The Town of Morrison owns and operates a municipal water treatment and distribution system that
sources water from Bear Creek. Under an agreement with the City and County of Denver, the Town
is responsible for providing potable water and for operating and maintaining all water infrastructure
serving Red Rocks Amphitheatre. This includes both Town- and City-owned facilities—from the
treatment plant to the point where the Town’s system connects with Red Rocks’ internal distribution
lines. The Town’s responsibilities include operation and maintenance of all valves, the transfer
pumping facility, fire hydrants, and the existing water storage tank within the Red Rocks water
system.
A recent assessment of the existing conventionally reinforced two-cell rectangular tank identified
significant coating and structural deficiencies that would require costly repairs. In response, Denver
Arts & Venues and the Town of Morrison staff determined that constructing a new tank would be a
preferred alternative, given the prohibitive cost of the identified repairs and the uncertain long-term
maintenance needs of the current tank’s design and constructed limitations. The Town of Morrison
will be the contracting agency for the project and will work with a Construction Manager at Risk
(CMAR). The City and County of Denver (Denver) will participate through their Denver Arts &
Venues Staff as a key stake holder, as well as fund the project through reimbursement of costs
incurred by the Town Contract.
The intent of the project is to replace the existing tank with a new 0.5-million-gallon tendon-prestressed
(AWWA D115) tank, designed to provide a more durable and efficient storage solution
for decades to come. Initial planning and engineering are already underway in early phases.
Several key improvements are expected to be part of the project, including:
• Piping and utility relocations (water, storm, electrical)
• Widening of the access drive and gate to facilitate construction access
• Site work to support and accommodate the new tank.
• Construction of the new AWWA D115 tank
• Installation of PLCs, instrumentation and controls, and SCADA
modifications/upgrades in the existing building
• Demolition of the existing tank
The Town, in coordination with Denver, aims to select and work closely with the chosen CMAR
contractor throughout both the preconstruction and construction phases of the project. The
contractor will coordinate with the project’s design engineers (IMEG/RESPEC Team) and will be
brought on immediately to begin preconstruction services. These services will include input on
design decisions and participation in the development of a Guaranteed Maximum Price (GMP).
Project cost estimate will be provided at budgetary level at 60% design with final” GMP pricing at
90% design.
For simplicity reasons the Town/Denver Partnership will be reflected as Owner within the remainder
of this Request for Proposal, unless there are specific responsibilities anticipated requiring specific
identification.
CMAR Requirements
The Owner expects the CMAR Contractor to provide preconstruction services including design
assistance (alternative evaluations and insight), constructability review, cost estimating,
scheduling, procurement, as well as construction services related to the completion of the 0.5 MG
Water Tank. The services and roles to be provided and followed are outlined below and as
coordinated in the contract documents It is anticipated that the Water Collaborative Delivery
Association Contract Template will be utilized between the Town and the CMAR. Any exceptions
or assumptions should be noted in the proposal.
These services are to include, but not be limited to, the following:
Preconstruction Phase Services:
▪ Provide a comprehensive written review of the 60%, and 90% design packages including
plans, specifications, and other pertinent documents as applicable. The CMAR contractor
should specifically emphasize providing constructability input, risk analysis, and value
engineering insights. Additionally, the CMAR Contractor shall provide strategic input on
phasing, sequencing construction elements, and recommendations for potential tank
and/or pump station shutdowns and tie-ins. The CMAR Contractor shall also furnish lead
time estimates for materials, equipment, and furnishings incorporated in the project to
facilitate effective project planning.
▪ CMARs interested in working at Red Rocks Amphitheatre must be prepared to operate
within a highly dynamic and non-traditional scheduling environment. As a world-renowned
performance venue managed by Denver Arts & Venues, Red Rocks hosts a dense
calendar of concerts, fitness events, film shoots, private rentals, and rehearsals — often
with limited downtime between them. Any construction or infrastructure project at the
Amphitheatre requires meticulous coordination to avoid impacting scheduled events. Work
windows are often narrow and can vary widely from week to week, depending on
performance and event needs. CMAR will give input on how work schedules, or innovative
approaches may be utilized to minimize impacts but inform Owner as to cost implications
of approaches such as reduced Daytime work hours or shifted work hours to early
mornings etc. CMARs should highlight experience on development of flexible construction
schedules that can adapt to evolving event calendars. CMAR must anticipate intensive
week-to-week coordination with Denver Arts & Venues staff to align work plans with venue
operations. Demonstrate preparations for logistical challenges, including limited site
access, staging restrictions etc. CMARs should demonstrate a high level of
communication and responsiveness. Working at Red Rocks offers a unique and rewarding
opportunity, but it demands a collaborative mindset and an exceptional ability to adapt to
a live venue environment. CMARs who bring creativity, precision, and flexibility will be best
positioned to succeed.
