10-26-040326-60-P-AW Coan Building Administrative Consolidation Site Improvements- SOW Final.pdf

ATLANTA PUBLIC SCHOOLS

Facilities Services

1631 LaFrance Street Atlanta, Georgia 30307

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Request for Proposals

For

Construction Management at Risk Services for Coan Building Administrative and Training Kitchen

Consolidation Site Improvements

April 15, 2026

RFP Number: 26-040326-60-P-AW

Due Date: May 15, 2026

Time Due: 11:00 a.m. ET

Atlanta Independent School System 26-040326-60-P-AW – Coan Building Administrative and Training Kitchen Consolidation Site Improvements

(CM at Risk)

ADVERTISEMENT FOR REQUEST FOR PROPOSALS

The Atlanta Independent School System is seeking a Construction Manager at Risk (CMAR) to provide preconstruction and construction services at the Coan Building. The project includes administrative consolidation and site improvements.

A Pre-Proposal conference will be held at the address below on Thursday, April 23, 2026, at

11:00 a.m. ET.

Coan Building

1550 Hosea L. Williams Dr., NE

Atlanta, GA 30317

Attendance is not mandatory but is strongly encouraged.

The initial contract will be a lump-sum agreement for the provision of pre-construction services.

The lump sum fee for the pre-construction services is set out in the Fee Sheet attached to Bonfire.

The construction management percentage for general conditions and the percentage of fees for the construction phase will also be included in the initial contract. During the pre-construction services stage, the Construction Manager shall submit a Guaranteed Maximum Price (GMP) to APS for the Project in its entirety, and/or for phases or portions of the Project. If a GMP is accepted by

APS, the contract shall be amended to add and incorporate the GMP (each, a “GMP

Amendment”). APS shall have no obligation to accept any GMP.

All questions or requests for clarification must be sent via Bonfire under Message – Opportunity

Q & A: https://aps.bonfirehub.com/opportunities/231213.

All addendums related to this solicitation will be posted on the Bonfire website at https://aps.bonfirehub.com/opportunities/231213. The proposers are responsible for checking the Bonfire website for addendums, responses to proposal questions, or other communications related to this Request for Proposal.

Proposals shall be submitted online at https://aps.bonfirehub.com/opportunities/231213.

The Office of Procurement Services will only accept proposals submitted online. Proposal submissions are due no later than 11:00 a.m. on Friday, May 15, 2026. ET.

APS will only accept online submissions for this Request for Proposals. Proposals can be submitted online at: https://aps.bonfirehub.com/opportunities/231213.

https://aps.bonfirehub.com/opportunities/231213 https://aps.bonfirehub.com/opportunities/231213 https://aps.bonfirehub.com/opportunities/231213 https://aps.bonfirehub.com/opportunities/231213.

26-040326-60-P-AW – Coan Building Administrative and Training Kitchen Consolidation Site Improvements

Proposals submitted after the proposal submission close date will not be accepted. Note: Any proposal submitted in any other format (email, paper, fax, mail, etc.) will not be accepted for any reason.

If you cannot download these documents, contact the purchasing agent, Alicia White, at alicia.white@apsk12.org.

TENTATIVE TIMELINE

04/15/2026 Release RFP to the marketplace

04/23/2026 Pre-Proposal conference, 11:00 a.m., ET

04/23/2026 Site Visit 11:30 a.m.

04/30/2026 Deadline for written questions, 2 p.m. ET

05/05/2026 Response to questions to be posted to Bonfire.

05/15/2026 RFP due online Bonfire by 11:00 a.m., ET

05/18/2026 Administrative Review

05/21/2026 Initial Shortlist Evaluation

TBD Phase 2 Interview/Presentation (If applicable)

06/01/2026 Recommendation to the APS Board of Education (If applicable) mailto:alicia.white@apsk12.org

26-040326-60-P-AW – Coan Building Administrative and Training Kitchen Consolidation Site Improvements

1. Purpose The Atlanta Independent School System is seeking a Construction Manager at

Risk (CMAR) to provide preconstruction and construction services for the Coan

Building.

The basic program for the project to be responded to may include, but may not be limited to, the items listed below.

2. Project Information

2.1. The intent of this effort is to select a Construction Manager at Risk (CM) and enter into the standard APS Construction Management at Risk

Agreement with the successful Board-approved Construction Manager at Risk.

