Bids | Apolis

Which bid is lowest once leveled

Face bid plus leveling, against the hard cost budget. Select a bid for its panel.

Budget $41.0M

Leveling, bidders and the package

Owner alternates, applied to every bid

Alt 1 Fiber cement in lieu of metal panel above the podium, deductAlt 2 Rooftop solar array, add

Leveling matrix: each bid by line, in leveled rank order, against the budget
Line						BudgetSample split
Base bid by division
Sitework	$2,151,600	$2,184,900	Excl.$2,228,700Plug, not the bidder's number	$2,262,500	$2,351,200	$2,050,000
Concrete	$5,651,800	$5,651,800	$5,709,500	$5,824,800	$6,055,500	$5,330,000
Framing and carpentry	$7,353,100	$7,466,200	$7,428,500	$7,767,900	$8,069,500	$6,970,000
Roofing and envelope	$3,912,800	$3,932,700	$3,992,600	$4,072,500	$4,232,200	$3,690,000
Doors and windows	$2,151,600	$2,173,800	$2,195,900	$2,218,100	$2,306,800	$2,050,000
Finishes	$4,709,100	$4,831,100	$4,782,300	$4,977,500	$5,123,900	$4,510,000
Specialties and equipment	$851,800	$860,600	$887,200	$896,100	$940,500	$820,000
Conveying	$878,400	$887,200	$878,400	$887,200	$913,900	$820,000
Plumbing and fire protection	$3,912,800	$3,932,700	$3,972,700	$4,112,400	$4,272,100	$3,690,000
HVAC	$3,027,700	$3,043,300	$3,105,400	$3,167,500	$3,291,700	$2,870,000
Electrical and low voltage	$3,478,000	$3,495,800	$3,513,500	$3,584,500	$3,726,400	$3,280,000
General conditions, fee, insurance and bond
General conditions	$2,556,000$106,500 a month, 24 months	$2,635,200$109,800 a month, 24 months	$2,367,200$107,600 a month, 22 months	$2,767,200$115,300 a month, 24 months	$3,022,500$120,900 a month, 25 months	$2,460,000
Contractor fee	$1,422,2153.50%	$1,746,5504.25%	$1,553,3284.00%	$1,914,2194.50%	$2,215,3105.00%	$1,640,000
Insurance	$399,5410.95%	$449,8391.05%	$403,8651.00%	$488,9771.10%	$558,2581.20%	$492,000
Payment and performance bond	$275,9670.65%	$311,7000.72%	$285,5330.70%	$337,0600.75%	$376,6380.80%	$328,000
Face totalAs submitted	$42,732,422	$43,603,390	$41,075,926	$45,278,456	$47,456,406	$41,000,000
Leveling adjustments
Plugs for excluded scopeMedian of the other bids	None	None	+$2,228,700	None	None
Owner allowancesCarried at the owner's amounts	-$35,000	+$50,000	+$220,000	+$75,000	-$125,000
Scope checklistLines marked away from the owner's intent	+$260,000	+$95,000	+$300,0001 line not priced	-$412,000	-$399,000
Unit pricesRates at the owner's quantities	+$1,135,500	+$997,000	+$946,000	+$1,054,000	+$1,067,000
Owner alternatesNone selected	None	None	None	None	None
Leveled total	$44,092,922	$44,745,390	$44,770,626Before exclusions priced	$45,995,456	$47,999,406	$41,000,000
Per unit	$220,465	$223,727	$223,853	$229,977	$239,997	$205,000
Per gross SF	$138.86	$140.91	$140.99	$144.85	$151.16	$129.12
Against budget	Over budget $3.1M	Over budget $3.7M	Over budget $3.8M	Over budget $5.0M	Over budget $7.0M
ExclusionsScope left out, priced in leveling	2 exclusions3 qualifications	1 exclusion1 qualification	4 exclusions5 qualifications	None2 qualifications	None2 qualifications
Addenda acknowledged	1, 2	1, 2	1, 2	1, 2	1Missing 2
Months to complete	24 months	24 months	22 months	24 months	25 months	24 months

Leveling method

Leveling method, in order. 1. Allowances: each bid's figure for every owner allowance scope is replaced with the owner's amount, and any allowance a GC carried for a unit-price item is removed. 2. Excluded divisions: a division a GC excluded is filled with the median of the other bids' allowance-normalized lines for that division (the average of the two middle values when there are four). 3. Checklist: each line a GC marked differently from the owner's intent is added or deducted at the stated reference amount; a line with no reference is listed and the total is shown as before exclusions priced. 4. Unit prices: each bid's rates extended at the owner's quantities. Adjustments are at cost: the bid's own fee, insurance and bond rates are not applied to them. 5. Owner alternates: each one selected is added to or deducted from every bid at that bid's price; a bid that left it unpriced takes the median of the others. Ranking is by the leveled total.

Owner alternates count only when selected, and then in every bid. Other alternates a bidder offered are listed, never totaled.

Budget column: the hard cost budget split by the program build-up's division shares, a sample split that sums to the budget.

