Project Information

Bid Title

Request for Proposals for San Miguel County On-Call Affordable Housing - Ilium Housing Project

Issuing Agency

San Miguel County

Location

Colorado

Published Date

Dec 10, 2025

Closing Date

Jan 23, 2026

Government Level

State & Local

Status

Closed

Original Source

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Bid Documents

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Project Description

Bid Title:	Request for Proposals for San Miguel County On-Call Affordable Housing - Ilium Housing Project
Category:	Maintenance & Construction
Status:	Open
Bid Recipient:	Drea Ariaiza; dreaa@sanmiguelcountyco.gov

Description: Request for Proposals for San Miguel County On-Call Affordable Housing - Ilium Housing Project Request for proposal issued: December 10th, 2025 Questions Deadline: January 9th, 2026 Proposals Due: January 23rd, 2026 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. 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. 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. 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. 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. Project Coordination and Planning Collaborate with County and KEO Studioworks throughout the design development. Develop and continue to refine a comprehensive project schedule, a completed Design Development package and Construction Documents. Identify project requirements with County and KEO Studioworks and prepare a complete project budget, allocation both construction and soft costs. Attend all project meetings and work sessions necessary to support coordination and decision-making. Preconstruction Services Provide cost estimating, value engineering, cash flow projections, schedule development and constructability analyses. Support logistical planning, bid package development, and administration of trade contract bidding. Submit construction cost estimates at 100% design development phases, based on detailed quality take-offs. 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. Bid and Procurement Strategy Review drawings and specifications to identify cost, schedule, and constructability impacts. Recommend bid packaging strategies that align with the project approach and market conditions. Administer the competitive bidding of all subcontractor and supplier trades. Share all subcontractor and supplier bids in full (open-book format) with the County and KEO Studioworks. Guaranteed Maximum Price (GMP) Proposal 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. Include a detailed, transparent cost breakdown using open-book pricing for all components. Document any proposed self-performed work with detailed, unit-priced and quantified cost estimates. Clearly define all construction costs; allowances will be permitted only with prior County approval. Construction Readiness and Coordination Prepare detailed site logistics, CMP, Construction Management Plan, phasing, safety, and quality control plans for County review. Update the project schedule regularly and identify deviations or adjustments. Assist the County and KEO Studioworks in coordinating with relevant departments and regulatory agencies, including acquiring necessary building permits in a timely manner. 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. 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. Milestone Proposed Dates RFP Issued: Dec 10, 2025 Site Visits: Voluntary but scheduling with staff in advance is encouraged Questions Deadline: by 4pm MST Jan 9, 2026 Questions Response Deadline: by 4pm MST Jan 14, 2026 Proposal Due: by 4pm MST Jan 23, 2026 Notification of Selection: Jan 30, 2026 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 For security reasons, you must enable JavaScript to view this E-mail address. 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. Publication Date/Time: 12/10/2025 12:00 AM Closing Date/Time: 1/23/2026 5:00 PM Related Documents: 1-IIium RFP(PDF)(A) 2-Exhibit A - Sample Construction Agreement (A)(PDF) 3-Exhibit B - 30 percent Design Development Set(PDF) 4-Exhibit C - Preliminary Project Schedule dated 11.29.25(PDF)

Attachment Preview

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

3 | Page

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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Commodity Codes

• NAICS 236115New Single-Family Housing Construction (except For-Sale Builders)

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