March 27, 2026

REQUEST FOR QUALIFICATIONS and PROPOSALS for CONSTRUCTION MANAGEMENT SERVICES AT-RISK for

GREENBRIER HIGH SCHOOL

RFQ/P # HC-04-28-26A

INVITATION

Sealed qualifications and proposals from General Contractors for Construction Management At-Risk for the construction of additions and renovations to Greenbrier High School project will be received by the Columbia County School District no later than 1:00 PM on April 28, 2026 at the following address:

Columbia County School Board 4781 Hereford Farm Road Evans, Georgia 30809 Contact: Tim Beatty

A mandatory pre-proposal conference will be held on April 3, 2026 at 11:00AM. The meeting will be held at Columbia County School’s offices at 4781 Hereford Farm Road, Evans, Georgia 30809.

OWNER: Columbia County School District

ARCHITECT: Smallwood, Reynolds, Stewart, Stewart & Associates, Inc. 3495 Piedmont Road NE Building 10, Suite 700 Atlanta, Georgia 30305 Phone: 404-233-5453 Contact: Rhea Davis

A. PROJECT:

The scope of work associated with this Request for Qualifications and Proposals (RFQ & RFP) is delivery of construction services for Greenbrier High School, 5114 Riverwood Parkway, Evans, GA 30809 for the Columbia

County School District (CCSD). At this time, it is anticipated that CCSD will contract with the selected firm for construction services for demolition, sitework and building construction. However, CCSD reserves the right to consider other contracting strategies at any time during this process.

Construction services will include all elements related to site and building for the construction of the project. Work will include, but is not limited to, demolition, site work, concrete flatwork and foundations, structural steel, exterior and interior masonry, roofing, doors, windows, hardware, finishes, specialties, cooler/freezer, plumbing, HVAC, fire protection, electrical systems, and athletic facilities and interior renovations. Size of new construction is approximately 125,000 SF.

Preliminary design concepts are attached as Exhibit D for reference and are subject to change as the design progresses.

March 27, 2026 RFP-2

Columbia County School District Construction Management Services

HC-04-28-26A

Construction Management Services At-Risk Proposal

The construction manager will prepare bid packages for the entire work. Competitive bids will be received at a public opening by the Construction Manager, Owner, and Architect for each construction package at the successful contractor’s offices.

B. PROJECT TIMELINE

Issue RFQ/P March 27, 2026 Mandatory Pre-Proposal Conference April 3, 2026 @ 11:00am Questions due April 13, 2026 before 10:00am Final Addenda issued April 22, 2026 RFQ/P Responses due April 28, 2026 @ 1:00pm Shortlist Announced May 8, 2026 Interviews May 20 &21, 2026 Board Approval June 16, 2026 Contract Date June 17, 2026

Tentative Design Milestones:

Schematic Design Complete April 3, 2026

Design Development Phase Complete July 10, 2026

Construction Document Phase 50% set August 27, 2026

Issue for Bid Set October 7, 2026

GMP Timeline CMAR Issue for Bids October 23, 2026**

CMAR Receive/Open Bids December 3, 2026**

Vet Bids/Prepare GMP Amendment January 6, 2027**

Board Approval January 12, 2027**

** Denotes TBD

C. CONTRACT DOCUMENTS

The architectural and engineering contract documents for the school are in progress.

D. SEALED COMPETITIVE PROPOSALS

This procurement is being conducted as a competitive sealed proposal in accordance with State of Georgia Code Sections 36-91-20 and 36-91-21. Proposals will be received and evaluated accordingly.

E. SELECTION PROCESS and SELECTION CRITERIA

Responses to this Request will be reviewed by the CCSD selection committee, scored, and a selected number of firms with the highest scores will be invited to interview. The number of firms that will be invited is expected to be no less than three and up to six. Interviews will last for a maximum of one and one-half hours; they are scheduled for Wednesday and Thursday May 20 and May 21, 2026.

March 27, 2026 RFP-3

F. EVALUATION OF PROPOSALS

The following evaluation factors and relative weights will be used to rate each proposal for qualifications. The selection committee will rate each firm according to the points listed below. The numerical value will be totaled to achieve the total rating of qualifications of each Proposal.

1. Firm History & Capability 10

2. Relevant Experience 25

3. Project Personnel 25

4. Financial Information 5

5. Project Approach 25

6.

G.

Fee Proposal

ORAL INTERVIEW / PRESENTATION

After reviewing the information submitted in the evaluation of proposals, the owner may interview up to the six highest ranked firms. All responsible offerors found by the owner to be highly qualified candidates shall be given an opportunity to participate in the oral interviews/presentations.

After each “short listed” firm’s presentation and interview, the selection committee will rate each firm to achieve the total rating according to the points listed below.

1. Project Personnel 45

2. Project Approach 45

3.

H.

Fee Proposal

REQUIREMENTS FOR PROPOSALS

Proposals should be provided in the following order, with each section clearly identified:

1. Firm History and Capability

Provide the following basic company information (please limit to two pages):

a) Address of corporate and branch offices. State which office location would be responsible for the management of this project.

b) Form of ownership and number of years in business (corporate and responsible branch office).

Office performing the work shall have been in existence for no less than ten years.

c) Organizational chart of the company indicating structure and depth of resources

d) Number of employees by professional discipline and location

e) Litigation history for the past five years

f) Safety record and experience ratings for the past five years. Provide EMR rating.

