HomeMy WebLinkAboutTwin Falls Animal Shelter Expansion_CORE ConstructionSTATEMENT OF QUALIFICATIONS FOR
CONSTRUCTION MANAGER/GENERAL CONTRACTOR (CM/GC) SERVICES
Twin Falls
Animal Shelter
Expansion
DUE: September 30, 2025 | 3 PM
777 N 4th Street
Boise, ID 83702
CORE | CM/GC SERVICES FOR CITY OF TWIN FALLS ANIMAL SHELTER EXPANSION
TABLE OF CONTENTS
COVER LETTER ....................................... 1
COMPANY PROFILE ............................................. 2
PROJECT APPROACH ........................................ 7
TOTAL PROJECT BUDGET CONTROL ................ 15
SCHEDULING ..................................................... 17
PAST PERFORMANCE ....................................... 19
APPENDIX
1
2
3
4
5
6
COVER LETTER
1
CORE | CM/GC SERVICES FOR CITY OF TWIN FALLS ANIMAL SHELTER EXPANSION
1 | COVER LETTER
1
September 30, 2025
Mandi Thompson
Assistant to the City Manager
City of Twin Falls
203 Main Avenue E
Twin Falls, ID 83301
RE: RESPONSE TO REQUEST FOR QUALIFICATIONS | CITY OF TWIN FALLS ANIMAL SHELTER EXPANSION
Dear Ms. Thompson and Selection Committee Members,
CORE Construction (CORE) is an Idaho-based team specializing in Construction Manager/General Contractor (CM/GC)
services and dedicated to serving civic Clients. Our team has a history of successful projects, repeat clientele, and is
deeply committed to accomplishing the goals of the Twin Falls Animal Shelter Expansion project. Our project team
includes career professionals with impressive credentials, and our philosophy centers around our commitment to
making our clients’ goals our own. It is with great excitement that our team submits our Statement of Qualifications to
the City of Twin Falls (the City) for the Animal Shelter Expansion project. Here are a few reasons why CORE is uniquely
qualified to execute your project:
LOCAL EXPERIENCE | CORE has extensive experience as a local CM/GC, having completed 25 projects in
Idaho. We have honed a comprehensive approach that ensures timely, budget-conscious, and high-quality project
completion. At CORE, we prioritize the well-being of staff and community members throughout the entire process. Our
proactive preconstruction, construction, and warranty processes, underpinned by a robust safety culture, embody our
dedication to creating safe and conducive environments. When it comes to your project, collaboration is key, and our
team is eager to engage with not only your City staff, but also People for Pets, Laughlin Ricks Architecture, Building
Partners, and the local Twin Falls community.
CLIENT-DRIVEN CM/GC PHILOSOPHY | Over the past 20 years, CORE has focused almost exclusively on public,
qualification-based selection projects like the Twin Falls City Pool Building Remodel and Expansion project. In fact, we
have successfully delivered over 2,000 projects through the CM/GC process. We maintain a communication-filled,
open-book partnership from day one of a project, and this shared commitment allows each team member to have
unwavering, comprehensive trust in one another. At CORE, we believe that “The Client Decides”. This philosophy is
simple yet profound, ensuring that every Client, including you, experiences the highest level of service and returns to
us for their future construction needs, assured by the trust and value we consistently deliver.
ACTIVE FACILITY EXPERTISE | We take pride in our extensive experience in expansion and remodel projects
within active facilities, having successfully completed 300+ of these projects. We understand the unique
challenges of building in a fully operational environment and excel at maintaining safety, accessibility, and continuity
while construction is underway. Our tailored solutions expand capacity, improve flow for staff and visitors, and
enhance specialized areas such as veterinary and adoption spaces—all while ensuring daily shelter operations remain
uninterrupted. By incorporating modern design features and long-term performance strategies, we deliver high-
quality, purpose-driven solutions that strengthen community assets and allow the shelter to continue serving the city
effectively throughout construction and well into the future.
Thank you for considering our qualifications. Our team looks forward to the opportunity to serve you, and I am
dedicated as your primary point-of-contact. Please feel free to reach out to me directly for any additional information
or clarifications at proposals@coreconstruction.com or 208-606-6798.
Respectfully Submitted,
Todd Steffen, President
COMPANY PROFILE
2
CORE | CM/GC SERVICES FOR CITY OF TWIN FALLS ANIMAL SHELTER EXPANSION
2 | COMPANY PROFILE
2
2. COMPANY PROFILE
Describe your firm’s history, size, resources, philosophy of service, typical volume of work, financial stability, and
basic construction management techniques and methods. Describe how your particular expertise, experience
and/or techniques can be an advantage to the Owner in completing the projects.
FIRM HISTORY AND SIZE
CORE’s Idaho office was established in 2019 and has since
completed 25 projects across the state. With Idaho-based
team members and a strong commitment to community,
we take pride in contributing to the growth and success of
this great state. From projects in every corner of Idaho to
the communities in between, we are especially honored
to be working in Twin Falls—and we look forward to finding
even more ways to serve your City.
CORE’s story goes all the way back to 1937, when our
founder, Otto Baum, took a leap of faith and applied for
a loan to start his own masonry company. He didn’t have
any collateral—just a strong reputation and solid character.
When the bank manager asked why they should approve
the loan, the officer simply said, “I trust him.” That
moment was the beginning of Otto Baum & Sons. Over
time, the Baum family grew the business, expanding into
construction and masonry operations across the country.
In the early 2000s, all of those businesses came together
under one name: CORE Construction. Today, CORE has
more than 20 offices in eight states and a team of over
1,200 employees.
RESOURCES
Choosing a construction partner often feels like a choice
between local expertise and national resources. At
CORE, we offer you both. Our team is deeply rooted in
Idaho, with local staff who understand the values and
priorities of our communities. At the same time, we’re
supported by a strong network of resources, proven
systems, and dedicated Trade Partners (including
subcontractors, suppliers, and vendors) that help us
deliver projects on time and with care.
We use thoughtful planning tools like pull-planning and
lean construction principles to make the most of every
phase of the project. And with other collaborative
platforms like Procore, Bluebeam, Revit, and Assemble,
we keep teams aligned and ensure quality from start to
finish.
For your Animal Shelter Expansion project, we are
committed to building something that reflects the
spirit of Twin Falls—thoughtfully designed, efficiently
delivered, and built by the hands of people who care
about this community. CORE also has the in-house
resources and staff proficiency to start construction
before design is complete, drawing on additional support
beyond our proposed project team. By tapping into our
broader organizational expertise and resources, we
are able to stay true to your project timeline, optimize
workflow, and mitigate risks, all while maintaining the
highest standards of quality and safety.
THIS CAPABILITY WILL GIVE
YOU ADDED CONFIDENCE IN
OUR ABILITY TO COMPLETE
THE ANIMAL SHELTER
EXPANSION PROJECT TO THE
HIGHEST STANDARD THAT
WILL EXCEED THE CITY’S
EXPECTATIONS.
• Buhl Police Department Headquarters
Remodel and Expansion
• Jerome County Courthouse Remodel
• Twin Falls City Pool Building
• Twin Falls Vista Bonita Park Expansion
CURRENT, LOCAL FOOTPRINT:
CORE | CM/GC SERVICES FOR CITY OF TWIN FALLS ANIMAL SHELTER EXPANSION
2 | COMPANY PROFILE
3
At CORE, we know that Twin Falls
drives the economic engine of
Idaho, and without it, that engine
stops. That is why we work tirelessly
to deliver the highest level of Client
Service and to be the best in the
world at it.
At the heart of our work is trust,
earning and protecting the trust
of our Clients and fostering it
within our teams. CORE builds
teams rooted in deep trust and
collaboration, ensuring open
communication and shared
commitment.
Our core values of Integrity, Fairness,
Continuous Improvement, and Results
are not just words; they are the
foundational elements of trust itself.
We recognize their importance and
strive to live them every day, knowing
that together they guide our actions,
define our culture, and fuel our
success.
THE CLIENT
DECIDES
TEAM AND
TRUST
CORE
VALUES
PHILOSOPHY OF SERVICE
Building is our business. For the Twin Falls Animal Shelter, that means delivering a facility that supports animal care,
adoption, and the mission of People for Pets with the highest level of quality. Our preconstruction and construction
management platform, Operational Excellence, ensures success at every stage. From accurate planning and cost
modeling, to construction management and sustainable practices, our pledge of excellence is dependable.
