RFQ 26-021 Airpark CMAR.pdf

CONSTRUCTION MANAGER-AT-RISK SERVICES (CMAR) RFQ No. 26-021 1

REQUEST FOR QUALIFICATIONS (RFQ)

CONSTRUCTION MANAGER-AT-RISK SERVICES (CMAR)

Airport Capital Improvement and Airfield Construction Projects

BIG SPRING/MCMAHON-WRINKLE AIRPORT (BPG)

RFQ NO. 26-021

Event Date

RFP Issued: September 4, 2026

Mandatory Pre-Proposal Meeting: [To Be Determined]

Deadline for Questions: September 15, 2026

Addendum Deadline: September 20, 2026

Proposal Due Date: October 12, 2026, at 3:00 p.m. CST

Council Award: [To Be Determined]

All questions regarding this solicitation shall be submitted in writing to the Airport Director.

Questions must be received by the deadline specified in the solicitation schedule. Verbal interpretations, explanations, or clarifications provided by City staff shall not be binding upon the City.

Responses to questions and any official interpretations or clarifications will be issued by written addendum. Only written addenda issued by the City shall be binding and shall become part of this solicitation. Respondents are responsible for monitoring for and acknowledging all issued addenda.

CITY CONTACT

City of Big Spring

Mike Feeley, Airport Director

Phone: 432-264-2361

Email: mfeeley@bigspringtx.gov 310 Nolan Street

Big Spring, Texas 79720 mailto:mfeeley@bigspringtx.gov

CONSTRUCTION MANAGER-AT-RISK SERVICES (CMAR) RFQ No. 26-021 2

1. NOTICE OF REQUEST FOR QUALIFICATIONS

The City of Big Spring, Texas ("City"), owner and operator of Big Spring/McMahon-Wrinkle

Airport (BPG), is soliciting Statements of Qualifications ("SOQs") from qualified firms interested in providing Construction Manager-at-Risk (CMAR) services for airport construction and capital improvement projects.

The City intends to select a qualified Construction Manager-at-Risk to provide preconstruction and construction services associated with airport improvements, including, but not limited to, airfield pavement reconstruction, taxiway improvements, apron improvements, drainage, lighting, utilities, safety improvements, and other airport-related capital projects.

The City intends to utilize the CMAR delivery method in accordance with applicable Texas law, including Texas Government Code Chapter 2269, and applicable FAA and federal procurement requirements for projects receiving federal financial assistance.

PUBLIC OPENING

Statements of Qualifications received by the submission deadline will be publicly opened in accordance with applicable Texas law. The names of Respondents submitting Statements of

Qualifications will be publicly read aloud.

Step Two price proposals will be publicly opened in accordance with applicable Texas law, and the names of participating offerors, applicable fees, and prices will be read aloud.

The City reserves the right to reject any or all SOQs, waive informalities, request clarification, conduct interviews, and select the proposer determined to be in the best interest of the City.

2. AIRPORT BACKGROUND

Big Spring/McMahon-Wrinkle Airport is a federally funded public use airport serving Big

Spring and the surrounding Permian Basin region.

The Airport is an important component of the City's transportation and economic development infrastructure and supports general aviation, business aviation, industrial development, aviation-related businesses, and regional economic activity.

The City continues to evaluate and implement airport capital improvements designed to maintain and improve the Airport's infrastructure, safety, operational capacity, and long-term viability.

The City may issue one or more project-specific work authorizations under the CMAR agreement. Each project or work authorization shall be subject to available funding, City authorization, applicable FAA/TxDOT requirements, and establishment of a project-specific

GMP or other agreed construction price.

CONSTRUCTION MANAGER-AT-RISK SERVICES (CMAR) RFQ No. 26-021 3

3. PROJECT DELIVERY METHOD

The City intends to use the Construction Manager-at-Risk delivery method.

Under the CMAR method:

1. The City retains an architect/engineer for design services.

2. The City selects the CMAR during the design phase.

3. The CMAR provides preconstruction services.

4. The CMAR assists with constructability, cost estimating, scheduling and project planning.

5. As design progresses, the CMAR develops construction pricing and a proposed

Guaranteed Maximum Price ("GMP"), when applicable.

6. The CMAR competitively solicits trade contractor and subcontractor proposals.

7. Following City approval, the CMAR proceeds with construction and assumes responsibility for delivering the construction work in accordance with the contract.

Texas Government Code §2269.251 specifically defines CMAR as a delivery method in which the governmental entity separately contracts with the architect/engineer and CMAR, with the

CMAR serving as general contractor and providing construction consultation.

FAA guidance similarly describes CMAR as a method in which the sponsor selects the construction manager during early design based on qualifications and price, with the CMAR performing constructability reviews, cost estimating and scheduling, and then competitively procuring the construction work.

