RFQ: Fire Station 6 Construction Manager General Contractor

1
CITY OF MISSOULA
REQUEST FOR QUALIFICATIONS
Construction Manager / General Contractor (CMGC) - Alternative Project Delivery
Project Fire Station 6
Department City of Missoula Fire Department
Issue Date October 3, 2026
Statements of October 19, 2026; 3:00 p.m. Mountain Time
Qualifications Due
City Contacts Alicia Vanderheiden, Strategic Project Manager,
VanderheidenA@ci.missoula.mt.us
John Adams, Strategic Project Manager,
AdamsJ@ci.missoula.mt.us
1. Invitation
The City of Missoula ("City") invites Statements of Qualifications (SOQs) from qualified general
contractors interested in providing Construction Manager / General Contractor (CMGC) services for the
project described below. This Request for Qualifications (RFQ) is the first stage of a two-stage, state-
required alternative project delivery selection process. Firms meeting the qualification criteria in this
RFQ will be invited to respond to a subsequent Request for Proposals (RFP).
Respondents are to electronically submit SOQs via email. All submissions should be one document
limited to 30 mb in size. Please email all submissions to both City Contacts. A confirmation receipt
email will be provided for all submissions. In the event your firm does not receive a confirmation
receipt email for a submission, please contact John at 406-552-6397.
The SOQs are due no later than 3:00 p.m. Mountain Time on Monday, October 19, 2026.
Regardless of cause, late proposals will not be accepted and will automatically be disqualified from
further consideration. It shall be solely the proposer's responsibility to ensure electronic delivery at the
specified email by the specified time. Proposer may request the City delete late proposals. If no request
is made, late proposals become the property of the City. All SOQs submitted on time become the
property of the City.
Questions regarding the RFQ must be directed to both City Contacts via email before 5:00 p.m.
Mountain Time on Monday, October 12, 2026. If material questions are received, the questions and
answers will be published through Civic Plus on the City's website: https://www.ci.missoula.mt.us/bids
City of Missoula Fire Station 6
2026 Request for Qualifications

2
The costs for developing and delivering SOQs to this solicitation are entirely the responsibility of the
Proposer. The City is not liable for any expense incurred by the Proposer in the preparation and
presentation of their Proposal.
As described below, the City will evaluate SOQs against five criteria. Any and all Submitters receiving
a "qualified" evaluation by the City will receive a subsequent RFP containing a detailed project
description and a preliminary scope of work for Preconstruction and Construction Services. Submitters
will be requested to provide a Technical Proposal and Price Proposal for the Project. The total
Technical Proposal Score as determined by a Technical Review Committee plus the Price Proposal
Amount will be used to determine the best value proposal consistent with MCA 18-2-503. At the City's
sole discretion an interview with some or all firms may be utilized to inform Total Technical Proposal
Score. Submitters will be solely responsible for all costs and expenses of any nature associated with
responding to the RFQ and RFP, including attending required meeting(s), interviews, and providing
supplemental information.
Consultants and contractors will be subject to Federal and Montana nondiscrimination laws and
regulations. Contractors, subcontractors, and other firms doing business with the City of Missoula must
be in compliance with the City of Missoula's Affirmative Action Plan, and Title 49 Montana Codes
Annotated, entitled "Human Rights" or forfeit the right to continue such business dealings.
2. Project Overview
The City of Missoula intends to construct its sixth fire station to house one company, apparatus, and
other necessary elements to complement existing Missoula Fire Department (MFD) facilities and
improve service. The City has acquired a property at the intersection of Curtis Street and South Third
Avenue to house Fire Station 6, and is currently in design with 45 Architecture and Rice Fergus Miller.
The City anticipates that Fire Station 6 will be a single-story building of approximately 12,000 square
feet on a site of approximately two acres. The project will include on the order of 4,500 square feet of
office and residential quarters, including but not limited to a public lobby, straightforward office space, a
kitchen, a dining room, a dayroom, restrooms, fitness space, laundry, and eight sleep rooms. The project
will include on the order of 7,500 square feet of operations space, including but not limited to four
apparatus bays, decontamination space, gear storage, a shop, and other ancillary space. The project will
require substantial site work to create efficient drive throughs for vehicles. Budget for the project should
fall between $12 million and $14 million. The City anticipates beginning construction approximately
September of 2027.
The Contractor, herein referred to as the Construction Manager (CM) will work as an integral part of the
Project Team to develop, implement, and maintain a spirit of cooperation and open communication with
the design team and with the owner and any owner's representatives. The intent is that project goals and
objectives are clearly defined and understood, potential problems are resolved promptly, and upon
completion, the Project is deemed a success by all.
City of Missoula Fire Station 6
2026 Request for Qualifications