March 27, 2026 RFP-4

2. Relevant Experience

Each Offeror shall submit three (3) public school projects of $75,000,000.00 construction value completed by the Contractor in the last 5 years (more recent projects will be given more consideration than older projects). Each selected project should be similar in size, budget and scope to the Greenbrier High School project. Projects should also be representative of team member experience. Offerors that have not completed three (3) $75,000,000.00 school construction projects should submit the three (3) most similar projects. For each project, the following information shall be submitted:

a) Name of the project

b) Telephone number, fax number and e-mail of the representative of the architect in charge of construction contract administration

c) Name, telephone number, fax number and e-mail of the representative of the Owner

d) Square Foot Area of the project

e) Construction cost of the project

f) Schedule Information including contract execution date and substantial completion

g) Contract Delivery Method

h) Proposed team members that participated on each project and their respective roles

Each Offeror shall also list all projects in excess of $30,000,000.00 that the proposer has completed in the last five years. For each project, the following information shall be submitted:

a) Name and description of the project

b) Telephone number, fax number and e-mail of the representative of the architect in charge of construction contract administration

c) Name, telephone number, fax number and e-mail of the representative of the Owner

d) Proposed team members that participated on each project and their respective roles

Each Offeror shall list all school projects currently under contract, including value and size.

3. Project Personnel

a) Organizational chart of the team with titles and roles of key team members

b) Resumes of each key team member indicating relevant experience. At a minimum, positions should include Executive in charge, Preconstruction services manager, Construction Project Manager, Chief Estimator, and Construction Superintendent(s) (Should your company be selected as a finalist, the individuals submitted as your key team members will be expected to participate in the selection committee interviews. Additionally, if your firm is hired, the individuals that participated in the interview are expected to remain on the project as long as they are employed by the firm. If any staff members are changed without the written approval of CCSD, CCSD may impose a penalty in the amount of $50,000.00 per individual for any changes to the staff.)

c) Current and planned availability for each proposed team member, percentage of time each will spend on the project, and length of commitment for each.

4. Financial Information

a) Bonding Company Information Provide contact information for your bonding company, a letter from the surety indicating bonding capacity, and the A.M. Best rating for the surety. Inability to bond the project will mean disqualification of respondents.

b) Insurance Provide a current certificate of insurance detailing the firm’s present coverage and limits.

Insurance agent shall certify that you are licensed to perform business in the State of Georgia.

The certificate of insurance should be addressed to CCSD and be dated within 30 days of the

March 27, 2026 RFP-5 proposal date.

c) Provide last 3 fiscal years of financial statements and current Dunn & Bradstreet report. If you want your financial information to remain confidential, please mark “confidential”.

5. Project Approach

a) Preconstruction Services Provide a brief description of your approach to managing preconstruction services for this project.

Your description should include the following at a minimum:

1) Examples of successful management tools and techniques

2) Process for budgeting and estimating costs

3) Examples of input your team has provided on other projects during preconstruction that enhanced budget, quality and/or schedule

4) Schedule development and adherence

5) Process for establishing the GMP

6) Any issues of special concern for this project

b) Construction Services Provide a brief description of your approach to managing construction services for this project to ensure that the project will be completed on time within the prescribed budget and quality levels. Your description should include the following at a minimum:

1) Role of home office

2) Budget Control

3) Quality Control

4) Schedule Control

5) Project Accounting

6) Safety

7) Change management

8) Subcontractor procurement

c) Demonstrated Ability to meet this Project Schedule

1) The proposers should include an example Project Schedule which clearly shows the steps necessary to accomplish the substantial completion on schedule.

6. Fee Proposal

Offerors shall submit proposed fee in a sealed envelope at the time of the submission. The lowest cost proposal will receive the highest score and the highest cost proposal the lowest score.

The construction manager shall be compensated for the cost of the work plus a fee. The fee shall be based on the scope of work included in the documents and an total owner budget of approximately $82,000,000.00 for Greenbrier High School which includes a owner contingency as well as all costs and fees associated with the construction. The proposal shall also state a not-to-exceed percentage for general conditions. Fee & General Conditions may be negotiable prior to contract execution. The proposal will also include a not to exceed percentage for Bonds, Insurance, Subguard for comparison purposes only. At the GMP, the Owner will reimburse only the actual cost of Bonds, Insurance, Subguard but not exceeding the percentages provided in Fee Proposal.

March 27, 2026 RFP-6

The Owner reserves the right to reject any and all proposals and to waive technicalities and formalities, and to award the contract in the best interest of the Owner. The Owner will evaluate each proposal, interview the short-listed firms, make a final evaluation of the evaluation factors and make a contract award decision prior to disclosing the contents of the proposals in accordance with Georgia State law.

The Owner expects to execute the following attached documents with the successful offeror:

Exhibit A - AIA Document A133, "Standard Form of Agreement Between Owner and Construction Manager as Constructor".

Exhibit B - AIA Document A133, "Guaranteed Maximum Price Amendment".

Exhibit C - Fee/General Conditions Matrix Exhibit D-Concept Plans Exhibit E-Greenbrier High School Construction Management at Risk RFQ # HC-04-28-26A

March 27, 2026 RFP-7

Submissions shall be submitted with 6 bound copies and one electronic copy on a thumb drive in PDF format: Submittals must be confirmed to have been received by, no later than 1:00 P.M. on April 28, 2026 at the following address:

Contact: Tim Beatty

J. QUESTIONS ABOUT THE REQUEST

Questions about this Request will be welcomed via E-mail through April 13, 2026 , before 10:00 AM.

Questions should be emailed to Mr. Daniel Jardine, Turner & Townsend Heery at Daniel.Jardine@turntown.com. and Ms.Rhea Davis at Smallwood at rdavis@smallwood-us.com.

