Renovate Mission Support Facility (B145) & Repair/Renovate Conference Room (LRSO), Alert Facility (B1085) Minot Air Force Base (MAFB), North Dakota

Sources Sought Response Form

Renovate Mission Support Facility (B145) & Repair/Renovate Conference Room (LRSO), Alert  Facility (B1085)

Minot Air Force Base (MAFB), North Dakota

Sources Sought Notice # W9128F27SM005

NOTICE TYPE: Market Research / Sources Sought

ACQUISITION AUTHORITY: 10 USC 2808a (Other Transaction Authority for Military Construction Projects)

PROJECT TITLES: FY27 Renovate Mission Support B145, MAFB, ND                                                 FY27 RENOVATE CONFERENCE ROOM (LRSO) BUILDING 1085, MINOT AFB, ND

NAICS CODE: 236220 – Commercial and Institutional Building Construction ESTIMATED VALUE: Firm Construction Cost Limitation (CCL):                         Renovate Mission Support Building 145 (CCL): $ 31,923,000                                                       Renovate Conference Room (LRSO) Building 1085 (CCL): $ 3,503,000
 

PURPOSE

By way of this Industry Outreach Questionnaire, the USACE-Omaha District intends to gauge Industry’s interest and capabilities in providing the requirement described hereunder. The Government welcomes qualifications and capability statements from all qualified entities regardless of federal construction experience or business size. The responses to this notice will be used for planning purposes for the upcoming procurement(s). This notice does not constitute a Request for Qualifications (RFQ), Request for Proposal (RFP), Request for Quotes, or Invitation for Bids (IFB). It does not guarantee the future issuance of an opportunity notice, nor does it commit the government to execute an agreement or pay for any information or administrative costs incurred in responding to this notice.

This Agency will not accept unsolicited submissions in response to this notice. All costs associated with responding will be solely at the responding party's expense. Responding parties are requested to refrain from submitting proprietary information.

Responses are to be sent via email to (POC) Phillip Wickham at Phillip.L. Wickham@usace.army.mil and (POC) Jessica Beckman at Jessica.L. Beckman@usace.army.mil not later than 11 December 2026 by 2:00 pm (MST)). Narratives shall be no longer than 5 pages. Email responses are required.

PROBLEM AND BACKGROUND STATEMENT:

The U.S. Army Corps of Engineers (USACE) is conducting market research on behalf Minot Air Force Base which has a requirement to address two distinct, but critical facility needs. The first is a full-scale renovation of the Mission Support Facility (Building 145), which requires significant interior, exterior, and systems modernization to continue supporting its operational function. The Mission Support Facility has a project timeline for award of the phase 1 agreement of FY26 Q3.  

The second is the need to convert an existing conference room (Building 1085) into a high-security Special Access Facility (SAF) accredited to Intelligence Community Directive (ICD) 705 standards. To streamline execution and foster innovation, the Government intends to address this suite of projects programmatically under a single Other Transaction Agreement (OTA). This approach seeks a capable partner or consortium to deliver a comprehensive design-build solution for both projects, potentially on a concurrent or closely phased schedule. The Special Access Facility (SAF) has a project timeline for award of the phase 1 agreement of FY26 Q3

The U.S. Army Corps of Engineers (USACE), Omaha District, is conducting market research on behalf of the Department of the Air Force (5th Bomb Wing / Air Force Global Strike Command) at Minot Air Force Base (AFB), North Dakota. The existing Minot AFB Alert Facility (Building 1085) requires critical renovation and spatial reconfiguration of its existing briefing, projector, and office spaces (Offices 225, 226, 227, Projector/Briefing Room 228, and a new Entry Control Vestibule, totaling approximately 2,660 SF) to establish a state-of-the-art Special Access Facility (SAF) supporting the Long-Range Stand-Off (LRSO) mission.