Sample activity and dates. Bid is the leveled total.

Submitted
Oct 9
Submitted
Oct 8
Submitted
Oct 9
Submitted
Oct 7
Submitted
Oct 9
Declined
Sep 24

Invited general contractors and where each stands
Status	Last activity	Questions asked	Bid
Submitted	Oct 9	2	$44,092,922
Submitted	Oct 8	1	$44,745,390
Submitted	Oct 9	3	$44,770,626
Submitted	Oct 7	1	$45,995,456
Submitted	Oct 9	0	$47,999,406
Declined	Sep 24	0	None

Email drafts

Drafts only. Apolis sends nothing; you send from your own mail.

What the GCs price

Issued Friday, September 18, 2026. One package and one return form for 6 general contractors.

Stage and estimate class

Feasibility, going into schematic design

Class 5 to Class 4, about -50% / +100% (Class 5) to -30% / +50% (Class 4). A range per unit and per gross SF, with a conceptual budget by division. Not a lump sum.

Why the stage matters, and every design stage

A GC asked for a hard number off a massing either declines or pads it. Stating the stage and the estimate class says which number is wanted and how much accuracy is expected. The package is reissued at schematic design (Class 4) with drawings, the survey and the geotech report, and priced again on the same return form.

This package prices 4 over 1 (four wood-frame stories over one concrete podium story), the building the deal page and the spec book describe. The architect's test fit confirms it, and the package is reissued if it changes.

Feasibility
This package
AACE class
Class 5 to Class 4
Defined
0 to 15% of the project defined
Accuracy
about -50% / +100% (Class 5) to -30% / +50% (Class 4)
Owner provides
Unit count and mix, gross and net SF, stories, construction type, parking count and type, location, target start, finish level
Number returned
A range per unit and per gross SF, with a conceptual budget by division
Schematic design
AACE class
Class 4
Defined
1 to 15% of the project defined
Accuracy
about -30% / +50%
Owner provides
Site plan, floor plans, sections, elevations, structural and MEP narratives, outline spec, geotech, survey
Number returned
A conceptual estimate by division, allowances named, a value engineering list
Design development
AACE class
Class 3
Defined
10 to 40% of the project defined
Accuracy
about -20% / +30%
Owner provides
Dimensioned plans, wall types, door and window schedules, MEP layouts, outline specs
Number returned
A detailed estimate by division; often the GMP basis in negotiated work
Construction documents
AACE class
Class 2 to Class 1
Defined
Bid documents, new buildings often 70 to 80% complete at bid
Accuracy
Priced to the documents
Owner provides
Permit set, project manual, bid form, addenda
Number returned
A lump sum or GMP with subcontractor bids three deep

Stage	AACE class	Defined	Accuracy	Owner provides	Number returned
FeasibilityThis package	Class 5 to Class 4	0 to 15% of the project defined	about -50% / +100% (Class 5) to -30% / +50% (Class 4)	Unit count and mix, gross and net SF, stories, construction type, parking count and type, location, target start, finish level	A range per unit and per gross SF, with a conceptual budget by division
Schematic design	Class 4	1 to 15% of the project defined	about -30% / +50%	Site plan, floor plans, sections, elevations, structural and MEP narratives, outline spec, geotech, survey	A conceptual estimate by division, allowances named, a value engineering list
Design development	Class 3	10 to 40% of the project defined	about -20% / +30%	Dimensioned plans, wall types, door and window schedules, MEP layouts, outline specs	A detailed estimate by division; often the GMP basis in negotiated work
Construction documents	Class 2 to Class 1	Bid documents, new buildings often 70 to 80% complete at bid	Priced to the documents	Permit set, project manual, bid form, addenda	A lump sum or GMP with subcontractor bids three deep

Estimate classes per AACE 18R-97; accuracy bands vary by source.

Building

Project: Illustrative: 200-unit multifamily development
Location: West End, St. Louis Park, Minnesota (sample site; no street address is given for an illustrative deal)
Construction type priced: 4 over 1: Four wood-frame stories over one concrete podium story
Stories: 5 (4 wood over 1 podium)
Units: 200
Net rentable: 179,000 SF at 82.0% efficiency
Gross residential: 218,293 SF
Total gross building: 317,543 SF, floor plate 54,573 SF
Parking: 230 stalls, podium parking, 86,250 SF; 46 EV ready
Construction: 24 months, month 1 (Feb 2027) to month 24 (Jan 2029)
Number held for: 60 days

Studio
Units
30
Bed / bath
0 / 1
SF each
535
Total SF
16,050
1BR
Units
80
Bed / bath
1 / 1
SF each
715
Total SF
57,200
2BR
Units
75
Bed / bath
2 / 2
SF each
1,150
Total SF
86,250
3BR
Units
15
Bed / bath
3 / 2
SF each
1,300
Total SF
19,500
Total
Units
200
Bed / bath
SF each
Total SF
179,000

Type	Units	Bed / bath	SF each	Total SF
Studio	30	0 / 1	535	16,050
1BR	80	1 / 1	715	57,200
2BR	75	2 / 2	1,150	86,250
3BR	15	3 / 2	1,300	19,500
Total	200			179,000

Area program (5 areas)

From the building program, 4 over 1. Areas only; the GC prices them.