Written responses to questions will be distributed via addendum by April 20, 2026. It is the responsibility of each respondent to provide a contact person who will receive any addenda and distribute them to their respective teams.

K. MANDATORY SUBMITTALS

All of the following mandatory submittals must be included in all responses to this Request.

Responses that do not include these documents will be considered non-responsive and will not receive further consideration.

1. Acknowledgement of Addenda Responses to this Request shall include acknowledgment of receipt of addenda (if any) in their sealed proposal.

2. Non-Collusion Affidavit Responses to this Request must include the signed Non-Collusion Affidavit.

3. CCSD Waiver and Release of Liability.

4. Immigration and Security Form.

L. USE OF SUBMISSIONS and COMPENSATION

All qualifications and accompanying materials will become the property of CCSD and will not be returned. Neither reimbursement nor compensation will be made to Offerors for submissions.

M. CONE OF SILENCE

Selection committee members, school board members and school board personnel are not to be contacted prior to the Board of Education’s decision to approve or reject the final recommendation presented to it by the Superintendent. At the discretion of CCSD, failure to comply with this requirement will be grounds for disqualification.

Specifically, this NO-CONTACT PERIOD shall commence on the initial date of the advertisement for Request for Qualifications and continue through and include the date the Columbia County Board of Education makes its determination to approve or reject the final recommendations.

March 27, 2026 RFP-8

REQUEST for CONSTRUCTION MANAGEMENT SERVICES AT-RISK for

GREENBRIER HIGH SCHOOL

RFQ/P # HC-04-28-26A

PROPOSAL FORM –

DATE: April 28, 2026

TO: Dr. Steven W. Flynt, Superintendent

Proposer’s name and address

State of Georgia GC License Number

Acknowledgement of Addenda thru

The undersigned proposes to furnish and deliver all Construction Management At-Risk Construction Services for the scope of work associated with this Request for Qualifications and Proposals for Greenbrier High School for the Columbia County School District for a:

Fee of % ( Percent) of the Cost of the Work, See Exhibit C Fee/General Conditions Matrix General Conditions/Staffing shall not exceed % ( Percent).

Bonds ( %) Percent Sub Guards/Self Insurance ( %) Percent General Liability Insurance/Builders Risk Insurance ( %) Percent Pre-Construction Phase Services ($ ) Dollars

[SUBMITTING COMPANY NAME]

[AUTHORIZED INDIVIDUAL NAME AND TITLE]

[SIGNATURE]

[DATE] [CORPORATE SEAL]

March 27, 2026 RFP-9

ACKNOWLEDGEMENT of ADDENDA

The undersigned hereby acknowledges receipt of the following Addenda:

[Insert the number and date of each Addendum; if none, insert "None"].

[COMPANY NAME]

[NAME AND TITLE OF AUTHORIZED INDIVIDUAL]

[DATE]

March 27, 2026 RFP-10

NON – COLLUSION AFFIDAVIT

COMPLIANCE WITH LAWS OF GEORGIA

The undersigned herby certifies that this proposal is in compliance with O.C.G.A. 36-91-21(e)

[SUBMITTING COMPANY NAME]

[AUTHORIZED INDIVIDUAL NAME AND TITLE]

[DATE]

Waiver and Release of Liability

I, , of , do hereby release and forever discharge Columbia County School District, of 4781 Hereford Farm Road, Evans, Georgia 30809, their agents, employees, successors and assigns, and their respective heirs, personal representatives, affiliates, successors and assigns, and any and all persons, firms or corporations liable or who might be claimed to be liable, whether or not herein named, from any and all claims, demands, damages, actions, causes of action or suits of any kind or nature whatsoever, whether known or unknown, fixed or contingent, which I now have or may hereafter have or claim to have, as a result of or in any way relating to the following:

Service(s):

Date(s) of Service:

I agree to indemnify and hold harmless Columbia County School District against any and all claims, suits or actions of any kind whatsoever, for liability, compensation or otherwise brought by me or anyone on my behalf, including legal fees and any related cost, if litigation arises pursuant by me or anyone acting on my behalf. I acknowledge that I have carefully read this “wavier and release” and fully understand it is a release of liability. I expressly agree to release and discharge Columbia County School District and their directors, officers, administrators, volunteers, representatives and agents from any and all claims.

Release shall be subject to and governed by the laws of the State of Georgia.

EXECUTED this day of , 20 .

Signed:

Print Name:

WITNESSED BY:

Revised 11/08/11 SPD-SP054

IMMIGRATION AND SECURITY FORM

(GEORGIA SECURITY AND IMMIGRATION COMPLIANCE ACT AFFIDAVIT)

Contractor’s Name:

State Entity’s Name:

State Solicitation/

Contract No.:

CONTRACTOR AFFIDAVIT

By executing this affidavit, the undersigned Contractor verifies its compliance with O.C.G.A. §13-10-

91, stating affirmatively that the Contractor identified above has registered with and is participating in a federal work authorization program*, in accordance with the applicability provisions and deadlines established in O.C.G.A. 13-10-91.

The undersigned further agrees that, should it employ or contract with any subcontractor(s) in connection with the physical performance of services pursuant to this contract with the State Entity, Contractor will secure from such subcontractor(s) similar verification of compliance with O.C.G.A. § 13-10-91 on the attached Subcontractor Affidavit. Contractor further agrees to maintain records of such compliance and provide a copy of each such verification to the State Entity at the time the subcontractor(s) is retained to perform such service.

