RFP for Construction Management at Risk Services for City County Building Renovation and Addition

REQUEST FOR PROPOSALS
CONSTRUCTION MANAGEMENT AT-RISK SERVICES
City of Bismarck City County Building Renovation
4:00 PM CT ON FRIDAY, OCTOBER 23, 2026
Attention: Steve Salwei - City of Bismarck
601 S 26th Street
PO Box 5503
Bismarck, ND 58506-5503
Telephone: 701-355-1700, Option 3
Email: pwservice@bismarcknd.gov
REQUEST FOR PROPOSAL (RFP)
FOR CONSTRUCTION MANAGEMENT AT RISK SERVICES FOR
CITY OF BISMARCK CITY COUNTY BUILDING RENOVATION & ADDITION
Selection committee: Mayor - Mike Schmitz, City Administrator - Jason Tomanek, Cole
Johnson - Endeavor North Design, Public Works Service Operations Director - Steve
Salwei, Contractor - TBD.
The City of Bismarck is seeking proposals from qualified construction management firms to
provide Construction Management at Risk services for the renovation and new construction
of the City County Building in Bismarck, North Dakota. Interested firms must demonstrate
expertise in the renovation and construction of municipal government facilities or facilities of
similar size, scope, and complexity.
Firms responding to the Request for Proposal must submit their proposals to Steve Salwei,
Public Works Service Operations Director, 601 S 26th St, PO Box 5503, Bismarck, ND
58506-5503 no later than 4:00 PM CT on Friday, October 23, 2026. The Request for
Proposal, which sets forth the scope of services, the selection process, the required
proposal content, the evaluation criteria, and other relevant information is available on the
City of Bismarck's website www.bismarcknd.gov or by contacting Steve Salwei at
pwservice@bismarcknd.gov or at 701.355.1700, option 3. All phone requests must be
followed by a written request to the address listed above.
Steve Salwei, P.E. Public Works Service Operations

1. INTRODUCTION:
The City of Bismarck is moving forward with a significant renovation and expansion of the existing
City/County Building following City Commission approval to proceed with Option D. This investment is
intended to modernize the City County Building, improve public access and security, address aging
building systems, and provide a functional, efficient civic facility capable of serving the community for
decades to come.
Option D includes a comprehensive renovation of the existing facility together with a south addition
featuring a new public entrance, lobby, civic plaza, and accessible Commission Chamber. The project
will also improve departmental operations, accessibility, wayfinding, life-safety systems, building
performance, and the overall experience for residents conducting business with the City.
The City intends to use the Construction Manager at Risk (CMAR) delivery method to promote early
collaboration among the City, Architect, consultants, and construction team. The selected CMAR will
provide preconstruction services, including constructability review, cost estimating, schedule
development, phasing and logistics planning, value analysis, bid-package development, and
coordination with affected City departments. Subject to successful negotiation of a Guaranteed
Maximum Price and final City Commission authorization, the CMAR will provide construction services
through project completion and closeout.
Because the City County Building is expected to remain operational during much of the work, careful
planning will be essential to maintain public access, City services, staff safety, and continuity of
operations. The City is seeking a CMAR with demonstrated experience in occupied renovations, civic
or institutional facilities, phased construction, public procurement, and projects of comparable size and
complexity.
The selected Construction Manager at Risk (CMAR) will be expected to collaborate with the City of
Bismarck and the project architect to manage the overall project schedule. The preconstruction phases
are scheduled for completion by October 2027. Construction is anticipated to commence in the first
quarter of 2028.
The project is anticipated to be completed in two phases:
Phase 1 will include construction of the new Commission Chamber addition, renovation of the
first floor, a new public entrance, stair and elevator tower, civic plaza, exterior site improvements,
and associated mechanical, electrical, plumbing, and other supporting work.
Phase 2 will include renovation of the basement and second through fourth floors, together with
the related building-system improvements required to support the completed facility.
