RFP - Coffman Renovations.pdf

©2026, Regents of the University of Minnesota, all rights reserved.

Do not copy or publish without express written permission.

Construction Manager Request for Proposal (“RFP”) for

Coffman Memorial Union Renovations

RFP # 01-064-25-3530A

RFP Title: Coffman Memorial Union Renovations

RFP Number: 01-064-25-3530A Page 2 of 17

TABLE OF CONTENTS

1.0 PROJECT INFORMATION

1.1 Background

1.2 Project Description (the “Work”)

1.3 University-Provided Information

1.4 Contract Sum

1.5 Critical Project Schedule Dates

1.6 Form of Contract between the University and the Selected Respondent

1.7 Self-Performed Work

2.0 PROPOSAL REQUIREMENTS AND EVALUATION CRITERIA

2.1 Tentative Schedule of Selection Process

2.2 Pre-Proposal Meeting

2.3 Evaluation Criteria

2.4 RFP Cover Page and Declaration

2.5 Respondent Team Qualification

2.6 Project Schedule and Work Plan

2.7 Project Cost

2.8 Workforce and Equal Pay Verification Of Compliance

2.9 Safety

2.10 Interviews

All checked Attachments listed below are part of the RFP.

X Attachment A: RFP Cover Page and Declaration

X Attachment B: Respondent Team Qualifications

X Attachment C: Project Schedule and Work Plan

X Attachment D: Project Cost

Attachment E: Workforce and Equal Pay Verification of Compliance

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Throughout this RFP “Respondent” or “you” means the prime firm responding to this RFP.

1.0 PROJECT INFORMATION

1.1 Background

The Board of Regents of the University of Minnesota (the “University”) is requesting

Proposals to provide construction manager services for renovations to Coffman Memorial

Union, located on the east bank of the Twin Cities campus (the “Project”).

1.2 Project Description (the “Work”)

Coffman Memorial Union has served as a central hub for student life on the Minneapolis campus since it's completion in 1940. One of campus' most used buildings, anchoring the south end of the Northrup mall, renovations have been performed over the years to serve changing student needs for a hub of entertainment, studying, socializing, and dining.

The last major renovations of Coffman were completed in 2003; updating the interior and restoring the exterior style of the building, and 2013; updating the second floor to serve student cultural centers and student government.

The University is once again preparing to renovate portions of Coffman Memorial Union to ensure it remains a vibrant hub of student activity on campus. The Project seeks a

Construction Manager as Constructor to join the University and Design Team in bringing the Project to fruition.

The Work is expected to primarily be focused on interior renovations that support student life on campus along with some exterior envelope maintenance. The basement, ground, first and fourth floors are expected to see renovations focused on updating student gathering and study space, dining and food service, and the Campus club.

The basement Work includes the renovation of the Goldy's Game room, creation of a student food bank at the current computer lab, and creation of study space at the current

OIT offices. Corridor spaces are also planned to be updated.

The ground floor Work includes major renovation of the Minnesota Marketplace server to create new service concepts, renovation of catering kitchen, and support spaces.

The main floor includes creation of student study space in the current OIT offices and renovation of the theater lobby and commuter lounge into theater pre-function space.

On the fourth floor the Campus Club renovation is expected to include a major renovation to the kitchen and servery, updates to the bar and restaurant areas.

Restrooms are planned to be renovated on Basement, Ground, and first floors.

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Exterior Work is expected to include a variety of waterproofing repairs identified as

Priority 1 items in the attached Condition Assessment by Collaborative Design Group

The Project is expected to start schematic design in July 2026 and start construction as early as fall of 2027. The Work is expected to be constructed continuously over multiple phases to allow ongoing use of the building and continuity of operations while the Work is constructed.

Refer to the attached Predesign Report that describes the Work in greater detail.

DLR Group is the Architect/Engineer of Record for the Project.