EEV / E-VerifyTM Company Identification Number

BY: Authorized Officer or Agent Date (Contractor Name)

Title of Authorized Officer or Agent of Contractor

Printed Name of Authorized Officer or Agent

SUBSCRIBED AND SWORN

BEFORE ME ON THIS THE

DAY OF , 20

[NOTARY SEAL]

Notary Public

My Commission Expires:

*any of the electronic verification of work authorization programs operated by the United States Department of Homeland Security or any equivalent federal work authorization program operated by the United States Department of Homeland Security to verify information of newly hired employees, pursuant to the Immigration Reform and Control Act of 1986 (IRCA), P.L. 99-603

Revised 11/08/11 SPD-SP054

IMMIGRATION AND SECURITY FORM

(GEORGIA SECURITY AND IMMIGRATION COMPLIANCE ACT AFFIDAVIT)

State Entity’s Name:

State Solicitation/

Contract No.:

ADDITIONAL INSTRUCTIONS TO CONTRACTOR: Identify all subcontractors used to perform under the state contract. In addition, you must attach a signed and notarized affidavit (third page of this form) from each of the subcontractors listed below. The contractor is responsible for providing a signed and notarized affidavit to the State Entity within five (5) days of the addition of any new subcontractor used to perform under the identified state contract.

Subcontractors:

AIA Document A133 ™ – 2019. Copyright © 1991, 2003, 2009, and 2019 by The American Institute of Architects. All rights reserved. The

“American Institute of Architects,” “AIA,” the AIA Logo, and “AIA Contract Documents” are registered trademarks and may not be used without permission. This draft was produced by AIA software at 15:39:10 ET on 01/25/2023 under Order No.2114312001 which expires on

04/16/2023, is not for resale, is licensed for one-time use only, and may only be used in accordance with the AIA Contract Documents® Terms of Service. To report copyright violations, e-mail copyright@aia.org.

User Notes: (812537131)

Exhibit A

AIA

Document A133 – 2019

Standard Form of Agreement Between Owner and Construction

Manager as Constructor where the basis of payment is the

Cost of the Work Plus a Fee with a

Guaranteed Maximum Price

AGREEMENT made as of the « » day of « » in the year « » (In words, indicate day, month, and year.)

BETWEEN the Owner:

(Name, legal status, address, and other information) and the Construction Manager:

for the following Project:

(Name, location, and detailed description)

ADDITIONS AND DELETIONS:

The author of this document has added information needed for its completion.

The author may also have revised the text of the original AIA standard form.

An Additions and Deletions

Report that notes added information as well as revisions to the standard form text is available from the author and should be r

This document has important legal consequences.

Consultation with an attorney is encouraged with respect to its completion or modification.

AIA Document A201™–2017, General Conditions of the

Contract for Construction, is adopted in this document by reference. Do not use with other general conditions unless this document is modified.

The Architect:

The Owner and Construction Manager agree as follows.

ELECTRONIC COPYING of any portion of this AIA® Document to another electronic file is prohibited and constitutes a violation of copyright laws as set forth in the footer of eviewed.

Greenbrier High School Additions and Renovations Project 5114 Riverwood Parkway Evans, GA 30809

C o l u m b i a C o u n t y S c h o o l D i s t r i c t 4 7 8 1 H e r e f o r d F a r m R o a d E v a n s , G e o r g i a 3 0 8 0 9

Smallwood, Reynolds, Stewart, Stewart & Associates, Inc. 3495 Piedmont Road NE Building 10, Suite 700 Atlanta, Georgia 30305

™ – 2019. Copyright © 1991, 2003, 2009, and 2019 by The American Institute of Architects. All rights reserved. The

“American Institute of Architects,” “AIA,” the AIA Logo, and “AIA Contract Documents” are registered trademarks and may not be used without permission. This draft was produced by AIA software at 15:39:10 ET on 01/25/2023 under Order No.2114312001 which expires on

04/16/2023, is not for resale, is licensed for one-time use only, and may only be used in accordance with the AIA Contract Documents® Terms of Service. To report copyright violations, e-mail copyright@aia.org.

this document.

™ – 2019. Copyright © 1991, 2003, 2009, and 2019 by The American Institute of Architects. All rights reserved. The

“American Institute of Architects,” “AIA,” the AIA Logo, and “AIA Contract Documents” are registered trademarks and may not be used without permission. This draft was produced by AIA software at 15:39:10 ET on 01/25/2023 under Order No.2114312001 which expires on

04/16/2023, is not for resale, is licensed for one-time use only, and may only be used in accordance with the AIA Contract Documents® Terms of Service. To report copyright violations, e-mail copyright@aia.org.

TABLE OF ARTICLES

1 INITIAL INFORMATION

2 GENERAL PROVISIONS

3 CONSTRUCTION MANAGER’S RESPONSIBILITIES

4 OWNER’S RESPONSIBILITIES

5 COMPENSATION AND PAYMENTS FOR PRECONSTRUCTION PHASE SERVICES

6 COMPENSATION FOR CONSTRUCTION PHASE SERVICES

7 COST OF THE WORK FOR CONSTRUCTION PHASE

8 DISCOUNTS, REBATES, AND REFUNDS

9 SUBCONTRACTS AND OTHER AGREEMENTS

10 ACCOUNTING RECORDS

11 PAYMENTS FOR CONSTRUCTION PHASE SERVICES

12 DISPUTE RESOLUTION

13 TERMINATION OR SUSPENSION

14 MISCELLANEOUS PROVISIONS

15 SCOPE OF THE AGREEMENT

EXHIBIT A GUARANTEED MAXIMUM PRICE AMENDMENT

EXHIBIT B INSURANCE AND BONDS

ARTICLE 1 INITIAL INFORMATION

§ 1.1 This Agreement is based on the Initial Information set forth in this Section 1.1.