4. SCOPE OF SERVICES

The selected CMAR shall provide, at a minimum:

A. Preconstruction Services

• Review preliminary design documents.

• Provide constructability reviews.

• Develop and maintain project schedules.

• Prepare independent cost estimates.

• Review the Engineer's cost estimates.

• Identify potential cost and schedule risks.

• Recommend value-engineering opportunities.

• Identify long-lead materials.

• Develop procurement schedules.

• Assist with phasing.

• Coordinate construction sequencing.

• Evaluate impacts on airport operations.

• Assist with permitting and regulatory coordination.

CONSTRUCTION MANAGER-AT-RISK SERVICES (CMAR) RFQ No. 26-021 4

• Participate in design review meetings.

• Develop preliminary construction packages.

• Develop GMP pricing.

• Coordinate with and support the Owner's Engineer and Resident Project Representative in the administration, inspection, documentation, scheduling, and coordination of construction activities.

B. Construction Services

Upon authorization by the City:

• Serve as general contractor.

• Procure trade contractors and subcontractors.

• Coordinate all construction activities.

• Provide project supervision.

• Maintain the project schedule.

• Maintain project cost controls.

• Coordinate inspections.

• Maintain required records.

• Provide quality-control procedures.

• Coordinate safety programs.

• Manage punch-list completion.

• Coordinate project closeout.

• Provide warranties and closeout documentation.

5. AIRPORT-SPECIFIC REQUIREMENTS

The CMAR must demonstrate experience working in an active airport environment.

The successful firm shall be capable of:

• Maintaining airport operations during construction.

• Working around active runways and taxiways.

• Coordinating aircraft operational restrictions.

• Maintaining required safety areas.

• Complying with FAA construction safety requirements.

• Coordinating airfield closures.

• Coordinating NOTAM requirements.

• Maintaining temporary markings and lighting.

• Protecting navigational aids.

• Coordinating with airport tenants.

• Managing construction equipment operating near aircraft movement areas.

• Maintaining secure access to the airfield.

CONSTRUCTION MANAGER-AT-RISK SERVICES (CMAR) RFQ No. 26-021 5

• Comply with applicable FAA construction safety requirements, including the

Construction Safety and Phasing Plan (CSPP), Safety Risk Management requirements, and applicable FAA Advisory Circulars

• Comply with necessary regulations and controls.

• Coordination with Airport Operations

• Foreign Object Debris (FOD) control

• Vehicle/equipment escort requirements

• Contractor badging/access

• Wildlife hazard considerations

• Temporary markings

• Temporary signage

• Communications procedures

• Emergency response

• Runway/taxiway reopening procedures

• Protection of underground utilities and airport systems

6. REQUIRED FIRM EXPERIENCE

Respondents shall demonstrate the following minimum qualifications:

Minimum Qualifications

• At least five years of CMAR.

• Successful completion of airport construction projects.

• Experience with FAA-funded projects.

• Experience with airfield pavement.

• Experience with runway or taxiway reconstruction.

• Experience working in active airport environments.

• Experience with public-sector clients.

• Experience with federally funded construction.

• Demonstrated financial capacity.

Preferred Experience

Preference will be given to firms with experience involving:

• Admin Buildings, ARFF Stations and other vertical construction

• Runway reconstruction.

• Taxiway reconstruction.

• Apron reconstruction.

• Airfield lighting, signage, NAVAIDS, and electrical.

• Drainage improvements.

• Airport utilities.

• Hangar construction.

• Fuel facilities.

• Airport terminal improvements.

CONSTRUCTION MANAGER-AT-RISK SERVICES (CMAR) RFQ No. 26-021 6

• FAA AIP projects.

7. PROJECT TEAM

The SOQ shall identify the proposed project team, including:

• Project Executive

• Project Manager

• Preconstruction Manager

• Superintendent

• Estimator

• Scheduler

• Safety Manager

• Quality Control Manager

• Airport/TXDOT and FAA Compliance Manager

For everyone, provide:

• Name

• Position

• Years of experience

• Relevant airport experience

• CMAR experience

• FAA project experience

• Anticipated percentage of project involvement

8. RELEVANT PROJECT EXPERIENCE

Respondents shall provide a minimum of five comparable projects.

For each project, include:

• Project name

• Airport

• Owner

• Location

• Project value

• CMAR contract value

• Construction value

• Delivery method

• Funding source(s)

• FAA participation

• Original schedule

CONSTRUCTION MANAGER-AT-RISK SERVICES (CMAR) RFQ No. 26-021 7

• Actual completion date

• Original GMP

• Final cost

• Description of work

• Owner reference

• Contact information

• Amount and percentage of change orders attributable to owner-directed changes versus contractor/CMAR responsibility

9. COST CONTROL AND GMP

The respondent shall explain its approach to:

• Estimating.

