Construction Manager as Constructor (CMc) Services for the Land Port of Entry (LPOE), Coburn Gore, ME

The General Services Administration (GSA) intends to construct a new fully functional Land Port of Entry (LPOE) at Coburn Gore, Maine.  The government will utilize the "Construction Manager as Constructor (CMc)", also known as "Construction Manager at Risk" or "Guaranteed Maximum Price (GMP),” delivery method.  The GSA intends to issue a 2-Step CMc solicitation.  The CMc project delivery method includes requirements for the Design Phase Services and the Options(s) for Construction Services at a Guaranteed Maximum Price (GMP).  The project shall adhere to the GSA Design Excellence and Operational Excellence guidelines, the GSA Core Building Standards.   

The proposed expansion and modernization of the Land Port of Entry (LPOE) complex located at 6092 Arnold Trail in Coburn Gore, Maine, was designed to strengthen supply chains, improve operational capabilities and facility infrastructure, spur economic growth, and bolster the country’s security. This LPOE is designated within the National Register of Historic Places (NRHP) and was originally constructed in 1932. The 3.6-acre U.S. Inspection Station – Coburn Gore, Maine was entered into the National Register of Historic Places (NRHP) on 9/10/14. Important in the history of border security in the United States, Coburn Gore LPOE is one of several extant examples of a wave of border crossing stations constructed between 1930 – 1943, as further detailed in the related 2014 Multiple Property Listing for U.S. Border Inspection Stations 1930 – 1943. The deficiencies at the LPOE fall into two broad categories: 1) limited capacity and facilities for port operations; and 2) the condition of the existing buildings. Thus, the expansion and modernization of the LPOE would provide a port that is functional, accessible, and equitable for U.S. Customs and Border Protection (CBP) to more efficiently carry out its agency mission and their operations and interactions with the public. Upon completion, the LPOE is anticipated to address these deficiencies and facilitate the efficient functioning of CBP operations while adhering to their POR, 2023 Design Standards, and the GSA Core Building Standards.

The main goals for this project include the following:

1. Maintain full operations and current throughputs for all Port agencies throughout Construction.
2. Maintain accessibility throughout the site during construction implementation.
3. Maintain site security throughout construction.
4. Ensure continuous availability of utilities (power, phone/data, water, sewer, and stormwater) and emergency power during phased construction.
5.  Deliver Design and Construction Excellence that meets CBP’s POR, CBP 2023 Design Standards, and GSA’s Core Building Standards.
6. Address significant problems and issues with each existing facility and its surrounding parcel.
7. Maintain Coburn Gore’s significant historic character.
8. Provide an upgraded port that is functional and accessible for each customer agency, their operations, and their interactions with the public.
9. Perform design and construction efficiently and effectively using current technology tools for design, reviews, inspections, and project management processes.
10. Provide the best value to GSA, their customer agencies, the community, and the American taxpayer.

The design phase services shall be performed at a firm-fixed-price and the optional construction services shall be performed at a Guaranteed Maximum Price (GMP).  This solicitation will be executed pursuant to Federal Acquisition Regulation (FAR) Subpart 15.101-1, Best value continuum, Trade-Off process and FAR Subpart 15.202, Advisory multi-step process.  Pursuant to FAR Clause 52.215-1 Instructions to Offerors-Competitive Acquisition, the Government intends to evaluate proposals and award contracts without discussions with offerors (except clarifications as described in FAR 15.306(a)), although it reserves the right to open discussions should it be determined to be in its best interests.  It is the government’s intention to award a contract to the offeror whose proposal conforms to the RFP requirements and is considered to be the most advantageous to the government, price and technical factors considered.  Competitive proposals shall be evaluated and assessed based on the factors specified in this solicitation.  For this solicitation, the combined weight of the non-price factors is significantly more important than the Total Evaluated Price.

One (1) award will be made from this two-step (2-Step) CMc solicitation.

This procurement will be solicited as full and open competition.

The North American Industry Classification System (NAICS) code for this acquisition is 236220 (Commercial and Institutional Building Construction).  The small business size standard is $45 million average annual receipts.

Competitive proposals shall be evaluated based on the factors specified in the solicitation.  This procurement will follow the advisory multistep process in accordance with FAR 15.202.  It is anticipated that the non-price technical factors will be broken down by phase, as follows:

Phase 1:

1. Experience in Providing Design Phase Services and Construction Phase Services on Similar Projects (30%)

2.   Management and Technical Approach (Design Phase Services and Construction Phase Services) (25%)

3. Qualifications and Experience of Key Personnel (20%)

4. Past Performance in Providing Design Phase Services and Construction Phase Services on Similar Projects provided under Factor #1 (20%)

Phase 2:

5.     Small Business Participation (5%)

6.     Price

Upon completion of the evaluation of Phase I proposals, an advisory shortlist will be developed. All offerors will be notified as to whether their firm was included on or excluded from the advisory shortlist.  The Advisory Shortlist will not be made public.  It shall be noted that exclusion from the advisory shortlist shall not preclude offerors from submitting a Phase II proposal.