(For each item in this section, insert the information or a statement such as “not applicable” or “unknown at time of execution.”)

§ 1.1.1 The Owner’s program for the Project, as described in Section 4.1.1:

(Insert the Owner’s program, identify documentation that establishes the Owner’s program, or state the manner in which the program will be developed.)

§ 1.1.2 The Project’s physical characteristics:

(Identify or describe pertinent information about the Project’s physical characteristics, such as size; location;

dimensions; geotechnical reports; site boundaries; topographic surveys; traffic and utility studies; availability of public and private utilities and services; legal description of the site, etc.)

§ 1.1.3 The Owner’s budget for the Guaranteed Maximum Price, as defined in Article 6:

(Provide total and, if known, a line item breakdown.)

Approximately $ 82,000,000.00

™ – 2019. Copyright © 1991, 2003, 2009, and 2019 by The American Institute of Architects. All rights reserved. The

“American Institute of Architects,” “AIA,” the AIA Logo, and “AIA Contract Documents” are registered trademarks and may not be used without permission. This draft was produced by AIA software at 15:39:10 ET on 01/25/2023 under Order No.2114312001 which expires on

04/16/2023, is not for resale, is licensed for one-time use only, and may only be used in accordance with the AIA Contract Documents® Terms of Service. To report copyright violations, e-mail copyright@aia.org.

§ 1.1.4 The Owner’s anticipated design and construction milestone dates:

.1 Design phase milestone dates, if any:

.2 Construction commencement date:

.3 Substantial Completion date or dates:

.4 Other milestone dates:

§ 1.1.5 The Owner’s requirements for accelerated or fast-track scheduling, or phased construction, are set forth below:

(Identify any requirements for fast-track scheduling or phased construction.)

Phased construction will be required as areas of renovation are dependent on new construction completion and will be determined with CMAR and Owner.

§ 1.1.6 The Owner’s anticipated Sustainable Objective for the Project:

(Identify and describe the Owner’s Sustainable Objective for the Project, if any.)

§ 1.1.6.1 If the Owner identifies a Sustainable Objective, the Owner and Construction Manager shall complete and incorporate AIA Document E234™–2019, Sustainable Projects Exhibit, Construction Manager as Constructor Edition, into this Agreement to define the terms, conditions and services related to the Owner’s Sustainable Objective. If E234– 2019 is incorporated into this agreement, the Owner and Construction Manager shall incorporate the completed E234– 2019 into the agreements with the consultants and contractors performing services or Work in any way associated with the Sustainable Objective.

§ 1.1.7 Other Project information:

(Identify special characteristics or needs of the Project not provided elsewhere.)

§ 1.1.8 The Owner identifies the following representative in accordance with Section 4.2:

(List name, address, and other contact information.)

§ 1.1.9 The persons or entities, in addition to the Owner’s representative, who are required to review the Construction Manager’s submittals to the Owner are as follows:

(List name, address and other contact information.)

Turner & Townsend Heery Daniel Jardine 3550 Lenox Road Suite 2300 Atlanta, Ga. 30326 770-331-5595

™ – 2019. Copyright © 1991, 2003, 2009, and 2019 by The American Institute of Architects. All rights reserved. The

“American Institute of Architects,” “AIA,” the AIA Logo, and “AIA Contract Documents” are registered trademarks and may not be used without permission. This draft was produced by AIA software at 15:39:10 ET on 01/25/2023 under Order No.2114312001 which expires on

04/16/2023, is not for resale, is licensed for one-time use only, and may only be used in accordance with the AIA Contract Documents® Terms of Service. To report copyright violations, e-mail copyright@aia.org.

§ 1.1.10 The Owner shall retain the following consultants and contractors:

(List name, legal status, address, and other contact information.)

.1 Geotechnical Engineer:

.2 Civil Engineer:

EMC Engineering 4424 Columbia Road Suite B Martinez, GA 30907

.3 Other, if any:

(List any other consultants retained by the Owner, such as a Project or Progra r.)

Turner & Townsend Heery

3550 Lenox Road

Suite 2300

Atlanta, GA 30326

§ 1.1.11 The Architect’s representative:

§ 1.1.12 The Construction Manager identifies the following representative in accordance with Article 3:

§ 1.1.13 The Owner’s requirements for the Construction Manager’s staffing plan for Preconstruction Services, as required under Section 3.1.9:

(List any Owner-specific requirements to be included in the staffing plan.)

§ 1.1.14 The Owner’s requirements for subcontractor procurement for the performance of the Work:

(List any Owner-specific requirements for subcontractor procurement.)

m Manage

Smallwood, Reynolds, Stewart, Stewart & Associates, Inc. 3495 Piedmont Road NE Building 10, Suite 700 Atlanta, Georgia 30305

™ – 2019. Copyright © 1991, 2003, 2009, and 2019 by The American Institute of Architects. All rights reserved. The

“American Institute of Architects,” “AIA,” the AIA Logo, and “AIA Contract Documents” are registered trademarks and may not be used without permission. This draft was produced by AIA software at 15:39:10 ET on 01/25/2023 under Order No.2114312001 which expires on

04/16/2023, is not for resale, is licensed for one-time use only, and may only be used in accordance with the AIA Contract Documents® Terms of Service. To report copyright violations, e-mail copyright@aia.org.

