Iowa Department of Transportation

645-RFP-2287-2026

REQUEST FOR

QUALIFICATION FOR

CONSTRUCTION MANAGER AT RISK

FOR

Iowa DOT New Maintenance Facility - Waterloo

THE RESPONSIBILITY FOR SUBMITTING AN ELECTRONIC PROPOSAL RESPONSE

USING DOT’S IMPACS BID SYSTEM ON OR BEFORE THE STATED DATE AND TIME

WILL BE SOLELY AND STRICTLY THE RESPONSIBILITY OF THE OFFEROR.

IOWA DEPARTMENT OF

TRANSPORTATION

REQUEST FOR

QUALIFICATION FOR

CONSTRUCTION MANAGER AT RISK FOR

Iowa DOT New Maintenance Facility - Waterloo

SECTION I - REQUEST FOR QUALIFICATION OVERVIEW

1.0 PURPOSE

The Iowa Department of Transportation is accepting sealed proposals from qualified firms for CONSTRUCTION MANAGER AT RISK Services for an Iowa DOT New Maintenance Facility in- Waterloo.

1.1 INFORMATION TO CONSTRUCTION FIRMS

RFP TIMETABLE

The anticipated schedule of events for the RFP is as follows:

RFP Available

Highly Recommended Pre-Proposal Conference.

Cutoff date for electronic questions submission

Cutoff for Proposal submission

Evaluation of RFP responses Negotiations & posting of the weighted matrix.

Contract estimated start date.

Estimated Substantial completion date

1.1.1 Acronyms

Request for Proposal- RFP Iowa Department of Transportation-Owner

IDOT, DOT

Construction Manager- CM Construction Manager at Risk- CMaR Guaranteed Delivery Date- GDD Guaranteed Maximum Price- GMP

December 23, 2025

January 14, 2026, at 1:00 pm CT

February 3, 2026, at 10:00 a.m. CT

February 10, 2026, 1:00 p.m. CT

March 12, 2026

CM-Pre-construction services start mid-April 2026

April 15, 2028

1.2 RFP SUBMISSION AND SUBMISSION REQUIREMENTS:

1.2.1 To facilitate evaluation of Proposals please submit the following:

1.2.2 One (1) labeled original proposal. If proposal can also be used as a public copy Responder should label as ‘original/public copy’. If Responder does not want original copy to be used as a public copy, then Responder must send a second proposal labeled ‘public copy’. This RFP is a qualification base bid. The Iowa DOT reserves the right to negotiate prior to final contract execution. The documents indicated above are to be uploaded on the IMPACS Bidding System as separate attachments on or before the bid closing date and time as indicated in 645-RFP-2287-2026.

1.2.3 Construction firms must pre-register on IMPACS as Supplier is required in IMPACS before your Firm can submit a proposal. Please allow a minimum of 2 Days for your Supplier registration to be processed fully by IMPACS. To register please click the following link to register as a supplier Register on IMPACS By registering you will have full access to all documents related to 645-RFP-2287-2026.

1.2.4 Proposal Responses shall be submitted on DOT’s IMPACS bid system or signed and prepared in or typewritten in the solicitation documents provided. Telephonic, email and or facsimile responses shall not be considered.

1.2.6 When submitting the response in DOT’s IMPACS bid system construction firms are to review all tabs of the solicitation for information and guidance, it is the construction firm’s responsibility to ensure their bid submission is inclusive of all DOT requirements as indicated in the RFP.

1.3 CONTACT PERSON, COMMUNICATION & INQUIRES:

1.3.1 DOT Procurement Specialist Teri Schulz is the sole point of contact for all communications related to this RFP prior to the issuance of an executed contract.

1.3.2 All questions are to be directed solely to the Procurement Specialist. All communication is to be in written format, we encourage Construction Firms to upload their questions under the Question & Answer Board on the DOT IMPACS bid system on or before the question cutoff date and time. Responses to questions will be addressed and communicated out to construction firms via the DOT IMPACS bid system.

1.4 REJECTION OF PROPOSALS

The Iowa Department of Transportation may reject all proposal submissions. Proposals received after the Close date and time indicated in the IMPACS bid solicitation will not be considered.

