The Chisholm-Hibbing Airport Authority (Owner) is issuing this Request for Qualifications (RFQ) for Construction Manager at Risk (CMAR) Services from qualified firms for the expansion of the airport industrial park facility currently leased to Detroit Remanufacturing. The CMAR will be responsible for the overall delivery of the project. The CMAR firm will provide pre-construction, construction, and post construction phases of the building expansion.


2.1.Scope of Work

  • The project includes the expansion of the airport owned, airport industrial park building that is currently leased by Detroit Remanufacturing. Detroit Remanufacturing has selected the Hibbing, MN facility for a 60,000 square foot addition on a greenfield site. The project will include parking lot and access road. The new addition will be connected to and constructed on the east side of the existing facility.
  • Self-performing work by the CMAR Firm is allowed, provided CM submits its’ sealed bids along with other subcontractor’s bids and is the lowest responsive bidder.
  • The project site is located at 3895 South Hughes Road, Hibbing, MN 55746.
  • See Exhibit 1, Preliminary Design Drawings.

The selected Construction Manager at Risk will manage and complete this project within the defined schedule. A portion of the CMAR scope of work will be to assist in the development of the final budget and schedule.

  • Selection of Architecture/Engineering Firm: Currently in Place
  • Selection of CMAR: March 28, 2022
  • Design/Construction Document Services and April to June 2022 GMP Submittal:
  • Construction Phase Services June to July 2022
  • Bid and Award Contracts July to August 2022
  • Mobilization September 2022
  • Construction September 2022 to March 2023

2.3. Budget
The overall cost of the project, including construction cost, soft costs, and contingencies, is estimated at $15.0 Million.
• FUNDING – This project is funded with Department of Iron Range Resources and Rehabilitation (DIRRR) loan funds. The project will follow Minnesota Department of Administration’s guidance for procurement and execution of services.
• The facility will be designed and constructed per Owner and tenant’s specifications.


Contract terms will be based on AIA Document A133-2019 (or most current version) Standard Form of Agreement between the Owner and Construction Manager as Constructor where the basis of payment is the Cost of Work Plus a Fee with a Guaranteed Maximum Price (GMP). See Exhibit 2 for a sample A133-2019 form.


The CMAR shall provide and maintain at its sole expense a valid policy of insurance covering general liability, auto liability, professional liability, arising from the acts or omissions of the Provider, its agent(s), and employees as well as workers compensation in the following amounts:

  • Line of Insurance Current Minimum Limits Required
  • General Liability $2M per occurrence / $3M annual aggregate
  • Auto Liability $1M combined single limit / $3M aggregate
  • Professional Liability $2M per claim / $3M annual aggregate
  • Workers’ Compensation $1M / $1M / $1M


The CMAR firm shall include all Pre-Construction and Construction Project Management services “At-Risk” (CMAR) and with a Guaranteed Maximum Price (GMP) for project delivery relating to the entire spectrum of construction. Specific services required, but not necessarily limited to, are as follows:

  • Pre-Construction Services
    • Assist the Project Team in review of design proposals and make recommendations, as necessary.
    • Work with the project architects, engineers, tenant, and Owner to develop and coordinate a master schedule and update, as necessary.
    • Attend Project Team meetings.
    • Prepare cost estimates to confirm owner and architect/engineer budget.
    • Provide technical review of the design documents prior to issuance for bidding.
    • Provide an open book, Guaranteed Maximum Price (GMP) at the completion of final bidding documents.
  • Project Schedule
    • The CMAR will prepare, monitor, and update regularly a detailed pre-construction, construction, and post-construction schedule.
    • Assist in design document review and coordination
    • Analyze the construction market and develop a bid strategy which increases competition and supports Owner’s goals for local contractors and suppliers’ participation.
    • Assist the design team in preparing bid documents, bid package breakdowns, and descriptions, general conditions, and specifications as related to the CMAR project delivery.
    • Assist in receiving and evaluating bids, and conduct bid opening with the owner.
    • Prepare, implement, and maintain contracts, purchase orders, insurance certificates and bonds with all sub-contractors and suppliers.
  • Construction Services
    • Provide full-time supervision for the duration of the project. Responsibilities for full-time supervision between the Project Manager and Project Superintendent, along with and your firm’s philosophy on the specified approach, will be evaluated.
    • Coordinate with Project Team to facilitate weekly construction meetings at the site and coordinate with Project Team to furnish meeting minutes.
    • Provide regular contract and budget updates throughout construction.
    • Coordinate, maintain, and update the schedule during the project.
    • Assist in all aspects of construction project management.
    • Obtain approvals from regulatory agencies.
    • Develop and maintain submittals, shop drawings, samples, and change order directive logs. Indicate any electronic or web-based project management systems your firm provides for these processes.
    • Analyze, negotiate, and process change orders and other change directives.
    • Prepare project construction reports, minutes, and schedules.
    • Develop and implement a quality assurance plan.
    • Maintain record document set.
    • Assist in punch list preparation, substantial completion, and final completion inspection.
    • Review, make recommendations, and process contractor payment applications.
    • Monitor contractor safety programs to include COVID-19 safety precautions and mandates.
  • Post-Construction Services
    • Assist in reviewing and preparing all close-out documents including warranties, operating and maintenance manuals, schedule, and coordinate Owner training of system components.
    • Monitor transfer of building operation to Owner’s tenant.
    • Monitor and follow up on any warranty issues throughout the one-year warranty period.

Once the Construction Manager is selected, they will become a member of the Project Team and work with the Owner and the selected professionals to budget, value engineer, and construct this new build-to-suit manufacturing facility. This project will be developed based upon an “Open Book Approach” the Owner, Construction Manager, Architect, and Engineer will review all subcontractor bids, all general conditions costs, and all other reimbursable costs. All savings generated in the program are returned to the Owner 100%. The Form of Agreement will be a modified AIA A133 Contract form.


The Owner will be selecting the CMAR firm through a qualifications and optional interview process. The proposed schedule for the qualifications’ review, notification, and interview is as follows:

  • RFQ Issued: February 24, 2022
  • Pre-Proposal Conference (1:00 PM CDT): March 3, 2022
  • Questions Deadline (1:00 PM CDT): March 10,2022
  • Proposals Due (1:00 PM CDT): March 16, 2022
  • Interviews (Optional) To Be Determined
  • Board Meeting and Proposal Approval: March 28, 2022

The Owner reserves the right to reject all Qualifications and re-solicit for new Qualifications, and temporarily or permanently abandon the Project. Owner makes no representations, written or oral, that it will enter into any form of agreement with any respondent to this RFQ for any project and no such representation is intended or should be construed by the issuance of this RFQ.


The Firm’s proposal shall be prepared SIMPLY AND ECONOMICALLY, providing a straightforward and concise description as possible. Emphasis shall be on the QUALITY, completeness, clarity of content, responsiveness to the requirements, and an understanding of Owner’s needs.

Qualification materials must be enclosed in a sealed envelope (box or container) addressed to the Point of Contact person (See Section 13); the package must clearly identify the submittal deadline and label stating, “Range Regional Airport Construction Manager at Risk RFQ,” and the name and return address of the respondent.

  • Proposal page limit will be forty (40) faces maximum, excluding cover, executive summary/cover letter, and back cover.
  • Submit seven (7) identical printed copies and one (1) digital copy of the Qualifications. Digital copy must be in pdf format and the file size must be 20 MB or less.
  • All proposals must be formatted to 8.5” x 11” sheet size, portrait, or landscape orientation. The PDF shall be exported as single pages (not spreads) to facilitate easier viewing and printing.
  • Late received Qualifications will be returned to the respondent unopened.
  • Failure to comply with all requirements contained in this Request for Qualifications may result in the rejection of the Qualifications.
  • Properly submitted Qualifications will not be returned to respondents and will become the property of the Chisholm-Hibbing Airport Authority (Owner).