CurrRntly, the existing spaces fail to meet the operational, acoustic, and physical security requirements of the mission users. Furthermore, the space requires extensive modernization to achieve full compliance with Intelligence Community Directive / Intelligence Community Standard (ICD/ICS 705) for Classified Open Discussion (OD) up to the Top Secret (TS) level. To resolve these operational shortfalls within an accelerated timeline, USACE intends to execute this project utilizing an innovative Construction Manager at Risk (CM@Risk) acquisition approach authorized under Other Transaction Authority (OTA) pursuant to 10 U.S.C. § 2808a.

The Government's in-house USACE Design Team serves as the 100% Designer of Record (DOR) for both projects. The Government will advance the design for project 1 and 2 to an approximate 95% completion level, which will serve as the technical Requirements Package. The objective of this acquisition strategy is to select the single "best-suited" construction partner based on qualifications. The selected partner will collaborate with the USACE in-house DOR during Phase 1 to validate constructability, refine trade pricing, mitigate specialized supply-chain risks, and establish an open-book Guaranteed Maximum Price (GMP) prior to transitioning into Phase 2 physical construction execution.

PROJECT DESCRIPTION AND OBJECTIVES:

Project 1: Renovate Mission Support Center, Building 145

This project involves complete renovation and conversion of roughly 28,000 SF of the 45,236 SF facility into a centralized point for mission support functions for all airman, families, and retirees.

1. General Demolition & Hazardous Abatement: Wall to wall, as required to implement the new layout and update dated systems. This includes but is not limited to the following: masonry and/or steel-studs walls; flooring, interior doors, and abandoned equipment; water, sewer and venting lines; electrical conductors and panels; HVAC distribution and equipment systems; and exterior doors & windows. All abandoned construction debris and equipment be to be recycled and/or disposed of off-site. Removal and disposal asbestos and other hazardous materials.
2. Entry Control Vestibules: as required, replace entry/exit flow and ADA compliance, to accommodate fire alarm panels, and to account for any loading/unloading requirements.
3. Mechanical: Update water lines and PIV to ensure they can independently support the fire suppression system, building conversion, and increased occupant load. Update all restroom plumbing, fixtures, exhaust system, and below grade plumbing, as required to support the new building occupant loads and revised layouts.
4. Electrical Utility Systems: Update electrical, including subpanels, transformer(s), MDP, and switch gear. Demo existing electrical conductors, conduit, and grounding system on the Power Distribution System as required. Install emergency LED lighting in compliance with UFC 3-600-01.) Demolish interior and exterior lighting and replace with LED lights per UFC 3-530-01. Provide electrical load analysis to ensure maximum flexibility for future system changes.
5. Civil: Replace/evaluate the exterior utility connections and site conditions. This includes but is not limited to the following: sanitary sewer, water supply, electrical feeds, site lighting, site drainage, and communications. Provide new communications feeds into separate and new COMM rooms. Update parking requirements are needed to serve the new workforce and guest occupant loads. Additional site work, including paving and utilities, is also required.

Project 2: Convert Conference Room to Special Access Facility (SAF), Building 1085

This project provides for the complete architectural, structural, mechanical, electrical, and physical security renovation of approximately 2,660 SF on the second floor of Building 1085 (Area #1) at Minot AFB, North Dakota. The project will convert existing non-compliant spaces into an accredited, modern Special Access Facility (SAF) / Sensitive Compartmented Information Facility (SCIF) with an integrated Entry Control Vestibule, Briefing Room, Projector Room, and secure administrative offices.

The scope of this acquisition includes:

1. Demolition & Hazardous Abatement: Comprehensive selective demolition of existing interior wall framing, floor finishes, and ceiling systems down to the original structural substrate, along with required asbestos and lead-based paint testing and abatement.
2. Radio Frequency (RF) Shielding & Acoustics: Application of continuous Radio Frequency (RF) foil barrier shielding across all outside perimeter structural surfaces—including the structural concrete floor, exterior/perimeter walls, and true concrete/corrugated metal ceiling deck. All electrical conduit, junction boxes, and fixtures on RF-treated surfaces must be surface mounted. All perimeter partitions, assemblies, and penetrations must be acoustically engineered and sound-baffled to satisfy Sound Transmission Class (STC) ratings for Top Secret Open Discussion per ICD/ICS 705 and AFGSC standards.
3. Entry Control Vestibule: Construction of a secure entry control vestibule positioned between the existing restroom entry and Office 225. The vestibule will feature dual acoustical security doors (the outer door incorporating an RF foil barrier), an internal 6-inch step transition to the raised flooring, a visitor sign-in desk, and rough-in infrastructure for security cameras.
4. Raised Access Flooring & Interior Systems: Installation of a new 6-inch accessible panel raised flooring system throughout the SAF footprint to accommodate concealed under-floor power, signal, and secure telecommunications raceways; new suspended acoustical ceiling systems at a minimum height of 9’-0” AFF; and Structural Interior Design (SID) / Furniture, Fixtures & Equipment (FF&E) integration.
5. Specialized Mechanical (HVAC) Systems: Provision of a brand-new, self-contained, standalone HVAC system serving exclusively the SAF area, fully compliant with ICD 705 (disconnecting, blanking, and sealing all existing supply/return ducts originating from adjacent building zones). Fresh air intake shall be routed through internal mechanical space and equipped with physical security bars, anti-listening mesh, and acoustic sound baffles. The system will tie into the base Energy Management Control System (EMCS) VLAN. In strict accordance with Minot AFB Roofing Standards, no mechanical equipment, ducting, or penetrations are permitted on the roof; all equipment must be housed internally.
6. Electrical, Fire Protection & Life Safety: Upgraded electrical service including an updated building one-line electrical diagram complying with NFPA six-switch disconnect requirements; interior LED lighting compliant with UFC 3-530-01; a fully addressable fire alarm system capable of direct, point-to-point reporting to the base D-21 system without the use of intermediate relays; and tie-ins to the building's Mass Notification System (MNS).
7. Security Infrastructure (IDS / CCTV / Intercom): Complete raceway, electrical rough-in, conduit, and box installations for a new Security Alarm System (Advantor IDS), internal and external surveillance cameras, and intercom speakers. All security wiring will be homerun back to Room 209 for final component integration
8. Exterior & Installation Compliance: Full compliance with Minot AFB exterior siding, trim, and roofing standards, as well as DoD Minimum Antiterrorism Standards for Buildings (UFC 4-010-01) and applicable Facility-Related Control Systems (FRCS) cybersecurity standards.

PROPOSED ACQUISITION METHODOLOGY AND SCHEDULE, DESIGN STATUS:

To maximize collaboration, schedule speed, cost certainty, and industry innovation while maintaining a firm Construction Cost Limitation, USACE Omaha intends to utilize an Other Transaction (OT) Agreement under the authority of 10 USC 2808a, rather than a traditional FAR-based contract. This collaborative framework will be structured in a multi-phase Construction Management at Risk (CM@Risk) the design is at/near 95% completion:

• The builder is hired during Phase 1 to act as an expert consultant, helping the Designer of Record (DOR) push the design from 95% to 100% using real-time market data and MII (MCACES 2nd Generation) cost comparisons.
• Once the design hits 100% and the MII estimate validates the open-book pricing, the agreement transitions to Phase 2, where the builder goes "At-Risk" to construct the facility under a Guaranteed Maximum Price (GMP).
• The DOR retains design liability, but the contractor drives constructability and assumes responsibility for layout, schedule, and trade coordination.

The Pricing Structure: Pre-Con Fee + Target Fee & GMP

• Preconstruction Services Fee: A fixed-price amount paid to the contractor strictly to fund their time spent helping the A/E finalize the 95% design into a 100% design.
• The Target Fee: The contractor’s transparent profit margin for managing the actual construction, bid competitively upfront.
• The GMP: The absolute ceiling for the construction phase (Validated Direct Costs + Target Fee + Shared Contingency).