Our belief that The Client Decides is the foundation of our approach. We use the most current
technology, reliable market information, and proven processes to provide a seamless experience from
preconstruction through warranty. For this project, that means giving the City and People for Pets
the information needed to make value-based decisions that benefit animals, staff, and the community.
Our mission is to earn the trust of our Employees, Building Partners, and Clients. This begins by building teams that
share the CORE Values of Integrity, Fairness, Continuous Improvement, and Results. For your project, our team is
dedicated to earning trust through open communication, teamwork, and alignment with the mission of People for
Pets. We understand that our success depends on your satisfaction, and we see it as our responsibility to provide the
information needed to make value-based decisions that create a win for Trade Partners, Laughlin Ricks Architecture,
the City, the Animal Shelter, People for Pets, and the Twin Falls community.
TYPICAL VOLUME OF WORK
CORE’s typical volume of work in Idaho is $10-13 million
annually. Nationally, under The CORE Group, the annual
volume for the previous three years is listed below:
• 2025 - $2.3B
• 2024 - $1.82B
• 2023 - $1.48B
FINANCIAL STABILITY
CORE is financially qualified to propose on your Animal
Shelter Expansion project, with a single project bonding
capacity of $300 million and an aggregate capacity of $3
billion through Travelers Casualty and Surety Company
of America in conjunction with Liberty Mutual Insurance
Company.
CORE | CM/GC SERVICES FOR CITY OF TWIN FALLS ANIMAL SHELTER EXPANSION
2 | COMPANY PROFILE
4
CONSTRUCTION MANAGEMENT
TECHNIQUES AND METHODS
CORE understands the extreme importance of thoroughly
managing a project from award through preconstruction,
construction, close out, warranty, and beyond.
To ensure a high quality CM/GC approach, CORE has
created a program called Operational Excellence™, the
standard by which your Animal Shelter Expansion project
will be measured. Operational Excellence is leadership
and teamwork focused on the needs of the Client
and the processes required to exceed those needs.
Operational Excellence centers on the way we build, and
prepare to build, by setting goals, establishing processes
to meet those goals, and tracking results for the six
factors of Operational Excellence. These factors and their
respective goals include:
To ensure that these goals are being met and all processes
are being carried out, CORE’s entire management team,
Trade Partners, stakeholders, and CORE’s leadership, will
meet on a bi-weekly basis and review your Animal Shelter
Expansion project for Operational Excellence.
EXPERTISE, EXPERIENCE, AND
TECHNIQUES THAT PROVIDE AN
ADVANTAGE TO THE CITY
Having completed 300+ expansion and remodel
projects within active facilities, we are eager to bring
this expertise and key lessons learned to you and your
Twin Falls Animal Shelter Expansion project.
At CORE, we understand that an animal shelter is more
than a building—it is a lifeline for the community, a safe haven for animals, and a welcoming space for adoption. The expansion and modernization of the Twin Falls Animal Shelter requires careful planning to ensure daily
operations remain uninterrupted during construction.
Our team’s expertise runs deep in delivering projects
within active, operational environments where safety,
compassion, and continuity are essential. We are committed to protecting staff, volunteers, visitors/adopters, and most importantly, the animals, while
advancing the City’s vision for this facility.
Our approach begins with meticulous planning and scheduling. Trade Partner activities will be carefully sequenced, and high-impact scopes—such as roof tie-ins,
sewer rerouting for the new dog kennels, or trench drain
installation—will be completed during off-peak hours to
reduce disruption. This ensures critical functions such as intake, adoptions, and veterinary services remain operational throughout the project.
We place strong emphasis on fully containing construction
activities to protect shelter operations. Temporary fencing
will be screened and reinforced to maintain both safety and visual separation from public areas. Site access will be limited, monitored, and documented, ensuring only authorized personnel enter active work zones. Staging
areas will be carefully planned to keep construction
activities distinct from animal housing, adoption spaces,
and veterinary functions, allowing the shelter to continue serving the community throughout your project. Our logistics planning process will include close coordination with shelter staff to understand traffic flows, adoption
schedules/events, and medical procedures and services,
allowing us to adapt project plans as conditions evolve.
This continuity, combined with our alignment to the
shelter’s mission and our sensitivity to the needs of
staff, volunteers, adopters, and the broader community,
positions CORE to deliver a facility that not only expands
capacity but also strengthens the community’s bond with
the animals it serves. To further support this mission
during construction, CORE will work with the City and
People for Pets to explore ways to maintain public
engagement.
ACTIVE FACILITY
EXPERTISE11
CORE | CM/GC SERVICES FOR CITY OF TWIN FALLS ANIMAL SHELTER EXPANSION
2 | COMPANY PROFILE
5
SHELTER-SPECIFIC CONSIDERATIONS:
• Animal Welfare During Construction: Safeguard animals when removing the existing roof and tying in
the new expansion.
• Operational Continuity: Maintain functionality while rerouting the sewer line for the new dog kennel space.
• Sanitation and Durability: Install trench drains
perfectly level to ensure proper drainage and long-
term performance.
• Medical Support Systems: Provide safe service,
access, storage, and routing of medical gases for the
surgery suite within a combustible construction type.
• Adoption Experience: Emphasize delivering a smooth and positive experience for visitors, adopters, and pets through careful planning and design
coordination.
• Environmental Quality: Optimize air exchanges and circulation through the mechanical system to manage odors and support animal health.
• Low Maintenance Finishes: Use durable, washable
surfaces and materials to simplify cleaning and reduce long-term maintenance needs.
At CORE, we believe that successful projects begin and end
with strong partnerships. We will bring our fundamental
values of Team and Trust to our collaboration with the
City of Twin Falls, Laughlin Ricks Architecture, and People
for Pets. Each partner carries unique responsibilities, and
we approach these roles with mutual respect. For the City,
that means clear accountability and careful stewardship
of public funds. For People for Pets, it means honoring
their mission of animal care and adoption by ensuring
construction supports, rather than disrupts, their vital
work in the community. Partnering, for us, extends far
beyond scheduled meetings. It means being fully engaged
with the City, People for Pets, and the community the
shelter serves. We recognize that this project is not
just about bricks and mortar—it is about strengthening
the bond between people and animals, supporting
volunteers and staff in their daily work, and creating
a facility the entire community can be proud of. Our
approach to partnership is rooted in trust, transparency,
and alignment, ensuring every decision reflects both the
City’s responsibility to its citizens and People for Pets’
mission of care and adoption.
Our commitment to the City of Twin Falls is already
proven. We are currently working with the City on two
projects, led by the same project team that will guide
the Animal Shelter Expansion project. Our team will be
able to transition seamlessly, bringing with us established
trust, tested communication systems, and firsthand
knowledge of the City’s processes.
ALIGNMENT WITH
THE TWIN FALLS
COMMUNITY22
TOTAL
ALIGNMENT
TOWARDS
BEST VALUE
The Animal Foundation Addition and Renovation in
Las Vegas, NV demonstrates CORE’s ability to expand
and modernize animal care facilities while keeping
them interactive and operational. This project added
spaces for adoption, education, medical services,
and site infrastructure upgrades, while incorporating
interactive features such as a community courtyard,
indoor cat tree, and outdoor dog play areas to enrich
the adoption experience. This approach—blending
operational upgrades with adoption-focused design
and strong community alignment—is directly in
line with the City’s goals for the Animal Shelter
Expansion project. CORE will carry forward these
lessons by offering interactive viewing opportunities
during construction, allowing the community to stay
connected with animals throughout the project.
INTERACTIVE SPACES FOR PEOPLE,
PETS, AND THE COMMUNITY:
Our proposed personnel, Jeff
Jerome and JT Brown worked on
the Animal Foundation project.
CORE | CM/GC SERVICES FOR CITY OF TWIN FALLS ANIMAL SHELTER EXPANSION
2 | COMPANY PROFILE
6
At CORE, we understand the City’s priority to deliver the
Animal Shelter Expansion project within budget and on
schedule while maximizing value for the community. Our
Guaranteed Maximum Price (GMP) process provides cost
certainty, transparency, and accountability from the very
beginning. We develop an early procurement GMP for key
scopes such as earthwork, site utilities, and foundations,
allowing us to lock in pricing, mitigate escalation risks,
and begin critical work while design progresses. This also
ensures early attention to major scope items like sewer
rerouting for the new kennels, structural tie-ins for the
expansion, and medical systems for the surgery suite.
By engaging Trade Partners early, we align design and
budget in real time—avoiding surprises, preventing costly
redesigns, and protecting the City’s investment.