3
Exhibit A to this document includes the City's template CMGC contract which the City anticipates
serving as the core of the eventual contract for this work. The draft is provided as a starting point and is
not intended to represent the final agreement between the City and the selected CM/GC.
The final contract will be developed through negotiations between the City and the selected CM/GC and
may be revised to reflect the final scope of services, project requirements, allocation of risk,
compensation structure, and other mutually agreed-upon terms, subject to applicable law and City
requirements.
Respondents are encouraged to review the draft contract as part of their response to this solicitation. The
City reserves the right to modify, add, or remove provisions during contract negotiations.
3. Anticipated CMGC Scope
The City anticipates that the Construction Manager will provide services including but not limited to:
* Preconstruction collaboration with the City and design team.
* Attend and participate in regular project team meetings involving the owner, design team, and other
stakeholders, providing updates on progress, challenges and solutions, and budget.
* Constructability reviews and recommendations.
* Cost estimating and reconciliation at defined design milestones (typically at 30%, 60%, 90%), and
delivery for construction plans).
* Value engineering and life-cycle cost analysis.
* Project scheduling, phasing, logistics, and disruption mitigation.
* Identification and management of project risks.
* Subcontractor and supplier procurement through competitive bidding consistent with applicable law
and City policy.
* Development and negotiation of a Guaranteed Maximum Price (GMP) or other agreed construction
price.
* Construction, commissioning, closeout, warranty, and other services described in the final contract.
* Site management.
4. SOQ Content
Submit an electronic copy of the SOQ as a single PDF in the following order. Keep the response concise
and project-specific.
1. Cover letter and firm information: legal name, address, primary contact, Montana contractor
registration/license information, and organizational structure. The SOQ must be signed by an
authorized representative.
City of Missoula Fire Station 6
2026 Request for Qualifications

4
2. CMGC experience and capabilities: preconstruction, estimating, constructability, value engineering,
scheduling, phasing, safety, quality control, commissioning, and closeout.
3. Similar project experience: describe three comparable projects that are active or were completed
within the last ten years, identifying delivery method, size, construction value, completion date, and
role.
4. Preliminary proposed staff/workforce: organization chart; resumes and roles of project executive,
project manager, superintendent, preconstruction/estimating lead, and other key staff; current
commitments and availability within the anticipated timeframe.
5. Financial health and capacity:
- Insurance: Submitters must provide insurance certifications, either a certificate of insurance
evidencing current policies, or written evidence from an insurance company or broker indicating
that the Proposer is capable of obtaining the following types of insurance:
o Commercial General Liability: $1,000,000 per occurrence and $2,000,000 annual aggregate.
Automobile Liability: $1,000,000 property damage/bodily injury; $2,000,000 annual
aggregate
o The Comprehensive General Liability Insurance and Automobile Liability Insurance
must include City of Missoula listed as Additional Insured.
o Include proof of a valid Workers Compensation insurance accepted by the State of Montana
- Bonding: Submitters must attach a notarized statement from an admitted surety insurer
authorized to issue bonds in the State of Montana that states:
o Proposer's current bonding capacity is sufficient for the project and referenced payment
and performance bonds; and
o Proposer's current available bonding capacity.
The selected Proposer will be required to submit payment and performance bonds upon execution of
a construction contract (Guaranteed Maximum Price (GMP)), each in the amount of 100 percent of
the contract price. Submitters will be required to demonstrate their capacity to obtain the required
bonds.
6. Identification of any real or potential conflicts of interest, or a statement asserting that there are
none.
5. SOQ Evaluation and Qualification
The City will evaluate SOQs only against the criteria stated in this RFQ. The objective of this stage is to
identify respondents that meet the qualification criteria and will receive the RFP. The City may request
clarifying information to complete evaluation at its sole discretion. The criteria against which SOQ's
will be tested are:
City of Missoula Fire Station 6
2026 Request for Qualifications

