CDB invites all contractors, subcontractors, engineers, architects, and suppliers to learn about CDB’s upcoming Progressive Design-Build project involving the construction of new residence halls for the Illinois Math and Science Academy (IMSA). Information about the project and the prequalification process will be shared during this presentation.

Outreach Information

CDB Project No. 805-030-025
Illinois Math and Science Academy 
Date: 11/9/2026
Time: 10 AM - 12 PM
Location: IMSA Innovation Center (1500 Sullivan Rd. Aurora, IL 60506-1000)

RSVP Information (In-Person)
Link: https://form.jotform.com/262916608885169

Project Overview
The Illinois Mathematics and Science Academy (IMSA) in Aurora is a 10‑building educational campus originally constructed in 1976. The proposed project involves the design and construction of a new multi‑story, 204,000 GSF residence hall adjacent to the existing academic building. The new facility will provide housing for 714 students in shared rooms, 17 staff apartments, and common spaces organized into hubs of 42 students. Approximately 24,000 GSF of community amenities will support student care, collaboration, and engagement.

The project also includes significant site development, including campus pathway integration, utility connections, landscaping, parking, and drop‑off areas. The selected PDB team will provide full professional services, including programming, design, documentation, and construction phase services. The project must achieve at least LEED Silver certification and comply with the Illinois Stretch Energy Code where applicable. The PDB will also be responsible for identifying and pursuing all eligible utility incentives, rebates, and grant funding opportunities.

Due to the scale, complexity, and performance requirements of the new residence hall, the project carries substantial cost‑management and constructability considerations. PDB teams are encouraged to include an independent cost estimator to ensure market‑realistic estimating at all phases.

Determination and Justification for Progressive Design‑Build

Project Complexity and Integration Requirements
Constructing a new 204,000 GSF residence hall within an active, operating educational campus requires a delivery method that supports early collaboration and interdisciplinary decision‑making. The scope involves complex residential, mechanical, energy‑performance, and programmatic design requirements that benefit from integrated planning between the designer, builder, and CDB. The PDB method allows early contractor involvement during programming and design development, improving constructability analysis, systems selection, cost modeling, and risk mitigation.

Schedule Management and Best Interest of the State
To meet the needs of IMSA’s student population and enrollment planning, schedule reliability is essential. Progressive Design‑Build enables early alignment of project scope, budget, and phasing, reducing the risk of redesign or construction delays. Additionally, eliminating the separate Criteria Architect procurement accelerates project initiation while ensuring continuous design‑builder input during early program validation and site planning.

Cost Management and Budget Certainty Through Collaborative Planning
With an appropriation of $110,000,000 and a total project cost of $119,000,000, the scale of this project requires disciplined cost control. Challenges such as evolving market conditions, specialized residential systems, and campus utility integration make a traditional stipulated‑sum Design‑Build approach less suitable. PDB’s open‑book pricing, iterative estimate refinement, and flexibility to adjust scope during design provide greater budget certainty. The Guaranteed Maximum Price (GMP) will be established only after the design has progressed sufficiently, protecting the State’s financial interests.

Campus Operations and Construction Coordination
Construction adjacent to active academic and residential areas requires coordination to maintain safe pedestrian access, uninterrupted campus operations, and safe staging areas for construction activities. Early involvement of the design‑builder enables thoughtful planning of site logistics, traffic patterns, campus safety measures, and utility outages, which is critical for minimizing disruption to students, staff, and campus programming.

Risk Reduction and Enhanced Technical Integration
Delivering a highly specialized residential building with modern amenities, high‑performance systems, and LEED‑certified features introduces significant design and integration challenges. Early contractor engagement under PDB allows the team to collaboratively identify risks—including supply chain constraints, site utility conflicts, cost escalation exposures, and complex mechanical systems—and incorporate mitigation strategies into the evolving design. This reduces owner‑held risk and supports a more reliable final GMP.

Alignment with State Priorities for Energy, Sustainability, and Modernization
The project includes mandatory LEED Silver certification, potential compliance with the Illinois Stretch Energy Code, and the pursuit of utility incentive programs and energy grants. These sustainability and performance targets require a unified team to coordinate energy modeling, systems engineering, commissioning strategies, and constructability. PDB's integrated framework supports the State’s goals for improved energy efficiency, operational sustainability, and long‑term facility performance.

Statement Confirming Compliance with BEP and EEO Requirements

CDB confirms that this project will fully comply with the disadvantaged business and equal employment practices of the State of Illinois as established in the Business Enterprise for Minorities, Women, and Persons with Disabilities Act (30 ILCS 575) and Section 2‑105 of the Illinois Human Rights Act (775 ILCS 5/2‑105), as required by 30 ILCS 538/1‑5.

Conclusion
Based on the project’s complexity, cost‑sensitivity, operational considerations, performance requirements, and need for coordinated system integration, CDB has determined that the Progressive  Design‑Build delivery method is in the best interest of the State of Illinois for Project 805‑030‑025 – Construct Residence Hall and Student Center for IMSA.