CMAR Services for Santa Barbara Airport Terminal Improvement Project

July 28, 2026
SUBJECT: Progressive Selection for Construction Management at Risk Services for
the Santa Barbara Airport Terminal Improvement Project
PROGRESSIVE SELECTION
Two-Step Request for Qualifications (RFQ) and Request for Proposals (RFP)
The City of Santa Barbara is inviting qualified firms to submit a State of Qualifications
(SOQ) and Preliminary Proposal to provide Construction Manager at Risk (CMAR)
services for the Santa Barbara Airport's Terminal Improvement Project (TIP). The
City's Municipal Code ( 4.52.165) allows City projects having an estimated
construction value over $500,000 to be procured via a CMAR contract. The estimated
construction value of this project is over $30 million.
Request for Qualifications Issue Date: Tuesday, July 28, 2026
Optional Pre-Submittal Meeting Date: Tuesday, August 18, 2026 at 10:00am
Deadline to Submit Questions Friday, September 4, 2026
Statement of Qualifications Due Date: Tuesday, September 15, 2026

Progressive Selection for CMAR Services for the SBA TIP Project
July 28, 2026
Table of Contents
INTRODUCTION .......................................................................................................................... 3
PROJECT OVERVIEW .................................................................................................................3
Funding ..................................................................................................................................... 3
Current Status ........................................................................................................................... 4
SCOPE OF WORK ....................................................................................................................... 4
Anticipated Project Timeline ...................................................................................................... 5
Services to be Provided by CMAR Firm ....................................................................................5
City of Santa Barbara Community Workforce Agreement ....................................................... 14
Services to be Provided by the City: .......................................................................................1 4
Services to be Provided by Others: .........................................................................................1 4
STATEMENT OF QUALIFICATIONS AND PRELIMINARY PROPOSAL REQUIREMENTS ..... 15
SELECTION PROCESS AND CRITERIA ...................................................................................2 1
RFQ/RFP Schedule ................................................................................................................ 24
CMAR Agreement ................................................................................................................... 24
Insurance and Business License.............................................................................................2 5
Interviews ................................................................................................................................ 25
Site Walk ................................................................................................................................. 26
Cost of Developing a Proposal ................................................................................................ 26
QUESTIONS AND POINT OF CONTACT ..................................................................................2 6
Attachment 1 - Price Proposal Form ..........................................................................................2 8
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INTRODUCTION
The City of Santa Barbara (City) owns and operates the Santa Barbara Airport (SBA). SBA
provides commercial air service and general aviation services. SBA is categorized as a "small
hub" airport served by five major airlines and their affiliates. The current airline passenger
terminal, the John T. Rickard Airline Terminal (Terminal), was completed in 2011 and is located
at 500 James Fowler Road, Santa Barbara, CA (Assessor's Parcel Number 073-450-003).
Since the Terminal's opening, SBA has experienced dramatic growth in enplanements (i.e.
commercial passenger boardings). To support the dramatic growth, SBA's 2017 Airport Master
Plan identified several major landside capacity projects to meet the continued growth and
development of SBA, one of those major projects is the TIP.
PROJECT OVERVIEW
The TIP consists of a 33,000 square foot addition to the existing Terminal. There are six primary
elements to the project that will provide additional seating space, security screening area,
concession space, and more:
Southern Improvements: additional 25,007 square feet to include improvements to the
baggage claim area, inbound baggage area, office space, storage for mechanical equipment
and maintenance supplies, holdroom areas with new restrooms, and additional space for the
security checkpoint screening area and Transportation Security Administration (TSA)
operations.
Western Improvements: additional 2,932 square feet for new airline office space and
second floor concession space, kitchen, and outdoor terrace.
Northern Improvements: additional 2,182 square feet for additional baggage make-up
area and holdroom area.
Eastern Improvements: additional 2,514 square feet for the first-floor ticketing lobby and
a fourth TSA security screening lane on the second floor.
Interior Improvements: enhancements to the existing ticketing/check-in and baggage
claim areas, new offices for baggage and terminal services, a change to the escalator
orientation, and an additional elevator. On the second floor, improvements would include a new
service animal relief area, a lactation room, and additional seating area.
Airside Improvements: two new passenger boarding bridges and redevelopment of
existing pavement for two new aircraft ground boarding gates.
Funding
The TIP Project will be funded in part by Federal Aviation Administration (FAA) Airport
Improvement Program (AIP) funds; therefore, applicable Federal requirements will apply. Other
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Progressive Selection for CMAR Services for the SBA TIP Project
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anticipated funding sources include the Passenger Facility Charge (PFC) Program, the
Transportation Infrastructure Finance and Innovation Act (TIFIA) Program, and City-issued
bonds. The actual amount of funding from the various sources is undetermined currently. The
City's current budget for the TIP Project is no more than $36,000,000. The City recognizes that
its budget might need to be increased or decreased. However, part of the CMAR role will be to
ensure that the TIP Project is affordable by the City.