This approach reflects our commitment to deliver
a facility that not only meets budget goals but also
strengthens the bond between the community and the
animals it serves.
Building on this approach, CORE can also design a site scrim for the Animal Shelter project similar to the one
developed for the Twin Falls City Pool Building project. This scrim would include a dedicated section letting the
public know the shelter remains open during construction, helping reduce confusion and maintain community
access. It would also feature a QR code linked directly to the City’s website, making adoption processes easier
for residents while the facility is under renovation. By combining transparency with accessibility, the scrim will keep
the community informed and engaged throughout the project.
ENSURING VALUE: GMP, BUDGET, AND
SCHEDULE ALIGNMENT33
GMP PACKAGE
DELIVERED FOR
REVIEW AND
APPROVAL
A B C D E
Develop
Bid List
Receive
Bids
Package GMP
and Distribute
to Trade Partners
Confirm No
Scope Overlooked
Prepare
Final GMP
HOW CORE ESTABLISHES THE GMP:
During the GMP Phase for Fire Station No. 13,
CORE invested $20,000 to expedite the mass
timber package shop drawings and move up the
delivery date during favorable weather months.
This proactive step allowed construction
to begin in the summer, avoiding weather
impacts and keeping the project on schedule.
The result was approximately $100,000
in savings, which was reinvested into the
project to deliver added value.
$20,000 INVESTED.
$100,000 SAVED.
PROJECT DELIVERED ON TIME.
BUDGET AND SCHEDULE SUCCESS
AT BOISE FIRE STATION NO. 13:
CUSTOM FENCING SCRIM
PROJECT APPROACH
3
CORE | CM/GC SERVICES FOR CITY OF TWIN FALLS ANIMAL SHELTER EXPANSION
3 | PROJECT APPROACH
7
3. PROJECT APPROACH
Describe your approach to Providing CM Services described in the Form Contract. A) Preconstruction Services,
B) Construction Services as either CM/R or CM/GC. Discuss how you would provide leadership to facilitate
teamwork and communications among all parties involved in the project covered by your response. Identify
personnel to whom construction management responsibility will be assigned by names, titles, roles, qualifications,
experience, and resumes. Provide an organizational chart clearly illustrating proposed staffing. Local knowledge
is preferred.
PRECONSTRUCTION SERVICES
As your CM/GC, CORE will strive to provide the very best
professional services to complete your Animal Shelter
Expansion project. We will engage the construction
personnel responsible for building your project into the
Preconstruction Phase as early as possible. Including the
Project Manager, Scott Reymore, and Superintendent, JT
Brown, early on helps the entire team to address sensitive
topics such as schedule, means/methods, logistics,
safety, and special requirements. This ensures everyone
is included and informed on all discussions and planning
efforts that occur during preconstruction, and eliminates
the need for a “project hand-off” as we transition from
preconstruction to construction
Communication is the most understated obstacle in
a project, regardless of what phase is taking place.
All parties, including the City, CORE, Laughlin Ricks
Architecture, People for Pets, and our Trade Partners
will have the same level of communication to ensure all
information is disseminated equally and efficiently. To
ensure this, we will schedule weekly meetings that involve
representatives of each stakeholder. At the same time, our
project team will update a Master Schedule on a regular
basis to ensure that you have an accurate snapshot
of the current and projected status of your Animal
Shelter Expansion project. Responsible management of
this schedule is critical, and milestone dates will be an
essential part of your project.
PRECONSTRUCTION APPROACH:
By simplifying our preconstruction approach into
those three steps, CORE is able to provide details and
information on constructability and costs before the
detail of the design exists. CORE strives to provide the
most innovative, world-class professional preconstruction
services in the industry. Our preconstruction services
extend well beyond traditional estimating and plan
review, by incorporating a broad array of unique services,
utilizing the industry’s most current technology and
market information.
1. MEASURING WHAT WE KNOW
2. ANTICIPATING WHAT IS INTENDED
3. DISCOVERING BEST VALUE
• Bluebeam Revu
- Collaborative
Document Review
• Investigations
• Options Studies
• Quality Checks
• Virtual
Construction (VC)
• Laser Scanning
• LEED
• Trade Partner
Participation and
Qualification
• Market Acuity
• Schedule
• Local Agencies
• Safety
• Risk Management
• Lessons Learned
• Accurate Cost
Estimates
• Biddability/
Constructability
OUR TEAM USES A VARIETY OF
TOOLS TO ACCOMPLISH THESE
THREE OBJECTIVES:
LASER
SCANNING
VALUE
ENGINEERING
CORE | CM/GC SERVICES FOR CITY OF TWIN FALLS ANIMAL SHELTER EXPANSION
3 | PROJECT APPROACH
8
THE LIVING ESTIMATE
CORE will collaborate seamlessly with Laughlin Ricks Architecture, combining our tools, resources, and expertise
for optimal project value. Unlike the traditional model where Laughlin Ricks Architecture designs to a milestone and
the contractor prices the documents, we avoid this sequential approach. At CORE, we embrace a Living Estimate
methodology, fostering smooth and efficient design progress. Our PreConstruction Team, working closely with
Laughlin Ricks Architecture, provides detailed cost insights throughout the entire preconstruction process. This
dynamic interaction between estimate and design, informed in real-time, mitigates cost surprises and minimizes the
need for major design adjustments.
BUILDING SMARTER FOR YOUR
CITY:
PRECONSTRUCTION EXCELLENCE THAT
DELIVERS SMART SOLUTIONS
During the PreConstruction Phase for your City Pool
Building Remodel, CORE discovered that the original
scope and budget covered only the 1,300 SF addition. It
was also determined that the existing roof, mechanical
equipment, and decades-old pool house had reached the
end of their useful life. To bring the facility up to current
standards, a full remodel of the pool house was added to
the scope, creating budget challenges.
Working with the Client, Cole Architects, and Trade
Partners, CORE developed a Scope Options Log and
identified $401,102 in potential savings. After careful
consideration, the team accepted $107,920 in savings,
with an additional $36,525 reserved if needed. This
collaborative approach established a clear path to
budget before completing construction documents.
CONSTRUCTION SERVICES
Operational Excellence is at the heart of our
construction approach. Our team approaches every
project with comprehensive construction administration
and management. The same collaborative effort in
preconstruction continues throughout construction,
ensuring seamless orchestration of permitting,
scheduling, Trade Partner management, commissioning,
project turnover, and a responsive warranty process.
Operational Excellence™ contains specific metrics
for tracking and maintaining exceptional safety,
quality, schedule, cost control, qualified Trade
Partners, and Client relationships. Each factor has an
associated goal, ensuring these goals are met. CORE’s
Superintendent, JT Brown, will generate a report
tracking each factor's status on the project. Weekly, the
executive management team will review these factors,
providing feedback for potential improvement. Utilizing
the Operational Excellence program ensures effective
construction administration and management.