1.5 COST INCURRED BY CONSTRUCTION FIRMS

All expenses involved with the preparation and submission of the RFP to the Iowa Department of Transportation, or any work performed in connection therewith is the responsibility of the construction firm(s).

1.6 BONDING

1.6.1 A performance and payment bond will be required of the awarded Construction Firm in the amount equal to 100% of the Guaranteed Maximum Price (GMP) amount upon completion of final GMP amendment.

1.6.1 Individual Trade Contracts will be between the CM and the Trade Contractors, subject to the Owner's approval.

SECTION II - GENERAL CONDITIONS

2.0 PURPOSE: Iowa DOT New Maintenance Facility in Waterloo

The Iowa Department of Transportation is issuing this Request for Proposal (RFP) and accepting sealed proposals from qualified construction firms for CONSTRUCTION MANAGER AT RISK services for a https://solutions.sciquest.com/apps/Router/SourcingSupplierRegistration?CustOrg=DASIowa&AuthTok new DOT Maintenance Facility located at 1875 W. Ridgeway Ave., Waterloo, IA 50704.

2.1 PROJECT

The project consists of site work and construction of a new building on the existing Waterloo DOT site property.

The existing DOT Complex site will be Owner occupied throughout the project and DOT operations will be fully functioning throughout construction. Construction planning and coordination will be critical to maintain operational needs such as brine making, water, utilities, use of the existing maintenance facility and access to the salt storage. Maintaining access to an existing, newer mechanic and wash bay will require careful consideration due to the planned attachment to the new construction. The planned maintenance facility will require new utilities including new Natural gas, electricity, water, storm and sanitary sewer while existing utilities to the existing facilities remain operational.

There are several existing structures on site. These include a brine making and brine storage building, a heated pole building, a couple of unconditioned storage buildings and the existing maintenance garage facility. Current plans call for the existing garage to be demolished as well as two unconditioned storage buildings. Further planning and analysis by the DOT in collaboration with the CM will provide additional information regarding the outcome of these structures.

The new building will be a single story, sprinklered, heated, operations facility to house nearly 40 vehicles and equipment as well as all staff. A portion of the facility will also include offices, lab space, storage and wash bays. The approximate area of the proposed structure is 50,000 sq.ft.

The construction will consist of concrete foundations, slabs on grade, precast insulated load bearing wall panels and an EPDM roofing system over steel deck and supporting steel joists and girders.

Heating and cooling systems and infrared radiant heat loops. Plan provided is the site Plan as it exists today.

The Architectural Services team of the DOT plans for the project to be completed in a single phase and to maintain operations at the project site continually during construction and winter operations. The CM shall coordinate with the DOT Architectural Services team on the timeline following execution of the contract.

2.2 BUDGET

Approximate Construction Value is dependent upon working with the awarded vendor to determine construction timeline phases and associated budget.

2.3 SERVICES

2.3.1 In addition to managing the construction, the CM will provide pre-construction services and work collaboratively with the architect, to develop constructability reviews, cost savings alternatives and schedules in relation to this new facility.

2.3.2 To qualify for consideration, a firm must be prepared to provide the expertise, resources, and personnel experience in project planning, cost management, project control, pre-construction and construction techniques, value-engineering analysis, scheduling and quality assurance throughout the planning and construction phases of the project.

2.3.3 The services to be performed by the CM will have as their objective the efficient, economical, and timely delivery of the project by managing the construction of the project within the time and cost limitations and within established quality requirements. The services will be performed during the pre-construction phase and construction phase including getting approval from the Owner and Architect in project planning, arrangement of bid packages, bidding and award of the trade contracts, and management of construction until occupancy and final acceptance by Owner is achieved.

2.4 PRE-PROPOSAL CONFERENCE

There will be a Highly Recommended Virtual Pre-Proposal Conference held on January 14, 2026 at 1:00 pm CT. All construction firms planning to participate in 645-RFP-2287-2026 should register your firm name and the number of attendees by emailing DOT Procurement Specialist Teri Schulz at teri.schulz@iowadot.us. Information regarding the Highly recommended virtual pre-proposal conference can be found under the Description Tab of 645-

RFP-2287-2026

2.5 PROCEDURES & MISC. ITEMS

2.5.1 All materials submitted in connection with this RFP will be public documents and subject to the Open Records Act and all other laws of the State of Iowa. All such materials shall remain the property of the Iowa Department of Transportation and will not be returned to the respondent.