Important Notes: (1) A bid guarantee will be required ninety (90) calendar days prior to the exercise of the GMP Option for Construction Services.  The Contractor shall furnish required performance and payment bonds within fourteen (14) calendar days of exercise of the GMP Option. (2) In accordance with FAR 30.101, Cost Accounting Standards, the Contractor must demonstrate their compliance with Cost Accounting Standards. Award shall not be made to any contractor that is not CAS compliant.

The estimated total construction cost for the project is between $90M and $100M.

Award is anticipated to be made for design phase services, with the GMP Construction Option(s) to be available for award at a later date as needed.

Design phase services are anticipated to commence upon award of the contract on or about Fall/Winter 2025.  The Optional Construction Phase Work is anticipated to be awarded on or about Summer 2026, with a performance period for the Design Phase of approximately date of award through Summer 2026, and a period of approximately 32 months for the Construction Phase.

A pre-proposal conference is expected to be held approximately 2 weeks from the issue date of the Phase 1 solicitation.  Additional details will be provided with the solicitation.  Small businesses are highly encouraged to attend.  Prior notification of attendance to this conference is mandatory. 

To ensure that you receive all information regarding this solicitation, please register to receive updates at www.SAM.gov, follow the procedures for notification registration.

Interested Parties/How to Offer:  The Solicitation will only be available electronically.  The Phase 1 solicitation will be available on 04/08/2025, with proposals due 06/17/2025 at 2:00PM EST.  The solicitation can only be obtained by accessing SAM.gov, a secure website designed to safeguard sensitive but unclassified (SBU) acquisition material. Potential offerors will be responsible for downloading the solicitation and for monitoring the website for possible amendments and/or additional information.  Potential offerors must be registered in SAM.gov.  Inquiries concerning the project should be directed to the following email addresses: james.adamo@gsa.gov; michele.valenza@gsa.gov; and caitlyn.egan@gsa.gov, and reference the solicitation number in the subject line.

The General Services Administration (GSA) intends to construct a new fully functional Land Port of Entry (LPOE) at Coburn Gore, Maine.  The government will utilize the "Construction Manager as Constructor (CMc)", also known as "Construction Manager at Risk" or "Guaranteed Maximum Price (GMP),” delivery method.  The GSA intends to issue a 2-Step CMc solicitation.  The CMc project delivery method includes requirements for the Design Phase Services and the Options(s) for Construction Services at a Guaranteed Maximum Price (GMP).  The project shall adhere to the GSA Design Excellence and Operational Excellence guidelines, the GSA Core Building Standards.   

The proposed expansion and modernization of the Land Port of Entry (LPOE) complex located at 6092 Arnold Trail in Coburn Gore, Maine, was designed to strengthen supply chains, improve operational capabilities and facility infrastructure, spur economic growth, and bolster the country’s security. This LPOE is designated within the National Register of Historic Places (NRHP) and was originally constructed in 1932. The 3.6-acre U.S. Inspection Station – Coburn Gore, Maine was entered into the National Register of Historic Places (NRHP) on 9/10/14. Important in the history of border security in the United States, Coburn Gore LPOE is one of several extant examples of a wave of border crossing stations constructed between 1930 – 1943, as further detailed in the related 2014 Multiple Property Listing for U.S. Border Inspection Stations 1930 – 1943. The deficiencies at the LPOE fall into two broad categories: 1) limited capacity and facilities for port operations; and 2) the condition of the existing buildings. Thus, the expansion and modernization of the LPOE would provide a port that is functional, accessible, and equitable for U.S. Customs and Border Protection (CBP) to more efficiently carry out its agency mission and their operations and interactions with the public. Upon completion, the LPOE is anticipated to address these deficiencies and facilitate the efficient functioning of CBP operations while adhering to their POR, 2023 Design Standards, and the GSA Core Building Standards.