1.3 University-Provided Information

The University has assembled the following information about the Project (collectively, the “RFP Documents”) for review by the Respondent:

• This RFP and all Attachments

• RFx Instructions, Requirements, and Rights Reserved by the University

• Current Prevailing Wage Rates

• Table D-1: Project Cost Table

• Predesign Report (Volumes 1-3)

• Exterior Condition Assessment Report

The University has assembled the following additional RFP Documents (available to view online) for review by the Respondent:

• The Contract

• Exhibit A: Guaranteed Maximum Price Proposal Form

• The General Conditions of the Contract for Construction

• The University’s Building Standards

• Schedule of Values Pay Application Form

However, note the RFP Documents are subject to change. The University will provide notice of any changes to the RFP via addenda. Any information provided to Respondents during the RFP process, including the documents enumerated in this Section 1.3, is provided only for your use in preparing your Proposal. Respondents shall independently evaluate the information for their use in preparing the Proposal and shall be solely responsible for their use or interpretation of the information.

1.4 Contract Sum

The selected Respondent will perform the Work for a Contract Sum that will include the

Cost of the Work and the Respondent’s Fee (as those terms are defined in the Contract).

The scope of the Work shall include providing cost estimating and value engineering https://cpm.umn.edu/resource-center/cpm-resource-center https://cpm.umn.edu/resource-center/cpm-resource-center https://cpm.umn.edu/resource-center/cpm-resource-center https://cpm.umn.edu/resource-center/cpm-resource-center https://cpm.umn.edu/resource-center/cpm-resource-center

RFP Number: 01-064-25-3530A Page 5 of 17 services in cooperation with the Architect/Engineer of Record and establishing a final scope of Work and Guaranteed Maximum Price (GMP).

The University has established a construction budget for the Cost of the Work in the amount of $26,000,000 (current dollars, no escalation).

1.5 Critical Project Schedule Dates

The University requires the Project to be substantially complete by no later than August

18, 2028.

The Project is expected to contain multiple phases through the duration of the Work to support operations continuing through construction. The selected Respondent will be expected to develop milestone dates with the owner and design team through the design process.

1.6 Form of Contract between the University and the Selected Respondent

1.6.1 The Contract between the selected Respondent and the University will be the AIA A133

– 2019 Construction Manager as Constructor, as modified by the University on January

1, 2026, which is incorporated into this RFP (the “Contract”). By submitting a Proposal, Respondent acknowledges and agrees that it received, read, understands, and shall be bound by and comply with the Contract. No exceptions or deviations to the Contract will be considered.

1.6.2 The Contract will incorporate by reference this RFP and any RFP Attachments, the

General Conditions for the Contract for Construction, AIA A201-2017, as modified by the University on January 1, 2026, and any RFP modifications agreed to by the

University. The University may attach to the Contract as Supplementary Conditions

Respondent’s Proposal, selected provisions of Respondent’s Proposal or modifications to

Respondent’s Proposal agreed to by University and Respondent.

1.7 Self-Performed Work

Those portions of the Work (as ultimately described in the Construction Documents) that the selected Respondent request to self-perform shall be managed as set forth in Article

9.3 of the Contract.

If the selected Respondent would like to self-perform any of the Work during construction, they shall be required to submit, upon request, the Proposed Work to be

Self-Performed /Labor Rates Sheets (Attachment 6 of Exhibit A: GMP Proposal Form).

The purpose of this table is to establish a schedule of hourly rates that the selected

Respondent will charge as a part of their Contract Sum for construction workers directly employed by them to perform the construction of the Work at the site or, with the

University’s written agreement, at off-site workshops under Article 7.2 of the Contract, identifying each worker by title or job classification.

https://cpm.umn.edu/resource-center/contracts-forms/contract-forms

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Note that the Proposed Work to be Self-Performed /Labor Rates Sheets are only required upon execution of the GMP Amendment and NOT required to be submitted at the time the RFP is due.

2.0 PROPOSAL REQUIREMENTS AND EVALUATION CRITERIA

2.1 Tentative Schedule of Selection Process

The University’s intended schedule for selection of the selected Respondent is set forth below.

Activity Date*

RFP Available for Distribution July 17, 2026

Pre-Proposal Meeting July 30, 2026 at 9:00 AM

Deadline for RFP Questions August 6, 2026 at Noon

RFP Due Date August 18, 2026 at 2:00 PM

Shortlist for Interviews August 28, 2026

Interviews September 8, 2026

Identification of Potential Selected Respondent September 11, 2026

Anticipated Authorization to Proceed September 16, 2026

*All times are noted in Central Time Zone

2.2 Pre-Proposal Meeting

A Pre-Proposal Meeting has been scheduled for the date and time noted in section 2.1 of this RFP. Attendance at this Pre-Proposal Meeting is Non-Mandatory; however, it is highly encouraged for prime firms that are interested in responding to this RFP.