2.2. The planning and design for the project is underway. Currently, the construction documents are not yet complete. A project summary description, current facility inventory drawings, and proposed concept plans may be included for your use in this effort.

2.3. The APS Design Guidelines, APS Standard Specifications, APS Bulletins to Design and Construction Professionals, APS Capital Project

Expectations, and APS Standard Construction Management

Agreement are located on the APS Website at this address:

https://www.atlantapublicschools.us/page/32597. The Construction

Manager may obtain copies of these documents at your discretion and expense.

2.3.1 Construction Managers should familiarize themselves with the project description and the described and inferred project scope before submitting a proposal. The approach to the design management, construction, and schedule for this project should be established at your discretion, but must be constructed to expedite the start of the project by the estimated commencement and completion date shown in Section 2.6.

http://www.atlantapublicschools.us/page/32597

26-040326-60-P-AW – Coan Building Administrative and Training Kitchen Consolidation Site Improvements

2.4. The Construction Manager’s proposal must be based on the existing site conditions, experience as a Construction Manager at Risk, knowledge of Georgia K-12 construction projects, APS construction projects, APS

Design Guidelines, and the APS Standard Specifications.

2.5. By submitting a proposal to this Request for Proposal, you acknowledge that the documents provided by APS and any documentation provided by you as part of your submittal to this RFP and accepted in writing by

APS apply to this contract.

2.6. Project Tentative Timeline: This project is time sensitive. To complete the project on time, the vendor understands that the following schedule must be kept:

CMAR Schedule

Release CMR RFP 04/14/2026

Responses Due 04/15/2026

Evaluation / Shortlist Select- Internal 05/19/2026

Interviews (If applicable) TBD

Board Approval/Award Initial Contract (Preconstruction Services)

06/01/2026

CMAR Sub Procurement period 7/1/26 to 7/21/26

Final GMP Due to APS 7/31/26

NTP for Construction

8/1/26

Substantial Completion 12/15/26

2.7 This project requires a General Contractor's license for the firm

(Qualifying Agent, NOT Limited Tier).

3. Preconstruction Information and Services. The Construction Manager shall perform the pre-construction services set out in Article 3 of the

Construction Management Agreement, including but not limited to the following:

26-040326-60-P-AW – Coan Building Administrative and Training Kitchen Consolidation Site Improvements

3.1 Preconstruction Services – General and Schematic Phase.

3.1.1 The Construction Manager shall review project requirements, educational specifications, on and off-site development, survey requirements, and preliminary budget, and make value engineering and constructability recommendations for revisions to APS in the form of a written report prior to final payment for this phase.

3.1.2 Where the project includes renovation or expansion of an existing Facility, the Construction Manager will assist the

Construction Team in preparing an analysis package outlining the condition of the existing Facility, existing structure, existing finishes, existing equipment, code deficiencies, energy use, and life expectancy of other building systems by providing constructability, value engineering, and cost estimates recommendations. The package should contain the

Construction Manager’s recommendations, cost estimates, and preliminary schedules. Such information shall be provided to

APS in the form of a written report prior to final payment for this phase.

3.2 Preconstruction Services – Design Phase

3.2.1 The Construction Manager will be required to attend all project-related meetings and include a summary of the meeting in its monthly report to the APS.

3.2.2 The Construction Manager will periodically review all contract documents for constructability and help ensure compliance with all applicable laws, rules, codes, design standards, and ordinances. The Construction Manager shall immediately notify

APS of any non-compliant contract document.

Such information shall be provided to the APS in the form of a written report in the format as noted herein before final payment for this phase.

3.3 Preconstruction Services – Construction Documents Phases

26-040326-60-P-AW – Coan Building Administrative and Training Kitchen Consolidation Site Improvements

3.3.1 The Construction Manager shall prepare detailed cost estimates and recommendations for APS at the S.D. (Schematic Design), D.D. (Design Development), and C.D. (80% and 100%

Construction Documents) phases of the project. Such information shall be provided to APS in the form of a written report before final payment for each phase.

3.3.2 The Construction Manager shall review all contract documents for the new and existing buildings and/or building sites and provide value engineering recommendations to minimize APS’s capital outlay and maximize APS’s operational resources. Such information shall be provided to APS in the form of a written report before final payment for this phase.