• Protection During Expansion
• Operational Continuity
• Attention to Critical Systems
• Healthy and Comfortable Environments
• Durable, Low-Maintenance Materials
• Interactive Adoption Experience
WE ARE COMMITTED TO BUILDING
WITH CARE FOR YOUR SHELTER
AND THE TWIN FALLS COMMUNITY
2,000+
CM/GC PROJECTS
SCOPE
OPTIONS LOG
Scope Options LogTwin Falls Pool Remodel 5/15/25#DESCRIPTION QTY
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COMMENTS
GENERAL ITEMS
($4,150)
(
$
3
0
,
0
0
0
)
GGRR
(($$3344,,115500))
Eliminate Construction Trailer Mobe/Demobe - Utilize Exist Office Space 1LS ($15,000.00)($15,000)POTENTIAL ($15,000)
Eliminate Construction Trailer Monthly Rental - Utilize Existing Office Space
6MO ($2,500.00)($15,000)POTENTIAL ($15,000)
Eliminate Conex Storage Units - Utilize Subs Conex & Existing Office Space 6MO ($150.00)($900)ACCEPTED ($900)
Eliminate One (1) Construction Toilet
26WK ($125.00)($3,250)ACCEPTED ($3,250)
FFCC
DEMOLITION/ OFF-SITE INFRASTRUCTURE
($200)
0011
(($$220000))
Eliminate the demolition/removal of exist Storefront at the exist Admin Office 1EA ($200.00)($200)REJECTED
($200)
SITE WORK (ROUGH)
($8,791)
0066
(($$88,,006688))
Eliminate Construction Survey & Staking - Conc Sub Set Corners Based on Exist Slab Elevations
1LS ($8,068.00)($8,068)ACCEPTED ($8,068)
1111
(($$772233))
Eliminate Under Slab Termite Treatment
1445SF ($0.50)($723)ACCEPTED ($723)SITE WORK (FINISH)
($10,991)
1155
(($$1100,,999911))
Eliminate Assumed Landscaping & Irrigation Scope - Provided by City Parks and Rec 1LS ($10,991.00)($10,991)ACCEPTED ($10,991)STRUCTURE
$1,735
3333
$$11,,773355
Substitute Concrete Filled Sonotubes ilo 14" dia Timber Columns
4EA $433.67 $1,735 REJECTED
$1,735 Not Recommended - More $
ENCLOSURE
($7,145)($173,109)
3377
(($$3388,,994477))
Eliminate Damproofing Membrane on the interior side of Concrete Stem Wall (Keep Exterior)315SF ($6.50)($2,044)ACCEPTED ($2,044)
Eliminate self adhering Sheet/Roll Flashing if East Storefront @ Admin Eliminated
76SF ($1.68)($128)REJECTED
($128)
3399
(($$1133,,885599))
Eliminate the removal and replacement of existing storefront @ East Admin/Office
230SF ($71.00)($16,330)REJECTED
($16,330)
Reduce Store Front Windows (Reduce by 50%)
218SF ($31.00)($6,758)REJECTED
($6,758)
Replace clear Anodized for Black Anodized Finish on Storefront
1LS ($2,000.00)($2,000)REJECTED
($2,000)
Substitute Solar Ban 60 Glazing for specified Solar Ban 90 Glazing 1193SF ($2.00)($2,385)ACCEPTED ($2,385)
Eliminate storefront exit at Meeting/Training Room (East Elevation)38SF ($71.00)($2,716)ACCEPTED ($2,716)
4477
(($$113388,,220088))
Eliminate the Removal and Replacement of Existing Membrane Roofing 3037SF ($32.75)($99,468)REJECTED
($99,468)
Substitute Standing Seam Metal roof w/Sarnafil Simulated Metal Roofing System 1937SF ($20.00)($38,740)REJECTED
($38,740)4499 Exposed Fastener Roof ilo Standing Seam (High maint. Low durability. Potential oil canning)1937SF ($5.00)($9,685)REJECTED
($9,685)INTERIOR FINISHES
($53,932)
(
$
1
,
7
6
1
)
(
$
5
1
,
6
0
6
)
5566
(($$22,,881111))
Substitute Timely Frames for Standard Hollow Metal
10EA ($25.00)($250)REJECTED
($250)
Substitute Hollow Metal Doors with Paint Grade Wood Doors 10EA ($80.00)($800)REJECTED
($800)
Potential VE Hardware discount
10EA ($176.05)($1,761)POTENTIAL ($1,761)1
CORE | CM/GC SERVICES FOR CITY OF TWIN FALLS ANIMAL SHELTER EXPANSION
3 | PROJECT APPROACH
9
LEADERSHIP AND COMMUNICATION
We will collaborate closely with you to foster an inclusive
environment where every project team member’s opinion
is valued. Our goal is to discover the Best Value solutions
through teamwork and open communication, which
form the bedrock of our approach. CORE will ensure
continuous and transparent communication with you.
We will maintain a detailed log of all communications and
track any pending items that need attention, complete
with deadlines. This action items list will be updated and
reviewed daily by the project team, guaranteeing that
every aspect of the project is meticulously managed
from preconstruction through completion.
WORKING ALONGSIDE Y(OUR) TEAM
At CORE, we believe successful projects are built on Team
and Trust. For your Animal Shelter Expansion project,
that means working hand-in-hand with the City of Twin
Falls, Laughlin Ricks Architecture, and the engineers
and consultants who bring their expertise to the table.
We approach every role with respect, knowing that
collaboration leads to the best solutions for the animals,
staff, and community this facility will serve.
We also recognize the responsibility that comes with
stewarding public dollars and nonprofit resources. Our
goal is always to balance the vision for an exceptional
project with careful attention to budget—delivering a
facility that will reflect compassion, care, and long-term
value for the Twin Falls community.
CORE understands that true partnering is more than
scheduled meetings; it is an attitude of openness, trust,
and alignment. We are committed to fostering transparent
communication, proactive problem-solving, and a spirit
of shared ownership in the success of this shelter. To
support this, CORE will maintain a running log of all
communications, action items, and deadlines throughout
preconstruction and construction. This living document
will be updated daily and shared with the project team to
ensure accountability, clarity, and momentum from start
to finish.
TEAM ALIGNMENT
Ensuring alignment among CORE, the City, Laughlin
Ricks Architecture, People for Pets, and Trade Partners
is critical to your project’s success. CORE will foster
collaboration through regular meetings and transparent
communication, keeping all stakeholders informed and
engaged. To support this process, CORE will leverage
project management software such as Procore to
efficiently track progress, share updates, and manage
RFIs and changes, ensuring a seamless and coordinated
approach throughout the project lifecycle.
TWIN FALLS CITY POOL BUILDING REMODEL GROUNDBREAKING CEREMONY | SEPTEMBER 2025
FROM POOLS TO PETS:FROM POOLS TO PETS:
PARTNERS FOR TWIN FALLSPARTNERS FOR TWIN FALLS
CORE is proud to be actively engaged with the Twin Falls community. The recent pool
groundbreaking brought together City officials, architects, and our project team—
standing not only as partners in construction, but as visible participants in the life of the
community. This same presence, accessibility, and collaborative spirit will guide our work
on the Animal Shelter Expansion, ensuring the project reflects both the City’s vision and
the community’s values.
CORE | CM/GC SERVICES FOR CITY OF TWIN FALLS ANIMAL SHELTER EXPANSION
3 | PROJECT APPROACH
10
YOU KNOW US. WE KNOW YOU.
Together, we are beginning the City Pool Building, creating a space that will serve the Twin
Falls community for years to come. Once the City Pool Building project is complete, the same
team can step into the Animal Shelter Expansion already familiar and ready to go—avoiding any
learning curve while carrying forward their commitment to the people, and pets, we both serve.
Please refer below for an organizational chart of our construction management personnel with specific expertise
in expansion and modernization projects, similar to the Animal Shelter Expansion. With experience spanning over
2,000 CM/GC projects, our team brings collaborative and professional skills essential for success. Ready to
apply our knowledge under CM/GC method, we are committed to achieving the City’s goals. Each team member’s
role and related experience can be found on the following pages.
ORGANIZATIONAL CHART
KODY KOEBENSKY
Project Director
JEFF JEROME
PreConstruction Manager
JT BROWN
Superintendent
SCOTT REYMORE
Project Manager
11
CITY OF COEUR D’ALENE
Police Headquarters Remodel and
Expansion
Location: Coeur d’Alene, ID
Size: 6,484 SF
Value: $5.49M
CM/GC | Civic | Expansion
Kody holds the Certified Construction Manager (CCM) License
from the Construction Management Association of America
(CMAA), highlighting his expertise and commitment to
excellence in construction management. He proudly serves the
Idaho market and brings not only strong local expertise, but an
overall extensive Construction Management resume as a CCM.
RESUME
Kody Koebensky, CCM, CM-LEAN
PROJECT DIRECTOR
As Project Director, Kody is responsible for overseeing multiple construction
projects, ensuring they are completed on time, within budget, and to the
highest quality standards. Kody collaborates with Clients, Jensen-Belts
Associates, internal teams, and stakeholders to ensure the successful
delivery of projects. In this role, he demonstrates exceptional leadership,
communication, and project management skills, along with a deep
understanding of construction processes, contract management, and risk
mitigation strategies.13
YEARS OF
INDUSTRY EXPERIENCE
EDUCATION
M.S., Construction
Management,
Arizona State University
B.S., Political Science,
Arizona State University
CERTIFICATIONS/
REGISTRATIONS
OSHA 30-Hour
CCM Certified Construction
Manager - CMCI
CM-Lean
Idaho AGC - Construction
Leadership Council Member
BSU CM Industry Advisory
Council
CITY OF BOISE
Boise Fire Station No. 13
Location: Boise, ID
Size: 11,000 SF
Value: $9.97M
CM/GC | Administrative Space | Idaho Project
JEROME COUNTY
Jerome County Courthouse Remodel
Location: Jerome, ID
Size: 3,700 SF
Value: $2.3M
CM/GC | Administrative Space | Utility Upgrades
CORE | CM/GC SERVICES FOR CITY OF TWIN FALLS ANIMAL SHELTER EXPANSION
12
RESUME
Jeff Jerome
PRECONSTRUCTION MANAGER
Jeff has been in the industry for more than 43 years and is meticulous in
maintaining the highest standards of professionalism and quality. He will
be involved at the earliest phase of the Animal Shelter Expansion through
collaboration with the City and People for Pets to analyze and estimate
project components. With family roots in Idaho dating back to the 1800s,
Jeff has a lifelong connection to the state and a deep understanding of its
communities. Over his career, he has worked on numerous projects across
Idaho, giving him firsthand knowledge of local municipalities and community
expectations. This combination of experience and local insight uniquely
positions him to bring valuable perspective and commitment to the Animal
Shelter Expansion project.