The location of the Pre-Proposal Meeting is:

Coffman Memorial Union

President's Conference Room, room 332

300 Washington Ave SE, Minneapolis, MN 55455

Campus navigation and parking information for the Pre-Proposal Meeting can be found on our Interactive Campus Maps.

2.3 Evaluation Criteria

2.3.1 The University will evaluate Proposals against the evaluation criteria for the degree to which each Proposal meets the criteria as follows:

https://campusmaps.umn.edu/

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Attachment / Section Description Value

Attachment A RFP Cover Page and Declaration Pass / Fail

Attachment B Respondent Team Qualifications 25

Attachment C Project Schedule and Work Plan 40

Attachment D Project Cost 30

Attachment E Workforce and Equal Pay Verification of

Compliance N/A

Section 2.9 Safety 5

2.3.2 In order to be considered responsive, each Respondent must complete and submit all required Attachments without any modifications to the RFP Documents. Failure to complete or follow directions within any of the Attachments may result in disqualification or loss of RFP points for said Attachment.

2.3.3 The University will evaluate each Proposal based on the criteria noted above. The

University reserves the right to shortlist Respondents for further evaluation and interviews. The Respondent selected for an award will be the one whose Proposal is responsive, responsible, and is the most advantageous to the University, as determined by the University in its sole discretion, whether or not the Proposal is the lowest cost or the highest scorer.

2.3.4 Submission of a Proposal indicates the Respondent's acceptance of the evaluation criteria.

2.4 RFP Cover Page and Declaration

The Respondent will prepare and submit the RFP Cover Page and Checklist. This completed document should be the cover page of the Respondent’s Proposal. Failure to answer “Yes” to certain questions may result in disqualification.

2.5 Respondent Team Qualification

The Respondent will prepare and submit information pertaining to their Team’s

Qualification which will identify the experience of the Respondent and its Team

Members. A lack of prior experience and/or working together on comparable projects may hinder your overall score. The University reserves the right to contact any noted references, consider other references, or consider Respondent’s documented past performance at the University.

2.6 Project Schedule and Work Plan

The Respondent will prepare and submit information regarding their approach / plan to working on the Project.

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2.7 Project Cost

The Respondent will prepare and submit information regarding their proposed Project cost.

2.8 Workforce and Equal Pay Verification Of Compliance

Section intentionally omitted as it does not apply to this RFP.

2.9 Safety

The purpose of the safety score is to confirm that the Respondents performing work for the University are meeting or exceeding applicable safety, health and environmental laws, statutes, regulations, ordinances, rules, directives, and procedures.

If the Respondent currently has an active safety score with the University (available to view here), that score will be taken into account as part of the evaluation criteria noted in this RFP. Only those Respondents with a safety score of 5.0 or greater will be considered for award.

If the Respondent does NOT currently have an active safety score, they must prepare and submit their safety information per the instructions noted here. Respondent should take the noted processing time into account when submitting their safety information.

If deemed necessary, the University may request a safety score from the selected

Respondent’s subcontractor(s) prior to issuance of the Authorization to Proceed.

2.10 Interviews

If necessary, the University may shortlist and interview the top-rated Respondents.

The University may request that the Respondent’s team members attend the interview on the date specified in this RFP. Only those individuals identified in the Respondent’s

Proposal may be allowed to attend the interview. Individuals who fail to participate in the interview may jeopardize the Respondent’s competitiveness. At the University’s discretion, substitutes, proxies, phone interviews, or electronic interviews may be allowed.

The University may request additional information prior to interviews.

https://docs.google.com/spreadsheets/d/1sfika0IdLnEL9qlTZ7NTVL-FdzM9-OI9X1-C_K_URz8/pubhtml?gid=2056333879&single=true&widget=true&headers=false https://docs.google.com/document/d/1FE9TR7W9cfVTCJAVqZMGj1UL_VkYcC1hziYG3Qi9MGw/edit?usp=sharing

RFP Number: 01-064-25-3530A Page 9 of 17

ATTACHMENT A: RFP COVER PAGE AND DECLARATION

1. Does the Respondent acknowledge and confirm they have adhered to all page limit requirements and have not modified the RFP Attachments?

