RFQ 2027-021 University of Southern Maine Public Private Partnership (P3) Sullivan Gym Project

Administered by University of Maine System
Office of Strategic Procurement
Request for Qualifications (RFQ)
University of Southern Maine
Public Private Partnership (P3)
Sullivan Gym Project
RFQ #2027-021
Issued Date: September 11, 2026
Response Deadline Date/Time: October 21, 2026, 11:59 p.m.
EST
Response Submission Information:
Submitted electronically to UMSResponses@maine.edu
Email Subject Line - DH: USM P3 - RFQ#2027-021
Response Contact Information:
Email: UMSResponses@maine.edu

Request for Qualifications - USM Sullivan Gym P3 Dated: 9/11/2026
Contents
1.0 INTRODUCTION ........................................................................................................................... 3
1.1 Definitions, Background, Purpose and Specifications................................................. 3
1.2 Submittal Requirements........................................................................................................... 7
1.3 General Information ............................................................................................................. 10
1.4 General Submission Provisions ....................................................................................... 12
2.0 METHOD OF REVIEW AND STATEMENT OF QUALIFICATIONS REVIEW ................. 14
2.1 Evaluation Criteria ................................................................................................................ 14
2.2 Award ....................................................................................................................................... 14
2.3 Tie Bids.................................................................................................................................... 14
2.4 Negotiations ........................................................................................................................... 15
2.5 Award Protest ........................................................................................................................ 15
3.0 RESPONSE FORMAT REQUIREMENTS .............................................................................. 15
3.1 General Format Instructions .............................................................................................. 15
3.2 Response Format Instructions ......................................................................................... 16
Appendix A - University of Maine System Response Cover Page ................................... 17
Appendix B - Debarment, Performance and Non-Collusion Certification ...................... 18
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1.0 INTRODUCTION
1.1 Definitions, Background, Purpose and Specifications
1.1.1 Definitions
The University of Maine System will hereinafter be referred to as the "University."
Respondents to the document shall be referred to as "Respondent(s)" or
"Respondent".
The Respondent to whom the Agreement is awarded shall be referred to as the
"Contractor."
The University of Maine System and other components of the University shall be
referred to as "Multi-Institution".
1.1.2 Background
Overview
Established in 1968, the University of Maine System (UMS) unites six distinctive
public universities, comprising 10 campuses and numerous centers, in the
common purpose of providing quality higher education while delivering on its
traditional tripartite mission of teaching, research, and public service.
A comprehensive public institution of higher education, UMS serves more than
30,000 students annually and is supported by the efforts of more than 2,000 full-
time and part-time faculty, more than 3,000 regular full-time and part-time staff,
and a complement of part-time temporary (adjunct) faculty.
Reaching more than 500,000 people annually through educational and cultural
offerings, the University of Maine System also benefits from more than two-thirds
of its alumni population residing within the state; more than 123,000 individuals.
The System consists of six universities: The University of Maine (UMaine),
including its regional campus the University of Maine at Machias (UMM); the
University of Maine at Augusta (UMA); the University of Maine at Farmington
(UMF); the University of Maine at Fort Kent (UMFK), the University of Maine at
Presque Isle (UMPI); and the University of Southern Maine (USM). The System
also includes the University of Maine School of Law and the University of Maine
Graduate and Professional Center.
Campus thumbnails
University of Southern Maine
Known for its academic excellence and student focus, the University of Southern
Maine (USM) is a community-engaged university taking advantage of its three-
campus location in the economic and cultural heart of Maine to provide unmatched,
authentic, hands-on learning experiences. This gives our graduates a leg up in
launching their careers while at the same time meeting the workplace needs of our
region and state.
Our significant financial and academic support provides our students access to a
high quality education, helps ensure their success once they are here and enables
them to pursue and realize their dreams upon graduation.
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Reflecting the community it serves, USM has become known as "the University of
Everyone," welcoming a diverse mix of ages, backgrounds and income levels to
our 8,000 plus student body. Ranging from traditional high school graduates to
adults completing their degree, from high achievers to those who may not have
seen a college education in their future, from new Mainers to veterans who have
served our nation, the University of Southern Maine supports their academic
pursuits and encourages their advancement.
1.1.3 Purpose
1.1.3.1 Project Description
Site conditions, existing structures, design objectives
The University of Maine system, acting through the University of
Southern Maine, seeks to redevelop the existing Sullivan Center
Complex, located on the Portland, Maine campus, for the future of
campus recreation needs for students and faculty/staff members. The
new or updated facility must minimally provide weight machines,
cardiovascular and fitness equipment, gymnasium space,
multipurpose activity rooms, locker rooms, and meeting space to meet
growing demand from the residential community on campus. Overall,
updated facilities require approximately 47,000 NSF of demanded on-
campus recreation space.
The Sullivan Center site currently sits on the corners of Falmouth St.
and Durham St. on the north side of the Portland Campus. Updated
facilities on the Sullivan site are intended to support the recently
developed Portland Commons residence hall and McGoldrick Student
Center located to the southeast of the site along with the broader USM
community.