Net rentable (units)
Construction
Wood-frame residential
SF
179,000
Share of gross
56.4%
Corridors, stairs and common
Construction
Wood-frame residential
SF
39,293
Share of gross
12.4%
Amenity
Construction
Amenity
SF
8,000
Share of gross
2.5%
Leasing and back of house
Construction
Podium concrete
SF
5,000
Share of gross
1.6%
Podium parking
Construction
Podium concrete
SF
86,250
Share of gross
27.2%
Total gross building
Construction
SF
317,543
Share of gross
100.0%

Area	Construction	SF	Share of gross
Net rentable (units)	Wood-frame residential	179,000	56.4%
Corridors, stairs and common	Wood-frame residential	39,293	12.4%
Amenity	Amenity	8,000	2.5%
Leasing and back of house	Podium concrete	5,000	1.6%
Podium parking	Podium concrete	86,250	27.2%
Total gross building		317,543	100.0%

Parking and back of house need 91,250 SF against a podium footprint of 54,573 SF under the tower; the architect closes the 36,677 SF difference with a below grade level or a podium larger than the wood floors above it.

Spec book highlights

Unit interiors

Countertops: Quartz, 3 cm, eased edge, kitchens and baths
Cabinets: Flat panel, soft close, two tone scheme by floor
Flooring: Luxury vinyl plank throughout; porcelain tile at baths
Appliances: Stainless package, electric range, French door refrigerator, dishwasher, microwave
Laundry: Full size stacked washer and dryer in every unit
Ceilings: 9 feet typical; 10 feet on the top floor
Windows: Double pane vinyl, low E, solar shades in living rooms
Smart features: Keyless entry, smart thermostat, leak sensors at wet walls

Amenities

Fitness: 2,100 square feet, strength and cardio, on demand studio
Rooftop terrace: Grills, firepit lounge, downtown skyline orientation
Coworking: Eight seats, two call rooms, conference room by reservation
Resident lounge: Chef's kitchen, private dining, game wall
Package: Locker room with cold storage for grocery delivery
Pets: Dog run on the podium courtyard and a wash station
Bikes: Secured storage for 120 bikes with a repair stand

Building and systems

Construction: Four wood-framed stories over one concrete podium story with structured parking (4 over 1)
Parking: 230 stalls, podium parking; 46 EV ready
Elevators: Two traction cabs serving all floors
Heating and cooling: Individual electric heat pumps, unit by unit control
Metering: Electric metered to each unit; water submetered and reimbursed
Connectivity: Fiber to every unit, building wide managed wifi in amenity areas
Roof: TPO membrane, 20 year warranty, solar ready conduit runs

Site and code

Stated only where a published source confirms it; everything else is marked to confirm.

Site and zoning sheet

Published source Owner stated (sample) To confirm

Location
Value
West End, St. Louis Park, Minnesota
Status
Owner stated (sample)
Source or who confirms
Illustrative deal; no street address is given
Parcel ID
Value
[PARCEL ID]
Status
To confirm
Source or who confirms
From the county parcel record and the title commitment
Site area, gross
Value
2.5 acres
Status
Owner stated (sample)
Source or who confirms
Sample site area, the same figure the city fee tracker uses
Site area, net buildable
Value
[NET BUILDABLE ACRES]
Status
To confirm
Source or who confirms
From the ALTA survey, after easements and setbacks; a test fit uses net, not gross
Zoning district
Value
[ZONING DISTRICT]
Status
To confirm
Source or who confirms
From the St. Louis Park zoning map
Maximum height
Value
[MAX HEIGHT]
Status
To confirm
Source or who confirms
Feet and stories, from the district standards
Density and FAR
Value
[DENSITY / FAR]
Status
To confirm
Source or who confirms
From the district standards
Lot coverage
Value
[MAX COVERAGE]
Status
To confirm
Source or who confirms
From the district standards
Setbacks
Value
[FRONT / SIDE / REAR]
Status
To confirm
Source or who confirms
Setbacks and parking usually limit capacity first
Overlays
Value
[OVERLAYS]
Status
To confirm
Source or who confirms
Shoreland, floodplain, or a planned unit development, if any
Parking minimum
Value
[CITY MINIMUM]
Status
To confirm
Source or who confirms
From the St. Louis Park code; the program's stall count is the owner's market decision either way
Parking in the program
Value
230 stalls
Status
Owner stated (sample)
Source or who confirms
From the building program
Inclusionary housing
Value
Policy applies (200 units; the policy covers new multifamily of 10 or more)
Status
Published source
Source or who confirms
St. Louis Park inclusionary housing policy
Inclusionary share and AMI tiers
Value
[SHARE / AMI TIERS]
Status
To confirm
Source or who confirms
Not confirmed; take the current percentages and tiers from the city before stating them
Regional SAC
Value
$2,485 per SAC unit in 2026; Met Council sets the determination
Status
Published source
Source or who confirms
Met Council 2026 rates. An owner cost, never in the GC's price
Utility availability
Value
[WILL-SERVE STATUS]
Status
To confirm
Source or who confirms
Sewer, water, electric and gas will-serve letters; see the documents checklist