☐ Yes ☐ No

2. Does the Respondent agree to sign the Contract referenced in this RFP with no exceptions or deviations?

☐ Yes ☐ No

3. Does the Respondent’s Proposal include the costs for an acceptable Certificate of Insurance and Payment and

Performance Bonds that will meet the University’s requirements?

☐ Yes ☐ No

4. Does the Respondent understand and agree to meet the

Prevailing Wage Rate requirements for this Project?

☐ Yes ☐ No

Respondent’s Legal Name of Firm Date of Submission

Respondent’s Mailing Address

Name of Respondent’s Primary Contact (to whom all future communications regarding this Proposal will be sent)

Email Address of Respondent’s Primary Contact Phone Number of Respondent’s Primary Contact

Name of Respondent’s Authorized Signee (to whom all future Contract documents will be sent)

Email Address of Respondent’s Authorized Signee

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ATTACHMENT B: RESPONDENT TEAM QUALIFICATIONS

1. Complete the following Critical Team Member Experience Matrix (Attachment B-1) identifying the experience and responsibilities of the identified team members. Note the following when documenting this information:

a. Submit information for only the Project Roles specified in the Matrix. Do NOT alter the table by removing or adding additional roles.

b. List only ONE individual per role.

c. The comparable project(s) must have been commenced/completed within the last

FIVE years and should be similar to the University’s Project.

d. Attach a 1-page resume for EACH individual listed in the Matrix.

2. Complete the following Additional Team Member Matrix (Attachment B-2) identifying the other key Team Members / Subcontractors that will contribute to the success of the

Project. Note the following when documenting this information:

a. Attach a 1-page resume for EACH individual listed in the Matrix.

3. Complete and submit the following Project Data Sheet(s) (Attachment B-3) identifying the specific project experience of the Respondent and their Critical Team Members. Note the following when documenting this information:

a. A separate Project Data Sheet must be prepared for EACH project with only one project allowed per sheet.

b. Submit up to, and no more than, THREE total projects.

c. Listed project(s) must have been commenced/completed within the last FIVE years and should be similar to the University’s Project.

d. Listed project(s) must have been managed by the Respondent or any other firm’s on the Respondent’s team.

e. It is recommended that you list projects completed by the Team Members identified in Attachment B-1.

f. Attach any photos or additional information (no more than two pages worth) with each Project Data Sheet.

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ATTACHMENT B-1: CRITICAL TEAM MEMBER EXPERIENCE

Project Role Pre-Construction Project Manager Cost Estimator

Name of Individual

Email Address

Individual’s Firm Name

Individual’s Firm Location City, State City, State

Years working within Firm # #

Years working within Industry # #

Number of projects completed with other Team Members

1. Cost Estimator: #

2. Construction Project Manager: #

3. Site Superintendent: #

1. Pre-Construction Project Manager: #

2. Construction Project Manager: #

3. Site Superintendent: #

Identify the name, cost, and completion date for up to three comparable projects

1a. Project Name

1b. Project Cost

1c. Completion Date

1a. Project Name

1b. Project Cost

1c. Completion Date

2a. Project Name

2b. Project Cost

2c. Completion Date

2a. Project Name

2b. Project Cost

2c. Completion Date

3a. Project Name

3b. Project Cost

3c. Completion Date

3a. Project Name

3b. Project Cost

3c. Completion Date

Briefly describe the Individual’s

Responsibilities for this Project

Percent of Time on Project Pre-Construction: #%; Construction: #% Pre-Construction: #%; Construction: #%