To facilitate an equitable evaluation of your firm’s CMAR qualifications, please respond specifically to the following items in the order as described below:

8.1. Executive Summary/Cover Letter

  • Provide a statement of interest for the Project including a narrative describing the respondent’s unique qualifications as they pertain to this project.
  • Provide a statement on the availability and commitment of the respondent, its principal(s) and assigned professionals to undertake the project.

8.2. Firm Information

  • Firm Name, Address, City, State, Zip Code, Website and Telephone Number
  • Firm history and year established
  • If your firm has branch offices, list locations, and staff count for each branch office.
  • Type of Organization (individual, partnership, corporation)
  • List of Officer’s Names
  • Contact Person’s Name, Address, City, State, Zip Code, Telephone Number, Email
  • How many years has your firm provided construction management services?
  • Provide the following information on your firm for the past five (5) fiscal years:
    • Annual number, value, and percent change of contracts per year.
    • Revenues: Annual revenue totals and percent change per year.
    • Bonding: Total bonding capacity to include available bonding and current backlog. Attach a letter of intent from a surety company indicating your firm’s ability to bond for the entire construction cost of the Project. The surety shall acknowledge that the firm may be bonded for each stage/phase of the Project, with a potential maximum construction cost of $20 million.

8.3. Personnel Information
Provide resumes for key personnel employed by your firm who will be assigned to this Project.

8.3.1. Roles

  • Corporate Management / Project Executive
  • Project Management
  • Estimating and Scheduling
  • Project Superintendent
  • Safety Inspection

8.3.2. Resumes
Include the following information for each resume:

  • Name
  • Project Role
  • Firm Role / Title
  • Years of Experience
  • Education
  • Similar Relevant Experience / Projects
  • Other Qualifications

8.3.3. Organizational Chart
Provide an organizational chart graphically indicating how the firm would staff the structure the proposed team of pre-construction and construction phases for the project. Identify who would be the primary contact with the Owner. Indicate any personnel who will be located at the Project Field Office.

8.4. Project Experience Information
Provide examples of comparable projects for which your firm was the Construction Manager. Include the following information:

  • Project Name and Location
  • Owner, Project Manager, Project Superintendent, Names of Mechanical, Plumbing, Asphalt, Concrete, HVAC, and Electrical subcontractors
  • Building Type and Size
  • Construction Cost
  • Year the project completed constructed and construction duration
  • Color images of project
  • Initial contract amount / GMP and final contract amount
  • References (for each project listed above)
  • Architect/Engineer’s name and representative who served as the day-to-day liaison during the construction phase of the project, including telephone number and email
  • Length of business relationship with the Owner
  • Acquiring DBEs on similar projects

The Chisholm-Hibbing Airport Authority may contact references during any part of this process. The Owner reserves the right to contact any other references at any time during the RFQ/P process.

8.5. Project Understanding, Construction Methodology, Technologies, Best Practices, and Approach

  • Project Understanding – Describe your firm’s understanding of this project’s significant issues.
  • Approach and Methodology – Describe your firm’s approach and methodology to providing CMAR services for this Project. Specifically address the following items:
    • Describe your firm’s relationship with and utilization of local contractors, subcontractors, and suppliers? Provide specific examples or references.
    • Describe your firm’s approach to sub-contractor engagement, bid review, and recommendation.
    • Describe your firm’s approach to project schedule development and management.
    • Describe your firm’s experience with sustainable construction, and documentation.
    • Describe your firm’s communication processes during pre-construction and construction. How does your firm handle communication for construction meetings and submittals?
    • Describe your quality assurance program. Explain the methods used to ensure quality control during the Construction phase of a project.
    • Describe your procedures for implementing industry’s “best practices” as defined by the Construction Industry Institute and similar organizations.
    • Provide an example of a successful constructability program used to maintain project budgets without sacrificing quality.
    • Describe your firm’s construction coordination and quality control process.
    • Describe your firm’s safety and OSHA compliance program and procedures.
    • Describe your firm’s unique qualifications for this project.