Preliminary Project Schedule:
Schematic Design | October 2026 - February 2027
Design Development | March 2027 - June 2027
Construction Documents | July 2027 - October 2027
Bidding & GMP Review | November 2027 - December 2027
City Commission Approval | December 2027
Construction Start | January 2028
Phase 1 | June 2029 - Substantial Completion
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Phase 2 | June 2030 - Substantial Completion
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2. SCOPE OF CMAR SERVICES:
a. Develop detailed cost estimates for all phases based on Architectural and
Engineering design documents.
b. Track cost estimates against Owner budgets on an ongoing basis and provide detailed
reporting to the Owner and Architect.
c. Provide constructability recommendations and input throughout the design phases
based on Architectural design documents.
d. Attend and participate in design team meetings with Owner, Architect, and
Consultants.
e. Provide a construction schedule throughout design and construction phases. Provide
schedule recommendations based on design decisions and project scope and based on
current availability of trade contractors, long lead time items, etc.
f. Provide services for the City of Bismarck that include advertisement of the project,
securing public bids, analyzing bid results, and furnishing recommendations of award of
contracts in alignment with local, state and federal laws and requirements.
g. Provide full and detailed records and accounts related to the project with
accounting and controls systems satisfactory to the owner.
h. Provide the owner, and the owner's agents, the ability to audit all documentation for the
project, including but not limited to accounting entries, job cost reports, correspondence,
subcontracts, subcontractor proposals, subcontractor invoices, etc.
i. Provide complete and comprehensive construction phase oversight and administration
which shall include on-going, full-time, on-site project supervision, project management
and inspection of work, review of submittals and shop drawings, preparation of change
orders, process pay requests, final inspections, and project close-out documentation.
j. Schedule, conduct, and preside over meetings to discuss construction procedures,
progress, and scheduling with the Architect & Owner, each Contractor, and the Architect.
The Construction Manager shall prepare agendas, meeting minutes, and promptly
distribute such to the Owner, Architect, and all meeting participants.
k. Coordinate and discuss all contractor change requests and provide recommendations to
the Architect & Owner concerning the acceptance of change requests to be processed in
a change order. Negotiate pricing with contractors, prepare documentation required, and
revise project budget and/or schedule to reflect approved change orders.
l. The Construction Manager at Risk will be allowed to self-perform construction work but
will be required to submit bids for those portions of the work they would like to self-perform
24 hours in advance of receiving subcontractor bids.
m. The Construction Manager shall oversee all safety related activities including, but not
limited to, conducting safety meetings, performing work site safety assessment
inspections, recordkeeping, and pre-construction safety audits.
n. Maintain a preliminary total project budget that includes all construction costs, design
fees, soft costs, owner costs, FF&E costs, and other sundry costs typical of a capital
project of this type. Total project cost will be determined by the Architect and Construction
Manager working with the owner; however, the total project cost is proposed to not exceed
$32 million.
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o. Savings on the Guaranteed Maximum Price (GMP): It is expected that the Construction
Manager will make all effort to find savings within the project during the Preconstruction
Phase and explain how savings on the GMP will be accounted for and managed during
the entirety of the project. Unused balance of the GMP will be returned to Owner.
p. Contract terms will be coordinated with the Owner with the intent that the contract is AIA
series A133-2019 Owner-Construction Manager as Constructor Agreement and A201-
2017 General Conditions of the Contract for Construction. Please contact the Owner for
more information.
q. Services required from all subcontractors for the Construction Phase of the project will be
procured through a public advertisement and competitive bid selection process. The
Construction Manager at-Risk shall evaluate the bids and determine which is the most
responsible. The Construction Manager shall include a procurement plan (list of work
packages and recommended subcontractors), complete with all funding, advertisements
and subcontractor out-reach requirements. The Construction Manager shall submit the
procurement plan to the City of Bismarck representative and Architect for review. The City
may influence the selection of the subcontractors, but only insofar as the City's past
experience with a subcontractor or a current legal dispute with a subcontractor.
Subcontractors will be presented in an open book bid format that will be reviewed by the
City.