5
1. Does the SOQ evidence that the respondent has CMGC experience and capabilities appropriate to a
project of this scope and nature.
2. Does the SOQ evidence that the respondent has adequate experience on similar projects.
3. Does the SOQ evidence that the respondent has staffing expertise, capacity, and availability to
complete the project within the anticipated timeframe.
4. Does the SOQ evidence that the respondent has the financial health and capacity to complete the
project, and did the Proposer include the required insurance and bond capacity evidence.
5. Responsiveness to the required statement of any or no conflicts of interest. No disqualifying
conflicts of interest.
The City selection team will score each SOQ against these five criteria on a pass/fail basis. Only
respondents receiving a "pass" evaluation on each criterion will be invited to submit proposals.
6. Second-Stage RFP
After RFQ evaluation, the City will send an RFP to each respondent that meets the qualification criteria
stated in this RFQ. The RFP will request project-specific technical and price information and will state
the evaluation criteria, weighting, and award process.
7. Tentative Procurement Schedule
RFQ issued 10/03/2026
First legal notice 10/03/2026
Second legal notice 10/10/2026
Questions due 10/12/2026, 5:00 p.m. Mountain Time
SOQs due 10/19/2026, 3:00 p.m. Mountain Time
Qualification determination 10/23/2026
/ RFP issued
RFP proposals due 11/16/2026
Interviews, if any 11/30/2026 - 12/04/206
Anticipated selection 12/04/2026
8. Questions, Addenda, and Communications
All questions must be submitted in writing to both City Contacts via email by 5:00 p.m. Monday,
October 12, 2026. Responses that materially affect the solicitation will be issued by written addendum.
Respondents shall not contact evaluation committee members regarding this procurement.
City of Missoula Fire Station 6
2026 Request for Qualifications

6
9. Submission Instructions
* Submission method: email.
* Deadline: 3:00 p.m. Mountain Time on October 19, 2026. Late submissions will not be considered.
* File/packaging requirements: PDF, max 30MB.
* SOQ must be signed by an authorized representative.
10. Public Records; Reservation of Rights
Procurement records are subject to Montana public records law and City policy, subject to lawful
protections for trade secrets or other protected information. The City reserves the right to reject
nonresponsive submissions, request clarification, cancel or reissue the solicitation, and waive minor
informalities when permitted by law.
~ End ~
City of Missoula Fire Station 6
2026 Request for Qualifications