▪ CMAR/Contractors working at Red Rocks Amphitheatre must always prioritize public
safety, with particular attention to the high volume of pedestrian traffic that flows through
the site daily. In addition to concert attendees, the amphitheater draws hundreds of hikers,
fitness enthusiasts, and tourists who use the surrounding trails and stairs — often during
early morning and daytime hours when construction activities may be underway.
Contractors will be required to implement comprehensive safety plans that clearly
delineate work zones, restrict unauthorized access, and ensure all materials and
equipment are secured and out of pedestrian pathways. Coordination with Denver Arts &
Venues is essential to proactively address crowd movement before, during, and after
events. Visibility, signage, fencing, and on-site safety personnel may be required to protect
both the public and workers in this shared-use environment. Awareness, preparation, and
real-time responsiveness are critical for maintaining safety in this uniquely active and
accessible venue.
Participation in a project kick off meeting, design progress meetings, and collaborative
workshop / design review presentations to the group. CMAR is expected to provide
comments on progressively completed construction drawings and specifications.
▪ Provide recommendations on early work packages (as applicable) and/or procurement for
approval by the Owner. Work packages will be coordinated with funding availability as
applicable.
▪ Participation in preconstruction services which will include construction scheduling,
procurement scheduling, risk register, and cost estimating on various alternatives
particularly related to different methodologies related to process improvements.
Procurement Details
▪ Provide open procurement of subcontractors and suppliers, including Owner’s Staff and
team members in selection of subcontractors and equipment supply vendors. Provide
open book pricing including development of Guaranteed Maximum Price (GMP). Project
cost estimate will be provided at budgetary levels at 60% design with final” GMP pricing
at 90% design. A trending log for any changes between 90% and 100% will be tracked
with the expectation that contingency will cover any changes. The pricing shall be held to
the requirements outlined in the contracts.
▪ In addition to the GMP, it is possible that CMAR will prepare at a minimum two early work
packages, one possibly for the early procurement of materials, equipment, and services
related to access road and storm sewer improvements, and secondly for early
procurement related to tank materials (reinforcement, and tank construction details),
where determined a value to overall project schedule and delivery.
▪ Prepare a detailed schedule of values and/or Measurement and Payment section as
appropriate.
▪ Portions of the project that are self-performed by the Contractor will be verified for cost
reasonableness through Owner retained third-party estimate. Third party estimating of any
individual task orders shall be within 5% of the GMP total. Should there be a dispute
between the third-party estimate and the Contractor’s GMP, a mutual agreement must be
reached by all parties before the GMP will be accepted by the Owner.
The Owner reserves the right to competitively bid any portion of the Work contemplated
under the master services agreement in the event a final GMP cannot be negotiated and
qualified through third-party estimating.
Construction Phase:
▪ Provide qualified project manager to manage overall project scope, fee, and delivery, drive
project success, and to meet or exceed the defined project schedule and meet the goals
set forth in this RFP.
▪ Provide qualified full-time on-site superintendent and project engineer to provide site
supervision and management of trade subcontractors to meet or exceed the defined
project schedule and meet the goals set forth in this RFP. Conduct and attend weekly
Owner, Architect (Engineering Team), Contractor (OAC) Meetings.
▪ Provide storm water management and best management practices (BMP) maintenance
for the site(s) complying with State and Local regulations.
Provide construction delivery scheduling, meeting attendance and reporting according to
contract document and local, state, or federal requirements. See prior paragraphs related
to the unique nature of scheduling, and work planning that will be required with the
intensive concert schedules.
▪ Provide site security and protection during construction. See prior paragraphs noting the
unique nature and access around the site. Provide all site safety management and
compliance with OSHA standards and criteria. Implement a site safety program that is
reported on monthly with the pay application submission. Public interaction shall be
considered a key component of overall job site safety, and the Contractor shall be
responsible for documenting and reporting any public interactions or safety concerns
involving the public as part of their regular safety reporting.
▪ Provide for a quality control program that meets or exceeds minimum job/contract
document and industry standards. Coordinate all quality control testing and inspections
through the Owner or their assigned representative.
▪ Meet all licensing and permitting requirements as set forth by the Owner, Denver Mountain
Parks, Jefferson County, or other jurisdictional authorities for both CMAR (General
Contractor) and subcontracted work.
▪ Manage and perform contract work to meet the project goals and construct the
infrastructure set forth in this RFP as outlined in the contract documents and GMPs. With
requests for payment, provide/submit partial lien waivers, and a full and final at the end of
the project, from subcontractors and the CMAR.
▪ Provide services to manage participation in startup and testing processes; project close
out and address needs during the project warranty period as outlined in the contract
documents.
▪ Coordinate and manage the scheduling of the geotechnical and materials testing firm (third
party) to be contracted by the Owner.