8.6. Fee Proposal
The Fee Proposal shall be submitted in a separate sealed envelope marked with ‘Fee Proposal,” the project name and proposing firm’s name.

  • See attached Exhibit 3, CMAR Fee Summary Spread Sheet. Submit a completed version of Exhibit 3 with your firm’s proposal.

8.7. Budgets and Control Costs on Past Projects

  • Describe your fiduciary responsibility as a Construction Manager at Risk using Guaranteed Maximum Price contracts for publicly funded projects.
  • Describe your cost estimating methods.
    • How the estimates were developed
    • How often were they updated, and the degree of accuracy achieved
    • Describe your cost control methods during construction and how you procure subcontracts, confirm scope, amount, and ensure proper payment
    • Describe your methodology for working with the Project Architect/Engineer and their consultants to deliver a GMP and to maintain the GMP throughout the design and construction phase
    • The Owner intends to accept a GMP prior to completion of Construction Documents.
      1. Describe your process for ensuring that the Design Documents provide the information necessary to arrive at a complete GMP, including all Owner requirements with reasonable contingencies.
      2. Your process for subsequently ensuring that the 100% Construction Documents align with the project scope in the previously accepted GMP proposal documents.

8.8. Schedules

  • Describe how your firms will develop, maintain, and update the project schedule during design and construction.
  • Describe your firm’s approach to assuring timely completion of this project, including methods for schedule recovery, if necessary.
  • Describe how your firm will develop and maintain work schedules during design and construction to coordinate with the Owner and tenants project schedule.


The Owner will review each firm’s proposal and rank them to determine the top candidates. Firms may be interviewed as deemed necessary to determine the successful CMAR firm. The Owner reserves the right to reject all proposals and to select a firm and award a contract as is deemed in the best interest of the Owner. The Owner reserves the right to negotiate costs and contract issues with one or more finalists.


The proposals will be evaluated relative to the following criteria:

  • Firm Qualifications 15%
  • Personnel Qualifications 15%
  • Project Experience 25%
  • Project Understanding, Approach and Methodology 25%
  • Construction Management Fees 20


All costs associated with preparation of Statement of Qualifications (SOQ) shall be borne by the interested firm. At the completion of the SOQ process the submitted documents shall become the property of the Owner.


A pre-Proposal conference will be held in person on March 3, 2022, at 1 PM CDT at the following address:
Range Regional Airport
11038 Highway 37
Airport Authority Office
Hibbing, MN 55746
Office: 218-262-3451


The Owner designates the following person, as its representative and Point-of-Contact for this RFQ. Respondents shall restrict all contact with the Owner’s Board of Directors and direct all questions regarding this RFQ, including questions regarding terms and conditions, to the Point-of Contact person. Questions regarding the content of the RFQ shall be submitted in writing not later than 1:00 PM CDT on March 10th, 2022, and directed to:
Mr. Barrett Ziemer, Executive Director
Chisholm-Hibbing Airport Authority
11038 Highway 37
Hibbing, MN 55746

• All written responses to submitted questions and other RFP addenda will be provided via email to all registered proposers. See Exhibit 4, Registration Form, for registered proposer submittal details.
• All communication regarding this Project and request for proposal shall be directed at the contact above.


Proposing firms wishing to be considered for CMAR services shall submit seven (7) hard copies and one (1) electronic copy (in PDF format) submitted by email of their proposal materials to:
Mail or In Person:
Mr. Barrett Ziemer, Executive Director
Chisholm-Hibbing Airport Authority
11038 Hwy 37, Box 1
Hibbing, MN 55746

To: barrett@rangeregionalairport.com
• The Owner must receive proposal materials electronic submittal and hard copy packets not later than 1:00 PM CDT on March 16, 2022.

The Chisholm-Hibbing Airport Authority appreciates the interest and time spent in submitting this proposal packages for consideration.

Mr. Barrett Ziemer
Executive Director
Chisholm-Hibbing Airport Authority, Range Regional Airport (HIB)

End of RFQ