Item	Value	Status	Source or who confirms
Location	West End, St. Louis Park, Minnesota	Owner stated (sample)	Illustrative deal; no street address is given
Parcel ID	[PARCEL ID]	To confirm	From the county parcel record and the title commitment
Site area, gross	2.5 acres	Owner stated (sample)	Sample site area, the same figure the city fee tracker uses
Site area, net buildable	[NET BUILDABLE ACRES]	To confirm	From the ALTA survey, after easements and setbacks; a test fit uses net, not gross
Zoning district	[ZONING DISTRICT]	To confirm	From the St. Louis Park zoning map
Maximum height	[MAX HEIGHT]	To confirm	Feet and stories, from the district standards
Density and FAR	[DENSITY / FAR]	To confirm	From the district standards
Lot coverage	[MAX COVERAGE]	To confirm	From the district standards
Setbacks	[FRONT / SIDE / REAR]	To confirm	Setbacks and parking usually limit capacity first
Overlays	[OVERLAYS]	To confirm	Shoreland, floodplain, or a planned unit development, if any
Parking minimum	[CITY MINIMUM]	To confirm	From the St. Louis Park code; the program's stall count is the owner's market decision either way
Parking in the program	230 stalls	Owner stated (sample)	From the building program
Inclusionary housing	Policy applies (200 units; the policy covers new multifamily of 10 or more)	Published source	St. Louis Park inclusionary housing policy
Inclusionary share and AMI tiers	[SHARE / AMI TIERS]	To confirm	Not confirmed; take the current percentages and tiers from the city before stating them
Regional SAC	$2,485 per SAC unit in 2026; Met Council sets the determination	Published source	Met Council 2026 rates. An owner cost, never in the GC's price
Utility availability	[WILL-SERVE STATUS]	To confirm	Sewer, water, electric and gas will-serve letters; see the documents checklist

Owner-furnished documents

Received: 2
Pending: 2
Not started: 3

Sample statuses; no document exists for this illustrative deal.

Code basis: architect to confirm (7 lines)

The owner's stated assumptions, so every GC prices the same basis. Nothing here is a code determination; the architect confirms or changes each line, and the package is reissued if any line changes.

Building code edition
Assumed for pricing
2020 Minnesota State Building Code (2018 IBC), effective March 31, 2020
Status
Published source
Note
Revisor 1305.0011
2026 code adoption
Assumed for pricing
2026 MSBC (2024 I-codes): effective date to confirm
Status
Architect to confirm
Note
DLI projected Q3 2026; the Chapter 1305 docket still shows the date as TBD. The architect confirms which edition the permit falls under
Construction type
Assumed for pricing
4 over 1: four wood-frame stories over one concrete podium story. IBC construction type per story to confirm
Status
Architect to confirm
Note
Architect to confirm the construction type of each story and the podium separation
Sprinkler standard
Assumed for pricing
NFPA 13R may serve the 4 wood stories above the podium if the building is 60 feet or less above grade plane; NFPA 13 in the garage podium. A 13R building loses the NFPA 13 trade-offs.
Status
Architect to confirm
Note
2018 IBC 903.3.1.2: NFPA 13R to 4 stories and 60 feet above grade plane. Building height is not yet drawn
Energy code
Assumed for pricing
Commercial energy code, ASHRAE 90.1-2019 with Minnesota amendments, effective January 5, 2024 (5 stories, above the 3-story residential line)
Status
Published source
Note
DLI commercial energy code fact sheet. Envelope and ventilation compliance path: architect and MEP engineer to choose
Accessibility
Assumed for pricing
Minnesota Rules chapter 1341. Type A unit count: [TYPE A COUNT]
Status
Architect to confirm
Note
Architect to confirm the Type A count; it moves unit plans and cost
Frost protection
Assumed for pricing
Footing depth to confirm
Status
Architect to confirm
Note
Minnesota Rules 1303.1600; the figure the research note found is from a secondary source, and a DLI group has proposed re-zoning. Structural engineer to confirm