Current Status
The TIP project is currently at the 15% design phase and undergoing State environmental
review. The City initiated preliminary design in 2022 with Corgan Associates, Inc. Corgan
completed a Basis-of-Design (Attachment 2) which addresses:
Civil, Architectural, Sustainability, Structural, Mechanical, Plumbing, Fire Protection,
Electrical, and Passenger Loading Bridges disciplines
The design phase is expected to take approximately another 18 months. Award of Phase II -
Construction is anticipated to be in 2027 with onsite construction beginning in late 2027. An 18-
month construction duration for build out and commissioning is contemplated.
On June 9, 2026 the FAA determined the proposed project is Categorically Excluded pursuant
to FAA Order 1050.1G as it relates to the National Environmental Policy Act of 1969, as
amended (NEPA). Therefore, no further federal environmental disclosure documentation for this
project is necessary for NEPA purposes if the Project remains consistent with the environmental
information provided.
The City is currently preparing an Environmental Impact Report (EIR) Addendum to address
California Environmental Quality Act (CEQA) requirements. The TIP project was originally
included in the 2017 Master Plan EIR (SCH#2014061096).
SCOPE OF WORK
Using the CMAR project delivery method, the City is seeking firms to support the design process
and provide complete construction services for the TIP project in two phases:
1. Phase I - Preconstruction: The City will execute a contract with the selected CMAR Firm
to provide preconstruction phase services to support the City in developing the design
including providing value engineering, cost and schedule estimating, constructability
review, and other improvements to design and delivery based on the CMAR Firm's
experience in the industry. During this phase, the City will advance the design to the level
of completion necessary to define the project and will provide construction-ready
documents prior to the initiation of Phase II - Construction. The CMAR Firm may identify
work to be performed in an Early Construction Work GMP.
2. Phase II - Construction: Concurrently with Phase I - Preconstruction, the City and the
selected CMAR firm will prepare for Phase II - Construction. Once the design is complete
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to 90%, the selected CMAR firm will present to the City a proposed Project Schedule and
Guaranteed Maximum Price (GMP), based on a City-approved "open book" procurement
process for the construction work through commissioning and start up. "Open Book"
means the CMAR will provide and make available to the City a fully transparent and
detailed breakdown of all costs on an "open book" basis, including overhead, fees,
discounts, supplies, subcontractors, materials, labor hours and rates, and equipment for
the CMAR firm and its subcontractors, vendors, and suppliers. The GMP proposal will
include the cost of construction, general condition costs, CMAR overhead costs, fee
percentage (as defined on page 23), and premiums for bonds. Should the City and the
selected CMAR firm be unable to agree on a GMP, the City may terminate the existing
CMAR contract and begin negotiations with another CMAR firm, or the City may
complete the design and undertake public bidding of the TIP project. Upon completion of
Phase I and establishment of Phase II - Construction scope, the Guaranteed Maximum
Price (GMP) will be presented to the City Council for approval prior to commencement of
construction.
The anticipated Scope of Work is provided below; however, the final Scope of Work will be
determined with the selected CMAR firm as part of the contract negotiations.
Anticipated Project Timeline
Phase Date
NEPA and CEQA Review June 9, 2026 Categorically Excluded from NEPA
CEQA review expected by August 2026
Design 30% Design - December 2026
60% Design - April 2027
90% Design - July 2027
100% Design - November 2027
CMAR Preconstruction Kickoff - September 2026
Initial Constructability Review Workshop
30% Cost
GMP - May 2027
CMAR Construction Execution of Construction Contract - November
2027
Construction (18 months) - 2027 to 2029
Services to be Provided by CMAR Firm
The services to be provided by the selected CMAR Firm shall include, but not be limited to,
those listed below.
Phase I - Preconstruction
Preconstruction Phase Services consist of tasks necessary for the CMAR Firm, in collaboration
and coordination with the City and the Design Engineer, to develop a GMP within the City's
budget and Construction Project Schedule, Baseline Early Construction Project Schedule, and
any amendments. These services also include project management activities, meetings, and
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specific tasks for the development of certain Management Plans necessary to advance the TIP
project through Phase I and Phase II.
Submittal Requirements:
Submittals include:
o Design review comments
o Reports
o Management Plans
o Project Schedules
o Early Construction Work GMP
o Phase II - Construction GMP, and
o Other submittals or work products identified in this RFQ/RFP.
