11_12_25 _ CEMCO _ CMAR RFP FINAL.pdf

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REQUEST FOR PROPOSAL FOR CONSTRUCTION MANAGEMENT SERVICES AT RISK

Coastal Empire Montessori Community Organization (CEMCO) desires to retain the services of a professional Construction Management (CM)/Contracting firm to manage the comprehensive renovation and phased redevelopment of our existing campus, located at 2001 Cynthia St. in Savannah, Georgia. The hard cost of the project should not exceed $3.1 million, inclusive of roof replacement and all GC fees.

To qualify for this project, firms must demonstrate expertise, resources, and personnel experience in project planning, cost management, project controls, pre-construction and construction methods, value engineering, scheduling, and quality assurance.

The Construction Manager (CM) will be responsible for delivering the project efficiently, economically, and on time. The CM will manage construction activities within the approved timeline and budget while meeting high-quality standards. Responsibilities include collaborating with the school and architect on pre-construction planning, developing proposal packages, awarding trade contracts, and managing construction through final occupancy. CEMCO has retained LS3P as the architect of record, and design plans are expected to commence on or around November 11, 2025.

Firms must demonstrate a strong track record of successfully completing similar school renovation or adaptive reuse projects, particularly under fast-track timelines.

Prior to the start of construction, the CM will be required to submit construction estimations aligned to the design phases, and a Guaranteed Maximum Price (GMP) for review and approval. The CM will be held accountable for delivering the project on schedule and within the approved budget.

Coastal Empire Montessori Community Organization:

A non-profit corporation, the Coastal Empire Montessori Community Organization (CEMCO) was organized by seven Savannah-area residents in 2005 to operate the Coastal Empire Montessori Charter School (CEMCS) . The goal is to provide, through these institutions, the opportunity for Chatham County schoolchildren to experience educational services based on the teaching philosophy and methodology developed by Dr. Maria Montessori. CEMCS is not only innovative compared to traditional schools but also unique from other Montessori schools, and it provides an unparalleled education for children of the community.

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The mission of CEMCO is to operate a public charter school that provides individualized elementary education rooted in Montessori philosophy, emphasizing emotional, intellectual, physical, and social development in a nurturing and rigorous academic environment.

To cultivate a diverse, inclusive Montessori learning community rooted in an awareness of and respect for self, others, and the environment so that teachers foster intellectual curiosity, students develop cognitive flexibility, and all stakeholders grow together as responsible, compassionate stewards of the community.

PROJECT DESCRIPTION

CEMCO, a public charter school currently serving approximately 210 students in grades Pre-K4 through 5th, is seeking CM at Risk services for a comprehensive renovation and phased redevelopment of our existing campus, located at 2001 Cynthia St. in Savannah, Georgia. The single-story building, encompassing approximately 48,610 square feet, was constructed in 1962 and will undergo various levels of renovation, ranging from cosmetic upgrades to significant structural improvements.

The total project hard cost budget is approximately $3.1 million, inclusive of roof replacement and all GC fees. Note that depending on cost estimating and pricing outcomes, CEMCO may elect to include a variety of potential additive alternate scopes of work.

CRITICAL DATES

Milestone Date

RFP Issued November 12, 2025

Optional Site Walk November 20, 2025

Deadline for Written Questions November 26, 2025

Proposal Submission Deadline December 12, 2025 by 12:00 PM ET

Shortlist Notification (if applicable) December 17, 2025

Interviews with Shortlisted Firms (if applicable) December 18-31, 2025

Notification of Intent to Award January 7, 2026

Contract Negotiation January 8-14, 2025

Target Construction Start April 2026

Target Substantial Completion (Phase One) July 1, 2026

SCOPE AND STYLE OF SERVICES TO BE PERFORMED

In issuing the RFP, CEMCO intends that the successful CM will provide the required services for a fixed fee to be mutually agreed upon by the parties. It is further the intent of CEMCO that the successful CM will provide a GMP for the cost of construction of the projects and include a Guaranteed Delivery Date (GDD). CEMCO also requires that the successful CM accept the following stipulations:

1. Provide performance and material and labor payment bonds in the amount of 100% of the GMP pursuant to O.C.G.A. 36-91-70 and 36-91-90, et. seq.