2.5.2 The issuance of this RFP constitutes only an invitation to present a proposal. The Iowa Department of Transportation reserves the right to determine, at its sole discretion, whether any aspect of a respondent's submittal meets the criteria in this RFP. The Iowa Department of Transportation also reserves the right to seek clarifications, to negotiate with any construction firm submitting a response, to reject any or all responses with or without cause, and to modify the procurement process and schedule. If the RFP is withdrawn, or the project canceled for any reason, the Iowa Department of Transportation shall have no liability to any respondent for any costs or expenses incurred in connection with this RFP or otherwise.

2.5.3 Failure to submit all or any of the mandatory documents from this RFP package shall be just cause for the rejection of the qualification package. The Iowa Department of Transportation reserves the right to decide, on a case-by-case basis, in its sole discretion, whether to reject such a proposal as non-responsive.

2.5.4 By submitting a qualification package, the construction firm is certifying that they are not currently debarred from bidding on contracts by any agency of the State of Iowa, nor are they an agent of any person or entity that is currently debarred from submitting proposals on contacts by any agency of the State of Iowa.

Construction Firms are to be registered to do business in the State of Iowa. Firms may check the Iowa Secretary of the State website https://sos.iowa.gov/ to verify certifications.

Construction firms are required to be registered with Iowa Department of Inspections, Appeals & Licensing and have a current contractor registration number. https://laborportal.iwd.iowa.gov/iwd_portal/publicSearch/public

2.5.5 Any contract resulting from this RFP shall be governed in all respects by the laws of the State of Iowa. Any legal action relating to a contract shall only be commenced in the Story County, Iowa, District Court, or the United State District court for the Southern District of Iowa. The contractor shall comply with applicable federal, state, and local laws and regulations.

2.5.6 Payment Terms-The Contractor will be compensated in accordance with the payment terms outlined in the Contract. The Contractor shall submit an invoice for Deliverables rendered in accordance with this Contract. The invoice shall comply with all applicable mailto:teri.schulz@iowadot.us https://sos.iowa.gov/ https://laborportal.iwd.iowa.gov/iwd_portal/publicSearch/public rules concerning payment of such claims. The Agency shall verify the Contractor’s performance of the Deliverables outlined in the invoice before making payment. The Owner shall pay all approved invoices in arrears and in conformance with Iowa Code 8A.514. The Owner may pay in less than sixty (60) days, but an election to pay in less than sixty (60) days shall not act as an implied waiver of Iowa Code § 8A.514.

Unless otherwise agreed in writing by the parties, the Contractor shall not be entitled to receive any other payment or compensation from the State for any Deliverables provided by or on behalf of the Contractor under this Contract. The Contractor shall be solely responsible for paying all costs, expenses, and charges it incurs in connection with its performance under this Contract. Invoices presented for payment must reference the purchase order number or contract to be submitted for processing.

3.0 PROJECT SCOPE

It is the intent of the Owner that the successful CM will provide the required services for a fixed fee.

It is further the intent of the Owner that the successful CM will provide a Guaranteed Maximum Price (GMP) for the cost of the construction of the project to include a Guaranteed Delivery Date (GDD). The Owner also intends that the successful CM accept the following stipulations:

3.1 The CMaR fee is to be inclusive of costs associated with both the pre-construction and construction costs.

3.2 Contractor must adhere to requirements in chapter 26A #7 ‘Definition of Self Perform’.

At the time of response submission, the responder is required to inform DOT of which work they consider to self-perform. See Section 314.1B on the DOT website located at.

'Office of Local System-Iowa DOT'

3.3 The CM will be "at risk" in the proposed undertaking and will be responsible for completing the project within the GMP and GDD.

3.4 Should the final cost of the project be less than the GMP, there will be a cost set sharing percentage rate that is pre-established by the CM and the owner.

3.5 An agreed percentage of pay applications will be held in retention.

3.6 The Owner shall have the authority to suspend or terminate performance of the project.

3.7 CM will share with the Owner the calculations and assumptions on which the CM's proposed GMP and GDD is based and provide to the Owner any information requested by the Owner in a timely manner or according to a schedule developed by the parties.