43
YEARS OF
INDUSTRY EXPERIENCE
EDUCATION
B.A., Architecture,
University of North Carolina,
Charlotte
CERTIFICATIONS/
REGISTRATIONS
OSHA 30-Hour
CITY OF COEUR D’ALENE
Police Headquarters Remodel andExpansion
Location: Coeur d’Alene, ID
Size: 6,484 SF
Value: $5.49M
CM/GC | Idaho Project | Expansion
CITY OF KETCHUM
Ketchum City Hall Remodel
Location: Ketchum, ID
Size: 15,650 SF
Value: $1.57M
CM/GC | Active Facility | Administrative Space
JEROME COUNTY
Jerome County Courthouse Remodel
Location: Jerome, ID
Size: 3,700 SF
Value: $2.3M
CM/GC | Administrative Space | Utility Upgrades
CORE | CM/GC SERVICES FOR CITY OF TWIN FALLS ANIMAL SHELTER EXPANSION
13
RESUME
Scott Reymore
PROJECT MANAGER
Scott brings 22 years of industry experience to the Twin Falls Animal Shelter
Expansion project. As Project Manager, Scott contributes expertise from a
wide range of community-focused projects, including facilities of similar
size and complexity. He will be responsible for overseeing schedule, budget,
quality, and daily communication with the City, People for Pets, Laughlin
Ricks Architecture, and our Building Partners. Scott’s attention to detail and
commitment to transparency will ensure that the Animal Shelter Expansion
is delivered on time, within budget, and to the highest standards of quality
and care.22
YEARS OF
INDUSTRY EXPERIENCE
EDUCATION
B.S., Construction
Management,
Arizona State University
CERTIFICATIONS/
REGISTRATIONS
OSHA 30-Hour
CITY OF BOISE
Historic Boise Depot
Location: Boise, ID
Size: 19,750 SF
Value: $1.32M
Active Facility | Idaho Project | Civic
JEROME COUNTY
Jerome County Courthouse Remodel
Location: Jerome, ID
Size: 3,700 SF
Value: $2.3M
CM/GC | Administrative Space | Utility Upgrades
IDAHO DIVISION OF PUBLIC WORKS
Health Science Horticulture Building
Location: Nampa, ID
Size: SF Varies
Value: $58M
CM Agent | Civic | Idaho Project
CORE | CM/GC SERVICES FOR CITY OF TWIN FALLS ANIMAL SHELTER EXPANSION
United States Air Force — Sergeant | 1990–1995
Desert Storm Veteran
• McChord AFB (USA)
• Soesterberg AFB (Netherlands)
• Incirlik AFB (Turkey)
14
RESUME
JT Brown
SUPERINTENDENT
With 35 years in the construction industry, JT Brown brings a wealth of knowledge
and expertise to his role as Superintendent for this project. He will be responsible
for overseeing the coordination, scheduling, and supervision of all Trade Partners
throughout the entire project. JT will maintain control over the project schedule,
ensuring work is completed on time, and will enforce rigorous quality control
and safety standards to guarantee that the project meets the highest quality
and safety requirements. JT’s extensive experience in problem-solving and
proactive management of jobsite activities ensures that any challenges will be
swiftly addressed, keeping the project moving forward smoothly. His leadership
will be instrumental in delivering a successful project that meets both historical
preservation requirements and modern functionality. JT’s commitment to quality
and attention to detail will extend beyond the completion of the project, as he is
dedicated to ensuring that the final outcome aligns with the project’s goals and
vision.
35
YEARS OF
INDUSTRY EXPERIENCE
EDUCATION
M.S., Civil Engineering,
Idaho State University
CERTIFICATIONS/
REGISTRATIONS
OSHA 30-Hour
First Aid/CPR/AED Certified
CITY OF KETCHUM
Ketchum City Hall Remodel
Location: Ketchum, ID
Size: 15,650 SF
Value: $1.57M
CM/GC | Active Facility | Administrative Space
JEROME COUNTY
Jerome County Courthouse Remodel
Location: Jerome, ID
Size: 3,700 SF
Value: $2.3M
CM/GC | Administrative Space | Utility Upgrades
CITY OF COEUR D’ALENE
Police Headquarters Remodel and Expansion
Location: Coeur d’Alene, ID
Size: 6,484 SF
Value: $5.49M
CM/GC | Civic | Expansion
CORE | CM/GC SERVICES FOR CITY OF TWIN FALLS ANIMAL SHELTER EXPANSION
TOTAL PROJECT BUDGET CONTROL
4
CORE | CM/GC SERVICES FOR CITY OF TWIN FALLS ANIMAL SHELTER EXPANSION
4 | TOTAL PROJECT BUDGET CONTROL
15
$54M+$54M+SAVINGS RETURNED SAVINGS RETURNED
TO CLIENTSTO CLIENTS
IN THE LAST 5 YEARS
UPDATES ON COST DURING DESIGN
Our collaborative approach to meeting the City’s
expectations will be conducted through key workshops
that engage the team in discussion by sharing ideas
and finding solutions to anticipated challenges. CORE
operates under the 80/20 rule, understanding that 80%
of the opportunity to impact cost on a project occurs
within the first 20% of the project.
Upon commencing the Design Phase, we suggest that
key design elements be discussed and assigned a level
of priority. As it relates to the cost of these various
items and their priority ranking, your PreConstruction
Manager, Jeff Jerome, can offer suggestions for value
analysis and alternatives that can free up monies to
be allocated elsewhere. Any time the project scope is
modified, our estimate reconciliations will identify the
increase or decrease in the cost of that line item as
well as the reason it changed. Our goal is to provide
the Design Team maximum flexibility, while CORE
provides responsible cost, schedule and quality
control within the defined goals.
We encourage workshops with stakeholders because it is
often the simplest means of assessing needs and goals,
delivering design intent, developing budget consensus
and eliminating any “unknowns”. The participation of
stakeholders will be beneficial to ensure all expectations
are communicated and met. The net result of these
workshops is to eliminate the potential for any redesign
and misunderstandings, which can cause schedule
erosion and failure to hit quality benchmarks and project
milestones.
Another aspect of creating value is analyzing function.
In teaming with quality local Trade Partners, creative
techniques and the latest technical information
regarding new materials and alternate solutions can
be developed for the specific function.
CORE will closely oversee the budget from inception.
We will establish a weekly cadence that is convenient
for all parties and allows for constant communication.
We are here to work with you through the bidding
and negotiation process by providing comprehensive
bid packages, addressing questions and providing
clarifying addenda, as required, so the project budget
is maintained. When construction commences, proper
project oversight is essential, and CORE will take every
opportunity to ensure continuous, clear communication.
BUDGET ESTIMATING
Staying within the established construction budget
is not only an expectation, it is a requirement for our
team. We pride ourselves on delivering a professional
preconstruction process that sets the foundation for a
successful project.
Our team begins by developing a cost model called a
10-Group Study, which utilizes a database of relevant,
historic cost data to conceptually estimate the cost of
the work based upon similar past projects that we have
constructed. We will pull the data from these past projects
to establish an educated prediction for what the projects
should cost. In addition, CORE will utilize technologies
such as On-Screen Takeoff, Bluebeam, and Assemble to
identify scopes of work and to extract quantities in both
a 2D and 3D format. The Trade Partners who are actively
involved during preconstruction are able to refine their
budget pricing, further reducing risk to budget overruns.
CORE will provide all studies and costs related to
different types of building options to all stakeholders
involved with this project. CORE does not wait for
design deliverable milestones to provide cost updates
to the project team.
4. TOTAL PROJECT BUDGET CONTROL
Submit detailed description of how your firm provides and periodically updates construction cost estimates
and participation in Value Management during project design, and successfully tracks and reports construction
costs, including line item costs for each bid package, fee, permits, reimbursable costs, CM/GC fees, and all other
project costs.