EXHIBIT A: Draft CMGC Contract
CONSTRUCTION MANAGEMENT/GENERAL CONTRACTOR AGREEMENT
[Name of Project]
This Agreement is made and entered into on the date fully executed below between the CITY
OF MISSOULA, MONTANA, a municipal corporation organized and existing under the laws
of the State of Montana, 435 Ryman St., Missoula, MT 59802-4297, referred to here as "Owner"
or "City" and __________________, [address], referred to here as "Contractor" or "CM/GC",
for construction work done at property the City owns at _____________________, the "Project".
Whereas, Owner desires to hire Contractor to perform the services addressed in Section 2 below,
which is defined in therein as the "Work"; and
Whereas, Contractor has the experience, ability, and time available to perform the Work.
Now therefore, in consideration of the mutual covenants and agreements contained herein, the
receipt and sufficiency of the same being acknowledged, the parties agree as follows:
1. The Construction Team and Extent of Agreement. The CM/GC accepts the
relationship of trust and confidence established with the Owner by this Agreement. The CM/GC
covenants with the Owner to furnish its best skill and judgment and to cooperate with the
Architect in furthering the interests of the Owner. The CM/GC agrees to furnish efficient
business administration and superintendence and to use its best efforts to perform the Work in
the best and soundest way and in the most expeditious and economical manner consistent with
the interests of the Owner.
a. The Construction Team. The CM/GC, the Owner, and the Architect, collectively referred
to as the "Construction Team," shall work from the beginning of design through
construction completion. The CM/GC shall provide leadership to the Construction Team
on all matters relating to construction.
b. Extent of Agreement. This Agreement represents the entire agreement between the
Owner and the CM/GC and supersedes all prior negotiations, representations, or
agreements. When plans and specifications are complete, they shall be identified as part
of the Contract Documents. This Agreement shall not be superseded by any provisions
of the documents for construction and may be amended only by written instrument
executed by both the Owner and the CM/GC. Nothing contained herein shall be deemed
to give any third party any claim or right of action against the Owner or the CM/GC that
does not otherwise exist without regard to this Agreement.
c. Contract Documents. The provisions of the General Conditions and all of the "Contract
Documents" for the Project as that term is defined therein are incorporated by this
reference into this Construction Management/General Contractor Agreement, to the
1

extent those documents and their provisions are not in conflict with the specific
provisions herein.
2. Construction Manager/General Contractor Services. The CM/GC's basic services
under this Agreement shall consist of the "Design Phase" and "Construction Phase", together
referred to as the "Work", which is described further below:
a. Design Phase. As part of the Design Phase services, the CM/GC shall do the following:
i. Consultation During Project Development. Attend regularly scheduled meetings with
the Architect during the development of conceptual and preliminary design to advise on
site use and improvements, selection of materials, building systems, and equipment.
Provide recommendations on construction feasibility, availability of materials and
labor, time requirements for installation and construction, and factors related to cost
including costs of alternative designs or materials, preliminary budgets, and possible
economies.
ii. Scheduling. Develop a Project Time Schedule that coordinates and integrates the
Architect's design efforts with construction schedules. Provide two (2) copies for the
Owner's review and approval. Update the Project Time Schedule, at intervals required
by the Owner, incorporating a detailed schedule for the construction operations of the
Project, including realistic activity sequences and durations, allocation of labor and
materials, processing of shop drawings and samples, and delivery of products requiring
long lead-time procurement. Include the Owner's occupancy requirements showing
portions of the Project having occupancy priority. Provide two (2) copies of the
updates for the Owner's review and approval.
iii. Project Construction Budget. Review the Owner's established Project budget as soon
as major program requirements have been identified and update the budget, at intervals
required by the Owner, for the Owner's approval. Prepare an estimate based on a
quantity survey of drawings and specifications at the end of the Schematic Design
Phase for approval by the Owner as the Project Construction Budget. Update and
refine this estimate for Owner's approval as the development of the drawings and
specifications proceeds. As a minimum, provide a complete estimate at the conclusion
of Design Development and updates at fifty percent (50%) and ninety percent (90%)
Construction Documents. Advise the Owner and the Architect if it appears that the
Project Construction Budget will not be met and, in that event, make recommendations
for corrective action. The amount of money appropriated by the Owner for the Project
shall be equal to or in excess of the Project Construction Budget.
iv. Value Engineering. Provide technical review and analysis of systems and materials
being considered in the design as may be necessary to produce the greatest value for the
least cost.
v. Coordination of Contract Documents. Review the drawings and specifications as they
are being prepared, identifying conflicts, errors, and omissions and recommending
2