3.3.3 The Construction Manager will review all contract documents, all new and existing buildings’ conditions, and the building site to ensure proper coordination, constructability, clarity, and completeness, and to minimize conflict, errors, omissions, and unforeseen conditions. The Construction Manager shall strive to eliminate change orders due to errors, omissions, and unforeseen conditions. The Construction Manager agrees specifically that no change orders shall be requested by the

Construction Manager or considered by APS for reasons that were or should have reasonably been known by the

Construction Manager involving unforeseen conditions, conflicts, or questions of clarity in the contract documents, or between the contract documents and the existing conditions, utilities, and unforeseen underground conditions.

3.3.4 After the Construction Manager’s review of the plans and specifications, except only as to specific matters as may be identified by appropriate written comments pursuant to this section, the Construction Manager, shall notify APS in writing that the plans and specifications are consistent, practical, feasible and constructible and that the work described in the plans and specifications for the various bidding packages is constructible within the scheduled construction time.

26-040326-60-P-AW – Coan Building Administrative and Training Kitchen Consolidation Site Improvements

3.3.5 APS may select certain projects for expediting using fast-track construction. When this option is exercised, in writing, by APS, it shall be implemented per the Construction Manager’s recommendation once approved by APS.

3.4 Preconstruction Services – Bidding and Award Phase

3.4.1 Upon obtaining all necessary approval of the Construction

Documents, including a Building Permit as required by the local governing authorities and APS approval of the latest Statement of Probable Construction Cost, the Construction Manager shall obtain bids and commence awarding construction contracts.

The Construction Manager will have the drawings and specifications printed, or provided electronically for bidding purposes, through its open Agreements with printing firms.

3.4.2 The Construction Manager shall prepare and issue the bid packages to cover the scope of the Work for this contract.

3.4.3 The Construction Manager, in coordination with APS, shall schedule pre- bid conferences as required and issue a written summary of the conference(s).

3.4.4 The Construction Manager shall also make recommendations to

APS for award to the lowest, most responsive, and most responsible bidder on the respective construction contracts. A recommendation for award to other than the lowest bidder shall be justified in writing. The Construction Manager will disclose any related party relationship with a bidding subcontractor in writing prior to the award of contracts. For the purposes of this agreement, a related party relationship shall constitute any instance of common ownership, common management, or an ownership stake in the bidding subcontractor. The Construction

Manager is required to present the bid tabulation summary and all supporting bid day documentation to APS after the bid opening. The referenced documentation as well as the awarding of any subcontracts is subject to the written approval of APS. The

26-040326-60-P-AW – Coan Building Administrative and Training Kitchen Consolidation Site Improvements

Construction Manager is not authorized to enter into any subcontract agreements without first obtaining written approval for each subcontractor.

3.4.5 Guaranteed Maximum Price (GMP): Upon completion of the

design phase (e.g. when the construction documents are 80-

100% complete) and bidding, the Construction Manager shall present to APS the GMP for APS’s review and approval.

3.5 Scope of Work / Construction Services (if amended later through Final GMP, attachment A) Contractor Must Complete the Following

3.5.1 Convert the existing Coan Building from a school to an administrative building that will accommodate multiple APS departments. The primary focus will be to increase parking spaces, convert the existing gym into a conference center to accommodate large group meetings, and implement other miscellaneous improvements as noted below.

3.5.2 Interior Scope

3.5.2.1 Card reader-controlled access from newly constructed parking lots to access building interiors.

3.5.2.2 Update the existing entrance adjacent to the new car park for staff access.

3.5.2.3 Convert the existing gymnasium to a conference center for large gatherings. Add audio-visual upgrades (speakers, projection screens, and projectors), with lighting controls to support conferences. Install carpeting and other acoustic panels as needed to attenuate sound.

3.5.2.4 Media Center technology upgrades to accommodate professional learning functions.

3.5.2.5 Demolition of interior non-structural walls where feasible to create larger spaces are conducive for layout of cubicles and office use.

3.5.2.6 Demolition of casework as necessary to support cubicles and new space functions.

3.5.2.7 Power and data updates as necessary to support cubicles.

3.5.2.8 Interior paint and carpeted flooring, restroom upgrades, if necessary.

3.5.2.9 Interior signage, wayfinding signage, and environmental graphics.

26-040326-60-P-AW – Coan Building Administrative and Training Kitchen Consolidation Site Improvements

3.5.3 Exterior Scope

3.5.3.1 Grading, stormwater retention, and other site improvements as it may be necessary to increase parking from 89 existing stalls to 322 stalls minimum, as shown in the attached drawing prepared by Breedlove Land Planning dated 02/20/2026, uploaded on Bonfire.