CORE | CM/GC SERVICES FOR CITY OF TWIN FALLS ANIMAL SHELTER EXPANSION
4 | TOTAL PROJECT BUDGET CONTROL
16
DETAILED COST ESTIMATION AND
UPDATES
At CORE, we prioritize being good stewards of the
project budget by engaging early in the design
process and collaborating closely with Laughlin Ricks
Architecture, Client, and stakeholders. Our process
starts with a comprehensive review of the program
and design documents, conducted in partnership with
reliable, local Trade Partners to capture current market
conditions and accurate pricing. These findings are
consolidated into our Living Estimate incorporating
updates as construction documents develop and value
options are explored. This ensures that any project
scope modifications are immediately reflected, allowing
stakeholders to see the increase or decrease in costs
with clear justifications.
VALUE MANAGEMENT AND
COLLABORATION
CORE’s approach includes regular value management
reviews at key design milestones, such as 30%, 60%, and
95% design completion. These collaborative checkpoints
allow us to identify cost-saving measures and explore
alternative solutions that align with project goals
without compromising quality. For example, if a project
shows signs of budget overrun, our PreConstruction
Team works with designers and stakeholders to present
practical value engineering options. This proactive
engagement ensures cost-efficiency and aligns the
design with budgetary constraints while maintaining
your expectations and project objectives.
SUCCESS IN TRACKING AND REPORTING
CONSTRUCTION COSTS
Throughout the project, CORE tracks and reports
detailed construction costs, breaking down expenses line
by line, including construction costs, materials, general
conditions, insurance and bonds, fees, permits, and
reimbursable expenses. Our cost management software
system, Vista Viewpoint, allows us to provide transparent,
real-time updates that include detailed reports at key
project intervals.
We prepare comprehensive bid packages and ensure
a thorough breakdown for each phase, enabling clear
comparison and review by all stakeholders. This
structured reporting ensures stakeholders are aware of
how project funds are allocated and any changes to the
budget.
BUDGET CONTROL AND COST OVERSIGHT
During preconstruction and construction, CORE
ensures continuous budget oversight through regular
communication and weekly meetings with the Client and
Laughlin Ricks Architecture. This transparency helps
track all related project expenses, such as CM/GC fees,
permits, and reimbursable costs. Our team provides
Clients with detailed financial reports to ensure that
project spending remains within the expected parameters
and that any potential budget adjustments are identified
and addressed early.
FINAL BIDDING AND CONTINUOUS
OVERSIGHT DURING CONSTRUCTION
CORE maintains active participation throughout the
bidding and construction phases by presenting clarifying
addenda, managing questions, and ensuring that the
project’s financial performance aligns with pre-bid
projections. Our Project Manager, Scott Reymore, and
Superintendent, JT Brown will continue to monitor
expenses during construction, identifying additional
opportunities for savings and maintaining diligent
oversight to manage any budget fluctuations effectively.
RETURNED SAVINGS CASE STUDY:
KETCHUM FIRE STATION NO. 1
CORE’s ability to manage a budget and provide Best Value
is exemplified in this project. From the very start, our team
applied our cost estimating services to ensure every scope
was high quality, designed and specified appropriately, and
the best option for the City of Ketchum’s budget. The project
was delivered under budget while achieving a LEED Silver
certification. Our team saved the City over $350K!
These savings were reallocated to purchase a
new fire engine.
SCHEDULING
5
CORE | CM/GC SERVICES FOR CITY OF TWIN FALLS ANIMAL SHELTER EXPANSION
5 | SCHEDULING
17
CORE believes a project schedule must include a high
level of detail to ensure safety, collaboration, and timely
completion. For your Animal Shelter Expansion project,
our team will develop a Master Schedule that captures
every activity, relationship, and milestone. From this, we
create Milestone Schedules and other targeted tools that
allow us to monitor progress and identify early indicators
of schedule slippage. This structured approach gives you
the confidence that your project will remain on track.
Collaboration is central to our scheduling process.
CORE begins by gathering input from the City,
stakeholders, and community partners to account for
priorities, site conditions, and surrounding impacts. This
collaborative foundation ensures the schedule reflects
real-world needs while supporting safety for both the
public and project teams.
Superintendent JT Brown, who is already leading
CORE’s work on the City Pool Building project, will
apply the Last Planner System to coordinate directly
with Trade Partners each day. This system brings
foremen and superintendents to the table to define
the “what, where, and how” of construction activities,
reducing conflict in the field and building trust among all
participants.
The schedule is further supported through pull planning,
a method that works from future milestones back to
present tasks. Unlike push planning, which assigns
durations without collaboration, pull planning creates
a shared road map of how each step contributes to the
larger goal. By engaging the team in shaping this plan, we
achieve stronger alignment, greater accountability, and
safer, more efficient execution.
WE ARE CONFIDENT, CREATIVE,
AND FLEXIBLE IN OUR APPROACHES
AND ARE COMMITTED TO DOING
WHAT IT TAKES TO MEET THE CITY
OF TWIN FALLS AND PEOPLE FOR
PETS SCHEDULE.
It is CORE’s priority to deliver your project to you not
only within budget, but also on or ahead of schedule. We
understand the importance of this project to the City of
Twin Falls and People for Pets and we are dedicated to
doing what it takes to facilitate all coordination to ensure
a smooth construction process, from start to finish.
SCHEDULE DEVELOPMENT
CORE takes pride in having never missed a project
deadline. We consistently deliver projects within budget
and on schedule, and we are committed to doing whatever
it takes to complete the Animal Shelter Expansion on
time.
PRELIMINARY SCHEDULE
At the Kick-off Meeting, CORE will present a Preliminary
Schedule that integrates all elements of the Design
Documents Phase for review and alignment.
SUBMITTAL SCHEDULE DEVELOPED USING
MICROSOFT PROJECT
Submittal requirements are built into a Master Submittal
Schedule and incorporated into the Master Schedule
using Microsoft Project. This process manages Trade
Partners, long-lead procurement, and accuracy. Project
Director, Kody Koebensky and Superintendent, JT Brown
review every submittal before submission to ensure
compliance.
• TRADE PARTNER SCHEDULE
During preconstruction, CORE works with Trade Partners
to develop scope-specific schedules. This collaboration
secures their buy-in, improves accuracy, and builds a
team-focused approach to delivering the project.
• MULTI-PHASED PROJECTS
At CORE, we take a comprehensive and collaborative
approach to phased projects. From the start, we work
closely with key stakeholders to identify the Business
Process Outsourcing (BPOs) and non-negotiables. This
PULL PLANNING
ON-SITE WITH
DIGITAL TOUCHPLAN
5. SCHEDULING
Describe the primary scheduling techniques you use and the software you will employ to produce an effective
construction schedule. Provide examples of successful construction management and scheduling services
provided on complex, multi-phased projects. Discuss in detail how you intend to enforce contract schedule
compliance.
CORE | CM/GC SERVICES FOR CITY OF TWIN FALLS ANIMAL SHELTER EXPANSION
5 | SCHEDULING
18
clarity helps us accurately assess phasing needs. We use
advanced tools like site investigations, laser scanning,
equipment evaluations, and DroneDeploy Ground to
gather detailed data. From this foundation, we develop
potential phasing and scheduling considerations,
strategically sequencing the project’s major components.
We identify the critical first step—the “domino” that
needs to fall first to enable subsequent phases to
proceed smoothly. Once this initial phase is underway, we
will collaborate closely with the City and Laughlin Ricks
Architecture to refine cost estimates, schedule, phasing,
and logistics for each subsequent phase.
Phased construction is not new to this team. Many
projects we have completed for municipalities across
the state of Idaho have required multiple phases and,
at times, multiple GMP packages. Our methodical
and phased approach ensures we remain flexible and
responsive to your project’s evolving needs while
consistently maintaining cost and schedule control.
CONTRACT SCHEDULE COMPLIANCE
MONITORING
Our field teams will measure the amount of work put in
place each day by the Trade Partners on-site, tracking
their progress and keeping them informed of progress
compared to the completion schedule. If a Trade Partner
appears to be falling behind, immediate action will be
taken to increase manpower or work additional hours
to catch up. We are confident that we can ensure the
schedule completion based on our field management
staff’s effective assessments of our Trade Partners’
schedule performance.
COMPLEX PHASING CASE STUDY:
CHINLE ELEMENTARY SCHOOL
MODERNIZATION
CORE delivered an eight-phase plan that kept the school
fully operational.
• Safety: Temporary partitions and active life safety
systems protected students and staff.