§ 1.1.15 Other Initial Information on which this Agreement is based:

™ – 2019. Copyright © 1991, 2003, 2009, and 2019 by The American Institute of Architects. All rights reserved. The

“American Institute of Architects,” “AIA,” the AIA Logo, and “AIA Contract Documents” are registered trademarks and may not be used without permission. This draft was produced by AIA software at 15:39:10 ET on 01/25/2023 under Order No.2114312001 which expires on

04/16/2023, is not for resale, is licensed for one-time use only, and may only be used in accordance with the AIA Contract Documents® Terms of Service. To report copyright violations, e-mail copyright@aia.org.

§ 1.2 The Owner and Construction Manager may rely on the Initial Information. Both parties, however, recognize that such information may materially change and, in that event, the Owner and the Construction Manager shall appropriately adjust the Project schedule, the Construction Manager’s services, and the Construction Manager’s compensation. The Owner shall adjust the Owner’s budget for the Guaranteed Maximum Price and the Owner’s anticipated design and construction milestones, as necessary, to accommodate material changes in the Initial Information.

§ 1.3 Neither the Owner’s nor the Construction Manager’s representative shall be changed without ten days’ prior notice to the other party.

ARTICLE 2 GENERAL PROVISIONS

§ 2.1 The Contract Documents The Contract Documents consist of this Agreement, Conditions of the Contract (General, Supplementary and other Conditions), Drawings, Specifications, Addenda issued prior to execution of this Agreement, other documents listed in this Agreement, and Modifications issued after execution of this Agreement, all of which form the Contract and are as fully a part of the Contract as if attached to this Agreement or repeated herein. Upon the Owner’s acceptance of the Construction Manager’s Guaranteed Maximum Price proposal, the Contract Documents will also include the documents described in Section 3.2.3 and identified in the Guaranteed Maximum Price Amendment and revisions prepared by the Architect and furnished by the Owner as described in Section 3.2.8. The Contract represents the entire and integrated agreement between the parties hereto and supersedes prior negotiations, representations or agreements, either written or oral. If anything in the other Contract Documents, other than a Modification, is inconsistent with this Agreement, this Agreement shall govern. An enumeration of the Contract Documents, other than a Modification, appears in Article 15.

§ 2.2 Relationship of the Parties The Construction Manager accepts the relationship of trust and confidence established by this Agreement and covenants with the Owner to cooperate with the Architect and exercise the Construction Manager’s skill and judgment in furthering the interests of the Owner to furnish efficient construction administration, management services, and supervision; to furnish at all times an adequate supply of workers and materials; and to perform the Work in an expeditious and economical manner consistent with the Owner’s interests. The Owner agrees to furnish or approve, in a timely manner, information required by the Construction Manager and to make payments to the Construction Manager in accordance with the requirements of the Contract Documents.

§ 2.3 General Conditions § 2.3.1 For the Preconstruction Phase, AIA Document A201™–2017, General Conditions of the Contract for Construction, shall apply as follows: Section 1.5, Ownership and Use of Documents; Section 1.7, Digital Data Use and Transmission; Section 1.8, Building Information Model Use and Reliance; Section 2.2.4, Confidential Information;

Section 3.12.10, Professional Services; Section 10.3, Hazardous Materials; Section 13.1, Governing Law. The term “Contractor” as used in A201–2017 shall mean the Construction Manager.

§ 2.3.2 For the Construction Phase, the general conditions of the contract shall be as set forth in A201–2017, which document is incorporated herein by reference. The term “Contractor” as used in A201–2017 shall mean the Construction Manager.

ARTICLE 3 CONSTRUCTION MANAGER’S RESPONSIBILITIES

The Construction Manager’s Preconstruction Phase responsibilities are set forth in Sections 3.1 and 3.2, and in the applicable provisions of A201-2017 referenced in Section 2.3.1. The Construction Manager’s Construction Phase responsibilities are set forth in Section 3.3. The Owner and Construction Manager may agree, in consultation with the Architect, for the Construction Phase to commence prior to completion of the Preconstruction Phase, in which case, both phases will proceed concurrently. The Construction Manager shall identify a representative authorized to act on behalf of the Construction Manager with respect to the Project.

§ 3.1 Preconstruction Phase § 3.1.1 Extent of Responsibility The Construction Manager shall exercise reasonable care in performing its Preconstruction Services. The Owner and Architect shall be entitled to rely on, and shall not be responsible for, the accuracy, completeness, and timeliness of services and information furnished by the Construction Manager. The Construction Manager, however, does not warrant

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or guarantee estimates and schedules except as may be included as part of the Guaranteed Maximum Price. The Construction Manager is not required to ascertain that the Drawings and Specifications are in accordance with applicable laws, statutes, ordinances, codes, rules and regulations, or lawful orders of public authorities, but the Construction Manager shall promptly report to the Architect and Owner any nonconformity discovered by or made known to the Construction Manager as a request for information in such form as the Architect may require.

§ 3.1.2 The Construction Manager shall provide a preliminary evaluation of the Owner’s program, schedule and construction budget requirements, each in terms of the other.

§ 3.1.3 Consultation § 3.1.3.1 The Construction Manager shall schedule and conduct meetings with the Architect and Owner to discuss such matters as procedures, progress, coordination, and scheduling of the Work.

