Project Information

Bid Title

RFP: Construction Manager/General Contractor (CM/GC) Services Reynolds High School Cooling Tower/Chiller Project

Issuing Agency

Reynolds School District #7

Location

Oregon

Published Date

Oct 30, 2025

Closing Date

Nov 25, 2025

Government Level

State & Local

Status

Closed

Original Source

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Project Description

RFP: Construction Manager/General Contractor (CM/GC) Services Reynolds High School Cooling Tower/Chiller Project

Bid/RFP Status:

Open - accepting bids and proposals

Reynolds High School has a failing cooling tower that serves a large portion of the building cooling. The tower itself is currently operating below 50% efficiency, putting a strain on the chiller unit that works in tandem with the tower and can only achieve half of its intended temperature The project will focus on the replacement of the Cooling Tower and any associated mechanical units, CWS/CWR piping, pumps, direct digital controls upgrades, chemical treatment systems and associated roof work.

A MANDATORY pre-proposal meeting will be held to answer questions from prospective proposers on November 10th, 2024 at 10:00 A.M. prevailing local time at the Reynolds High School, 1698 SW Cherry Park Road, Troutdale, Oregon 97060.

The meeting will allow proposers the opportunity to gain information about the construction site and a better understanding of the work, and the unique aspects of the project.

Full RFP: CM/GC Services | RHS Cooling Tower / Chiller Project

Supporting Documents

RFP: CMGC Services | RHS Cooling Tower/Chiller Project (2 MB)

Attachment Preview

Reynolds SD

2025 High School Cooling Tower/Chiller Project

REQUEST FOR PROPOSALS

Construction Manager/General Contractor (CM/GC) Services

Reynolds High School Cooling Tower/Chiller Project

October 30, 2025

A MANDATORY pre-proposal meeting will be held to answer questions from prospective

proposers on November 10th, 2024 at 10:00 A.M. prevailing local time at the Reynolds High

School, 1698 SW Cherry Park Road, Troutdale, Oregon 97060.

The meeting will allow proposers the opportunity to gain information about the construction site

and a better understanding of the work, and the unique aspects of the project.

1

TABLE OF CONTENTS

1. SCOPE OF WORK

1.1 General: Overview and Project Background

1.2 Project Description

1.3 Project Organization

1.4 Construction Budget

1.5 Project Schedule

1.6 Mandatory Pre-Proposal briefing and tour

2. PROPOSAL PROCESS

2.1 General

2.2 Pre-Proposal Interpretation of Contract Documents

2.3 Public Disclosure of Proposals

2.4 Submission of Proposals

2.5 Schedule

2.6 Objections or Protests

2.7 General Services Overview: CM/GC

3. PROPOSAL

3.1 Preparation

3.2 Format

4. PROPOSAL FORM

5. EVALUATION OF PROPOSALS

Page

3–5

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5–6

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6–7

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7–8

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8–9

9 – 10

10 – 16

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16 – 23

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25 – 26

APPENDIX A

APPENDIX B

APPENDIX C

APPENDIX D

APPENDIX E

APPENDIX F

FORM CM/GC CONTRACT

GENERAL CONDITIONS FOR PUBLIC IMPROVEMENT CONTRACTS

MASTER SCHEDULE

PROJECT DESCRIPTION & INFORMATION – BRIC ARCHITECTURE 50%

SCHEMATIC SCOPE DOCUMENTS (to be issued in Addendum #1)

REYNOLDS SCHOOL BOARD MINUTES AND FINDINGS OF FACTS

(to be issued in Addendum #1)

COST FOR GENERAL CONDITIONS WORK

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1. SCOPE OF WORK

Based upon the adoption of new contracting rules for CM/GC 2023 version: 279C.337

procurement of constructions manager/general contractor services. (1) A contracting agency

that intends to procure construction manager/general contractor services shall procure the

construction manager/general contractor services in accordance with model rules the Attorney

General adopts under ORS 279A.065 (3). and (h) The contracting agency will conduct the

procurement in accordance with model rules the Attorney General adopts under ORS 279A.065

(3).

1.1 General: Overview & Project Background

Reynolds School District (“District”) invites written sealed Proposals for Construction

Manager/General Contractor, (CM/GC), services for the 2025 Reynolds High School Cooling

Tower/Chiller Project (“RHS Cooling” or “Project”).

Background

Reynolds High School has a failing cooling tower that serves a large portion of the building

cooling. The tower itself is currently operating below 50% efficiency, putting a strain on the chiller

unit that works in tandem with the tower and can only achieve half of its intended temperature The

project will focus on the replacement of the Cooling Tower and any associated mechanical units,

CWS/CWR piping, pumps, direct digital controls upgrades, chemical treatment systems and

associated roof work.

The District reserves the right to determine what is in the best interest of the District and the completion of

the RHS Cooling Project when choosing the CM/GC. However, it will be incumbent on the proposer, to

demonstrate that they can meet the deliverables scheduled for this Project. Proposals must address in

detail the proposer’s verifiable approach to providing the workforce and resources to deliver the services

necessary to attain the District’s goal.