4.0 SERVICES TO BE PROVIDED BY THE CM

4.1 Project Planning - The CM is expected to work with the Owner to plan the project to include:

4.1.1 Reviewing ideas and suggestion offered by the Owner regarding feasibility or constructability.

4.1.2 Evaluate designs with respect to constructability issues.

4.1.3 Evaluate value-engineering opportunities.

4.1.4 Designated on site project management is required.

4.2 Bidding and Awarding

4.2.1 Arrange bid packages.

4.2.2 Develop requirements to assure time, cost, and quality control during construction.

https://iowadot.gov/local_systems/Bid-and-quote-thresholds

4.2.3 Provide a provisional construction schedule for issuance with the bid package.

4.2.4 Identify bidders and generate bidder interest.

4.2.5 Schedule and conduct pre-bid conferences in conjunction with Architect and representatives from the Owner.

4.2.6 Provide Owner the sub-bidder and supplier objective qualification requirements prior to advertising requests for qualifications.

4.2.7 Advertise and distribute bidding documents in accordance with applicable federal and state laws, rules, and regulations.

4.2.8 Send Owner the CM Advertisement on the Request for Qualifications for

Bidders. Owner will post the qualification opportunity provided by CM on the Iowa IMPACS system website and will include a link to the CMaR public notice.

4.2.9 Shall achieve a minimum of 3 prequalified subcontractors in the bidding process for each bid package, unless otherwise approved by the Owner.

4.2.10 Provide to the Owner and Owner’s Consultant the bid package numbers and the scope and description of each bid package prior to releasing the bid to qualified bidders.

4.2.11 Monitor bidder activity.

4.2.12 Review and analyze bids and recommend awards.

4.2.13 Update schedules.

4.3 Construction

4.3.1 Maintain on-site staff for construction management.

4.3.2 Establish and maintain coordinating procedures.

4.3.3 Develop and maintain a detailed schedule including delivery, approvals, inspection, testing, construction, and occupancy.

4.3.4 Conduct and record job meetings.

4.3.5 Prepare and submit change order documentation for approval of Architect and the Owner.

4.3.6 Maintain a system for review and approval of shop drawings.

4.3.7 Maintain records and submit periodic reports to Architect and the Owner.

4.3.8 Maintain quality control and ensure conformity to contract documents.

4.3.9 Provide cost control through progress payment review and verification according to the approved schedule and contract amounts.

4.3.10 Coordination of post completion activities, including the assembly of guarantees, manuals, and the Owner's final acceptance.

SECTION THREE - PROPOSAL FORMAT

5.0 PROPOSAL FORMAT

To facilitate the analysis of responses to this RFP, Construction Firms are required to prepare their proposals in accordance with the instructions outlined in this section. Each Construction Firm is required to submit the proposal electronically using DOT’s IMPACS bid system by uploading the required documents as attachments in the sealed bid package. Construction Firms whose proposals deviate from these instructions may be considered non-responsive and may be disqualified at the discretion of the Iowa Department of Transportation. Construction Firm should be sure they have uploaded all required attachments in the DOT’s electronic bid system IMPACS under 645-RFP- 2287-2026 as part of their proposal. Instructions relative to each part of the response to this RFP are defined in the remainder of this section.

5.1 TRANSMITTAL LETTER

The proposal responses shall include a clear and concise transmittal letter and be prepared with a straightforward, concise delineation of the construction firm's capabilities to satisfy the requirements of this RFP.

5.1.1 Transmittal Letters are to be titled “Transmittal Letter” and must include the responders full name, address, email, telephone number, and the Authorized Signature to legally bind the responder.

5.1.2 Any request for confidential treatment of information must be included in the transmittal letter in accordance with the provisions found in the document titled "Public Records and Request for Confidential Treatment” (see last page of this RFP document).

5.1.3 In addition to the specific statutory basis supporting the request, an explanation of why disclosure of information is not in the best interest of the public is required.

5.1.4 The transmittal letter must also contain the name, mailing address, email address and telephone number of the individual authorized to respond to the Iowa DOT about the confidential nature of the information.