§ 3.1.3.2 The Construction Manager shall advise the Owner and Architect on proposed site use and improvements, selection of materials, building systems, and equipment. The Construction Manager shall also provide recommendations to the Owner and Architect, consistent with the Project requirements, on constructability; availability of materials and labor; time requirements for procurement, installation and construction; prefabrication; and factors related to construction cost including, but not limited to, costs of alternative designs or materials, preliminary budgets, life-cycle data, and possible cost reductions. The Construction Manager shall consult with the Architect regarding professional services to be provided by the Construction Manager during the Construction Phase.

§ 3.1.3.3 The Construction Manager shall assist the Owner and Architect in establishing building information modeling and digital data protocols for the Project, using AIA Document E203™–2013, Building Information Modeling and Digital Data Exhibit, to establish the protocols for the development, use, transmission, and exchange of digital data.

§ 3.1.4 Project Schedule When Project requirements in Section 4.1.1 have been sufficiently identified, the Construction Manager shall prepare and periodically update a Project schedule for the Architect’s review and the Owner’s acceptance. The Construction Manager shall obtain the Architect’s approval for the portion of the Project schedule relating to the performance of the Architect’s services. The Project schedule shall coordinate and integrate the Construction Manager’s services, the Architect’s services, other Owner consultants’ services, and the Owner’s responsibilities; and identify items that affect the Project’s timely completion. The updated Project schedule shall include the following: submission of the Guaranteed Maximum Price proposal; components of the Work; times of commencement and completion required of each Subcontractor; ordering and delivery of products, including those that must be ordered in advance of construction;

and the occupancy requirements of the Owner.

§ 3.1.5 Phased Construction The Construction Manager, in consultation with the Architect, shall provide recommendations with regard to accelerated or fast-track scheduling, procurement, and sequencing for phased construction. The Construction Manager shall take into consideration cost reductions, cost information, constructability, provisions for temporary facilities, and procurement and construction scheduling issues.

§ 3.1.6 Cost Estimates § 3.1.6.1 Based on the preliminary design and other design criteria prepared by the Architect, the Construction Manager shall prepare, for the Architect’s review and the Owner’s approval, preliminary estimates of the Cost of the Work or the cost of program requirements using area, volume, or similar conceptual estimating techniques. If the Architect or Construction Manager suggests alternative materials and systems, the Construction Manager shall provide cost evaluations of those alternative materials and systems.

§ 3.1.6.2 As the Architect progresses with the preparation of the Schematic Design, Design Development and Construction Documents, the Construction Manager shall prepare and update, at appropriate intervals agreed to by the Owner, Construction Manager and Architect, an estimate of the Cost of the Work with increasing detail and refinement.

The Construction Manager shall include in the estimate those costs to allow for the further development of the design, price escalation, and market conditions, until such time as the Owner and Construction Manager agree on a

Guaranteed Maximum Price for the Work. The estimate shall be provided for the Architect’s review and the Owner’s approval. The Construction Manager shall inform the Owner and Architect in the event that the estimate of the Cost of the Work exceeds the latest approved Project budget, and make recommendations for corrective action.

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“American Institute of Architects,” “AIA,” the AIA Logo, and “AIA Contract Documents” are registered trademarks and may not be used without permission. This draft was produced by AIA software at 15:39:10 ET on 01/25/2023 under Order No.2114312001 which expires on

04/16/2023, is not for resale, is licensed for one-time use only, and may only be used in accordance with the AIA Contract Documents® Terms of Service. To report copyright violations, e-mail copyright@aia.org.

§ 3.1.6.3 If the Architect is providing cost estimating services as a Supplemental Service, and a discrepancy exists between the Construction Manager’s cost estimates and the Architect’s cost estimates, the Construction Manager and the Architect shall work together to reconcile the cost estimates.

§ 3.1.7 As the Architect progresses with the preparation of the Schematic Design, Design Development and Construction Documents, the Construction Manager shall consult with the Owner and Architect and make recommendations regarding constructability and schedules, for the Architect’s review and the Owner’s approval.

§ 3.1.8 The Construction Manager shall provide recommendations and information to the Owner and Architect regarding equipment, materials, services, and temporary Project facilities.

§ 3.1.9 The Construction Manager shall provide a staffing plan for Preconstruction Phase services for the Owner’s review and approval.

§ 3.1.10 If the Owner identified a Sustainable Objective in Article 1, the Construction Manager shall fulfill its Preconstruction Phase responsibilities as required in AIA Document E234™–2019, Sustainable Projects Exhibit, Construction Manager as Constructor Edition, attached to this Agreement.

§ 3.1.11 Subcontractors and Suppliers § 3.1.11.1 If the Owner has provided requirements for subcontractor procurement in section 1.1.14, the Construction Manager shall provide a subcontracting plan, addressing the Owner’s requirements, for the Owner’s review and approval.

§ 3.1.11.2 The Construction Manager shall develop bidders’ interest in the Project.

§ 3.1.11.3 The processes described in Article 9 shall apply if bid packages will be issued during the Preconstruction Phase.

§ 3.1.12 Procurement The Construction Manager shall prepare, for the Architect’s review and the Owner’s acceptance, a procurement schedule for items that must be ordered in advance of construction. The Construction Manager shall expedite and coordinate the ordering and delivery of materials that must be ordered in advance of construction. If the Owner agrees to procure any items prior to the establishment of the Guaranteed Maximum Price, the Owner shall procure the items on terms and conditions acceptable to the Construction Manager. Upon the establishment of the Guaranteed Maximum Price, the Owner shall assign all contracts for these items to the Construction Manager and the Construction Manager shall thereafter accept responsibility for them.