The selection of a particular CM/GC firm for the Project listed above will be at the sole discretion of the

District as it determines which firm will serve the District in its best interest and will provide the most

benefit to its RHS Cooling Project.

The District is soliciting Requests for Proposals (RFPs) from experienced CM/GC firms capable of

completing the demolition of the existing mechanical equipment, procurement and installation of

equipment and associated items as identified in the Scope documents at the Reynolds High School. The

CM/GC is being selected early in the process to best serve the District’s Project in consideration of the

following factors:

1. Provide the District and its design team with unique expertise and experience that will

assist in selecting the most economical and timely construction solutions

2. Ensure that existing operations of the Reynolds School District are maintained

throughout construction with minimal disruption to ongoing operations of adjacent

facilities

3. Implement procedures to aggressively manage the construction costs, schedule, and

phasing requirements and minimize hazards related to the development of the site

4. Develop Project procedures to manage the risks and critical need for effective partnering

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and collaborative decision-making processes to ensure that jobsite safety is not

compromised and that impacts on subcontractors are minimized, while performing

significant work around a residential neighborhood

5. The need for contractor expertise to develop means and methods strategies of work-

around site logistics solutions to re-constructing the facility while maintaining other

adjacent ongoing operations. Construction work will need to be carefully staged and

coordinated to always ensure safety of the public

6. Provide procurement and implementation strategies for complex phasing of the Project to

leverage early bid package(s), while allowing time for additional design solutions for later

bid packages and coordination of work activities in and around sensitive environmental

conditions

7. Understand the Project’s budget limitations and the need to identify cost-effective

solutions through constructability reviews, value engineering and collaboration with

stakeholders to meet budget constraints

8. Recognize and support district local sub-contractor efforts.

The District seeks a CM/GC who can best provide the services needed to achieve the

above goals.

The services requested of the CM/GC shall be provided in two phases:

1

Preconstruction Services (Phase 1): Consultation through initial and iterative

budgeting, scheduling and value engineering with the Reynolds School District and its

design team during the planning and design of the project.

2

Construction Services (Phase 2): All final bidding, management, and completion

of the construction work within the negotiated GMP (guaranteed maximum

price) and project schedule.

1.2 Project Description

The preliminary project work scope, primary work elements, are described in Appendix D.

1.3 Project Organization

The District has retained Otak CPM to provide Project Management oversight services on behalf

of the Owner. The District awarded a contract for the design and Construction Administrative

services to BRIC Architecture for the Project.

1.4 Construction Budget

The District has budgeted $2 million for the total construction budget of the build-out of the

Project.

The construction budget includes, but is not limited to; building costs, any escalation, and

construction contingency. This will be the basis of the GMP. All savings to the GMP will return to

the District.

1.5 Construction Schedule

For purposes of funding the Project to its maximum potential, at the time of this RFP, it is the goal

of the District that all aspects of the the project be substantially complete prior to the beginning of

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the September of 2026. All proposers need to understand the importance of the District’s

schedule requirements.

The Draft Master Schedule, Appendix C, shows the milestones of this Project, and although

concentrates mainly on these activities necessary prior to the execution of the Phase II Services it

does provide the basic activities and required sequences for the Phase II Services. Early Work

Amendments, (EWAs), and the amount of EWAs will be determined by the CM/GC. However, the

sequence of the start of the Phase II Services will not be altered unless determined to be in the

best interest of the District and will not compromise the due diligence of the CM/GC during the

Phase I Services. The District does understand that procurement and receipt of HVAC units could

be impacted by market conditions and acknowledges possible contingencies to accommodate

this risk.

1.6 Mandatory Pre-Proposal briefing and Site Tour

A MANDATORY pre-proposal meeting will be held to answer questions from prospective

proposers on November 10th, 2025, at 10:00 A.M. prevailing local time at the

Reynolds High School, 1698 SW Cherry Park Road, Troutdale, Oregon 97060.. The meeting

will allow proposers the opportunity to gain information about the construction site and a better

understanding of the work, and the unique aspects of the project.

2. PROPOSAL PROCESS

2.1 General

2.1.1. Evaluation of Proposals

Proposals will be evaluated by an evaluation committee comprised of District

representatives and Owner representative OTAK CPM . The evaluation will be in

accordance with Section 5, Evaluation of Proposals, and may include requests by the

team for additional information and interviews to determine and clarify the experience

and responsibility of the proposer. The evaluation team will make a recommendation to

the Reynolds Superintendent, who will make the final decision to select the CM/GC.

2.1.2 Obligation to Award

The issuance of this RFP, and the receipt and evaluation of proposals does not obligate

the District to award a contract. The District will not pay any costs incurred in responding

to this RFP. The District may cancel this procurement without liability at any time prior

to the District’s execution of a contract.

2.1.3 Commencement of Work

The successful proposer may commence work only after the District delivers a

fully executed preconstruction (Phase I) contract to that proposer.

2.1.4 Questions

Questions pertaining to this RFP shall be presented via email to:

Andrew Lent Project Manager

Otak CPM

Email: Andrew.Lent@otak.com

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Commodity Codes

• NAICS 236220Commercial and Institutional Building Construction
• NAICS 238220Plumbing, Heating, and Air-Conditioning Contractors

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