General Contractor
For
Tenant Improvements to Summit County’s Kimball Junction Landmark Facility
(former Skullcandy Building)
Summit County
60 North Main Street
P.O. Box 128
Coalville, Utah 84014
Purpose of the RFP
Summit County (“County”) is soliciting proposals from qualified firms (hereinafter referred to as “GC”) to provide construction and general contractor services related to tenant improvements to a building the County purchased located at 6301 N Landmark Drive, Park City (Kimball Junction), UT 84098 (the “project”), further described within the RFP.
Proposals will be accepted only from firms that are free of all obligation and interests that might conflict with the best interest of the County and have the capacity to provide services on a timely basis.
Respondents must address the needs and requirements stated in the Scope of Work of this RFP.
Projected Schedule for the RFP Process
County reserves the right to modify the following schedule at its discretion:
Activity Date
RFP Available September 26, 2025
Deadline for Questions October 3, 2025
Deadline for Proposals Submission October 16, 2025, 5:00 PM MDT
Interviews (if necessary) October 21, 2025
Anticipated Award/Contract Initiation October 24, 2025
Submission Guidelines
Respondents are advised to read this RFP in its entirety. Failure to read and/or understand any portion of this RFP shall not be cause for waiver of any portion of the RFP or subsequent agreement. The submitted proposal and this RFP become a part of the subsequent agreement.
All inquiries or questions relating to this RFP must be addressed to Clay Coleman, Procurement Officer. All communications regarding this RFP will be conducted through the query system in Bonfirehub.com:
https://utah.bonfirehub.com/portal
Phone calls or in person visits are prohibited except for the express purpose of conducting a site visit if the Respondent believes it necessary for the submittal of their proposal. Do not contact any other Department or other County officers or employees regarding this proposal. All questions and answers posed will be forwarded to all interested persons or firms through Bonfirehub.com.
The right is reserved by the County to reject any or all proposals, to waive any informality or
technicality or to accept proposals deemed in the best interest of the County.
Proposals received after the deadline will not be considered and will be returned unopened to the proposers.
GC responding to this RFP shall have completed similar County or Municipal facilities projects.
The proposal shall not exceed 20 pages, exclusive of covers and dividers. Materials shall be 8½" x 11". Charts may be in 8½" x 17" landscape style format.
All proposals shall become the property of the County.
Information contained in the proposal must be clearly marked and delineated. The County may release any information contained in the proposal that is not marked and delineated as proprietary 30 days following execution of a contract for services.
I. INTENT OF REQUEST FOR PROPOSALS
It is the intent of the Request for Proposal to generally set forth the minimum acceptable requirements for the proposal to be submitted herein.
II. DESCRIPTION OF THE PROJECT
Earlier in 2025, Summit County purchased a 45,000 square foot building that housed the headquarters of the Skullcandy headphones technology company. Skullcandy has vacated the building for a smaller facility in Kimball Junction. The intent of this project is to convert the building into the County’s landmark facility for the Snyderville Basin, providing public services and housing County employee workspaces. The project includes remodeling the first floor of the building (approximately 22,500 square feet) into a library, Department of Motor Vehicle, County Council meeting space with fixed dais, employee break room and touchdown workspaces, and conference rooms/meeting spaces.
No exterior or outside site work is anticipated other than some parking lot striping.
A Conceptual Project Site Plan is provided with this RFP for general reference only. (See Bonfire posting)
The total budget for this project is $10 million, including construction, GC fees, FF&E, Architects fees, Engineers fees, and taxes (this project is not tax exempt). One percent (1%) of this budget will also go toward public art per Summit County’s Public Art Program policies.
III. SUBMITTAL OF PROPOSAL
Proposals shall be submitted no later than 5:00 PM Mountain Standard Time on October 16, 2025. All responses to this RFQ must be submitted by email to
For security reasons, you must enable JavaScript to view this E-mail address., or through the state procurement system Bonfirehub.com.
https://utah.bonfirehub.com/portal
Proposals shall remain valid for a period of ninety (90) days from the due date.
IV. SIGNATURE ON PROPOSAL
Proposals must be signed by an authorized representative of the proposer named thereon. The signature on the proposal shall be interpreted to signify the proposer’s intent to comply with all of the required services.
Design and Construction Documents will be prepared by GSBS Architects. Construction is scheduled to begin late October or in November 2025 with the substantial completion approximately six months later on a date to be determined.
V. SCOPE OF WORK
The GC services shall include the following services and activities:
Develop Project Schedule
GC shall be expected to obtain and award sub bids and construct the renovations and tenant improvements per the Construction Documents and approved modifications
Construction must comply with all applicable building codes, zoning ordinances, permits, and licensing regulation
Applicant must provide complete construction services utilizing professional constructors licensed in the state of Utah
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Arrange for permits and inspections from all applicable public agencies. Cost of Plan Check and Building Permits will be paid by the County
Guarantee the work for at least one (1) year after Substantial Completion and correct deficiencies discovered during the warranty period.