2. Inclusion of a Bid-Bond with the proposal pursuant to O.C.G.A. 36-91-50, et. seq.

3. Individual trade contracts will be between the CM and trade contractors, subject to CEMCO approval.

4. The CM will not perform any portion of the project with its own forces except as may be mutually agreed to by the school and the CM.

5. The CM will be “at risk” in the proposed undertaking and will be responsible for completing the project within the GMP.

6. Should the final cost of the project be less than the GMP, all savings shall revert to CEMCO.

7. An optional pre-bid conference will be held at 2001 Cynthia St. in Savannah, Georgia on

November 20, 2025 at 2:00 PM. Only interested contractors/subcontractors shall attend the meeting. Attendance at this pre-bid conference is an optional prerequisite to submitting a bid.

Please confirm your attendance by adding your information to this attendance sheet by 11/18/2025.

8. An agreed 10% of pay applications will be held in retention.

9. CEMCO shall have the authority to suspend, terminate, or supplement the performance of the project.

10. The Construction Manager will share with CEMCO the calculations and assumptions on which the CM’s proposed GMP is based.

SELECTION OF CM

The services being sought under the RFP are considered professional in nature. Consequently, the evaluation of the proposals will be based upon consideration of the demonstrated qualifications and capabilities of the proposers, which result in an award that is in the best interest of CEMCO.

Selection criteria to be considered in the evaluation include:

● Qualifications of the persons designated to form the proposer’s staff for the services required under the RFP.

● Experience working on construction projects with charter school organizations that were delivered on time and on budget.

● Experience working with charter school projects with compressed timelines that were delivered on time and on budget.

● Preference will be given to firms demonstrating successful experience relating to construction management services for a minimum of 3 similar projects (fast-tracked, summer school https://docs.google.com/spreadsheets/d/1wtYgjn1sz8XBmUkDM00J3bQ6l8WOiJM1IgEXPJZpbMg/edit?gid=1918284877&gid=1918284877 renovation projects, etc.)

● References from at least two (2) different charter schools for which the proposer has performed renovation work. (Preferred)

● Experience with a value engineering approach, demonstrating the ability to meet budget requirements.

● Demonstrate continuous business operations for not less than five (5) years.

● Provide qualifications to conduct business in the State of Georgia and demonstrate the ability to maintain a presence near the project site.

● Demonstrate successful experience in providing construction management services under a CM at Risk/GMP form of contract.

● Demonstrate bonding capacity for 100% of the total estimated construction value of the project.

● Demonstrate other intangibles that best demonstrate the proposer’s ability to provide services to the school.

● CM fee proposal

Evaluations will be performed by a committee. Following completion of the initial evaluations, if deemed necessary by the committee, a shortlist of candidates may be invited for an interview with the Evaluation Committee. The anticipated date for the interview is scheduled for December 18-31, 2025.

After evaluation, the committee will identify the CM firm it will recommend based on the information contained in the proposal, reference analysis, and interviews, if required. The committee will base its final selection on what it considers to be most advantageous to the school. Final fees, general conditions, and reimbursables will be negotiated with the selected firm upon selection. If negotiations fail, the second-ranked firm will be considered. CEMCO reserves the right to accept or reject any and all proposals in response to this RFP.

RECEIPT AND CONTENT OF PROPOSALS

Proposals will be received until 12:00 PM ET at December 12, 2025. To be accepted, all proposals are to be submitted, in sealed packages marked “Response to CEMCO CM RFP 2025”. Proposals must be sent by U.S.

Mail, courier services such as Federal Express or United Parcel Services or hand delivered. No proposals will be accepted via email or fax transmission regardless of time of delivery. Proposals delivered late (even if due solely to fault by courier service) will not be accepted. Three (3) copies of the proposal should be sent or delivered to:

CM RFP Attention: Wanda Morrison

Coastal Empire Montessori

301 Buckhalter Rd

Savannah, GA 31405

Questions concerning the RFP shall be emailed to Cameron Quick at frcteam@facilityresourcecenter.com with a carbon copy to Wanda Morrison at wanda.morrison@cemco.org and display “Questions for CMAR RFP” in the subject line. All questions must be received no later than November 26, 2025.