• Continuity: Swing spaces allowed learning to
continue during renovations.
• Efficiency: Sequential turnover returned spaces to
use before new phases began.
The Animal Shelter Expansion will follow the same proven approach, maintaining safe operations for staff,
animals, and visitors while staying on schedule.
SCHEDULE SUCCESS CASE STUDY:
COEUR D’ALENE POLICE HEADQUARTERS
EXPANSION AND REMODEL
Our proposed team brings extensive experience in multi-
phased construction, ensuring smooth transitions and
minimal disruption throughout the project. Recently,
our team completed this phased project, where Phase I
involved constructing new locker rooms as an addition
onto their existing facility. The team transitioned the
staff into the new space while our team renovated the
existing facilities in Phase II.
This approach allows us to collaborate closely with the Client and gain valuable insights on site, optimizing
preparation and execution for subsequent phases. Our team is prepared and eager to bring this knowledge and
expertise in multi-phased construction and scheduling to your City for the Animal Shelter Expansion project.
PHASE 1: 7/26/21 - 11/10/21
PHASE 2: 11/04/21 - 02/03/22(INCLUDES DOUBLE HOGAN RENOVATION)
PHASE 3: 01/28/22 - 04/21/22
PHASE 4: 04/15/22 - 07/13/22
PHASE 5: 07/07/22 - 09/20/22
PHASE 6: 08/16/22 - 12/08/22
PHASE 7: 11/14/22 - 03/17/23
PRESCHOOL MODERNIZATION: 05/16/22 - 07/29/22
ROOMS TO BE USED AS SWING SPACES:
COMPUTER LAB - 111 FAMILY CENTER - 132 ACADEMIC COACH - 133 GENERAL MEETING - 148 LARGE CONFERENCE - 174 SENSORY/ PT - 197 COMPUTER LAB - 209 COMPUTER LAB - 210 ART CLASSROOM - 211
FAMILY CENTER
ACADEMIC COACH
GENERALMEETING
LARGECONFERENCE174
SENSORY/PT
COMPUTER LABCOMPUTER LABART ROOM
CHINLE ELEMENTARY SCHOOL MODERNIZATION CONSTRUCTION PHASING PLAN
Classroom139
Added Per Meeting Classroom 139
Phase 7
Double Hogan
Pre-School
PHASE 4: 05/09/22 - 07/20/22
PHASE 1: 7/26/21 - 11/24/21
PHASE 2: 11/16/21 - 02/17/22
PHASE 3: 02/11/22 - 07/29/22(INCLUDES DOUBLE HOGAN RENOVATION)
PHASE 5: 07/14/22 - 10/06/22
PHASE 6: 09/30/22 - 01/18/23
PHASE 7: 01/12/23 - 04/21/23
PRECHOOL MODERNIZATION:05/16/22 - 07/29/22
REPORTING
Throughout the Construction Phase, weekly meetings
will be held to review the current schedule and evaluate
activities that are on-going or starting in the next three
weeks with the City, Laughlin Ricks Architecture, and our
Trade Partners. For critical path aspects of the project,
specific meetings with designated CORE representatives
will be scheduled. Throughout the process, the schedule
status is transparently communicated to all parties at all
times.
PAST PERFORMANCE
6
CORE | CM/GC SERVICES FOR CITY OF TWIN FALLS ANIMAL SHELTER EXPANSION
6 | PAST PERFORMANCE
19
DESCRIPTION
The Ketchum City Hall Remodel transformed a 15,757-square-foot municipal building into
a modern, high-functioning hub that nearly doubled occupancy and improved efficiency
for multiple departments. Careful planning ensured compliance with updated codes while
enhancing day-to-day operations and creating a more welcoming environment for staff and
the public.
SIZE
15,757 SF
ORIGINAL CONSTRUCTION COST
$1.47M
FINAL CONSTRUCTION COST
$1.58M (Owner Added Scope)
CONSTRUCTION DATES
Start: 05/2021 | Completion: 09/2021
KETCHUM CITY HALL REMODEL
KETCHUM, ID
6. PAST PERFORMANCE
Name three (3) recent and relevant projects of similar size and scope to that of the Owner’s projects for which
you will propose on that you completed demonstrating your firm’s ability to manage and complete projects
within budget and on schedule. Include a current letter of reference from the owner of each project.
RELEVANCIES
• ACTIVE FACILITY
• ADMINISTRATIVE SPACE
• CM/GC
CORE | CM/GC SERVICES FOR CITY OF TWIN FALLS ANIMAL SHELTER EXPANSION
6 | PAST PERFORMANCE
20
LETTER OF REFERENCE
Client: City of Ketchum
September 12, 2024
To Whom It May Concern,
As the Mayor of the City of Ketchum, I am pleased to offer my highest recommendation for
CORE Construction based on their exceptional performance during the recent remodel of
Ketchum City Hall. CORE transformed an outdated office building into a modern civic center
space that now serves the city’s employees and the public efficiently and beautifully. Their
approach to project planning was meticulous, and they consistently demonstrated a strong
commitment to quality and excellence.
Throughout the project, CORE provided outstanding communication and collaboration. They
worked closely with our team, ensuring that all stakeholders were informed and engaged at
every phase. Their preconstruction services were particularly impressive, as they provided
transparent and reliable budget control, helping the city maximize its resources while
maintaining the project timeline. Their attention to detail and openness fostered a relationship
of trust with us, and their proactive problem-solving skills ensured that potential challenges
were addressed and overcome.
CORE’s commitment to safety was also apparent, not only for their employees but also for the
surrounding neighborhood and pedestrians. The project was completed without incident and
they truly operate with safety as a top priority.
Above all, CORE's team was a pleasure to work with—a great team of people, professionally
and personally. Based on this experience, I confidently recommend CORE Construction for any
future project.
Sincerely,
Neil Bradshaw
Mayor
CORE | CM/GC SERVICES FOR CITY OF TWIN FALLS ANIMAL SHELTER EXPANSION
6 | PAST PERFORMANCE
21
DESCRIPTION
This project demonstrates our ability to deliver highly functional spaces that balance
specialized needs with community service. The 6,484-square-foot expansion and remodel
included creating modern locker rooms, converting existing areas into new office space, and
upgrading site access and secure parking. Just as with the Twin Falls Animal Shelter, the focus
was on rethinking existing space, integrating new facilities, and ensuring long-term durability
through exterior enhancements. By improving both operational efficiency and the visitor
experience, this project parallels the shelter’s goals of creating a welcoming, well-organized
environment that supports staff and community engagement.
SIZE
6,484 SF
ORIGINAL CONSTRUCTION COST
$5.49M
FINAL CONSTRUCTION COST
$5.45M (Savings Returned to Owner!)
CONSTRUCTION DATES
Start: 04/2024 | Completion: 04/2025
COEUR D’ALENE POLICE HEADQUARTERS
REMODEL AND EXPANSION
COEUR D’ALENE, ID
““I know that this is not the biggest project in
CORE’s portfolio, by far; but this team has
made me feel as though it was their only project
throughout this Design and PreConstruction
Phase. I greatly appreciate it.
- Captain Dave Hagar, Coeur d’Alene Police Department
CORE | CM/GC SERVICES FOR CITY OF TWIN FALLS ANIMAL SHELTER EXPANSION
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LETTER OF REFERENCE
Client: City of Coeur d’Alene
Captain Dave Hagar
Coeur d’Alene Police Department
September 30, 2025
Dear City of Twin Falls,
I am pleased to recommend CORE Construction based on our recent collaboration with
them on the Coeur d'Alene Police Department Expansion project, overseen by the City of
Coeur d'Alene Public Works.
Our experience working with CORE Construction has been exemplary. Their professionalism
and expertise were evident throughout every phase of the project. CORE consistently
demonstrated an exceptional ability to navigate the complexities inherent in renovating
Public Safety Facilities. Their attention to detail, proactive problem-solving approach, and
clear communication ensured a collaborative environment that significantly contributed to
the project's success.
Based on our recent partnership and the excellent results achieved, I confidently
recommend CORE Construction for future construction endeavors in Coeur d'Alene. Their
commitment to excellence, professionalism, and collaborative approach makes them a
valuable partner in delivering a successful project for our department and most importantly
our taxpayers.