§ 3.1.13 Compliance with Laws The Construction Manager shall comply with applicable laws, statutes, ordinances, codes, rules and regulations, and lawful orders of public authorities applicable to its performance under this Contract, and with equal employment opportunity programs, and other programs as may be required by governmental and quasi-governmental authorities.

§ 3.1.14 Other Preconstruction Services Insert a description of any other Preconstruction Phase services to be provided by the Construction Manager, or reference an exhibit attached to this document (Describe any other Preconstruction Phase services, such as providing cash flow projections, development of a project information management system, early selection or procurement of subcontractors, etc.)

§ 3.2 Guaranteed Maximum Price Proposal § 3.2.1 At a time to be mutually agreed upon by the Owner and the Construction Manager, the Construction Manager shall prepare a Guaranteed Maximum Price proposal for the Owner’s and Architect’s review, and the Owner’s acceptance. The Guaranteed Maximum Price in the proposal shall be the sum of the Construction Manager’s estimate of the Cost of the Work, the Construction Manager’s contingency described in Section 3.2.4, and the Construction Manager’s Fee described in Section 6.1.2.

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“American Institute of Architects,” “AIA,” the AIA Logo, and “AIA Contract Documents” are registered trademarks and may not be used without permission. This draft was produced by AIA software at 15:39:10 ET on 01/25/2023 under Order No.2114312001 which expires on

04/16/2023, is not for resale, is licensed for one-time use only, and may only be used in accordance with the AIA Contract Documents® Terms of Service. To report copyright violations, e-mail copyright@aia.org.

§ 3.2.2 To the extent that the Contract Documents are anticipated to require further development, the Guaranteed Maximum Price includes the costs attributable to such further development consistent with the Contract Documents and reasonably inferable therefrom. Such further development does not include changes in scope, systems, kinds and quality of materials, finishes, or equipment, all of which, if required, shall be incorporated by Change Order.

§ 3.2.3 The Construction Manager shall include with the Guaranteed Maximum Price proposal a written statement of its basis, which shall include the following:

.1 A list of the Drawings and Specifications, including all Addenda thereto, and the Conditions of the Contract;

.2 A list of the clarifications and assumptions made by the Construction Manager in the preparation of the Guaranteed Maximum Price proposal, including assumptions under Section 3.2.2;

.3 A statement of the proposed Guaranteed Maximum Price, including a statement of the estimated Cost of the Work organized by trade categories or systems, including allowances; the Construction Manager’s contingency set forth in Section 3.2.4; and the Construction Manager’s Fee;

.4 The anticipated date of Substantial Completion upon which the proposed Guaranteed Maximum Price is based; and

.5 A date by which the Owner must accept the Guaranteed Maximum Price.

§ 3.2.4 In preparing the Construction Manager’s Guaranteed Maximum Price proposal, the Construction Manager shall include a contingency for the Construction Manager’s exclusive use to cover those costs that are included in the Guaranteed Maximum Price but not otherwise allocated to another line item or included in a Change Orders subject to Owners Approval.

§ 3.2.5 The Construction Manager shall meet with the Owner and Architect to review the Guaranteed Maximum Price proposal. In the event that the Owner or Architect discover any inconsistencies or inaccuracies in the information presented, they shall promptly notify the Construction Manager, who shall make appropriate adjustments to the Guaranteed Maximum Price proposal, its basis, or both.

§ 3.2.6 If the Owner notifies the Construction Manager that the Owner has accepted the Guaranteed Maximum Price proposal in writing before the date specified in the Guaranteed Maximum Price proposal, the Guaranteed Maximum Price proposal shall be deemed effective without further acceptance from the Construction Manager. Following acceptance of a Guaranteed Maximum Price, the Owner and Construction Manager shall execute the Guaranteed Maximum Price Amendment amending this Agreement, a copy of which the Owner shall provide to the Architect. The Guaranteed Maximum Price Amendment shall set forth the agreed upon Guaranteed Maximum Price with the information and assumptions upon which it is based.

§ 3.2.7 The Construction Manager shall not incur any cost to be reimbursed as part of the Cost of the Work prior to the execution of the Guaranteed Maximum Price Amendment, unless the Owner provides prior written authorization for such costs.

§ 3.2.8 The Owner shall authorize preparation of revisions to the Contract Documents that incorporate the agreed-upon assumptions and clarifications contained in the Guaranteed Maximum Price Amendment. The Owner shall promptly furnish such revised Contract Documents to the Construction Manager. The Construction Manager shall notify the Owner and Architect of any inconsistencies between the agreed-upon assumptions and clarifications contained in the Guaranteed Maximum Price Amendment and the revised Contract Documents.

§ 3.2.9 The Construction Manager shall include in the Guaranteed Maximum Price all sales, consumer, use and similar taxes for the Work provided by the Construction Manager that are legally enacted, whether or not yet effective, at the time the Guaranteed Maximum Price Amendment is executed.

§ 3.3 Construction Phase § 3.3.1 General § 3.3.1.1 For purposes of Section 8.1.2 of A201–2017, the date of commencement of the Work shall mean the date of commencement of the Construction Phase.

§ 3.3.1.2 The Construction Phase shall commence upon the Owner’s execution of the Guaranteed Maximum Price

™ – 2019. Copyright © 1991, 2003, 2009, and 2019 by The American Institute of Architects. All rights reserved. The

“American Institute of Architects,” “AIA,” the AIA Logo, and “AIA Contract Documents” are registered trademarks and may not be used without permission. This draft was produced by AIA software at 15:39:10 ET on 01/25/2023 under Order No.2114312001 which expires on

04/16/2023, is not for resale, is licensed for one-time use only, and may only be used in…