To be considered for acceptance, the proposals shall contain the following minimum information to be mailto:frcteam@facilityresourcecenter.com mailto:wanda.morrison@cemco.org presented as set out in the format and sequence shown.

● Firm History & Information

○ Briefly describe your firm, its officers, and executive management.

○ Provide an organizational chart for your firm, specifically indicating those who will be involved in this project, along with their resumes.

● Related School Experience

○ Compile a list of all school projects (at least three) completed by your firm in the past five (5) years, particularly those completed on a fast-track schedule.

○ Specifically identify three (3) of the most recently completed CM at Risk projects.

○ Provide references from at least two (2) different schools for which you have performed similar work.

● Current/Recent Projects

○ List all projects your firm is currently involved with and/or has recently completed that are comparable to this project.

○ Identify your firm's role on each project (e.g., architect of record, associate architect, interior designer) and include the project budget and timeline for completion.

● Project Approach

○ Provide a brief outline and description of your firm’s approach to a project of this nature.

● Timeline

○ Provide an anticipated timeline for project completion.

● Bonding information

○ Provide the name, address, telephone number, and contact for your surety and bonding agent.

○ Provide your total bonding capacity and the total value of all projects currently under construction.

● Claims History

○ List all litigations, arbitrations, and mediations in which the firm has been involved in the past five (5) years. If these claims involved were over $50,000 made by an owner against the firm or by the firm against the owner, indicate the disposition of each such claim, the name of the owner, and the nature of the claim.

● Lawsuit Status

○ List all litigations, arbitrations, and mediations in which the firm has been involved in the past five (5) years.

● Historical Safety Violations

○ Provide any historical safety violations in which the firm has been involved.

● Saving Reversions

○ Provide the firm’s approach to savings reversions.

● CM proposal Fee

○ Complete the CM Fee Proposal as provided in Exhibit A.

● CM bid must remain valid for 60 days and be accompanied with a bid bond of at least 5% of the total amount payable in the contract per § 36-91-50.

EXHIBIT A - CM FEE PROPOSAL

CM’s Fee: Provide a breakdown of all proposed construction management fees beyond direct subcontractor costs, including general conditions, reimbursable/general allowances, contingencies, etc., with the definitions of each. Provide a fee breakdown for projects $3.1MM and above to represent the project size included in this RFP. The CM fee should be reflected in the schedule outlined in the bid.

BASIS OF FEE:

Basis of Fee: The CM’s fee is the amount, established by and agreed to by both parties, which is the full amount of compensation due to the CM as gross profit, and for all expenses of the Project not included and identified as a Cost of the Work, provided that the CM performs all the requirements of the Contract Documents within the time limits established.

A. Preconstruction Fee:

Preconstruction Fee: For the preconstruction consulting services provided by the CM/GC, the owner shall pay the CM a preconstruction fee:

B. Construction Fee:

Construction Fee. Representing the Gross profit for the construction services provided by CM, the owner shall pay the CM/GC a construction fee.

CM’S EXPENSES AND OVERHEAD COSTS (Preconstruction and Construction):

The CM’s Overhead Costs. The maximum amount for the CM’s preconstruction costs and expenses and construction overhead costs is inclusive of all direct and incidental expenses as described in Attachment A.

Preconstruction Fee (fixed fee)

Construction Fee (percentage)

Maximum Preconstruction Costs and Expenses (from attachment A. Do not include the Pre-construction fee in this amount)

Maximum Construction Overhead Costs. (Do not include the pre-construction fee in this amount.)

Exhibit A Breakdown Spreadsheet https://docs.google.com/spreadsheets/d/14FbXJDXVWDNUXKwwAkqzaQ-c4XRlewkJyYP2aENB53I/edit?gid=0&gid=0