3. SUBMITTAL REQUIREMENTS:
The City of Bismarck requests the following information be submitted within an 8.5 x 11-inch digital
document for use in selecting a Construction Manager at Risk.
a. Format: Submittals should not exceed 25 pages, excluding the front and back covers,
section dividers, cover letter, fee and expenses proposal. A digital document using 8.5"
x 11" portrait orientation shall include the following in the sequence as follows:
b. Cover letter of Interest:
i. A summary of the firm's interest in the project and summary of unique
qualifications for this project.
ii. Acknowledgement of receipt of RFP addenda, if any.
c. Project Experience:
i. Each firm shall supply project name, size, cost, and schedule for a minimum of
three comparable projects based on total project cost, function, and typical
construction methods. Reference information shall also be included. Note the
percentage of work self-performed by your company.
d. Ability of Key Personnel:
i. Obligation to Keep Project Team Intact: The company is advised that all Key
Personnel included in the submittal and agreed upon with the Owner shall remain
on the Project Team for the duration of the Projects. Key Personnel are committed
to the Project. If extraordinary circumstances require a change, the proposed
personnel replacement must be submitted in writing to the Owner's representative,
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who reserves the right to authorize the change, recognizing that certain
circumstances may occur that are beyond the company's control.
ii. Provide resumes of the key personnel assigned to the project. This should include
their position, office location, experience, expertise and similar projects they have
worked on. Include which phase of the process they will be participating in. Indicate
the person that will serve as point of contact for all matters relating to management
of contract. Include proposed project organizational chart.
iii. A description of the company's philosophy and methods for managing project
schedules and budgets using a collaborative approach to design and
construction.
iv. List the categories of work that your organization typically self-performs.
v. Identify the full legal name of your organization. Include the address of your
organization's principal place of business and list all office locations out of which
your organization conducts business. If your organization has multiple offices, you
may attach an exhibit or refer to a website.
e. Current and Projected Workload:
i. State your organization's total dollar value of work currently under contract.
Include your organization's average annual dollar value of construction work
performed during the last five years.
ii. Submit a list of current and projected projects, including timelines and resource
allocations, to demonstrate the firm's ability to meet the schedule requirements
of this project.
f. Description of the firm's safety record:
i. Provide metrics that summarize the safety record of the firm on past projects
during the most recent 3 years. List all safety-related citations and penalties the
Contractor's Project Office has received, if any.
ii. Include an OSHA 300a Summary of Work-Related Injuries and Illnesses form for
the last three years. This information should be based on the location that will be
conducting business for this project.
iii. Attach a copy of your insurance agent's verification letter for your organization's
current workers' compensation experience modification rate and rates for the
last three years.
iv. Provide confirmation that your firm has a published Safety Manual and describe
your processes for safety compliance with applicable agencies to mitigate risk to
employees, subcontractors, visitors, and others during construction.
g. Compliance with State/Federal Laws
i. Include a copy of North Dakota Contractor's License.
ii. Attach your current certificates of insurance for your commercial general liability
policy, umbrella insurance policy, and professional liability insurance policy, if any.
Identify deductibles or self-insured retentions for your commercial general liability
policy. Include your organization ability to provide property insurance for the Project
written on a builder's risk "all-risks" completed value or equivalent policy form and
sufficient to cover the total value of the entire Project on a replacement cost basis.
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1. The successful Contractor must furnish copies of insurance certificates for
coverage, limits dictated by the City of Bismarck, upon signing the contract.
The City shall be immediately notified of any cancellation or cessation of
insurance coverage. All below dollar values are minimum coverages and
shall be in United States dollars.
a. The City of Bismarck shall be named as an additional insured
and written on the policy for the duration of the contract.
b. Waiver of subrogation written on the policy for the duration of the
contract.
c. Commercial General Liability: $2,000,000 each occurrence
d. Automobile Liability: $2,000,000 combined single limit (each accident).
iii. Proof from surety company of your company's bond capacity and single project limits.
iv. Most recent certificate of Payment for Workforce Safety Insurance.
v. Statement of being an Equal Opportunity Employer.
vi. Disclose in detail, if applicable, any disputes and disciplinary actions.
h. Fees and Expenses
i. Include a proposed fixed fee for the design & cost estimating phases of the
project.
ii. Include a proposed fee for the construction phase of the project that is based on
a percentage of the total construction costs. The fee shall cover:
1. Wages or salaries of the CMAR's administrative and supervisory
personnel who are stationed at the worksite.