Topic	Assumed for pricing	Status	Note
Building code edition	2020 Minnesota State Building Code (2018 IBC), effective March 31, 2020	Published source	Revisor 1305.0011
2026 code adoption	2026 MSBC (2024 I-codes): effective date to confirm	Architect to confirm	DLI projected Q3 2026; the Chapter 1305 docket still shows the date as TBD. The architect confirms which edition the permit falls under
Construction type	4 over 1: four wood-frame stories over one concrete podium story. IBC construction type per story to confirm	Architect to confirm	Architect to confirm the construction type of each story and the podium separation
Sprinkler standard	NFPA 13R may serve the 4 wood stories above the podium if the building is 60 feet or less above grade plane; NFPA 13 in the garage podium. A 13R building loses the NFPA 13 trade-offs.	Architect to confirm	2018 IBC 903.3.1.2: NFPA 13R to 4 stories and 60 feet above grade plane. Building height is not yet drawn
Energy code	Commercial energy code, ASHRAE 90.1-2019 with Minnesota amendments, effective January 5, 2024 (5 stories, above the 3-story residential line)	Published source	DLI commercial energy code fact sheet. Envelope and ventilation compliance path: architect and MEP engineer to choose
Accessibility	Minnesota Rules chapter 1341. Type A unit count: [TYPE A COUNT]	Architect to confirm	Architect to confirm the Type A count; it moves unit plans and cost
Frost protection	Footing depth to confirm	Architect to confirm	Minnesota Rules 1303.1600; the figure the research note found is from a secondary source, and a DLI group has proposed re-zoning. Structural engineer to confirm

If the architect draws 5 over 1: NFPA 13 throughout: 5 wood stories exceed the 4-story NFPA 13R limit. If the building becomes a Texas wrap: NFPA 13 throughout: 5 wood stories exceed the 4-story NFPA 13R limit.

Owner-furnished documents, one by one (7)

AIA B101 puts the survey and the geotechnical report on the owner, and the architect may rely on them. Their absence is what drives allowances and fee contingencies, so the package says plainly what exists.

ALTA and topographic survey, tied to a benchmark
Status
Pending
What it drives
Net buildable area, setbacks, the test fit and site utilities
Geotechnical report with borings and a foundation recommendation
Status
Not started
What it drives
Foundations and the soils unit price quantities; until it arrives, soils are priced only by unit price
Phase I environmental site assessment
Status
Received
What it drives
Hazardous materials: by owner, and no basis to price until a Phase II is needed or ruled out
Title commitment
Status
Received
What it drives
Easements that move the building, and the parcel ID
Utility will-serve letters (sewer, water, electric, gas)
Status
Pending
What it drives
Service sizes, utility company charges, and where site utilities connect
Traffic study, if the city requires one
Status
Not started
What it drives
Access points and any off-site work
City pre-application meeting notes
Status
Not started
What it drives
Zoning parameters, parking and the inclusionary requirement

Document	Status	What it drives
ALTA and topographic survey, tied to a benchmark	Pending	Net buildable area, setbacks, the test fit and site utilities
Geotechnical report with borings and a foundation recommendation	Not started	Foundations and the soils unit price quantities; until it arrives, soils are priced only by unit price
Phase I environmental site assessment	Received	Hazardous materials: by owner, and no basis to price until a Phase II is needed or ruled out
Title commitment	Received	Easements that move the building, and the parcel ID
Utility will-serve letters (sewer, water, electric, gas)	Pending	Service sizes, utility company charges, and where site utilities connect
Traffic study, if the city requires one	Not started	Access points and any off-site work
City pre-application meeting notes	Not started	Zoning parameters, parking and the inclusionary requirement

Sources (7)

Inclusionary housing: St. Louis Park inclusionary housing policy
Regional SAC: Met Council 2026 rates. An owner cost, never in the GC's price
Building code edition: Revisor 1305
2026 code adoption: DLI projected Q3 2026; the Chapter 1305 docket still shows the date as TBD
Sprinkler standard: 2018 IBC 903
Energy code: DLI commercial energy code fact sheet
Frost protection: Minnesota Rules 1303

Owner schedules

The owner sets allowances, unit price quantities, alternates and the checklist, so every bid shares one basis.

Owner allowances: $3,035,000; 5 lines, carried by every bidder
Unit price lines: 4; a rate for each, at owner quantities
Checklist lines: 26; each marked; a blank reads as excluded

Owner allowances (5)

Every bidder carries exactly these amounts, inside its total, in the division shown. If the work runs over an allowance the owner pays the difference; under, the owner keeps it. A GC that wants a different amount says so as a qualification, not by changing the number.

Landscape and irrigation
Division
Sitework
Why an allowance
Landscape plan not drawn
Amount
$235,000
Signage and wayfinding
Division
Specialties and equipment
Why an allowance
Brand package not chosen
Amount
$75,000
Unit flooring and tile
Division
Finishes
Why an allowance
Finish level chosen, product not selected
Amount
$1,700,000
Unit appliance package
Division
Specialties and equipment
Why an allowance
Package not selected
Amount
$600,000
Low voltage and access control
Division
Electrical and low voltage
Why an allowance
Access control vendor not chosen
Amount
$425,000
Total, carried by every bidder
Division
Why an allowance
Amount
$3,035,000

Allowance	Division	Why an allowance	Amount
Landscape and irrigation	Sitework	Landscape plan not drawn	$235,000
Signage and wayfinding	Specialties and equipment	Brand package not chosen	$75,000
Unit flooring and tile	Finishes	Finish level chosen, product not selected	$1,700,000
Unit appliance package	Specialties and equipment	Package not selected	$600,000
Low voltage and access control	Electrical and low voltage	Access control vendor not chosen	$425,000
Total, carried by every bidder			$3,035,000

Unit prices (4)

Every bidder quotes a rate for each line. The rates are not in the base bid. To compare bids, leveling extends each rate at the owner's quantity; the quantities are estimates, stated, and are replaced once the geotechnical report is received. A rate more than 25% from the median of the bids' rates for that line is flagged: an unbalanced unit price costs the owner when quantities move.

