Project Information

Bid Title

CMaR for The Ranch Campus Phase 2 Master Plan

Issuing Agency

Larimer County

Location

Colorado

Published Date

Feb 13, 2026

Closing Date

Mar 13, 2026

Government Level

State & Local

Status

Closed

Ref. #

P26-03

Original Source

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Bid Inquiries

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Bid Documents

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Project Description

Due Date	Number	Title	Documents	Contact
2026-03-13	P26-03	CMaR for The Ranch Campus Phase 2 Master Plan	Bid Doc	Christal Bateman, Purchasing Agent cbateman@larimer.org 970-498-5956

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REQUEST FOR PROPOSAL (RFP)

RFP #P26-03

CMaR for The Ranch Campus Phase 2 Master Plan

RFP SUMMARY:

Request for Proposals are being sought to consider entering into an agreement with a highly qualified/capable

Construction Manager at Risk (CMaR) General Contractor to provide pre-construction and construction

services in support of The Ranch Events Complex Phase 2 Master Plan.

Larimer County will ONLY accept proposals from the five (5) Contractors that were pre-qualified through

Larimer County’s Request for Qualifications #Qu25-02, “The Ranch: Phase 2 Master Plan Construction

Manager/General Contractor Services”.

The five (5) Pre-Qualified Contractors are:

Flintco, LLC

Fransen Pittman Construction

Gerald H. Phipps, INC

Holder Construction Group

M.A. Mortenson Company

Proposals submitted by any vendor other than those listed above will neither be accepted nor

considered.

QUESTION DEADLINE: February 27, 2026 @ 10:00 a.m. (MT)

All questions regarding this solicitation must be emailed to the Contact Person identified below. If you do not

receive a confirmation email of receipt, please call the Contact Person to verify receipt of your questions. No

questions will be accepted after the date and time referenced above. All questions received will be answered

via Addendum only.

DEADLINE FOR SUBMITTALS: March 13, 2026 @ 2:00 p.m. (MT)

The Board of Larimer County Commissioners will only be accepting proposals electronically submitted via the

Rocky Mountain E-Purchasing System (BidNet, BidNet Direct) portal, up to the date and time referenced

above, at which time they will be recorded, but not publicly opened on behalf of the The Ranch Department.

BIDNET PORTAL / RFP OFFICIAL WEBSITE:

To submit your proposal and view official solicitation documents and addenda only available on the BidNet

portal, use the following link: https://www.bidnetdirect.com/colorado/larimer-county/

CONTACT PERSON:

Purchasing Agent Christal Bateman, batemach@co.larimer.co.us, 970-498-5956

NOTE: Unauthorized contact with a Perkins & Will or County employee other than the Contact Person listed

above or Purchasing Manager regarding this RFP may result in disqualification of your Proposal.

P26-03, CMaR for The Ranch Campus Phase 2 Master Plan

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TABLE OF CONTENTS

TABLE OF CONTENTS.....................................................................................................................................2

1. GENERAL INSTRUCTIONS FOR PROPOSERS: ......................................................................................... 3

2. SCHEDULE OF RFP ACTIVITIES................................................................................................................. 5

3. BACKGROUND INFORMATION ................................................................................................................... 5

4. PROJECT OVERVIEW:.................................................................................................................................6

5. DELIVERY APPROACH/REQUIREMENTS ................................................................................................ 11

6. EVALUATION CRITERIA: ........................................................................................................................... 14

7. AWARD AND AGREEMENT: ...................................................................................................................... 15

8. PROPOSAL SUBMITTAL REQUIREMENTS:.............................................................................................. 16

P26-03 SIGNATURE PAGE ............................................................................................................................ 20

Attachments:

Attachment A – Professional Services Agreement (P26-03)

Attachment B – A102-2017 Ranch Phase 2 Template (P26-03)

Attachment C – A201-2017 General Conditions with County Modifications

Attachment D – Sample P&P Bond Template

Attachment E – Cost Proposal Form

Appendix A – SD Package

P26-03, CMaR for The Ranch Campus Phase 2 Master Plan

Page | 2

1. GENERAL INSTRUCTIONS FOR PROPOSERS:

1.1 Artificial Intelligence (AI) Disclosure:

Portions of this solicitation may have been prepared or modified with the assistance of Artificial Intelligence (AI)

technologies. All such content has been reviewed, verified, and approved for accuracy and compliance by the

Purchasing Agent prior to issuance.