5.2 EXECUTIVE SUMMARY

The Executive Summary portion of the response to the RFP should be limited to a brief narrative highlighting the Construction Firm’s proposal. The summary should contain the construction firms plans for complying with the requirements of the RFP, experience and abilities and any other summary information the construction firm deems to be pertinent.

5.3 CONSTRUCTION FIRM HISTORY AND INFORMATION

Construction Firms must provide the following information about their company so that the Owner can evaluate the firms’ stability and ability to support the commitments set forth in response to the RFP. The Owner, at its option, may require a firm to provide additional support and/or clarify requested information. The firm should outline the company's background, including:

5.3.1 Provide a brief overview of firm. Provide listing of key employees and their positions.

5.3.2 Indicate which employees are being considered for roles on this project.

5.3.3 Has the firm been involved in litigation in the past five (5) years? If yes, please list any active or pending litigation and explain.

5.3.4 Has the firm ever failed to complete any work awarded or been removed from any project awarded to the firm?

5.3.5 List the contact person(s), addresses and phone numbers for your insurance carrier.

5.3.6 List the contact person(s), addresses and phone numbers for the firm's bonding company.

5.3.7 What is the firm's bonding capacity and how much work is currently bonded?

5.3.8 Provide a list of current projects and percent complete.

5.3.9 Provide information on the firm' s total amount of construction cost completed on a yearly basis over the past five (5) years.

5.4 PROJECT EXPERIENCE – Must be included in each of the 6 to 8 projects being submitted.

5.4.1 Provide examples of your experience undertaking projects of similar size and scope in either the public or private sector, past performance, safety record, proposed personnel and proposed methodology. Provide a minimum of 6 projects and maximum of 8 projects. Include the following information for each project:

5.4.2 Project Budget

5.4.3 Final Project Cost (reasons for change - if any)

5.4.4 Project Team - please note if team members are proposed for this project.

5.4.5 Project Owner Contact or Reference

5.4.6 Project Completion Date

5.5 PROJECT TEAM

Provide an organizational chart showing the lines of responsibility and accountability for the project(s). Provide all resumes for all proposed team members, identify their proposed role, and include their resume. Each resume is not to exceed 2 pages.

5.5.1 Please identify the individual who will serve as the primary point of contact for the Owner, Architect, and project team; CM shall certify that the teams presented in this RFP shall remain as indicated until project completion.

5.5.2 Describe your firm's approach to Quality Assurance.

5.6 PROJECT APPROACH

5.6.1 Provide a brief outline and description of your firm's approach for a program of this nature. If selected for an interview, include detailed explanation of the fees and expenses for this project (including reimbursable), as well as any other contingency for which the CM expects to be compensated.

5.6.2 Describe your firm's approach to Pre-Construction services.

5.6.3 Describe your firm’s approach with the Owner during Pre-Construction services to balancing scope and/or quality to meet the estimated budget GMP amount.

5.6.4 Describe your firm's views on change orders as related to projects containing pre-construction services.

5.6.5 Occasionally, subcontractors and suppliers file for bankruptcy during a project.

How do you protect the Owner from being adversely affected by this situation?

5.6.6 How will your firm ensure the best value for the Owner's budget? Discuss a subcontractor's role in this effort.

5.6.7 Describe your company’s approach on how you’ll address the Guaranteed Maximum

Price, the method of your approach and when to establish the time frame to lock in the price.

5.6.8 DOT will be utilizing the AIA documents, and the articles will be considered for discussion during the negotiation phase. A sample of contracts A133-2019 and A201-2017 are attached under the ‘Buyer Attachments’ tab on RFP-645-2287- 2026.

5.7 ADDENDA If revisions become necessary, the Iowa Department of Transportation will provide written addenda to all Construction Firms who have received the RFP. Said addenda will be posted and distributed in DOT’s IMPACS bid system for all participants.

SECTION IV - SELECTION

6.0 FINAL SELECTION

Following review of all qualified proposals, selection of a suitable Construction Firm, a preliminary weighted matrix will be posted in the DOT IMPACS Bid system. Following department approval, the Owner will complete contract negotiations prior to final contract execution. The Iowa Department of Transportation reserves the right to accept the response that is determined to be in the best interest of the DOT. The Iowa Department of Transportation reserves the right to reject any and or all proposals.

