steve Clark, Gould Evans;  Mike Wildgen, Interim Library Director
Date:	November 29, 2011
RE:	Request for Qualifications – Construction Management Services for Library Project

With the recent City Commission approval of the schematic design for the Library expansion/renovation project, the project is now moving into additional design work with anticipated construction in the summer of 2012.   The project architects with Gould Evans Architects and the Library Design Committee have discussed the next phase of design work and planned construction, specifically focused on the possible value of selecting a construction management firm to provide construction management services for the project.

Under the traditional design-bid-build delivery system, the architects will finalize the design of the project into final plans and specifications for the project, the City will bid the project, and the City and architects will analyze the bids, and recommend acceptance of the lowest responsible bidder to serve as general contractor of the entire project.  Under the construction management delivery system, the City Commission selects a construction management (CM) firm with a negotiated fee for construction management services. The CM firm then coordinates all aspects of the project, including the solicitation of sub-contractors, which typically is 80% to 90% of the total construction costs.  This means that a small part of the construction cost is negotiated with the CM firm, and the remaining portions are competitively bid, approximately 90% of the total cost.

The CM delivery system for the library project is viewed favorably for a number of reasons:

• Involvement of the CM firm in finalization of the plans and specifications assists in delivering the project within budget as pre-construction cost estimating from  construction management firm improves estimates and necessary budget adjustments on the project can be more easily accomplished with a CM firm
•  CM firm review of the costs and benefits of possible relocation of the library during construction will assist in making this decision
• Construction phasing and staging plans for this project will be assisted by a CM firm, including which parts of the project should be accomplished prior to other portions
• A shortened construction period may be achieved with a CM firm resulting in project cost savings

A construction management firm selection will not alter the total project budget nor reduce the planned scope of improvements or renovations.  The cost of the CM firm contract will be paid out of the project budget. 

The process for selecting a CM firm begins with the distribution of a request for qualifications.  The City Commission will consider approval of the recommended firm and the contract, including compensation, that would be negotiated with the firm.

Recommended Action:     Direct staff to distribute a Request for Qualifications for Construction Management firm services for the library project, if appropriate.