1.2 Cooperative Use

Other governmental entities may piggyback on the award of this solicitation, assuming the award vendor is

amenable, and should contact Larimer County Purchasing for any necessary procurement documents. The

entity will deal directly with the award vendor concerning the placement of Purchase Orders, freight charges,

contracting and disputes, invoicing, and payment. Larimer County will not be held liable or responsible for any

liability, claims, costs, damages, demands, actions, losses, judgments or expenses incurred by the vendor or

any government entity relating to such use.

1.3 Equal Opportunity Employer (EEO) / Disadvantaged Business Opportunities:

Larimer County, in accordance with Federal and State laws, is an Equal Opportunity Employer and does not

discriminate. Larimer County strongly encourages the use of small and minority firms, women's business

enterprises, and labor surplus area firm services.

Larimer County hereby notifies all Proposers they will be afforded full and fair opportunity to submit a Proposal

in response to this RFP and they will not be discriminated against on the basis of age 40 and over, race, sex

(including pregnancy), color, religion, national origin, disability, genetic information, sexual orientation, gender

identity, gender expression, military or veteran status, or any other applicable status protected by Federal,

State, or local law in consideration for award.

1.4 Payment:

Payment for work performed or goods sold to Larimer County can be expected within 30 days after receipt of

the invoice and satisfactory acceptance by the Department receiving the service or goods (unless otherwise

stated and agreed to by County).

1.5 Proposal Consideration:

Larimer County reserves the right to reject any and or all proposals, to further negotiate with any and/or all

qualified proposers and to waive informalities and irregularities in proposals received, and to accept any

portion of the proposal if deemed to be in the best interest of Larimer County to do so. If, in the sole judgment

of the Board of County Commissioners, the proposals are substantially equal, the Board may grant the contract

to companies located in Larimer County, however this is not applicable in the case that Federal funds are

used.

1.6 Proposal Preparation:

Proposers will not be compensated for generating, producing, or duplicating any proposal materials associated

with this RFP. Proposals must be furnished exclusive of any Federal, State, or Local taxes; Larimer County is

tax exempt.

1.7 Proposal Submission:

Proposers must be registered with BidNet in order to submit a proposal; registration is free. Larimer County

strongly recommends proposers register well in advance of the submittal deadline to ensure they have

adequate time to upload and submit their proposal.

It is the sole responsibility of the Proposer to ensure all required Proposal documents are submitted through

BidNet by the submission deadline. Proposals will be time-stamped by BidNet upon receipt; BidNet does not

allow for uploading or submitting Proposal documents after the Proposal submittals deadline has passed, so

allow adequate time to upload and submit your Proposal prior to the deadline. Larimer County will not accept

uploads that are “saved” but not “submitted”. To verify that a Proposal has been submitted successfully,

P26-03, CMaR for The Ranch Campus Phase 2 Master Plan

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Proposers may contact BidNet Support, or verify, via the Proposal Management tab in the Proposer’s account,

that the documents are not in “Draft” status.

Proposers are required to submit one (1) non-redacted proposal. All parts of the proposal should be

combined and submitted as one (1) single .pdf file; proposals comprised of multiple separate files are

not acceptable and your proposal may be rejected.

By submitting a proposal, the proposer agrees they may not rescind their proposal on or after the closing date

and time identified in the RFP or as modified by addendum. No delivery will become due or be accepted until

an agreement has been completed either in the form of a formal executed contract, or a purchase order issued

by the Purchasing Manager of Larimer County. Prices and terms will remain in effect until a contract has

been executed.

1.8 Public Records:

Proposers may choose to also provide one (1) redacted .pdf proposal (as one single file), excluding any

information that is not subject to disclosure under the Colorado Open Records Act (“CORA”), such as trade

secrets, privileged information and confidential commercial, financial, geological or geophysical data exempt

from public disclosure under C.R.S. §§ 24-72-204(3)(a)(IV). Statements that the entire proposal is confidential

will not be honored. After the Notice of Award has been issued, all information submitted in response to this

request for proposal (RFP) may be publicly disclosed if required under the CORA. If provided, the redacted

electronic copy will be used to satisfy CORA requests. Proposers that do not provide a redacted electronic

copy will have their non-redacted electronic copy used to satisfy CORA requests. Larimer County will

endeavor to keep the non-redacted proposal, separate and apart from the redacted proposal subject to the

provisions of CORA or Order of Court.

1.9 Reasonable Accommodations:

Per the Americans with Disabilities Act (ADA), Larimer County will provide reasonable accommodation to

qualified individuals with a disability who need assistance. Services can be arranged with at least seven (7)

business days’ notice. Please email the Contact Person listed on the page 1 or call Relay Colorado

711. “Walk-in” requests for auxiliary aids and services will be honored to the extent possible but may be

unavailable if advance notice is not provided.

