Government Lite and the Village’s Use of the Construction Manager At Risk (CMAR) Contracting
In 2013, as Estero prepared to become a municipality, many felt the Village should be run differently than others in Southwest Florida. According to its website, the Village of Estero employs a “Government Lite” approach by maintaining minimal staff, utilizing technology, and outsourcing tasks to specialists. This model enables low tax rates, rapid responses, minimal ongoing pension liabilities, and ongoing operational flexibility.
For reference, the chart below shows the area municipalities and their government staffing.
Mark Novitski
Consultant
What is “Government Lite”?
With minimal staffing, the Village employs small, efficient staff to handle its core functions. The Village outsources many municipal services (e.g., waste removal, policing, animal control, road maintenance) to other municipalities or private companies. The Village leverages technology to streamline processes and reduce the need for extensive in-house staff. The Village effectively manages debt from specific revenue sources within the budget.
The “Government Lite” model contributes to the Village having the Lowest Tax Rate in Southwest Florida. Operational flexibility allows the Village to respond quickly to opportunities and avoid long-term staffing burdens. Outsourcing and utilizing technology help minimize expenditures, providing a streamlined and cost-effective government structure while delivering essential services to its residents.
Although some concerns were expressed several months ago regarding delays in the permitting process, remedial action has been taken to address this issue, and it is now working smoothly.
So, how does the Village operate on “Government Lite”? One avenue is to combine Outsourcing and Operational Flexibility to utilize the Construction Manager at Risk (CMAR) program to manage capital improvement projects exceeding $1 million within the Village.
What is a (CMAR) program?
In the construction industry, it’s a project delivery method where the owner (Village of Estero) hires a construction manager (CM) who provides pre-construction services and then acts as a general contractor during the construction phase, taking on the risk of delivering the project within a Guaranteed Maximum Price (GMP). The key aspects of CMAR include:
Early Involvement: The CM is involved early in the design phase, collaborating with the owner, architects, and engineers to provide input on design, cost, and constructability.
Guaranteed Maximum Price: The CM provides a GMP, which serves as a cap on the total project cost, ensuring the owner knows the maximum amount they will be liable for.
Risk Transfer: The CMAR method transfers some of the financial risk from the owner to the CM, as the CM is responsible for overruns.
Collaboration: CMAR fosters collaboration and communication among the owner, CM, and design team, resulting in a more efficient and cost-effective project.
Phases: The CM acts as a consultant during the design phase and then transitions into the role of general contractor during the construction phase.
Essentially, the Construction Manager At Risk is a hybrid approach that combines the expertise of a construction manager and the responsibilities of a general contractor, all while providing the owner with cost through the GMP.
For more information on the CMAR program, the American Institute of Constructors (AIC) provides additional details via this link: https://aic-builds.org/construction-manager-at-risk-pros-and-cons/
The following is a partial list of Village Construction Manager at Risk Contracts (from the Village website):
Corkscrew Road Path, Lighting, and Landscaping – Located along Corkscrew Road from Ben Hill Griffin Parkway to the eastern side of Bella Terra, the project will include 10-foot-wide pathways on both sides of the road, landscaping within the median and on both sides of the road, and decorative street lighting along the roadway.
Estero on the River – The proposed Phase 1 improvements include an entry drive and parking lot off County Road, a restroom building, a bridge over the Estero River, and a path on the south side of the Estero River. The proposed Phase 2 improvements will include additional paths on the south side of the Estero River, a fence around the property south of the Estero River, and a path along the north side of Corkscrew Road. The additional paths will enable visitors to walk through the area during the eagle’s nesting season. https://estero-fl.gov/public-works/land-purchase/
Utilities Expansion – The Village of Estero is actively advancing its septic-to-sewer conversion initiative to enhance public health and environmental quality. This project involves transitioning properties from septic systems to centralized sewer services, particularly in areas prone to flooding.
Environmental and Public Health Benefits – Septic systems, especially in areas susceptible to flooding, pose a risk of contaminating groundwater and nearby water bodies, such as the Estero River. By connecting properties to the Lee County Utilities sanitary sewer system, the Village aims to mitigate these risks, thereby improving water quality and reducing health hazards associated with septic system failures. https://estero-fl.gov/sewer/
Estero Sports Park – The Village has assembled approximately 100 acres to develop into a Sports and Entertainment District, serving the entire community located on the north side of Williams Road, east of Via Coconut Point and the railroad right-of-way. The Village, Estero High School, the County, and residents will eventually share the Sports Park. The Sports Park is located adjacent to Estero High School and Estero’s Entertainment District. https://estero-fl.gov/parks-recreation/
River Oaks Preserve – In May 2022, the Village purchased approximately 10 acres of property known as River Oaks Preserve, located at the eastern end of Broadway Avenue East, for $1.2 million. The council approved this purchase to prevent development on the property and preserve its natural state. The property features old oak hammocks, pine and palm trees, and will be open to the public as a passive park. With the help of local state legislators, the Village successfully secured $2.5 million to improve the site, which included a storage building, trails, a pedestrian bridge, restrooms, and utilities.
In Summary
The Village of Estero adopts a “Government Lite” model, aiming for efficient governance with minimal staffing and outsourced services, which results in low tax rates and operational flexibility.
- Government Lite Approach: Estero maintains a small staff while outsourcing services such as waste removal and policing, utilizing technology to increase efficiency. This approach enables low tax rates and quick responses to community needs.
- Construction Manager at Risk (CMAR): The Village utilizes the CMAR program to manage capital projects, ensuring cost certainty and risk reduction through the early involvement of construction managers.
- Ongoing Projects: Key projects include Corkscrew Road improvements, Estero on the River upgrades, and a septic-to-sewer conversion initiative focused on public health and environmental benefits.
- Community Engagement: Residents are encouraged to stay informed about capital improvement projects by reviewing council agendas and participating in meetings.
There will be regular updates to the Village Council on these and other Capital Improvement projects through the CMAR program. Engage Estero recommends that everyone review the Village Council agendas before meetings, submit electronic comments, and attend the meetings to stay informed about the projects.
Be Informed,
Get Engaged,
and Make an Impact!
At Engage Estero, we believe in the strength of the community. As a nonpartisan, nonpolitical nonprofit, we utilize evidence-based research to provide nonbiased information about community issues, empowering you to improve your quality of life.