VI. FORMAT OF PROPOSAL
The GC will be selected on the basis of several factors, including, but not limited to, experience, staff, qualifications, project superintendent, approach to the project, project references, safety information, cost, schedule, and interview of finalists (if applicable). Proposals submitted in response to this RFP will be reviewed and ranked by a Selection Committee. A select number may be invited to an interview. Contract negotiations will be initiated with the highest-ranking firm.
a. INTRODUCTION TO FIRM | Provide a brief introduction to the qualifications and background of your firm.
b. PROJECT TEAM | Provide an Organizational Chart of all major participants of your firm’s proposed Project Team. Include resumes only of those principals, project manager, superintendent, and other primary representatives who will be directly involved in the overall effort.
c. RELEVANT CONSTRUCTION EXPERIENCE | Provide a listing of 5 projects of the GC’s relevant construction experience. For each listed project indicate whether or not the project was constructed on time and the number and amount of change orders.
d. PROPOSED APPROACH | Describe how your firm will approach the scheduling and construction phase aspects of the Project. Describe your firm’s overall construction philosophy and how it will be applied to this project. Discuss how you will work with the County Staff, Architects, and Engineers to ensure that the County’s needs are adequately met.
e. SCHEDULE | Describe how your firm will complete the project within six (6) months of Notice to Proceed and if this schedule is reasonable. Provide a brief bar chart of the activities and timeline of milestones for completion of the project.
f. REFERENCES | Provide a name, telephone number, and project title for five (5) references to be contacted as to your performance on similar projects.
g. FEE PROPOSAL | The fee for GC services is to be based on a fixed fee for all pre-construction service, and a percentage of the total construction cost (does not include cost of real estate or the Architects and Engineers fees) for the construction phase of the work. A minimum of three sub-bids (from sub-contractors approved by the County) will be required on all items which cost more than $5,000.00 and the County will have “open book” access to all bids received.
Provide at least the following:
1. An itemized list of General Condition items included and the associated cost. Include cost of all sub-contractor bonds as not-to-exceed amounts. Additional cost of Sub-contractor bonds not included in Proposal will not be paid by the County.
2. Fee for Overhead as a percent of Total Construction Cost.
3. Fee for Profit as a percent of Total Construction Cost.
4. All General Contractor charges shall be included in one of the three categories above, these charges include but are not limited to:
a. Bonds and Insurance (including sub-contractor Bonds).
b. General Contractor’s Personnel (both on and off site).
c. Any General Contractor’s Contingency. (GC shall indicate in their proposal what percentage of unused contingencies will be returned to Owner.)
5. Fee for Change Orders
a. Performed in-house.
b. Performed by sub-contractors.
c. Material changes only.
The County reserves the right to cancel award of this contract at any time before execution of the contract by both parties if cancellation is deemed to be in the County’s best interest. In no event shall the County have any liability for the cancellation of the award. The contractor assumes the sole responsibility for all expenses connected with the preparation of this proposal.
VII. SELECTION CRITERIA
Selection will be primarily based on qualifications. The first firm of choice will be asked to complete negotiations of their proposed fee. If no agreement can be reached, which is mutually accepted and agreed upon, then the County will meet with the second firm of choice and so on, until a final agreement has been negotiated and executed. Firms will be ranked based on the following criteria and weighted percentages:
20% Experience with Similar Projects
20% Proposed Project Team/Individuals Assigned to Job
20% Approach to Perform the Work
20% Scope of Services Proposed
10% Fee
10% Schedule
VIII. TERMS OF CONTRACT
The County will require that the selected proposer be willing to negotiate, and to enter into, a written agreement with the County to provide all services required within the scope of services as submitted by the proposer in its proposal. The County’s Administrator’s Offices, working with the selected proposer, will negotiate the agreement. Agreement must be approved by the Summit County Council. All provisions of the agreement will be in compliance with State and Federal laws.
The terms of the agreement between the selected proposer and the County shall include the following provisions:
a. It is anticipated the GC will provide a GMP. If the GC fails to provide a GMP within the County’s budget, the County may at their option (1) increase the project budget
(2) require the GC work with the County and the Architect to develop value-engineering alternatives to reduce the GMP, or (3) terminate the agreement with the GC and commence negotiations with the next ranked GC, or (4) follow alternate bidding procedures. The GC will be compensated for past consulting at a predetermined amount.
b. The GC may build anything with their own forces. GC will provide three (3) competitive bids for all self-performed work. For all GC performed work the GC shall provide the County with a sealed bid prior to receipt of sub-contractor bids. The GC shall identify all anticipated self-performed work in the Proposal.
c. Books are open, organized for monthly Owner review, with separate general conditions, fee, and contracted work correlated with the construction cost estimate.
d. A “GC” is expected to know how to manage “contracts” with “subcontractors.” Therefore, a change in contractual or market conditions will not be a justification for an increase in costs.
e. Adequate and satisfactory insurance is required, including general liability, automobile, workers’ compensation, and performance bonds.
f. The contractor form will be AIA A101.
IX. GENERAL INFORMATION
Response to this Request for Proposal is at the proposer’s sole risk and expense. The County anticipates selecting one of the responding proposers, but there is no guarantee that any responding proposer will be selected.
It is the County’s policy to encourage equal opportunity in its professional services and contracts. The County endeavors to do business with proposers that share the County’s commitment to equal opportunity and will not do business with any proposer that discriminates on the basis of race, religion, color, ancestry, age, gender, sexual orientation, disability, medical condition, or place of birth.
The County appreciates in advance the efforts that proposers will make on behalf of this project and looks forward to participating with proposers in the selection process.
All questions, comments, and requests for information regarding this RFP shall be directed to Bonfirehub.com where the RFP has been posted. Any additional information or answers to questions will be posted to everyone. No other members of the County’s Owner’s Committee, County Staff, Elected Officials, and the Architects Staff may be contacted regarding this RFP.