Sincerely,
Captain Dave Hagar
CORE | CM/GC SERVICES FOR CITY OF TWIN FALLS ANIMAL SHELTER EXPANSION
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DESCRIPTION
The Jerome County Courthouse project in Jerome, ID, transformed the existing facility
through selective demolition and a full interior buildout designed to enhance functionality
and efficiency for both county staff and residents. The renovated courthouse features
new offices, restrooms, and dedicated data/IT space, along with comprehensive upgrades
to mechanical, plumbing, electrical, and fire alarm systems. Key improvements include
modernized workspaces for the Treasurer’s Office and DMV, creating a more streamlined
environment that supports better service delivery and day-to-day operations.
SIZE
3,700 SF
ORIGINAL CONSTRUCTION COST
$2.06M
FINAL CONSTRUCTION COST
$2.31M (Owner Added Scope)
CONSTRUCTION DATES
Start: 01/2025 | Completion: 07/2025
JEROME COUNTY
COURTHOUSE REMODEL
JEROME, ID
RELEVANCIES
• ADMINISTRATIVE SPACE
• UTILITY UPGRADES
• CM/GC
BEFORE THE REMODEL
CORE | CM/GC SERVICES FOR CITY OF TWIN FALLS ANIMAL SHELTER EXPANSION
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LETTER OF REFERENCE
Client: Jerome County
APPENDIX
CORE | CM/GC SERVICES FOR CITY OF TWIN FALLS ANIMAL SHELTER EXPANSION
Please refer below and to the following pages for CORE’s completed CM Information.
CM INFORMATION
REQUEST FOR QUALIFICATIONS -6-
notified when the Owner has chosen to hire a CM/GC for the project, or has determined to submit a new Request for Qualifications. F. PROPOSAL GUIDELINES 1. The Owner will not be liable for any costs incurred in the preparation and production of a proposal or any work performed prior to the execution of a contract for Construction Manager Services. 2. All responses and other materials submitted will become the property of the Owner. 3. All information contained in the RFQ and acceptable provisions of the selected firm’s response may be made a part of the contract for CM Services.
4. Upon the Owner’s request, a respondent may be asked to submit additional
information to supplement their response.
5. The Owner reserves the rights to:
➢ Waive any informalities or irregularities and reject any or all responses
received as a result of this RFQ;
➢ Negotiate the scope of services, contract terms and compensation for CM
Services to be provided;
➢ Conduct investigations required to determine the respondent’s performance
record and ability to perform the work specified as part of the RFQ.
G. INSTRUCTION MANAGER INFORMATION
1. Contact information for your firm’s main office as follows:
Firm Name:
Mailing Address:
(City, State, Zip)
Physical Address:
(City, State, Zip)
Telephone: Fax:
E-mail Address:
REQUEST FOR QUALIFICATIONS -7-
2. Name, title, address, telephone, and fax number of the firm’s officer responsible to the
Owner for all work to be provided under this RFQ:
Name/Title:
Mailing Address:
(City, State, Zip)
Physical Address:
(City, State, Zip)
Telephone: Fax:
E-mail Address:
3. Please check the appropriate box to identify the legal status of the entity making this
proposal.
Corporation Partnership Limited Liability Other (explain)
Please provide the following license information:
Idaho Public Works Construction Management License #: , held by
(name of licensed CM who will be responsible).
Idaho Public Works Contractor License #:
4. Contact information of the office where your project team will be located and from
which the work for this assignment will be conducted, if different than “1.” above.
Firm Name:
Mailing Address:
(City, State, Zip)
Physical Address:
(City, State, Zip)
Todd Steffen, President
777 N 4th Street
Boise, ID 83702
777 N 4th Street
Boise, ID 83702
208-606-6798
proposals@coreconstruction.com
proposals@coreconstruction.com
CORE Construction Management, Inc.
777 N 4th St., Boise, ID 83702
777 N 4th Street, Boise, ID 83702
208-606-6798 N/A
N/A
Kody Koebensky
067453-UNLIMITED 3
068510
x
I
CORE | CM/GC SERVICES FOR CITY OF TWIN FALLS ANIMAL SHELTER EXPANSION
Please see page IV for CORE’s surety letter.
Glenn Allen Insurance and Surety Brokers, LLC
5205 McClellan Drive
Frisco, TX 75036
469-430-1540 N/A
davidbuckman@gaisb.com
David Buckman
Same as 1 above.
II
CM INFORMATION
CORE | CM/GC SERVICES FOR CITY OF TWIN FALLS ANIMAL SHELTER EXPANSION
Todd Steffen
President
9/30/2025
x
x
x
III
CM INFORMATION
CORE | CM/GC SERVICES FOR CITY OF TWIN FALLS ANIMAL SHELTER EXPANSION
September 30, 2025
Mandi Thompson
Assistant to the City Manager
203 Main Avenue E
Twin Falls, ID, 83301
RE: Request for Qualifications | CM/GC Services for City of Twin Falls Animal Shelter Expansion
Dear Ms. Thompson,
CORE Construction (CORE) bonds are written through a co-surety arrangement with Travelers Casualty and
Surety Company of America (Travelers) and Liberty Mutual Insurance Company (Liberty).
CORE has advised Travelers and Liberty of their desire to perform construction services for your captioned
project. Travelers has enjoyed a relationship with CORE for over 40 years. During our relationship we have
provided any bid, performance and payment bonds that they have required. We have bonded significant
individual projects for CORE and they are certainly qualified to perform contracts such as yours, as they
have bonding capacity of $300 million per single project and $3 billion in the aggregate. This is not to be
construed to be a maximum, but rather working parameters. CORE has always met their contractual
obligations and we believe there is not a higher quality firm you could choose to work with.
Should CORE be awarded a contract on this or any of your projects and be required to provide performance
and payment bonds for same, and should contractor so request, we would be in position to provide such
bonds, subject to a favorable review of the final bond forms, contract documents and specifications and
usual underwriting requirements at the time.
In addition, both Travelers and Liberty are licensed to do business in all states and Travelers has an A.M.
Best Co. rating of A++ XV while the Liberty A.M. Best rating is A XV.
Sincerely,
Travelers Casualty and Surety Company of America
Liberty Mutual Insurance Company
By:
David Buckman, Attorney-in-Fact
Agent Contact Information:
David Buckman, President, Glenn Allen Insurance and Surety Brokers
5205 McClellan Dr., Frisco, TX 75036 | T: (469) 430-1450
Please refer below for a letter stating CORE’s bonding capacity.
SURETY LETTER
IV
CORE | CM/GC SERVICES FOR CITY OF TWIN FALLS ANIMAL SHELTER EXPANSION
PUBLIC WORKS CONTRACTORS LICENSE
067453 - UNLIMITED - 3
Please refer to the right and below where we have provided
a copy of our firms current Construction Manager and Public
Works Contractor Licenses and Certificate of Authority from the
Idaho Secretary of State.
State of Idaho
Division of Occupational and Professional Licenses
Brad Little
Governor
Licensee Signature Russell Barron, Administrator
Expiration Date: 10/31/2025
has fulfilled the requirements for Licensing of Construction Managers in Idaho and may provide and hold
itself out as providing Construction Management Services.
CERTIFICATE OF AUTHORITY
License issued pursuant to Title 54, Chapter 45, Idaho Code, as amended
KODY KOEBENSKY
CORE CONSTRUCTION MANAGEMENT INC
PUBLIC WORKS CONTRACTORS LICENSING
State of Idaho
Division of Occupational and Professional Licenses
Brad Little
Governor
This is to certify that
This license expires: 10/31/2025
Licensee Signature Russell Barron, Administrator
has fulfilled the requirements of the law relating to licensing in Idaho Code, Title 54, Chapter 19 & 45
and is hereby granted this certificate.
License Number Original License Issued
068510
PUBLIC WORKS CONTRACTORS LICENSING
CONSTRUCTION MANAGER
KODY KOEBENSKY
10/17/2023
IDAHO PUBLIC WORKS CONSTRUCTION MANAGER
LICENSE AND CERTIFICATE OF AUTHORITY
CORE CONSTRUCTION MANAGEMENT INC
Public Works Contractor - Class Unlimited License
067453
Issued: 07-May-2025 Expires: 31-May-2026
Renewal Required
CORE CONSTRUCTION MANAGEMENT INC
Public Works Contractor - Class Unlimited License
067453
Expires: 31-May-2026
Russell Barron
Administrator
Russell Barron
Administrator
Division of Occupational and ProfessionalLicenses11341 W Chinden Blvd. Boise, ID 83720-0063dopl.idaho.govThe person, firm, or corporation whose nameappears on this certificate has complied with theprovisions of the Idaho statutes and/or rules andregulations and is hereby authorized to engage inthe activity as indicated below.
Printed: 12-May-2025
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