6.1 EVALUATION METHOD

The Owner will evaluate all proposals deemed responsive to this request by an evaluation team selected by the Iowa Department of Transportation.

6.2 SELECTION PROCEDURE

Selection of the CM will be a qualification-based process through a written proposal and presentation/interview.

6.2.1 Following completion of the initial written proposal evaluations, if deemed necessary by the evaluation committee, up to three of the highest ranked, best qualified firms will be granted an opportunity to appear before the Evaluation Committee to make an oral presentation and submit to an interview.

6.2.2 Information on the presentation will be provided via email to the construction firms selected.

6.2.3 The Owner reserves the right to negotiate, prior to award, adjustments in all elements of what proposers submit in their proposals.

6.3 SELECTION CRITERIA

Responses to this RFP will be scored according to the following criteria:

6.3.1 Overall content of written submitted proposal information response to these categories:

• Firm History and information

• Relevant Project Experience

• Project Team

• Project Approach

• Location and Responsiveness

6.3.2 Presentation Criteria to include the following categories :

• Ability to communicate understanding of the DOT, project scope, and requirements

• Relevant Project Experience

• Project Team

• Project Approach

• Overall Quality of Presentation

6.4 CONTRACT NEGOTIATION

Upon selection, the Owner will attempt to negotiate a contract based on the CM's fee proposal.

The Owner has the right to reject the fee proposal and elect to either negotiate a new fee proposal with the selected firm or enter negotiations with the next highest ranked Construction firm. The Owner retains the Ownership of and all rights to use all documents produced during the interview process for use in selecting the final firm and completing the project.

Public Records and Requests for Confidential Treatment The Iowa DOT may treat all information submitted by a Responder as public information following the conclusion of the selection process unless the Responder properly requests that information be treated as confidential at the time of submitting the Response. The Iowa DOT release of information is governed by Iowa Code chapter 22. Responders are encouraged to familiarize themselves with Chapter 22 before submitting a Response. The Iowa DOT will copy and produce public records as required to comply with the public records laws. Any request for confidential treatment of specific information must be included in the transmittal letter with the Responder’s Response. In addition, the contractor must enumerate the specific grounds in Iowa Code Chapter 22 or other applicable law which support treatment of the material as confidential and explain why disclosure is not in the best interest of the public. Pricing information cannot be considered confidential information.

The request for confidential treatment of information must also include the name, address, and telephone number of the person authorized by the Responder to respond to any inquiries by the Iowa DOT concerning the confidential status of the materials. Any Response submitted which contains confidential information must be conspicuously marked on the outside as containing confidential information, and each page upon which confidential information appears must be conspicuously marked as containing confidential information. Failure to properly identify specific confidential information must relieve the Iowa DOT or State personnel from any responsibility if confidential information is viewed by the public, or a competitor, or is in any way accidentally released. Identification of the entire Response as confidential may be deemed non-responsive and disqualify the Responder. If the Responder designates any portion of the RFP as confidential, the Responder must submit one copy from which the confidential information has been excised.

The confidential material must be excised in such a way as to allow the public to determine the general nature of the material removed and to retain as much of the Response as possible. The Iowa DOT will treat the information marked confidential as confidential information to the extent such information is determined confidential under Iowa Code Chapter 22 or other applicable law by a court of competent jurisdiction. In the event the Iowa DOT receives a request for information marked confidential, written notice must be given to the Responder seven calendar days prior to the release of the information to allow the contractor to seek injunctive relief pursuant to Section 22.8 of the Iowa Code. The Iowa DOT will release the information marked confidential in response to a request for public record records unless a court of competent jurisdiction determines the information is confidential under Iowa Code Chapter 22 or other applicable law. Responses containing proprietary information must have the specific information considered proprietary clearly marked. All information included in the Response not indicated as proprietary will be open for inspection. All Responses become property of the Iowa DOT. Responders must indicate in the Transmittal Letter if the original technical response is considered the public copy without redactions. Any request for confidential treatment of information must be included in the RFP response in accordance with the provisions of herein. In addition to the specific statutory basis supporting the request, an explanation why disclosure of the information is not in the best interest of the public is required. The request must also contain the name, address, electronic mail address and telephone number of the individual authorized to respond to the Iowa DOT about the confidential nature of the information.