1.1.3.2 Site Considerations
Existing Infrastructure
The Sullivan Center Complex currently comprises approximately
47,000 gross square feet of primarily campus recreation space for
students and faculty/staff members. In addition to recreation functions,
the Sullivan Complex currently houses Facilities Management, Health
Services, Media Studies, and Event Services. The building also
requires significant deferred maintenance across its roof and all major
building systems which must be addressed as part of the project.
The site also includes shared parking that serves adjacent campus
buildings, and any redevelopment must preserve existing parking
capacity. Access to the Science Building's loading dock must be
maintained throughout and following construction. For Facilities
Management operations, access to Durham Street should ideally be
preserved, and any development solution should retain a central
campus presence located near the loading and equipment zone to
support ongoing operations.
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Site Constraints
Respondents should be aware of several site constraints that will
shape the design and development approach. The Sullivan Complex
currently provides approximately 39,000 gross square feet of
dedicated recreation space, with the remainder occupied by shared
campus users. Any development Qualifications must account for
these shared users; respondents should plan to either incorporate
these functions into the redeveloped facility or identify a viable path to
relocating them elsewhere on campus, subject to university approval.
Any proposal which utilizes existing green space should anticipate the
potential for subsurface debris or waste removal upon excavation.
Building setbacks along Falmouth Street are limited, which may
constrain the footprint of new construction or additions. Respondents
should also account for potential municipal zoning restrictions on
building height applicable to this site, and are encouraged to conduct
due diligence with the City of Portland as part of their proposal
development.
1.1.4 Specifications / Scope of Work
Development partnership
The University desires a strong partner to assist in the redevelopment of
the Sullivan Center building and surrounding exterior site. The
University's goal is to deliver core recreational programming to the
Portland Campus at a reduced fee impact to students. Core programming
includes weight and fitness, athletics, and recreation space
The Respondent's proposed plans must focus on addressing the future of
the Sullivan Center site, including providing campus recreation space to
students and faculty/staff, and addressing deferred maintenance needs.
Plans must include future locations of existing tenants in the Sullivan
Center complex including Facilities Management, Health Services, Media
Studies, and Event Services. USM is open to a full range of mixed-use
development possibilities as solutions so long as these proposed plans
prioritize the development of student facilities on campus.
However, potential plans may include opportunities for non-USM
community usage and memberships. Additionally, the University is open
to exploring alternative sites and additional phasing which may serve
complimentary needs to the main project on the Sullivan Center site.
Plans must also include temporary "swing" locations for any programming
that is displaced during construction. These potential locations must be
on campus. The demanded program for campus recreation space has
been included in Appendix D.
Concept Options
Interior Renovation and New Construction:
* Renovate the interior of the existing Sullivan Center building
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* Create a new building (addition) to the Sullivan Center over the existing
parking
* Redesign the existing exterior site including the relocation of programs and
parking.
* Prioritize maintaining the location of the Facilities Management space if
possible. There is flexibility to relocate the other non-recreation departments.
Figure 1 - Interior Renovation + New Construction Options
Site Redevelopment
* Redevelop the entire Sullivan Center site
* Create new building footprint for the Sullivan Center
* Prioritize maintaining Facilities Management location if possible. There is
flexibility to relocate the other non-recreation departments.
* Introduce new complimentary mixed-use development to the site.
Redesign the existing exterior site including the relocation of programs
and parking.
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Figure 2 - Site Redevelopment Options
1.2 Submittal Requirements
The following constitutes the submittal requirements and evaluation criteria for
the Owner to evaluate RFQ responses. The RFQ response must follow the order
provided below to facilitate review of the responses. In addition, the RFQ
response must provide tabs correlating to each of the following criteria numbers
below. Total response should be limited to 25 pages of text and graphics (twenty
pages front and back) beginning at Tab 1. Tabs that include text, photographs,
and/or graphics will be counted as pages. Tabs showing only the tab title and
number will not be counted as pages. All pages should be numbered.
Please note that the submittal requirements and evaluation criteria listed in this
RFQ apply to the entire responding Team. Information pertaining to potential
Team members should be submitted as part of the RFQ response.
Submittals must respond to each criterion in the following order:
* Cover Page
* Insert Appendix A - UMS Response Cover Page
* Insert Appendix B - Debarment, Performance and Non-Collusion
Certification
* Cover Letter
* Table of Contents
* Tab 1: Team Composition
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* Tab 2: Technical Capability
* Tab 3: Relevant Experience & References
* Tab 4: Preliminary Project Approach
A description of Tabs 1, 2, 3, and 4 is included below in further detail.
1.2.1 Description of Tabs
1.2.1.1 Team Composition
1.2.1.1.1 Description of Project Team: Provide a description of the
project team, including, but not limited to any architect,
engineers, specialty consultants, legal counsel, operator,
and general contractor or construction manager that the
Prime (any of which above may be designated)
proposes to use for the Project's design and
construction. The description should include an
explanation of the team selected, a brief overview of
each firm and relevant experience. Include an
organizational chart showing the relationships between
key personnel and highlighting who would be the primary
contacts with the University.