1.10 Regulatory and Legal Compliance Requirements:

No vendor awarded a solicitation will be federally debarred. Such debarment will be checked through the

System for Award Management, at www.sam.gov.

All businesses, organizations, and individuals contracting with Larimer County must comply with Title II of the

Americans with Disabilities Act of 1990, as amended. For more information on these requirements and to read

the full Title II text, please go to the following web page: https://www.ada.gov/ada_title_II.htm.

The Keep Jobs in Colorado Act (§ 8-17-101, et. seq., C.R.S.) requires that contractors who work on a public

works project financed in whole or in part by the state, counties, school districts, or municipalities of Colorado,

meet the 80% Colorado labor requirement on that public works project, as defined in § 8-19- 102(2), C.R.S.

See https://cdle.colorado.gov/dlss/labor-laws-by-topic/job-postings-and-hiring/keep-jobs-in-colorado-act for

more information regarding this Act, which applies to Public Works projects only. The definition of

Public Works along with other “Frequently Asked Questions” about this Act may be found at:

https://cdle.colorado.gov/sites/cdle/files/Keep%20Jobs%20in%20Colorado%20FAQs%20October%202020%2

0accessible.pdf

The Proposer certifies that by submitting an offer, neither the contractor nor subcontractors, the organization

nor its principals are suspended or debarred or otherwise excluded from procurement by the Federal

government and do not appear on the Excluded Parties List System (EPLS) maintained by the General

Services Administration (GSA).

P26-03, CMaR for The Ranch Campus Phase 2 Master Plan

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2. SCHEDULE OF RFP ACTIVITIES:

RFP Issued to Pre-qualified General Contractors List

RFP Questions Due

RFP Proposals Due

RFP Proposal Evaluation Period

Interviews/Workshops

Final Selection

2/13/26

2/27/26

3/13/26

3/13/26-03/20/26

Week of March 23, 2026

Week of March 30, 2026

The County will make every effort to adhere to the schedule above. However, the County reserves the right, at

its sole discretion, to adjust the Schedule of Events as it deems necessary. The Schedule dates listed in italics

above are approximate and may change.

Interviews/Workshops:

One or more top-rated Contractors may be selected for interviews that will include an interactive 2-3 hour

workshop led by the Contractor where they will be asked to detail their overall approach, Early Contractor

Involvement (ECI) experience, team development, challenges, approach to project risk elements, and cost

factors. The workshop is intended to be an open dialogue between the County's selection team and the

Contractor’s team that will further expand elements submitted in the proposals.

After all workshops, the County, at its sole discretion, will choose the Contractor team that it feels is best suited

to partner with the County in completing the Phase 2 Master Plan projects.

3. BACKGROUND INFORMATION:

In 2017, The Ranch Events Complex created a comprehensive Master Plan to guide the future growth and

development of the 244-acre campus. The purpose of the plan is to ensure The Ranch continues to serve the

community, attract regional events, and remain a competitive destination for decades to come. To support its

implementation, in 2017, Larimer County voters approved an extension of the 0.15% dedicated sales and use

tax through 2039.

Phase 1 of the Master Plan (2019–2024) delivered foundational upgrades (e.g., a new 4-H Youth arena and

livestock spaces, accessibility and infrastructure improvements, roads, and RV facilities).

Phase 2 of the Master Plan, which began in Q3 2025, will implement the next set of major projects to expand

capacity, enhance guest experiences, and move The Ranch toward financial self-sufficiency by the time the

dedicated sales tax sunsets in 2039.

This multi-year Phase 2 program is scheduled for design and construction from late 2025, achieving

operational readiness by early 2029, and reaching full final project completion by 2030. Phase 2 key projects

under this RFP include an outdoor Amphitheater, an Event Plaza, Blue Arena enhancements and renovations,

and a Youth Hockey Sports Complex. Also part of Phase 2 is the Event Lawn, which is under separate

contract, and not part of this RFP. The current schematic design (SD) package can be found in Appendix A.

The key projects defined and included in the scope of this RFP are being designed by Perkins & Will.

The Ranch also envisions a new 100,000+ sq. ft. Exposition/Convention Center (part of the project scope of

this RFP but with funding yet to be secured) with a 225-250 room hotel planned for development (the Hotel is

being procured under separate solicitation and contract via a public-private partnership) as part of Phase 2’s

overall strategy; the Board of County Commissioners has approved continued investigation of this vision.

P26-03, CMaR for The Ranch Campus Phase 2 Master Plan

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Commodity Codes

• NAICS 236220Commercial and Institutional Building Construction
• NAICS 541310Architectural Services
• NAICS 541330Engineering Services
• NAICS 541620Environmental Consulting Services

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