3.5.3.2 Mill, resurface, and restripe all existing parking lots, additional sidewalks around the building, and between parking lots to promote pedestrian circulation and complete ADA compliance. Add additional parking lot lighting and landscaping.

3.5.3.3 Tree removal and recompense as warranted

3.5.3.4 Demo of covered outdoor basketball court, canopy, and exterior signage

3.5.4 Training Kitchen Scope

3.5.4.1 Upgrade the existing kitchen to a modern instructional kitchen.

3.5.4.2 Replace all interior finishes, ceilings, lighting, and flooring with durable, sanitary materials.

3.5.4.3 Install new mechanical, electrical, plumbing, and fire protection systems to meet commercial kitchen standards.

3.5.4.4 Provide a new or enlarged grease trap and upgraded ventilation and hood systems as required.

3.5.4.5 Coordinate installation and utility connections for owner-furnished kitchen equipment supplied by the Nutrition

Department.

3.5.4.6 Upgrade classroom technology, including monitors, network connectivity, and instructional AV.

3.5.4.7 Include full design, permitting, and construction administration through completion.

3.5.5 In addition to the fully defined work, it is the intent of this project to potentially identify and remedy, upgrade, or enhance building systems, structural components, fixtures, finishes, or site work at the project site if significant disruption can be avoided and costs saved.

Total Stated Cost Limitation (SCL) is $2,300,000

26-040326-60-P-AW – Coan Building Administrative and Training Kitchen Consolidation Site Improvements

4. Owner’s Project Management Software

4.1 The awarded Construction Manager shall be required to use the Owner’s project management software. One (1) license will be distributed to the

Construction Manager at a cost to the Owner, which will allow access to the project management software for the Project. Usage of this license will be provided throughout the duration of the Project. Based on availability, additional licenses may be provided as needed.

4.2 This Project will utilize a project management and collaboration system for all project documentation. Applicable team members of the Construction

Manager (to include subcontractors as determined by the Owner) will be invited and are required to create a username (email) and password for the project management software if they do not already have one. The

Construction Manager will be expected to obtain drawings, sketches, RFIs, meeting minutes, coordination drawings, change information, etc. via this application. The construction Manager will notify subcontractors as relevant items are added. It will be the responsibility of the Construction

Manager to regularly check and review updated documents as they are added. Applicable team members of the Construction Manager are required to complete a free, one-hour Subcontractor training certification course for the project management software within two (2) weeks following the execution of this Agreement. There will be no cost to the

Construction Manager for the use of the Owner’s project management software.

4.3 It is recommended that the Construction Manager provide mobile iOS or Android devices with the project management software App installed to at least one individual on-site to provide real-time access to currently posted drawings, Specifications, RFIs, Submittals, project documents, as well as any deficient observations or Punch List items. Providing mobile access will improve communication, efficiency, and productivity for all parties.

5. General Requirements

5.1 All work conducted must be in accordance with all local, state, and federal guidelines.

5.2 Minority/Women-Owned Business Enterprises (MWBE) Outreach Efforts

26-040326-60-P-AW – Coan Building Administrative and Training Kitchen Consolidation Site Improvements

It is the policy of the owner to promote the utilization of women, minorities, and small business enterprises in all phases of the design, development, construction, and maintenance of the Project.

While the owner does not impose any quotas regarding their utilization, the awarded Construction Manager shall take all steps established by the contract documents or otherwise reasonably requested by the owner to satisfy the Owner that they have made their “best efforts” to be involved in the work as many companies or firms owned by women, minorities and small business enterprises as practicable, provided they are qualified to conduct the work.

When the Construction Managers are ready to begin the GMP process, they must work with the Owner’s Supplier Diversity office to provide an advertisement that will be made available via the

Georgia Procurement Registry for thirty (30) days.

The following organizations may provide relevant resources to the awarded Construction Manager:

National Association of Minority

Contractors Georgia Minority

Development Council National

Association of Women in

Construction:

https://www.nawicatlanta.org/

For further information regarding the Owner’s policy, please click the the following link: APS Supplier Diversity.

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