1.2.1.1.2 Role of Key Personnel: Briefly outline the roles of the
key personnel for the Team. Provide resumes of key
personnel, including length of time in current position
with the company. Resumes may be included as an
Appendix as to not count toward the 20-page limit. For
all key personnel, list information on any lawsuits, legal
claims or litigation in which they have been named
individually or that resulted from a project in which they
served on the development team or played a
management role in the project oversight.
1.2.1.1.3 Contact Person: Provide a single point of contact for all
future communication with the Owner. Disclose the
contact person's name, title, organization, address,
telephone number and e-mail address.
1.2.1.2 Technical Capability
Specifically, the Team should demonstrate proficiency / experience
in the following areas and provide a short description of how this
proficiency / experience applies to achieving financial close and
successful implementation and operations of the Project:
1.2.1.2.1 Development Implementation: Demonstrated success
partnering with universities to meet design and
construction requirements, delivering projects on
schedule and on budget, including experience
structuring and delivering public-private partnership (P3)
projects.
1.2.1.2.2 Recreation: Experience designing and constructing
campus or community recreation and athletics projects.
1.2.1.2.3 Sustainability: Experience designing new construction
and renovations to sustainability standards, with a track
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record of achieving cost-effective outcomes against
targets such as LEED, WELL, and Fitwel certification, as
well as regulatory and code compliance.
1.2.1.2.4 Accessibility: Experience designing and delivering
projects that meet or exceed applicable accessibility
standards and codes.
1.2.1.2.5 Recreation Center Operations: Experience operating
and maintaining comparable campus recreation and
athletics facilities, including co-located or multi-use
facilities.
1.2.1.2.6 Financial Capability: Proposers must demonstrate their
financial capacity to complete and maintain the Project
over the term of the agreement. Proposers must provide
specific evidence that they have available the
appropriate financial resources to complete all aspects
of the Project or demonstrate their capability to raise
financing for a project of this nature and scope.
1.2.1.3 Relevant Experience & References
Provide a list, in order of relevance to the Project, of at least four (4)
recent comparable projects in which the proposing Team has
participated, preferably projects that were developed within the past
ten (10) years with at least one (1) of the comparable projects being
developed within the past five (5) years. Respondents are requested
to include projects that have relevance to the Project opportunity
described in this RFQ. Each included project should list the teaming
structure and identify if the proposed team (in response to this RFQ)
have collaborated previously.
For each of the four (4) required comparable recent projects, a
general project description must be provided along with the following
specific information submitted in the order and format prescribed:
* Title of project;
* Owner of project with a representative's name, title, address,
telephone number, and e-mail address at the relevant
university/institution with detailed knowledge of the
project(s);
* Location of project;
* Use(s) of facility (types of spaces included);
* Square footage of facilities in total and by types of space (i.e.
recreation, clinic/medical office, office, retail, other, etc.);
* Total project cost:;
* Construction costs on a per square foot basis;
* Delivery method;
* Architect for the project;
* General contractor for the project;
* Construction timeline and opening date;
* Sustainability achievements;
* Photographs of the completed project or if the project has
not been constructed, architectural renderings of the project;
* Any arbitration, mediation, or litigation that has arisen from
each development contract and the current stage of
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resolution of any of those items. For those items that have
been concluded or resolved, the outcome of the arbitration,
mediation, or litigation that was conducted.
1.2.1.4 Preliminary Project Approach
This section of the proposals should include a description of the
Proposers' initial interest and anticipated approach for the
development of the site. Proposers shall provide a concise narrative
describing their preliminary vision for delivering the Project and key
features that their concepts would incorporate. This section is
intended to capture strategic thinking and demonstrate alignment
with the University's broader objectives without committing to a
specific design or financial proposal. No renderings, site plans, or
detailed budgets are required at this stage.
The narratives should address:
* Initial thoughts on the proposed Project outlined in this RFQ;
* Industry standard metrics on construction cost per SF and
total hard and soft costs given experience within the
Southern Maine market / on similar projects;
* Opinion on current capital markets and the impact on the
success of the Project;
* Preliminary overview of the type of P3 structures (including
financing, operations, and maintenance) recommended for
the Project, based on the preliminary information provided in
the RFQ, including strategies for revenue generation through
student fees, memberships, programming, etc.;
* Preliminary approach to identifying and pursuing additional
funding sources for the project (e.g., incentives, tax credits,
etc.);
* Preliminary considerations regarding property tax treatment
and impact on Project's affordability;
* Preliminary approach to local entitlement and regulatory
review processes, including community engagement;
* Lessons learned from previous projects, including what
worked and what has not worked as it relates to design,
construction, financing, operations, and maintenance;
* Preliminary schedule considerations including major
milestones (financial close, construction completion);
1.3 General Information
1.3.1 Key Terms and Future Agreements
The University developed the following preliminary list of key terms for review and
consideration during and after the solicitation process.
* Assignment and Transfer. There will be no right to assign or transfer the
Ground Lease without the written consent of the University.
* Buy-out by University. The Ground Lease will contain provisions providing
the University with a right, at its sole option, to buy out the remainder of the
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