Unsuitable soils: excavate, haul off and replace with engineered fill
Unit
CY
Owner quantity
3,000
Quantity basis
Sample quantity until the geotechnical report is received
Rock excavation
Unit
CY
Owner quantity
200
Quantity basis
Sample quantity until the geotechnical report is received
Dewatering
Unit
day
Owner quantity
30
Quantity basis
Sample quantity until the geotechnical report is received
Winter conditions: temporary heat, enclosure, frost protection, snow removal
Unit
month
Owner quantity
10
Quantity basis
Construction months falling November through March, Feb 2027 start to Jan 2029 completion, from the deal schedule

Item	Unit	Owner quantity	Quantity basis
Unsuitable soils: excavate, haul off and replace with engineered fill	CY	3,000	Sample quantity until the geotechnical report is received
Rock excavation	CY	200	Sample quantity until the geotechnical report is received
Dewatering	day	30	Sample quantity until the geotechnical report is received
Winter conditions: temporary heat, enclosure, frost protection, snow removal	month	10	Construction months falling November through March, Feb 2027 start to Jan 2029 completion, from the deal schedule

Owner alternates (2)

Each bidder prices every owner alternate as an add or deduct. None is in a total until it is selected on the Leveling tab. Sample prices.

Alt 1: Fiber cement in lieu of metal panel above the podium
Deduct
Builders Co
-$290,000
Lakeshore Construction
-$420,000
Prairie Contractors
-$335,000
Granite Ridge Builders
-$310,000
Twin Rivers General
-$300,000
Alt 2: Rooftop solar array
Add
Builders Co
+$610,000
Lakeshore Construction
+$655,000
Prairie Contractors
+$590,000
Granite Ridge Builders
+$640,000
Twin Rivers General
Not priced

Alternate	Builders Co	Lakeshore Construction	Prairie Contractors	Granite Ridge Builders	Twin Rivers General
Alt 1: Fiber cement in lieu of metal panel above the podiumDeduct	-$290,000	-$420,000	-$335,000	-$310,000	-$300,000
Alt 2: Rooftop solar arrayAdd	+$610,000	+$655,000	+$590,000	+$640,000	Not priced

Inclusions and exclusions checklist (26)

Every bidder marks every line included, excluded or by owner. A blank is read as excluded. Leveling then adjusts line by line: a base-bid line a GC excluded is added at the stated reference amount, and an owner or unit-price line a GC included is deducted at it. A line with no reference yet is listed, not priced.

1. SAC (Met Council sewer availability charge)
Owner's intent
By owner
Reference amount
$397,600
Basis
City fee tracker: 2026 Met Council rate times a sample determination of 160 SAC units
2. City WAC and connection charges
Owner's intent
By owner
Reference amount
$128,000
Basis
City fee tracker: St. Louis Park WAC, published schedule, times 160 SAC units
3. Park dedication
Owner's intent
By owner
Reference amount
$300,000
Basis
City fee tracker: St. Louis Park, published schedule, per unit times 200 units
4. Building permit and plan review fees
Owner's intent
By owner
Reference amount
$235,000
Basis
City fee tracker: St. Louis Park permit and plan review, sample rows; confirm the GC's carried amount
5. Utility company charges (electric and gas service)
Owner's intent
By owner
Reference amount
No basis yet
Basis
Listed, not priced, if a bid departs from the intent
6. Testing and special inspections
Owner's intent
By owner
Reference amount
$222,000
Basis
Sample: 0.50% of the program build-up of $44,362,485, deducted where a GC carries it; confirm the GC's carried amount
7. Builder's risk insurance
Owner's intent
By owner
Reference amount
$177,000
Basis
Sample: 0.40% of the program build-up of $44,362,485, deducted where a GC carries it; confirm the GC's carried amount
8. Hazardous materials abatement
Owner's intent
By owner
Reference amount
No basis yet
Basis
Listed, not priced, if a bid departs from the intent
9. Amenity furniture and owner FF&E
Owner's intent
By owner
Reference amount
No basis yet
Basis
Listed, not priced, if a bid departs from the intent
10. Contractor general liability insurance
Owner's intent
In the base bid
Reference amount
No basis yet
Basis
Listed, not priced, if a bid departs from the intent
11. Payment and performance bond
Owner's intent
In the base bid
Reference amount
No basis yet
Basis
Listed, not priced, if a bid departs from the intent
12. Winter conditions
Owner's intent
By unit price only
Reference amount
No basis yet
Basis
Priced by the unit price schedule
13. Unsuitable soils correction
Owner's intent
By unit price only
Reference amount
No basis yet
Basis
Priced by the unit price schedule
14. Rock excavation
Owner's intent
By unit price only
Reference amount
No basis yet
Basis
Priced by the unit price schedule
15. Dewatering
Owner's intent
By unit price only
Reference amount
No basis yet
Basis
Priced by the unit price schedule
16. Temporary power, water and heat for the work (other than winter conditions)
Owner's intent
In the base bid
Reference amount
$180,000
Basis
Sample: temporary utilities over the 24-month construction window, added where excluded
17. Erosion control and stormwater permit compliance
Owner's intent
In the base bid
Reference amount
$95,000
Basis
Sample: erosion control and inspections, added where excluded
18. Site utilities from 5 feet outside the building to the mains
Owner's intent
In the base bid
Reference amount
$310,000
Basis
Sample: site utilities to the mains, added where excluded
19. Construction layout and staking
Owner's intent
In the base bid
Reference amount
$60,000
Basis
Sample: layout from the owner's survey control, added where excluded
20. Delegated design (trusses, sprinklers, fire alarm)
Owner's intent
In the base bid
Reference amount
$140,000
Basis
Sample: delegated engineering, added where excluded
21. Low voltage, access control and fiber backbone
Owner's intent
In the base bid
Reference amount
$425,000
Basis
The owner allowance amount, added where excluded
22. Unit appliances
Owner's intent
In the base bid
Reference amount
$600,000
Basis
The owner allowance amount, added where excluded
23. Signage and wayfinding
Owner's intent
In the base bid
Reference amount
$75,000
Basis
The owner allowance amount, added where excluded
24. Landscape and irrigation
Owner's intent
In the base bid
Reference amount
$235,000
Basis
The owner allowance amount, added where excluded
25. Window treatments
Owner's intent
In the base bid
Reference amount
No basis yet
Basis
Listed, not priced, if a bid departs from the intent
26. Final cleaning
Owner's intent
In the base bid
Reference amount
$120,000
Basis
Sample: final clean of units and common areas, added where excluded

