Construction Manager at Risk (CMAR) - Effluent and Wastewater Pipelines and State Route 89 Improvements

The City of Prescott is seeking a qualified firm to provide design phase preconstruction services and construction services as the Construction Manager at Risk (CMAR) for the Effluent and Wastewater Pipelines and State Route 89 Roadway Improvements project.

The estimated project construction cost is approximately $25M, including the cost for a new replacement 24-inch effluent force main, a new 24-inch gravity sewer line, and State Route 89 road work including safety, operation, and capacity improvements which include above grade rock removal, roadway improvements, cross-traffic intersection improvements including grade adjustment, sight visibility lines, and turn restrictions, limited turn lanes, a realignment of the southbound approach lanes to the Willow Lake Road roundabout, a north to south turnaround near the midway point between the Willow Lake Road and Phippen Trail roundabouts, an extension of the southbound merge lane south of the Phippen Trail roundabout, and a frontage road on the northbound side of the roadway just north of the Willow Lake Road roundabout.

The project is currently 15% designed and the design consultant, Kimley-Horn and Associates, Inc. plans to complete design by February 2027. The City would like to start construction in March 2027 and complete construction by the end of 2028.

Background

The project is an important part of the City's centralization effort by replacing an undersized and failing effluent pipeline and adding a second wastewater pipeline in the State Route 89 corridor. Once complete, the project will increase pipeline capacity and centralize wastewater treatment and effluent distribution from the Airport Water Reclamation Facility (AWRF). The project will also make roadway improvements to help improve safety, including cross-traffic roadway access and visibility along and at intersections, and improve and maintain efficient traffic flow.

Project Details

• Reference ID: 2026-RSOQ-267
• Department: Public Works
• Department Head: Gwen Rowitsch (Public Works Director)

Important Dates

• Questions Due: 2026-06-03T00:00:00.000Z
• Pre-Proposal Meeting: 2026-05-28T22:00:00.000Z — City of Prescott Public Works Department, 433 N. Virginia Street, Prescott, Arizona AZ 86301 or via optional Microsoft Teams Meeting. Microsoft Teams Meeting https://teams.microsoft.com/meet/224949715874420?p=h6cRTxwFk1irPtTGYt ID: 224 949 715 874 420 Passcode: S2AZ3E7r

Meetings & Milestones

Evaluation Criteria

• General Firm Information (5 pts) —
  1. Provide a general description of the firm that will provide pre-construction management services and general construction services. Explain the legal organization of the firm.
  2. Provide an organization chart showing key personnel and their proposed positions associated with pre-construction management services and general construction services.
  3. Identify the location of the firm’s principal office and the location of the home office of the key personnel proposed for this project.
  4. Provide the following information:
  5. List the Arizona professional and contractor licenses held by the firm. Also, list the business license(s) issued by the Arizona Corporation Commission (ACC) authorizing the firm to transact business in Arizona.
  6. List any Arizona professional and contractor licenses held by any members of the firm.
  7. Identify any claims filed on a contract or subcontract held by the firm or officers of the firm, that resulted in litigation, arbitration, and/or termination within the last three (3) years and briefly describe the circumstances. This information applies only to contracts or subcontracts issued in the state of Arizona and/or the state where the office is located that will be managing this project if not in Arizona. If there were no contract issues or claims in the last three (3) years, please state: No contract issues or claims in the last three (3) years and no potential contract issues pending.
• Experience and Qualifications of the Firm (15 pts) —
  1. Identify a minimum of three (3) projects of comparable scope, size, character, budget, and complexity, completed in the last five (5) years, in which the firm served as either the Construction Manager at Risk (CMAR), Design-Builder (DB), Job Order Contractor (JOC), or General Contractor (GC).
  2. For each comparable project identified, provide:
     1. Project name and brief description of the project.
     2. Highlight how the project is similar to the city’s project.
     3. Role of the firm (Specify whether CMAR, DB, JOC, or GC). Identify the percentage of self-performed work, if applicable. Also specify any services provided during the design phase, if applicable (e.g., cost estimating, scheduling, value engineering, construction phasing schedule, and construction plan, etc.).
     4. Include any lessons learned from the project and how the knowledge will benefit the city’s project.
     5. Project’s original and final pre-construction contract amount if the firm acted as CMAR or Design-Builder.
     6. Project’s original contract construction cost and final construction cost including change orders.
     7. Original scheduled dates and actual dates of construction completion.
     8. Project owner and representative with current telephone number and email address.
  3. Describe how the firm will support the key personnel and provide them with the resources necessary for the completion of this project.
  4. Describe the firm’s safety program and Lost-Work Day Case Rate.
• Experience of Key Personnel to be Assigned to Project (15 pts) —
  1. For each key person identified in the firm’s organization chart, list at least two (2) projects comparable in scope, size, character, budget, and complexity in which they played a primary role. If a project selected for a key staff member is the same as one selected for the firm, provide just the project name and the role of the key staff member. For projects other than one selected for the firm provide the same information as requested for comparable projects above.
  2. Identify the home office location of all key staff members proposed for this project. For each key person identified, in the appendix provide a resume of their overall experience, their length of time with the firm, and the percentage of their time planned for their anticipated involvement of this project. If they are currently working on an active project explain their commitment to that project and their percentage of time the project requires.
  3. For each key staff member describe their role on the project and why their qualifications and experience make them the best qualified person for their role and positions.
  4. List the key personnel of any proposed major sub-contractors or sub-consultants, such as a material testing company or a public relations firm. Include their home office location, brief description of their experience and qualifications, their anticipated involvement in the project, and why they are a key sub-contractor.
• Understanding of the Project and Approach to Performing the Required Services (35 pts) —
  1. Describe your firm’s understanding of the project and all of the key elements that will need to be considered. Discuss the major issues your team identified and how you intend to address these issues.
     Describe your innovative approaches to optimizing project activities and phasing that will help complete this project within the construction budget and schedule and minimize full and partial road closures.
  2. Present a proposed project schedule showing all the firm's major tasks/milestones during design (including any procurement or construction tasks that should be completed during design) and construction of the project. The project schedule must be readable and does not need to be presented in Primavera or similar program format. The project schedule may be presented on 11”x17” pages with 1-inch margins. Project schedule pages will not be counted toward the maximum page limit.
  3. Describe your firm’s project management approach and team organization during pre-construction and construction phase services and continuity of service between the two phases. Also, describe how your firm will manage coordination with the design team and the city.
  4. Describe your firm’s familiarity and approach to rock excavation for utility pipeline installations.
  5. Describe your firm’s systems for planning, scheduling, estimating, and managing construction, and constructability reviews, quality control, dispute resolution, safety management and cost control.
  6. Confirm the firm's track record on initial cost estimates and the accuracy to the final Guaranteed Maximum Price (GMP) contract.  Explain why there are differences.
  7. How do you track all of the soft costs to manage the full project budget.
• Subcontractor Selection (5 pts) —