PHASED EXECUTION PLAN

Phase 1: Preconstruction Services Agreement (CM@Risk Advisory)

• Solicitation (White Papers): The Solicitation would likely include the 95% design. The Deliverable is anticipated to be a concise 5-to-10 page White Paper. Evaluation Criteria will likely include corporate capability and CM@Risk past performance; preconstruction approach (how the firm plans to collaborate with the Government's A/E to close the remaining 5% design gap, identify value-engineering opportunities, and mitigate supply-chain risks); proposed Target Fee (for construction) and Preconstruction Services Fee.
• The Pitch Meeting (Oral Presentations): A 90-minute pitch where the contractor must bring their Project Manager, Site Superintendent, and their Preconstruction Manager. The Government team assesses how well the contractor's team will integrate with the A/E during the critical final design push. The OT will initially be awarded and funded only for the Preconstruction Services Fee.
• Design Finalization (Bridging the 5% Gap): The contractor’s Preconstruction team sits with the Government and the DOR. Because the design is not locked, they can actively change it. They perform value engineering, finalize equipment selections, and ensure the drawings are 100% constructible.
• Open Book Pricing vs. MII: As the design reaches 100%, the contractor conducts open-book market outreach. The Government and contractor review actual sub-bids together. USACE cost estimators finalize the Independent Government Estimate (IGE) using the MII software to validate costs and establish the GMP base.

Phase 2: Construction Execution Agreement (Going "At-Risk")

• Execution: The Agreements Officer (AO) executes a bilateral modification to the OT Agreement, incorporating the GMP and funding the physical construction.
• Risk Allocation: Under CM@Risk, the contractor is now "At-Risk." While the DOR still owns fundamental engineering failures, the contractor loses the ability to claim "defective design" for constructability issues, material delays, or coordination errors, because they were explicitly paid to help finalize those exact decisions using market and MII data during Phase 1.

REQUIRED INFORMATION TO BE SUBMITTED IN RESPONSE TO THIS NOTICE:

1. Company Name, address, phone number, point of contract, email, web address:

1. CAGE Code and Unique Entity Identifier (UEI), if available:

1. Single and aggregate bonding levels:

1. Current CMMC level reported in SPRS (if applicable):

SUBMISSION REQUIREMENTS:

1. What standard industry administrative practices, terms, or conditions should the Government adopt within this OTA to make it highly effective for a CM@Risk project?

1. What are the most critical market constraints you currently anticipate for this scope of work (e.g., labor shortages, material lead times, equipment availability, specialized trade capacity?

1. Provide 2–3 examples of projects completed in the last 10 years that involve new construction and/or major renovation on an active DoD installation. For each project, specify its final construction cost and the acquisition method used.

1. Describe your experience working in and around mission-critical, semi-occupied facilities. What specific measures does your firm implement to ensure zero disruption to ongoing client operations?

1. Provide any feedback, concerns, or recommendations your company has regarding the Government’s proposed hybrid approach (utilizing OTA authority to execute a CM@Risk for this project.

Other Transaction Authority (OTA) & Statutory Compliance:

• Innovative Technologies: Describe any innovative materials, methods, or technologies your firm could propose for a project of this scale that could lead to cost savings, schedule acceleration, or enhanced facility performance and resilience.

• Barriers to Innovation: What commercial or Government-imposed barriers currently make it difficult to propose or implement innovative construction technologies? How could the flexibility of an OTA help overcome these barriers?

 CM@Risk & Design-Assist Involvement:

• 95% Design Entry: The Government plans to bring the CM@Risk contractor on board when the design is at 95%. Based on your experience, is a 5% design gap sufficient to add meaningful constructability and value-engineering input, or are the most critical decisions already locked in?

• Collaborative Framework: What collaborative mechanisms do you recommend the Government implement to rapidly close the 5% design gap and transition to a validated GMP?

• Describe your experience executing Construction Manager at Risk (CM@Risk) or other highly collaborative delivery methods, particularly where you served as a consultant before going "at-risk".

Guaranteed Maximum Price (GMP), Risk Allocation & Compensation:

• Preconstruction Compensation: What specific compensation structures (e.g., fixed stipends, time-and-materials) would best compensate your firm for the pre-construction effort and design-assist phase?

• Open Book Pricing: How do you approach "open-book" pricing and transparency during Phase 1 to build trust and ensure the Government is receiving fair market value before locking in the GMP?