alternative solutions whenever design details affect construction feasibility or
schedules. Forward all comments and recommendations in writing to the Architect for
response/action. As a minimum, conduct a formal review at the conclusion of Design
Development, fifty percent (50%) and ninety percent (90%) Construction Documents.
vi. Construction Planning. Recommend for purchase and expedite the procurement of
long-lead items to ensure their delivery by the required dates.
vii. Division of Work. Make recommendations to the Owner and the Architect regarding
the division of the Work in the plans and specifications to facilitate the bidding and
awarding of subcontractors and to allow for phased construction, taking into
consideration such factors as time of performance, availability of labor, overlapping
trade jurisdictions, provisions for temporary facilities, and other matters.
viii. Permitting. Make recommendations to the Owner that will assist in obtaining any
necessary construction permits. Attend meetings with City Building Department
officials and coordinate with Architect to achieve compliance with all federal, state, and
local regulations.
ix. Construction Document Review. Perform final review of plans and specifications with
the Architect and Owner to eliminate areas of conflict or misinterpretation and to assure
proper coordination, accuracy, and completeness.
x. Labor. Analyze the types, quantity, and availability of appropriate categories of labor
required for various phases of the Project.
xi. Bidding. Develop and implement a subcontractor pre-qualification process with the
cooperation and approval of the Owner. As working drawings and specifications are
completed, establish bidding schedules and conduct pre-bid conferences to familiarize
bidders with bidding documents, management techniques, and any special systems,
materials, or methods. Receive competitive bids on the Work from various
subcontractors, pursuant to bidding procedures acceptable to the Owner. Analyze all
bids, review them with the Owner and Architect, make recommendations for contract
awards, and award subcontractors.
xii. Conferences. Conduct pre-construction conferences with successful subcontractors.
b. Construction Phase. As part of the Construction Phase services, the CM/GC shall do
the following:
i. Project Control. Supervise the Work of the subcontractors and coordinate the Work
with the activities and responsibilities of the Owner and Architect in order to complete
the Project in accordance with the Owner's objectives of cost, time, and quality.
3

ii. Staffing. Maintain a competent full-time staff, approved by the Owner, at the Project
site to coordinate, provide overall direction of the Work, and monitor progress of the
subcontractors on the Project.
iii. Organization. Establish, document, and communicate on-site organization and lines of
authority in order to carry out the overall plans of the Construction Team.
iv. Coordination. Establish and implement procedures for coordination among the Owner,
Architect, subcontractors, and the CM/GC with respect to all aspects of the Project.
v. Scheduling. Schedule and conduct weekly progress meetings at which subcontractors,
the Owner, Architect, and the CM/GC can discuss jointly such matters as procedures,
progress, problems, and scheduling. Within twenty-one (21) calendar days from
acceptance of the Guaranteed Maximum Price, as defined below, submit two (2) copies
of a detailed Construction Time Schedule for the operations of the CM/GC and
subcontractors on the Project, including realistic activity sequences and durations,
allocation of labor, materials, and costs, processing of shop drawings and samples, and
delivery of products requiring long lead-time procurement for approval by the Owner.
Include the Owner's occupancy requirements in all schedules showing portions of the
Project having occupancy priority, if any. The contents and format of the Construction
Time Schedule shall be per the requirements stated in Article 4.
vi. Schedule Updating. Provide regular updates of the schedule as construction progresses.
Identify potential variances between scheduled and probable completion dates. Review
schedule for Work not started or incomplete and recommend to the Owner and
subcontractors adjustments in the schedule to meet the scheduled completion date.
Provide two (2) copies of the monthly summary reports for the review and approval of
the Owner of such updating activities and document all changes in the schedule.
vii. Evaluation. Determine the adequacy of the subcontractors' personnel and equipment
and the availability of materials and supplies to meet the schedule.
viii. Cost Control. Develop and implement an effective system of Project cost control,
showing actual costs for activities in process and estimates for uncompleted tasks.
Revise and refine the initially approved Project Construction Budget, incorporate
approved changes as they occur, and develop cash flow reports and forecasts as needed.
ix. Change Orders. Develop and implement a system for the expeditious review and
processing of Change Orders as approved by the Owner. Initiate necessary or desirable
changes to the Owner and the Architect, review requests for changes, submit
recommendations to the Owner and the Architect, and assist in negotiating Change
Orders. The Owner shall not issue any change order or other directive that causes its
payment obligations to exceed lawful appropriations to cover the cost thereof.
x. Permits. Secure and fund all necessary permits, licenses, and inspections for the proper
completion and execution of the Work.
4