The CMAR Firm shall provide one draft version of each submittal for City review, a
second draft version incorporating all review comments for City review, and one final
version that addresses all review comments. Project schedules shall be submitted as
electronic files, including a version in both Microsoft Project and Adobe PDF formats at a
minimum.
Management Activities:
1. Participate in one kick-off meeting in-person at the Santa Barbara Airport.
2. Participate in weekly virtual 30-minute progress meetings with the City.
3. Participate in monthly one-hour virtual meetings with the City, Design Engineer, and other
City consultants.
4. Participate in up to 15 additional meetings with the City, Design Engineer, boards and
commissions, the public, and/or others as needed. Assume two-hour meetings with up to
eight meetings in-person.
5. Establish and maintain a monthly Project Schedule for Preconstruction phase services in
coordination with the City.
Design Support:
1. Actively consult with, advise, and provide recommendations to the City and the Design
Engineer on planning, design, and proposed construction of the TIP project, and provide
comments on draft Project Plans and Specifications.
2. During design progression, provide ongoing constructability review and input, as well as
information on material and labor availability, recommendations on equipment and/or
packaging to advance construction, and independent quantity calculations to verify
quantities specified by the Design Engineer. Services under this task shall be provided
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from the 30% level of completion up to and including 100% completion of the final design,
plans, and specifications.
3. At 30% Design, lead and conduct an initial design, constructability, and risk review
workshop with the City. The intent of this review workshop is to identify and share
potential issues with the City so that potential issues can be addressed.
4. Provide written design-review and value engineering comments to the City at the 30%,
60%, and 90% design stages.
5. Support and attend up to three (3) value engineering focused workshops with the City
between the 30% and 60% design stages.
6. Identify, evaluate, and recommend elements of the TIP project that may require less than
100% design completion and elements of the TIP project that would be candidates for an
Early Construction Phase GMP.
Project Schedules:
1. Prepare the Preconstruction Phase project schedule in coordination with the City and
Design Engineer.
2. Develop and provide a draft structure/format for City review of the Construction Phase
project schedule.
a. Obtain the City's agreement on any deviations from the schedule.
b. Incorporate City review comments to finalize the schedule structure/format for City
approval.
3. Develop a preliminary draft and final Work Breakdown Structure (WBS) for City review
that will be used to inform the ongoing development of any Early Construction project
schedule and the Construction Phase project schedule as well as the GMP Cost Model.
The WBS shall provide a clear description of each work package and deliverable
included in the Early Construction Phase Work and the Construction Phase Work. The
WBS, including phasing by location and type of work, shall be coordinated as needed
with the Federal Aviation Administration (FAA) and Transportation Security
Administration (TSA). Revise the WBS to address comments received from the City,
FAA, and TSA, and resubmit for approval.
4. Develop an Early Construction Phase project schedule (as applicable) and the
Construction Phase project schedule at 30%, 60%, 90%, and 100% design completion
milestones for Construction Work. The intent is for all aspects of the project to be fully
designed, but given the anticipated nature of the TIP Project and that all the work cannot
be completed at once without significant impacts to the Terminal, develop proposed
phases of the work to minimize the impact of the work on the operation of the Terminal.
5. Develop preliminary construction phasing concepts that minimize impacts to terminal
operations, including passenger circulation, TSA screening, airline operations, and
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concessionaire activities. Phasing concepts shall be coordinated with the City, TSA, and
airlines and incorporated into the 30%, 60%, and 90% design milestone schedules.
Procurement Activities and GMP Development:
1. Prepare a procurement plan for the Construction Work that identifies work to be self-
performed, subcontracted work, the method of procuring subcontracted work (e.g. low
bidder, value-based), and the rationale for the proposed approach. Submit the
procurement plan for City review and comment. Revise and finalize the procurement plan
to address all comments.
2. Provide recommendations to the City for those work items to be included in Early
Construction Work (e.g. long-lead items, specialized equipment).
3. Support the City and Design Engineer in the pre-selection of certain equipment.
4. Identify long-lead equipment procurement needs and support the Design Engineer in the
analysis of equipment availability considerations and mitigation strategies to address
supply chain issues as applicable.
5. Prepare and provide a draft GMP Cost Model for City review and approval that will be
used to manage the Open Book GMP development process. The draft GMP Cost Model
may be furnished in the CMAR Firm's preferred structure; however, it must include, at a
minimum, the following elements and/or functionality:
a. A complete representation of all Early Construction Work and Construction Work
(as applicable), broken down into a manageable hierarchy of organization:
i. The ability to provide reporting from several perspectives (e.g., construction
package, project type, funding source, contracts, vendors, etc.).
ii. Inclusion of linkages to all documentation utilized during the CMAR Firm's
implementation of the procurement process (e.g., subcontractor and
supplier procurement documents, quotes/bids/proposals received, etc.).
iii. Identification of all contingency assumptions.
iv. Identification of all GMP Cost Model assumptions.