  Describe your firm’s subcontractor selection plan and process. The plan should demonstrate how subcontractors will be selected in accordance with A.R.S. § 34-605.

• Current/Recent Work Load (5 pts) —
  1. Provide the total number of active projects that have been awarded to your firm over the previous twenty-four (24) months. If your firm has more than one (1) office location, provide the total number of active projects that have been awarded to the office that will be managing the project. If the list exceeds twelve (12) projects, the list may be reduced to the previous eighteen (18) months.
  2. For each project provide the following:
     1. Project name
     2. Brief project description
     3. Contract amount, and
     4. Estimated completion date. Explain if the list is for projects over the previous eighteen (18) months or twenty-four (24) months.
        Describe how the firm intends to provide the required resources necessary for the city’s project.
• Understanding of and Approach to Construction Manager at Risk (CMAR) Guaranteed Maximum Price (GMP) Contracts (15 pts) —

  How does your firm interpret and operationalize the "at Risk" component of a Guaranteed Maximum Price (GMP) CMAR contract. Specifically, how is risk genuinely managed through contingencies versus managed through change orders? Provide examples that illustrate how your firm distinguished between contractor-held risk and a potential change order due to an incomplete or unclear construction document item.

• Overall Evaluation of the Firm and Its Presented Ability to Provide the Required Services (5 pts) —

  The selection committee member reviewing the Statement Of Qualifications submittal shall determine the points awarded for this item. The firm submitting will not address or respond to the item.

Submission Requirements

• Cover Letter (required) —

  Please upload a cover letter indicating interest in providing services.

  Your cover letter shall not exceed one (1) page and is exclusive of the page count limitation for the Statement Of Qualification. The letter shall be on the firm’s company letterhead and shall be signed by an officer or principal of the firm with contracting authority.

• Contact Person Full Name (required) —

  What is the full name of the point of contact for your Statement of Qualifications?

• Contact Person Title (required) —

  What is the official title/position of the point of contact for your Statement of Qualifications?

• Contact Person Email Address (required) —

  What is the email address of the point of contact for your Statement of Qualifications?

• Contact Person Phone Number (required) —

  What is the full phone number of the point of contact for your Statement of Qualifications? Please be sure to include the area code.

• Statement of Qualifications (required) —

  Please upload your COMPLETE Statement of Qualifications (PDF format) and all required documentation here, formatted in the manner required by this Request for Statement Of Qualifications. 

• Locations of Firm (required) —

  Please provide the full physical/mailing address of your firm including City, State, and ZIP Code.

  If there are multiple locations, please provide.

• Names of Principals (required) —

  Please provide the full names of all Principals of the firm on this Statement of Qualifications.

• Areas of Interest (required) —

  Please indicate your areas of interest in this Request. Select all areas for which you wish to have your Statement of Qualifications evaluated.