Line	Owner's intent	Reference amount	Basis
1. SAC (Met Council sewer availability charge)	By owner	$397,600	City fee tracker: 2026 Met Council rate times a sample determination of 160 SAC units
2. City WAC and connection charges	By owner	$128,000	City fee tracker: St. Louis Park WAC, published schedule, times 160 SAC units
3. Park dedication	By owner	$300,000	City fee tracker: St. Louis Park, published schedule, per unit times 200 units
4. Building permit and plan review fees	By owner	$235,000	City fee tracker: St. Louis Park permit and plan review, sample rows; confirm the GC's carried amount
5. Utility company charges (electric and gas service)	By owner	No basis yet	Listed, not priced, if a bid departs from the intent
6. Testing and special inspections	By owner	$222,000	Sample: 0.50% of the program build-up of $44,362,485, deducted where a GC carries it; confirm the GC's carried amount
7. Builder's risk insurance	By owner	$177,000	Sample: 0.40% of the program build-up of $44,362,485, deducted where a GC carries it; confirm the GC's carried amount
8. Hazardous materials abatement	By owner	No basis yet	Listed, not priced, if a bid departs from the intent
9. Amenity furniture and owner FF&E	By owner	No basis yet	Listed, not priced, if a bid departs from the intent
10. Contractor general liability insurance	In the base bid	No basis yet	Listed, not priced, if a bid departs from the intent
11. Payment and performance bond	In the base bid	No basis yet	Listed, not priced, if a bid departs from the intent
12. Winter conditions	By unit price only	No basis yet	Priced by the unit price schedule
13. Unsuitable soils correction	By unit price only	No basis yet	Priced by the unit price schedule
14. Rock excavation	By unit price only	No basis yet	Priced by the unit price schedule
15. Dewatering	By unit price only	No basis yet	Priced by the unit price schedule
16. Temporary power, water and heat for the work (other than winter conditions)	In the base bid	$180,000	Sample: temporary utilities over the 24-month construction window, added where excluded
17. Erosion control and stormwater permit compliance	In the base bid	$95,000	Sample: erosion control and inspections, added where excluded
18. Site utilities from 5 feet outside the building to the mains	In the base bid	$310,000	Sample: site utilities to the mains, added where excluded
19. Construction layout and staking	In the base bid	$60,000	Sample: layout from the owner's survey control, added where excluded
20. Delegated design (trusses, sprinklers, fire alarm)	In the base bid	$140,000	Sample: delegated engineering, added where excluded
21. Low voltage, access control and fiber backbone	In the base bid	$425,000	The owner allowance amount, added where excluded
22. Unit appliances	In the base bid	$600,000	The owner allowance amount, added where excluded
23. Signage and wayfinding	In the base bid	$75,000	The owner allowance amount, added where excluded
24. Landscape and irrigation	In the base bid	$235,000	The owner allowance amount, added where excluded
25. Window treatments	In the base bid	No basis yet	Listed, not priced, if a bid departs from the intent
26. Final cleaning	In the base bid	$120,000	Sample: final clean of units and common areas, added where excluded

What is requested (9 items)

A range per unit and per gross SF, with a conceptual budget by division (Class 5 to Class 4). Not a lump sum.
The total broken down on the return form's 15 lines, which must sum to it: general conditions as a monthly rate times months, fee as a percentage, insurance and bond as their own rates.
The owner's 5 allowances carried at exactly the stated amounts.
A rate for each of the 4 unit price lines.
Every one of the 26 checklist lines marked included, excluded or by owner; a blank is read as excluded.
Each of the 2 owner alternates priced as an add or deduct; any other alternate listed separately.
Qualifications, one per line.
A proposed construction duration against the 24 month schedule, and the number held for 60 days.
Addenda acknowledged, by number.