The main goals for this project include the following:

1. Maintain full operations and current throughputs for all Port agencies throughout Construction.
2. Maintain accessibility throughout the site during construction implementation.
3. Maintain site security throughout construction.
4. Ensure continuous availability of utilities (power, phone/data, water, sewer, and stormwater) and emergency power during phased construction.
5.  Deliver Design and Construction Excellence that meets CBP’s POR, CBP 2023 Design Standards, and GSA’s Core Building Standards.
6. Address significant problems and issues with each existing facility and its surrounding parcel.
7. Maintain Coburn Gore’s significant historic character.
8. Provide an upgraded port that is functional and accessible for each customer agency, their operations, and their interactions with the public.
9. Perform design and construction efficiently and effectively using current technology tools for design, reviews, inspections, and project management processes.
10. Provide the best value to GSA, their customer agencies, the community, and the American taxpayer.

The design phase services shall be performed at a firm-fixed-price and the optional construction services shall be performed at a Guaranteed Maximum Price (GMP).  This solicitation will be executed pursuant to Federal Acquisition Regulation (FAR) Subpart 15.101-1, Best value continuum, Trade-Off process and FAR Subpart 15.202, Advisory multi-step process.  Pursuant to FAR Clause 52.215-1 Instructions to Offerors-Competitive Acquisition, the Government intends to evaluate proposals and award contracts without discussions with offerors (except clarifications as described in FAR 15.306(a)), although it reserves the right to open discussions should it be determined to be in its best interests.  It is the government’s intention to award a contract to the offeror whose proposal conforms to the RFP requirements and is considered to be the most advantageous to the government, price and technical factors considered.  Competitive proposals shall be evaluated and assessed based on the factors specified in this solicitation.  For this solicitation, the combined weight of the non-price factors is significantly more important than the Total Evaluated Price.

One (1) award will be made from this two-step (2-Step) CMc solicitation.

This procurement will be solicited as full and open competition.

The North American Industry Classification System (NAICS) code for this acquisition is 236220 (Commercial and Institutional Building Construction).  The small business size standard is $45 million average annual receipts.

Competitive proposals shall be evaluated based on the factors specified in the solicitation.  This procurement will follow the advisory multistep process in accordance with FAR 15.202.  It is anticipated that the non-price technical factors will be broken down by phase, as follows:

Phase 1:

1. Experience in Providing Design Phase Services and Construction Phase Services on Similar Projects (30%)

2.   Management and Technical Approach (Design Phase Services and Construction Phase Services) (25%)

3. Qualifications and Experience of Key Personnel (20%)

4. Past Performance in Providing Design Phase Services and Construction Phase Services on Similar Projects provided under Factor #1 (20%)

Phase 2:

5.     Small Business Participation (5%)

6.     Price

Upon completion of the evaluation of Phase I proposals, an advisory shortlist will be developed. All offerors will be notified as to whether their firm was included on or excluded from the advisory shortlist.  The Advisory Shortlist will not be made public.  It shall be noted that exclusion from the advisory shortlist shall not preclude offerors from submitting a Phase II proposal.

Important Notes: (1) A bid guarantee will be required ninety (90) calendar days prior to the exercise of the GMP Option for Construction Services.  The Contractor shall furnish required performance and payment bonds within fourteen (14) calendar days of exercise of the GMP Option. (2) In accordance with FAR 30.101, Cost Accounting Standards, the Contractor must demonstrate their compliance with Cost Accounting Standards. Award shall not be made to any contractor that is not CAS compliant.

The estimated total construction cost for the project is between $90M and $100M.

Award is anticipated to be made for design phase services, with the GMP Construction Option(s) to be available for award at a later date as needed.

Design phase services are anticipated to commence upon award of the contract on or about Fall/Winter 2025.  The Optional Construction Phase Work is anticipated to be awarded on or about Summer 2026, with a performance period for the Design Phase of approximately date of award through Summer 2026, and a period of approximately 32 months for the Construction Phase.

A pre-proposal conference is expected to be held approximately 2 weeks from the issue date of the Phase 1 solicitation.  Additional details will be provided with the solicitation.  Small businesses are highly encouraged to attend.  Prior notification of attendance to this conference is mandatory. 

To ensure that you receive all information regarding this solicitation, please register to receive updates at www.SAM.gov, follow the procedures for notification registration.

Interested Parties/How to Offer:  The Solicitation will only be available electronically.  The Phase 1 solicitation will be available on 04/08/2025, with proposals due 05/27/2025 at 2:00PM EST.  The solicitation can only be obtained by accessing SAM.gov, a secure website designed to safeguard sensitive but unclassified (SBU) acquisition material. Potential offerors will be responsible for downloading the solicitation and for monitoring the website for possible amendments and/or additional information.  Potential offerors must be registered in SAM.gov.  Inquiries concerning the project should be directed to the following email addresses: james.adamo@gsa.gov; michele.valenza@gsa.gov; and caitlyn.egan@gsa.gov, and reference the solicitation number in the subject line.