• Statement of Understanding (required) —

  Please upload a statement of the firm’s understanding of the purpose and scope of each applied service category.

• Experience and Capabilities (required) —

  Please upload a description of specific technical capabilities, qualifications, and years of prior experience for each applied service category.

• Key Team Member Resumes (required) —

  Please upload a brief resume for key project team members outlining their credentials and experience for each applied service category.

• Key Team Member Resumes (required) —

  Please upload, in PDF format, a brief resume for key project team members outlining their credentials and experience.

• Similar Experience (required) —

  Please upload a description of at least three (3) but no more than five (5) similar projects in which the firm participated for each applied service category. Describe the firm’s role in the project and scope of work that demonstrates the firm’s expertise. Provide the name and contact information for each project.

• Workplan and Approach (required) —

  Please upload a description of how the firm would approach, manage, and complete related projects for each applied service category.

• Licenses (required) —

  Please provide a list of applicable Arizona professional licenses held, including license numbers, and note whether licenses are held by firm or individuals.

• Current Contracts (required) —

  Please provide a list of projects currently under contract with other government agencies. Be sure to provide a brief description of each project listed.

• Bonding Capacity (required) —

  I hereby certify that the firm is bondable to the projected amount of the project from an AM Best, Inc. rating of “A” or better surety company if the firm is awarded the contract.

• Certificate of Insurability (required) —

  I hereby certify that I am fully aware of Insurance Requirements contained in the contract documents for the solicitation and by the submission of this Offer, I hereby assure the City that the firm is able to produce the insurance coverage required if awarded the contract.

  If the firm is awarded the contract and then becomes unable to produce the insurance coverage specified within ten (10) working days, I am fully aware and understand that this will make my submission nonresponsive and I/the firm will be disqualified for this project.

• Additional Information (if needed) —

  For any additional information requested or required by any of your provided answers please upload additional documentation (PDF format) here.

• Submittal Confirmation (required) —

  Respondent confirms that they have the authority to submit on behalf of the stated company and have furnished any documentation necessary as proof of such authority.

• RSOQ Scope (required) —

  Is this RSOQ for a single type of service or for multiple categories of service?

• Will this project be for the Airport? (required)
• Advertisement Date 1 (required) —

  What is the first date to advertise the legal notice?

  Example:
  December 7, 2026

• Advertisement Date 2 (required) —

  What is the first date to advertise the legal notice?

  Example:
  December 14, 2026

• Pre-Proposal Conference? (required) —

  Will there be a pre-proposal conference for this RSOQ? If so, will it be Mandatory or Non-Mandatory?

  NOTE: You will have to manually adjust this in the Timeline section of this RSOQ. Your answer here will NOT automatically adjust the Timeline.

• Initial Term of Contract (required) —

  What is the initial contract term for those awarded as a result of this RSOQ?

  Be sure to state written and numeric values of unit of duration.

  Answer as if you are filling in the highlighted area below:

  EXAMPLE
  one (1) year

  The initial term of the contract shall be for a period of ________.

• Initial Contract Extension (required) —

  What is the minimum duration for which this contract can be extended after the expiration of the initial term?

  Be sure to state written and numeric values of unit of duration.

  Answer as if you are filling in the highlighted area below:

  EXAMPLE
  one (1) year

  The contract may be extended for an additional __________ period up to a total of _________ additional years...

• Maximum Contract Extension (required) —

  What is the maximum duration for which this contract can be extended after the expiration of the initial term?

  Be sure to state written and numeric values in terms of number of years (without typing the word "years").

  Answer as if you are filling in the highlighted area below:

  EXAMPLE
  four (4)

  The contract may be extended for an additional __________ period up to a total of _________ additional years...

• Minimum Number of Desired Firms per Category (required) —

  What is the minimum number of qualified candidates you will be awarding per category as a result of this RSOQ?

  Be sure to state written and numeric values.

  Answer as if you are filling in the highlighted area below:

  EXAMPLE
  three (3)

  the committee shall rank the firms to generate a final list of at least _______ but no more than _______ firms. I

• Maximum Number of Desired Firms per Category (required) —

  What is the maximum number of qualified candidates you will be awarding per category as a result of this RSOQ?

  Be sure to state written and numeric values.

  Answer as if you are filling in the highlighted area below:

  EXAMPLE
  five (5)

  the committee shall rank the firms to generate a final list of at least _______ but no more than _______ firms. I

• Cover Letter Length (required) —

  As part of a firm's SOQ they are required to submit a cover letter. What is the maximum number of pages you will allow for this cover page?

  Your answer here will fill in the blank of the statement below:

  Your cover letter shall not exceed ______ pages and is exclusive of the page count limitation for the SOQ.

  NOTE: Be sure to write the number in both written and numeric format as shown in the following example but do not use the word "pages":

  EXAMPLE
  two (2)