• Phase 1 Off-Ramp Risk: If the Government and the contractor cannot reach an agreement on the final GMP, what specific off-ramp conditions are critical to your firm?

 Teaming & Subcontractor Integration:

• Under a CM@Risk model starting at a 95% design, how and when do you plan to on-board your critical subcontractors (e.g., structural steel, MEP, fire protection)?

• Will you compete these subcontracts openly during Phase 1 to build the open-book GMP, or do you prefer bringing in established partners from day one?

 Feedback on the Acquisition Strategy & Alternatives:

• Would your organization be interested in competing for a single, consolidated Other Transaction Authority (OTA) agreement that incorporates Project 1 and Project 2 as distinct scopes of work at the same installation? Please identify any anticipated benefits, risks, or challenges associated with consolidating these requirements under one OTA.

• Does the proposed CM@Risk-OTA strategy incentivize your firm to participate? Why or why not?

• Are there alternative acquisition strategies, phasing approaches, or commercial practices the Government has not considered that would result in a more efficient process, faster delivery, or lower cost?

COMMENTS:

Provide comments or identify any concerns your company has regarding the planned approach. Note that the Government will not be responding to inquiries about the action at this time. Your responses and comments will be used by Government personnel to assess the viability and scope of the proposed approach and will be kept in the strictest confidence. Telephone inquiries will not be accepted.

ACRONYMS AND DEFINITIONS:

• • CUI (Controlled Unclassified Information): Information that requires safeguarding or dissemination controls pursuant to and consistent with applicable law, regulations, and government-wide policies, but is not classified under Executive Order 13526 or the Atomic Energy Act, as amended.

    • GMP (Guaranteed Maximum Price): A pricing structure commonly used in Progressive Design-Build where the parties collaboratively develop the design, scope, and pricing prior to establishing a final construction price. Once negotiated and incorporated into the Agreement through a modification, the GMP functions as a Firm-Fixed-Price (FFP) commitment for the defined scope of work. The Design-Builder assumes the risk for completing the work within the negotiated GMP and is generally responsible for cost overruns, except for Government-directed changes, differing site conditions, or other authorized modifications that formally adjust the GMP.
    • ICD/ICS (Intelligence Community Directive/Intelligence Community Standard): A system of policy documents that govern the U.S. Intelligence Community. ICD/ICS 705 specifically provides the standards for the secure design, construction, and operation of Sensitive Compartmented Information Facilities (SCIFs).
    • Off-Ramp: Refers to a contractual mechanism that allows the Government to discontinue the Progressive Design-Build relationship if a fair and reasonable GMP or FFP for construction cannot be achieved. Upon off-ramp, the Government retains rights to the completed design to continue the project through another delivery method or design-builder.
    • OT (Other Transaction) Agreement: A legally binding instrument other than a standard contract, grant, or cooperative agreement. OTs are not subject to the Federal Acquisition Regulation (FAR) and provide significant flexibility in tailoring the procurement process and terms to the needs of a project.

• • • Construction Manager at Risk (CM@Risk): Integrated project delivery method where the owner contracts a construction manager to provide advisory, estimating, and scheduling services during the design phase and then act as the general contractor during construction. Under this model, the construction manager commits to delivering the project within a Guaranteed Maximum Price (GMP), legally assuming the financial risk for any allowable cost overruns beyond that established ceiling.

• • • SAM (System for Award Management): The official U.S. government website where all entities must be registered to do business with the federal government.
    • SCIF (Sensitive Compartmented Information Facility): An accredited area, room, group of rooms, or installation where sensitive, compartmented information (SCI) may be stored, used, discussed, and/or electronically processed.
    • UEI (Unique Entity Identifier): The 12-character alphanumeric identifier assigned to all entities (public and private companies, individuals, institutions, or organizations) who register to do business with the federal government in the System for Award Management (SAM).
    • USACE (U.S. Army Corps of Engineers): The federal agency, acting as the engineering and construction agent for the Department of Defense, responsible for managing this solicitation and the resulting OT.