• Cost tracking.

• Value engineering.

• Contingency management.

• Change-order management.

• Subcontractor procurement.

• GMP development.

• GMP reconciliation.

• Cost reporting.

The City expects complete transparency regarding construction costs.

The CMAR shall provide sufficient support for the City and its design professionals to evaluate the proposed project.

• Original contract amount

• Original GMP

• Final GMP

• Final construction cost

• Total change orders

• Change-order percentage

• Original substantial completion date

• Actual completion date

• Liquidated damages assessed, if any

• Whether claims/disputes occurred

• Whether the project received FAA/TXDOT closeout

• Owner satisfaction

• Reason for any significant cost or schedule variance

10. SUBCONTRACTOR PROCUREMENT

CONSTRUCTION MANAGER-AT-RISK SERVICES (CMAR) RFQ No. 26-021 8

The CMAR shall competitively solicit trade contractor and subcontractor bids in accordance with applicable law and contract requirements.

Texas law requires the CMAR to review trade contractor and subcontractor bids or proposals and establishes requirements regarding disclosure and availability of those bids or proposals.

The CMAR shall describe its proposed subcontractor procurement process in its SOQ.

The CMAR shall provide a detailed response showing:

• Subcontractor bids

• Bid tabulation

• Scope coverage

• Exclusions

• Allowances

• Contingencies

• CMAR fee

• General conditions

• Insurance

• Bonds

• Buyout savings

• Identified risks

• Owner-directed changes

• Escalation assumptions

11. SUBCONTRACTOR PROCUREMENT, TRANSPARENCY & SAFETY

Safety is a critical component of airport construction.

The respondent shall provide:

• Multiple competitive bids where practicable

• Documented bid solicitation

• Bid tabulation

• Disclosure of subcontractor bids

• Identification of CMAR self-performed work

• Explanation of any rejected low bid

• Conflict-of-interest disclosure

• City/engineer access to bid documentation

• Compliance with applicable FAA/TXDOT requirements

• Experience modification rate (EMR).

• OSHA recordable incident rate.

• Lost-time incident rate.

CONSTRUCTION MANAGER-AT-RISK SERVICES (CMAR) RFQ No. 26-021 9

• OSHA violations for the previous five years.

• Airport safety program.

• Airfield safety program.

• Employee training program.

• Emergency response procedures.

The CMAR shall maintain complete records of all subcontractor and trade contractor solicitations, proposals, bid tabulations, scope evaluations, recommendations, and related procurement documentation and shall make such records available to the City as required by law and the CMAR agreement.

12. FINANCIAL CAPACITY

Respondents shall demonstrate sufficient financial capacity to perform the anticipated work.

The City may request:

• Audited financial statements.

• Bank references.

• Bonding capacity.

• Current backlog.

• Surety information.

• Work-in-progress schedule.

• Single-project bonding capacity

• Letter from surety confirming capacity

The City may request additional financial information from any Respondent or shortlisted offeror as necessary to evaluate financial capacity and bonding capability.

13. REQUIRED SOQ FORMAT

Statements of Qualifications shall be organized as follows:

Tab 1 – Cover Letter

Tab 2 – Firm Information

Tab 3 – Qualifications and Experience

Tab 4 – Airport Experience

Tab 5 – FAA/Federally Funded Project Experience

CONSTRUCTION MANAGER-AT-RISK SERVICES (CMAR) RFQ No. 26-021 10

Tab 6 – Project Team

Tab 7 – Project Approach

Tab 8 – Cost Management and GMP Approach

Tab 9 – Safety Program

Tab 10 – Financial Capacity

Tab 11 – References

Tab 12 – Required Forms

14. EVALUATION CRITERIA

Step 1 – Qualifications 100 points

Criteria Points

Airport/airfield construction experience 20

FAA/TxDOT federally funded experience 20

CMAR/alternative delivery experience 15

Project team 15

Project approach/airport operations 10

Cost estimating/GMP 10

Safety record/program 5

Financial capacity 3

References 2

Total 100

Step 2 – Price/Final Selection

Criteria Points

Preconstruction fee 15

CMAR fee 30

General conditions/general requirements 20

Insurance/Bonding 10

Other proposed costs 10

Interview/presentation 15

Total 100

CONSTRUCTION MANAGER-AT-RISK SERVICES (CMAR) RFQ No. 26-021 11

Step One — Qualifications: 100 points. The Step One score will be used solely to rank

Respondents and select up to five (5) highest-ranked Respondents for Step Two.

