Agenda Date: 05/19/2026
Subject:
Title
Resolution 29-2025: Approving a Preconstruction Services Contract with Ames Construction, Inc. for Preconstruction Services for the Main Street Improvements Project
Body
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From: |
James L. Becklenberg, City Manager |
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Prepared by: |
Adrienne Burton, Director of Major Projects |
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Presentations: |
Adrienne Burton, Director of Major Projects |
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David Huntsinger, Ames Construction, Inc. |
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Jesse Gross, Ames Construction, Inc. |
PURPOSE:
The purpose of this item is to request City Council approval of a Preconstruction Services Contract for Preconstruction Services with a Construction Manager/General Contractor (CM/GC) for Phase I - Main Street Improvements as part of Project Downtown. This action advances the project from design intent to construction readiness, consistent with the approach outlined to Council on February 10, 2026. Approval of this contract authorizes early contractor involvement during design, enabling the City to incorporate constructability, phasing, and cost considerations into project development.
During this phase, the CM/GC will provide construction expertise, develop phasing and access strategies, and support transparent, open-book cost validation- supporting alignment of scope, schedule, and budget prior to any consideration of construction. This contract establishes the foundation for a future Construction Agreed Price (CAP) and supports informed, deliberate decision-making by the City and City Council before advancing to construction.
LONG-TERM OUTCOME(S) SERVED:
Vibrant Community with a Rich Culture; Sustainable Community with Natural Beauty; Robust and Resilient Economy; Safe Community
DISCUSSION:
The Construction Manager/General Contractor (CM/GC) serves as a collaborative partner during design, providing construction expertise to inform decision-making prior to any construction authorization. This role is critical for ensuring that design decisions are feasible, cost-informed, and constructible within the constraints of an active downtown environment.
Ames Construction, Inc. (“CM/GC”) was selected through a competitive procurement process in accordance with the City’s purchasing requirements. Proposals were evaluated based on qualifications, technical approach, experience with CM/GC delivery on complex infrastructure projects, and demonstrated ability to manage risk, phasing, and stakeholder impacts. Shortlisted firms participated in interviews, and final selection was based on a combination of qualifications and fee proposals. Based on this process, the selected firm was determined to be best suited to support the City’s delivery approach and overall project objectives.
Key responsibilities during Preconstruction include:
• Constructability review and design input
• Development of construction phasing and business access strategies
• Preparation of cost estimates and model updates
• Support for value engineering and cost alignment
• Development and maintenance of project schedules
• Identification and management of risks through a structured Risk Register
• Coordination with utilities, stakeholders, and LDDA
• Support for development of the Construction Agreed Price (CAP)
During this phase, the CM/GC provides advisory services only. The Design Consultant retains responsibility for design, and the City retains full control over scope, quality, and decision-making, including whether and how the project advances to construction
Project Delivery Alignment
The CM/GC role supports the City’s delivery approach, which emphasizes:
• Early identification and mitigation of construction risks
• Transparent cost validation through open-book estimating
• Development of realistic phasing strategies to support downtown operations
• Maintaining full City and Council control over construction authorization
This approach ensures that construction decisions are made only after scope, cost, schedule, and risk are fully understood and aligned with the City’s financial and operational objectives.
BACKGROUND:
Project Downtown
Project Downtown is the City’s long-term effort to reinvest in the infrastructure and functionality of Downtown Littleton, with Main Street Improvements serving as the first phase of implementation. This phase moves beyond concept planning and focuses on preparing the project for construction in a complex, active downtown environment.
The adopted Project Downtown Concept Plan establishes the vision for the corridor. The current phase of work is focused on translating that vision into a buildable project that addresses site constraints such as aging infrastructure, limited right-of-way, utility conflicts, and the need to maintain business access and daily operations during construction.
On February 10, 2026, City Council confirmed the delivery approach for advancing the project, including the use of a Construction Manager/General Contractor (CM/GC) model. This approach brings construction expertise into the design process early, allowing the City to evaluate how the project will be constructed before committing to a final scope or budget.
To support this approach, the City has assembled a multidisciplinary project delivery team that includes:
• Ames Construction, Inc. (CM/GC) for preconstruction and potential construction services
• Consor North America, Inc. (Design Consultant) serving as Engineer of Record
• AtkinsRéalis (Owner’s Representative) providing project management and coordination support
• Stanton Constructability Services (Independent Cost Estimator) providing third-party cost validation
Each member of the project delivery team was selected through a competitive procurement process in accordance with the City’s purchasing requirements.
This team structure is designed to provide coordinated technical expertise, independent cost validation, and clear accountability as the project advances through design and preconstruction. Preconstruction services are a critical component of this approach. The CM/GC Preconstruction Services contract enables this process while maintaining full City and City Council control over whether and how the project advances to construction.
Long-Term Capital Financing
The City’s capital needs continue to outpace available funding, driven by aging assets, deferred maintenance, and rising construction costs. These pressures require a more deliberate approach to how major investments are defined, prioritized, and ultimately delivered. City Council has consistently emphasized the importance of maintaining financial flexibility, managing debt capacity, and ensuring that major capital decisions are grounded in clear, validated information.
These priorities were reinforced through the March 2025 Council Retreat and subsequent study sessions, which highlighted the need to align project readiness with long-term financial planning.
Advancing preconstruction services provides the level of definition necessary to support informed, transparent decisions about whether to proceed to construction-and under what conditions-while maintaining alignment with long-term financial capacity.
Prior Actions or Discussions
City Council Study Session (Certificates of Participation Overview) - March 2026
City Council Study Session (Project Delivery Team Overview) - February 2026
City Council Study Session (Project Downtown Economic Impact Analysis) - December 2025
City Council Study Session (Long-Term Capital Financing) - September 2025
City Council Study Session (Council Retreat Update) - May 2025
City Council Retreat - March 2025
FISCAL IMPACT:
• Total Not-to-Exceed (Preconstruction): $750,000
• Initial Authorization: $501,600 (Preconstruction Services only)
The Not-to-Exceed (NTE) amount establishes an upper limit on preconstruction expenditures while allowing the scope and level of effort to be refined as the project advances. This approach supports cost control while maintaining flexibility during design development.
Only Preconstruction Services are authorized at this time. Advancement to construction will occur only if:
• A Construction Agreed Price (CAP) is successfully negotiated
• Costs are validated and align with the project budget
• City Council provides separate approval
The City retains the ability to:
• Decline to proceed to construction
• Negotiate with an alternative contractor
• Adjust scope or delivery approach
This phased structure maintains control over expenditures, provides visibility into cost and risk, and avoids any construction commitment prior to future Council action.
Project Budget
Funding for preconstruction services is included within the overall Project Downtown - Main Street Improvements budget and aligns with the City’s capital planning and financing strategy.
STAFF RECOMMENDATION:
Staff recommends approval of the CM/GC Preconstruction Services Contract to advance the Main Street Improvements project into preconstruction and support informed decision-making prior to any construction commitment.
ALTERNATIVES:
Staff does not have any recommended alternatives at this time.
PROPOSED MOTION:
Proposed Motion
I move to approve Resolution 29-2026 authorizing a Preconstruction Services Contract with Ames Construction, Inc. for Preconstruction Services for the Main Street Improvements Project.