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ATTACHMENT B-1: CRITICAL TEAM MEMBER EXPERIENCE

Project Role Construction Project Manager Site Superintendent

Name of Individual

Email Address

Individual’s Firm Name

Individual’s Firm Location City, State City, State

Years working within Firm # #

Years working within Industry # #

Number of projects completed with other Team Members

1. Pre-Construction Project Manager: #

2. Cost Estimator: #

3. Site Superintendent: #

1. Pre-Construction Project Manager: #

2. Cost Estimator: #

3. Construction Project Manager: #

Identify the name, cost, and completion date for up to three comparable projects

1a. Project Name

1b. Project Cost

1c. Completion Date

1a. Project Name

1b. Project Cost

1c. Completion Date

2a. Project Name

2b. Project Cost

2c. Completion Date

2a. Project Name

2b. Project Cost

2c. Completion Date

3a. Project Name

3b. Project Cost

3c. Completion Date

3a. Project Name

3b. Project Cost

3c. Completion Date

Briefly describe the Individual’s

Responsibilities for this Project

Percent of Time on Project Pre-Construction: #%; Construction: #% Pre-Construction: #%; Construction: #%

Identify the University project(s) this individual is currently, or will be, assigned to and when the individual’s responsibilities on said project(s) will be complete

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ATTACHMENT B-2: ADDITIONAL TEAM MEMBER

Project Role / Subcontractor Individual Name Firm Name Firm Location (City, State)

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ATTACHMENT B-3: PROJECT DATA SHEET

Construction Firm Name Project Owner

Project Name Project Owner Contact

Project Location City, State Project Owner Contact Email

Construction Cost Project Architect Firm Name

Construction Commencement Date Project Architect Contact

Construction Completion Date Project Architect Contact Email

Project Size (square feet, etc.)

Proposed Team Members from

Attachment B-1 / B-2 that worked on this project

Type of Services Provided (Pre-

Construction, Construction, etc.)

Construction Delivery Method

(CMAR, Design-Build, etc.)

Briefly describe how this project is similar to the University’s Project.

Identify any challenges you encountered on the project and briefly describe how these issues were resolved

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ATTACHMENT C: PROJECT SCHEDULE AND WORK PLAN

NOTE: Your response to this Attachment must NOT exceed TEN (10) pages.

You may also NOT include or reference supplemental information as an Appendix/Exhibit or in virtual form (e.g., hyperlinks to documents/videos/images stored elsewhere).

1. Provide a schedule, broken down by weeks that takes into account any critical dates noted in the RFP, for the Preconstruction Phase of the Project (from Authorization to

Proceed to Execution of GMP Amendment) that includes the following:

a. Respondent’s services as set forth in Article 3 of the Contract with deliverables and completion dates

b. Written overview describing how the Respondent intends to work with the

University and Architect/Engineer of Record in providing the proposed services

c. Team Members that will be assigned to each service

d. Level of commitment, in hours, for each assigned team member

2. Provide a schedule, broken down by months that takes into account any critical dates noted in the RFP, which shows how you would initially approach sequencing the

Construction Phase of the Project.

3. Provide a preliminary site logistics plan for the Project.

4. Itemize and describe any difficulties, challenges or risks your firm foresees in providing services to the University on this Project, how you expect to manage those difficulties, challenges or risks, and what assistance will be required from the University. In particular, address site security, safety, traffic management, potential schedule delays and/or other issues related to minimizing disruption on campus while performing the

Work.

5. Itemize and describe any value-added services, unique product characteristics, or other cost and/or time saving benefits/advantages that will be afforded to the University in selecting the Respondent and their team for the Project.

6. Describe what work your firm would prefer to self-perform, if any, during construction.

7. Identify any concerns you noted in your review of the RFP Documents and/or any other

Project/RFP requirements.

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ATTACHMENT D: PROJECT COST

All Project cost information in this Attachment should be completed assuming a Cost of the

Work equal to the University’s budget, as noted in section 1.4, and achieve the Substantial

Completion Date (or any other critical dates) stated in Section 1.5.

1. Attach with your Proposal the completed Project Cost Table (Table D-1) that includes both your GMP Cost Breakdown (worksheet 1) and your Proposed Home Office/On-Site

Supervisory and Administrative Staffing Fees (worksheet 2).

The purpose of the Project Cost Table is to establish the Lump Sum amounts and percentages of the estimated Cost of the Work, which are to be incorporated in the Contract. The selected

Respondent will be bound to these values. The actual GMP will be established pursuant to

Article 3.2 of the Contract. The percentages will be converted to fixed amounts in the final

GMP.

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ATTACHMENT E: WORKFORCE AND EQUAL PAY

VERIFICATION OF COMPLIANCE

Attachment intentionally omitted as it does not apply to this RFP.