6. Conduct an in-person workshop to present and discuss draft GMP Cost Model with the
City.
7. Revise draft GMP Cost Model based on City review and provide final GMP Cost Model
for City approval.
8. Utilizing the GMP Cost Model, prepare and submit detailed, updated cost estimates on
an Open Book Basis as the design is advanced to the 30% and 60% levels of design
completion. The 60% GMP Cost Model updates shall be accompanied by a summary
level log of changes from the prior submission, and a narrative describing the nature and
rationale for the cost changes.
9. The CMAR Firm will conduct an in-person workshop at the 30% and 60% design stages
with the City to discuss the GMP Cost Model.
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10. Revised 30% and 60% GMP Cost Models based on City reviews and workshops shall be
provided for City approval.
11. At the 30% design completion, provide a construction cost estimate.
12. At the 60% and 90% design stages, prepare and provide a draft version to the City of a
complete, detailed, written GMP Proposal which includes the following elements:
a. Construction Phase Submittal List identifying all services and products related to
the Construction Phase Work and included in the GMP.
b. GMP Cost Model.
c. Identification of any assumptions, limitations, or conditions associated with the
draft version of the GMP Proposal.
d. Descriptions, justifications, and calculations for all stand-alone or embedded cost
contingencies included in the GMP, whether controlled by the CMAR Firm or the
City.
13. Conduct a workshop to discuss City comments on the draft GMP Proposals submitted at
the 60% and 90% design stages.
14. Each draft of the GMP Proposal and the final GMP Proposal, along with the City's third-
party independent cost estimate (ICE), will be reviewed by the City for reasonableness
and alignment with the project budget. If the CMAR Firm's GMP does not align with the
ICE, the CMAR Firm, Design Engineer, and City will meet and confer to reach a mutually
acceptable cost estimate. If that cost estimate exceeds the project budget, the CMAR
Firm shall make recommendations to the City to ensure the TIP project stays within the
City's project budget.
15. Revise the GMP Proposal in accordance with City review and submit a Final GMP for
City consideration.
Management Plans:
1. Provide for City review of the Construction Management Plan for the Early Construction
Work and the Construction Work that, at a minimum, addresses the following items:
a. Project organization, communication, and project management software;
b. Health, safety, and emergency response procedures;
c. Risk management;
d. QA/QC management;
e. Site and security management;
f. Construction sequencing;
g. Construction noise and air quality management;
h. Construction truck traffic and hauling routes and quantities;
i. Outreach, noticing and contractor availability;
j. Storm water pollution prevention; and
k. Cost control.
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2. Based on City review comments, revise Construction Management Plan and provide final
version.
3. Prepare, implement, and maintain a Risk Management Plan for Early Construction Work
or the Construction Work (as applicable) in coordination and alignment with the City's risk
management structure. The Risk Management Plan shall include:
a. A risk registry identifying specific Early Construction or Construction risks (as
applicable), their estimated probability of occurrence, the estimated magnitude of
impact on cost and schedule, and the party responsible for the management of
that risk; and,
b. A discussion of the potential mitigation measures for each risk identified in the risk
registry.
4. Participate in quarterly risk management workshops to present updates to Early
Construction or Construction (as applicable) risk management approach for incorporation
into the program-wide risk management methodology.
5. Provide support to the City as required in the preparation of a draft Commissioning Plan
that describes in detail the processes that will be implemented and the deliverables that
will be provided to commission, test, and start up the TIP project. At a minimum, the draft
Commissioning Plan shall include:
a. A description of the plan to commission, test, and start up the TIP project,
including identification of roles and responsibilities of the CMAR Firm, Design
Engineer, City, and others.
b. A description and outline of the testing process the CMAR Firm will implement to
demonstrate performance of individual components of the TIP project.
c. A description and outline of the TIP project acceptance testing process and plan.
d. Conduct a workshop with the City and Design Engineer to discuss the draft
Commissioning Plan.
6. Provide support to the City as required to incorporate comments based on City review of
the draft Commissioning Plan to facilitate submitting a final version for City approval.
7. Provide support to the City in ensuring that new systems, equipment, and areas are
transitioned to the City for operation in a timely and efficient manner ready for Day 1
operation through preparation and implementation of an Operational Readiness,
Activation and Transition (ORAT) Plan. The ORAT Plan will include any testing, training,
and other activities required to ensure a successful handover of the TIP project to the
City and operation of it by the City.
Onsite Investigation
1. Potholing services - up to 20 potholes within the project area to investigate underground
utility conflicts (at prevailing wage). Services shall include:
a. Pavement restoration with a one-year pavement warranty;
b. Traffic control;
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