Step Two — Price/Final Selection: 100 points. The Step Two evaluation will be used to establish the final ranking of shortlisted offerors. The highest-ranked offeror following Step Two will be recommended for contract negotiations, subject to City approval and applicable

FAA/TxDOT requirements.

Other proposed costs, including reimbursable expenses, subcontractor/self-performance markups, and other compensation identified in the Price Proposal Form.

15. SELECTION AND PROCUREMENT PROCESS

Phase 1 — Qualifications

• SOQ

• Evaluation

• Ranking

• Selection of shortlist

Phase 2 — Price and Final Selection (Step 2)

• Price proposals

• Interview/presentations

• Final evaluation

• Final ranking

Phase 3 — Contract

• Negotiate agreement

• Establish Phase I – preconstruction services scope and pricing

• Proceed with design/preconstruction

Phase 4 — GMP

• Develop GMP

• City review

• Negotiate/accept/reject

• Authorization to proceed

Two-Step Selection Process. The City intends to utilize a two-step selection process. Step One will consist solely of evaluation of the Respondent's qualifications in accordance with the published evaluation criteria. No fees, prices, or other pricing information shall be requested or considered during Step One.

CONSTRUCTION MANAGER-AT-RISK SERVICES (CMAR) RFQ No. 26-021 12

Following completion of Step One, the City will select up to five (5) highest-ranked

Respondents, if sufficient qualified Respondents are available, to participate in Step Two. Step

Two may request additional information, including the Respondent's proposed preconstruction fee, CMAR fee, general conditions, insurance and bonding costs, and other applicable pricing information.

16. GUARANTEED MAXIMUM PRICE

The selected CMAR shall work collaboratively with the City and design professional to establish a GMP when the design has advanced sufficiently to support reliable pricing.

The GMP shall identify:

• Direct construction costs.

• General conditions.

• CMAR fee.

• Insurance.

• Bonding.

• Allowances.

• Contingencies.

• Approved alternates.

• Other project costs.

The City shall have the right to accept, reject, or negotiate the proposed GMP.

17. CONTRACT TERM

The anticipated contract structure will consist of:

Phase I – Preconstruction Services

Beginning upon execution of the CMAR agreement and continuing through development and approval of the construction price/GMP.

Phase II – Construction Services

Beginning upon City authorization to proceed with construction and continuing through substantial completion, final completion, and project closeout.

The City is not obligated to proceed from Phase I to Phase II if acceptable pricing, funding, or project conditions cannot be established.

CONSTRUCTION MANAGER-AT-RISK SERVICES (CMAR) RFQ No. 26-021 13

18. INSURANCE AND BONDING

The successful CMAR shall provide insurance and bonding required by:

• Texas law.

• City requirements.

• FAA requirements, when applicable.

• Project-specific requirements.

Required coverage shall include, as applicable:

• Commercial General Liability.

• Automobile Liability.

• Workers' Compensation.

• Employer's Liability.

• Professional Liability, where applicable.

• Builder's Risk.

• Umbrella/Excess Liability.

The CMAR shall provide payment and performance bonds in accordance with applicable Texas law and project requirements.

19. CITY RIGHTS

The City reserves the right to:

• Reject any or all SOQs.

• Cancel the solicitation.

• Modify the RFQ.

• Issue addenda.

• Request clarification.

• Conduct interviews.

• Shortlist respondents.

• Request best and final offers.

• Negotiate with the highest-ranked respondent.

• Select and award in accordance with the published evaluation criteria, ranking, and applicable best-value requirements

• Require FAA/TxDOT review or concurrence when applicable.

The City may reject a proposal if the proposed fee, pricing, contract terms, or other conditions are determined not to provide the best value to the City.

CONSTRUCTION MANAGER-AT-RISK SERVICES (CMAR) RFQ No. 26-021 14

The City may determine that it is in its best interest not to proceed with Phase II construction services.

20. IMPORTANT BIG SPRING AIRPORT PROVISION

Federal and State Funding Requirements.

To the extent any portion of the Project is financed through the Federal Aviation Administration, Texas Department of Transportation Aviation Division, or other federal or state funding source, the CMAR agreement and all related procurement and construction activities shall comply with all applicable federal and state laws, regulations, grant requirements, assurances, circulars, advisory circulars, and agency directives. In the event of a conflict between the requirements of this RFQ and applicable federal or state funding requirements, the applicable federal or state requirement shall control to the extent required by law or the funding agreement.

FAA Review and Concurrence. For any project funded in whole or in part with FAA Airport

Improvement Program funds, the City shall obtain all required FAA Airport District Office review and concurrence before awarding a CMAR contract or otherwise proceeding with an AIP-funded CMAR procurement when such concurrence is required by applicable FAA law, regulation, policy, grant requirements, or guidance.