Who receives it (9 sample firms)

Sample firms, no outreach has occurred.

Sample Builders Co
General contractor, wood frame over podium, the project team's named GC
precon@sample-builders.example.com
Sample Lakeshore Construction
General contractor, mid-rise multifamily
estimating@sample-lakeshore.example.com
Sample Prairie Contractors
General contractor, podium and wrap multifamily
bids@sample-prairie.example.com
Sample Granite Ridge Builders
General contractor, concrete and wood frame
precon@sample-graniteridge.example.com
Sample Twin Rivers General
General contractor, multifamily and mixed use
estimating@sample-twinrivers.example.com
Sample Northstar Builders
General contractor, wood frame multifamily
precon@sample-northstar.example.com
Sample Architecture Studio
Architect of record, the project team's named architect
studio@sample-architecture.example.com
Sample Northline Architects
Architect, multifamily feasibility and schematic design
proposals@sample-northline.example.com
Sample Commons Design Group
Architect, podium and wrap housing
hello@sample-commons.example.com

What each GC fills in

15 lines summing to the total, then allowances, unit prices, alternates and the checklist.

Owner allowances, carried as printed

Landscape and irrigation$235,000
Signage and wayfinding$75,000
Unit flooring and tile$1,700,000
Unit appliance package$600,000
Low voltage and access control$425,000

Unit prices, a rate for each

Unsuitable soilsper CY
Rock excavationper CY
Dewateringper day
Winter conditionsper month

Owner alternates, add or deduct

Alt 1: Fiber cement in lieu of metal panel above the podium
Alt 2: Rooftop solar array

Checklist: each of the 26 lines marked Included, Excluded or By owner. A blank is read as excluded.
Qualifications: one per line
Proposed construction duration, months
Number held for 60 days (or state the date)
Addenda acknowledged, by number
Contact for questions

Duration is read against the 24 month schedule. Nothing here is a contract or an invitation to contract; the return form is a pricing request.

Line	Scope	Amount
General conditionsDiv 01Field supervision, temporary facilities, cleanup; a monthly rate times months	Field supervision, temporary facilities, cleanup; a monthly rate times months	Monthly rate × months
SiteworkDiv 31, 32, 33Earthwork, site utilities to the mains, paving, landscape	Earthwork, site utilities to the mains, paving, landscape
ConcreteDiv 03, 04Foundations, podium slab and structure, masonry	Foundations, podium slab and structure, masonry
Framing and carpentryDiv 05, 06Wood framing, trusses, sheathing, misc metals, finish carpentry	Wood framing, trusses, sheathing, misc metals, finish carpentry
Roofing and envelopeDiv 07Roofing, insulation, air barrier, cladding, sealants	Roofing, insulation, air barrier, cladding, sealants
Doors and windowsDiv 08Unit and common doors, hardware, windows, storefront	Unit and common doors, hardware, windows, storefront
FinishesDiv 09Drywall, flooring, tile, paint, ceilings	Drywall, flooring, tile, paint, ceilings
Specialties and equipmentDiv 10, 11, 12Appliances, cabinets and countertops, signage, mailboxes, lockers	Appliances, cabinets and countertops, signage, mailboxes, lockers
ConveyingDiv 14Elevators	Elevators
Plumbing and fire protectionDiv 21, 22Sprinklers to the stated basis, domestic water, waste, fixtures	Sprinklers to the stated basis, domestic water, waste, fixtures
HVACDiv 23Unit heat pumps, ventilation, garage exhaust	Unit heat pumps, ventilation, garage exhaust
Electrical and low voltageDiv 26, 27, 28Power, lighting, fire alarm, access control, fiber	Power, lighting, fire alarm, access control, fiber
Contractor feeNo CSI divisionA percentage of the cost of the work (trades plus general conditions)	A percentage of the cost of the work (trades plus general conditions)	Fee % × cost of the work
InsuranceNo CSI divisionContractor general liability, a rate on cost plus fee; builder's risk is by owner	Contractor general liability, a rate on cost plus fee; builder's risk is by owner	Rate × (cost of the work + fee)
Payment and performance bondNo CSI divisionA rate on cost plus fee plus insurance	A rate on cost plus fee plus insurance	Rate × (cost + fee + insurance)
Total (the lines must sum to it)
Range: low and high, per gross SF
Total per unit
Total per gross SF