2. Wages or salaries of the CMAR's administrative and supervisory personnel
who are engaged in workshops, visiting factories, or other similar work
whereby personnel are travelling away from the CMAR's principal office or
work site.
3. All taxes, benefits (health and other), dues, insurance,
contributions, assessments, pensions, holidays, and
vacations. This does not apply to those CMAR employees who are self-
performing construction of the project but does apply to those supervisory
and administrative personnel who are managing any self-performed work.
4. Bonuses, profit sharing, or any other discretionary payments made to
either employees or subcontractors.
5. Costs for document productions, facsimile transmissions, telephone
services (at jobsite or elsewhere), postage and/or parcel delivery, or
any petty cash expenses.
6. Premiums for insurance for this project limited to general liability and
worker's compensation.
7. Expenses incurred by the CMAR for relocation and temporary living
allowances for its employees stationed at the site of the work.
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i. Additional Information will be distributed to requestors if required during the course
of advertisement.
j. Procedure for Submission:
i. Firms wishing to be considered shall submit one digital and seven (7) printed
copies by 4:00 PM CT on Friday, October 23, 2026 to:
Steve Salwei, P.E.
Public Works Service Operations Director
City of Bismarck
601 S 26th St.
PO Box 5503
Bismarck, ND 58506-5503
Telephone: 701-355-1700, option 3
Email: pwservice@bismarcknd.gov
4. SELECTION PROCESS:
a. The selection committee will evaluate submittals and will select based on
professional qualifications. The Construction Manager will be awarded this project
based on, but not limited to, the following criteria:
i. Demonstration of the qualifications contained herein.
ii. A favorable qualification response proposal and interview
iii. Demonstration of the willingness and ability to work in the City of Bismarck's
best interest by providing value engineered cost saving solutions when
applicable to the project will also be a favorable consideration for selection.
b. After evaluating the responses to this RFP, the selection committee will create a short-list
of no fewer than three companies that it considers to be the most qualified. If fewer than
three proposals were submitted, selection committee may resolicit for qualifications,
interview any person that applied, or consider using another allowed delivery method.
c. After submitting responses to the RFP, the short-listed companies will be interviewed by
the selection committee. The purpose of the interview will be to meet the proposed Project
team, become familiar with key personnel, and understand the project approach and ability
to meet the stated objectives for the Project. The selection committee will notify each short-
listed firm to schedule individual times and location for the interviews. It is anticipated that
the interviews will be held the week of November 2, 2026 to November 5, 2026.
CMAR Selection Schedule:
Advertisement | October 1, 2026
Proposals Due | October 23, 2026
Notice of CMAR Shortlist | October 28, 2026
Interview Dates | November 2 through November 5, 2026
City Commission Approval | November 24, 2026
CMAR Start Date | December 1, 2026
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Terms and Conditions
a. The City of Bismarck reserves the right to reject any and all responses, and to waive
minor irregularities in any response.
b. The City of Bismarck reserves the right to request clarification of information submitted
and to request additional information for any response.
c. The City of Bismarck reserves the right to award the contract at its sole discretion to the
firm determined to be the most qualified. If the City of Bismarck and the selected firm are
unable to successfully negotiate and execute a contract within 30 days of this selection,
the City reserves the right to negotiate with and award the contract to the next most
qualified firm.
d. The contract resulting from the acceptance of a proposal by the City of Bismarck shall be
in a form supplied or approved by the City and shall reflect the specifications in the RFQ.
The City reserves the right to reject any contract that does not conform to the specifications
contained in this RFQ.
e. The City of Bismarck shall not be responsible for any costs incurred by the respondent
related to preparing, submitting, or presenting its response to the RFQ.
Questions regarding the Request for Proposal should be directed to Steve Salwei, via email.
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Scoring Rubric
CRITERIA WEIGHT
1. Similar Project Experience: TBD
2. Key Personnel: TBD
3. Workload & Availability: TBD
4. Safety Record: TBD
5. Familiarity with Location: TBD
6. Fees and Expenses: TBD
7. Compliance with State/Federal Laws: TBD
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