ICS Phase II CMAR RFP_1.pdf

REQUEST FOR PROPOSALS (RFP)

Construction Manager at Risk (CMAR) Services

ICS New Campus

Issue Date: August 20, 2026

Owner: International Community School (ICS)

Project Name: ICS New Campus

Project Location: Dekalb County, GA

1. INTRODUCTION

The International Community School will construct a permanent, state-of-the-art facility on a newly acquired site, designed to meet the long-term educational needs of the community and support a dynamic, inclusive learning experience.

The information contained in this RFP will introduce ICS, its vision/goals, the established details of this project, and the guidelines for submitting a successful proposal. All information about ICS, its facilities, development plans and business initiatives are confidential, and should not be distributed or disseminated without the express written approval of International Community School.

International Community School Background

International Community School (ICS) opened in 2002 as one of Georgia’s earliest start-up public charter schools to address the educational circumstances of the thousands of refugees from all over the world who relocated to DeKalb County.

During its first year in operation, the school served 125 Kindergarten, 1st, and 2nd grade students and operated on the campus of Avondale Patillo United Methodist Church. One grade level was added annually as the children progressed, and in 2006, a second campus opened for 5th and 6th-grade students at St. Michael & All Angels Episcopal Church. The two-campus solution was taxing on logistical, financial, and human resources and was not a permanent solution to accommodate the growth. The school consolidated operations and moved into the Medlock Elementary facility in August 2012.

Today, ICS serves 550 children annually in grades Pre-K-5. Students at ICS represent an economic mix seldom seen in U.S. public schools. Nearly half (49%) of our students are child refugees or immigrants, and 92% are eligible for free or reduced lunch. What brings these diverse communities together is a powerful vision of public education. The ICS curriculum follows the Georgia Standards of Excellence taught within the International

Baccalaureate (IB) Primary Years Program framework, enabling students to employ an investigative, inquiry-based approach to learning. ICS operates school-wide under the guiding principles of global citizenship.

The ICS curriculum, distinctive instructional methods, and educational programs are based on one crucial concept and unifying principle: ICS is not a school for refugees or a school for American children. Instead, it is a school where community is built around both groups under the powerful pedagogical idea that neither group can properly learn without the other, both academically and socially. ICS improves student learning for refugee, immigrant, and local children through its special education services, enhanced language instruction, and a variety of community-building activities designed to offer exposure to other cultures and perspectives.

At ICS, we are dedicated to enhancing our educational offerings to better serve our students and their families. Over the next 2-3 years, we aim to secure new or renovated facilities that will allow us to group our Pre-K-5 program by introducing early learning and middle school. Our goal is to become a community hub through the formalized implementation of the Community School model. We are at a pivotal point in our growth and are prepared to move forward ICS has retained excellent teachers and staff throughout the years. Their care and dedication have contributed to an amazing culture of teaching and learning at ICS. Over the years, we have been able to target and accelerate growth. Our reading scores have exceeded the statewide scores as well as those of the resident districts. Keeping our ICS community intact is our main goal, so that we can continue the momentum forward in our academic growth and student-centered care.

2. PROJECT OVERVIEW

This project is currently in the design development phase. The selected CMAR will be expected to actively participate and inform on value engineering, lead times, project schedule, constructability, etc. to support the development of the construction documents.

ICS is currently in the process of acquiring property for the new facility on approximately

11 acres. This project does not intend to develop the entire site, but to prepare for future growth.

Program elements include a multi-story building with classrooms for grades Pre-K-5, administration suite, media center, cafeteria and kitchen, gymnasium, music and art classrooms, special education spaces, STEM/maker spaces, outdoor learning areas, playground facilities, bus loop, parent drop-off, parking, athletic fields, utility infrastructure, and site development. Some of these elements may be phased into a future project.

Anticipated building size: Up to 95,000 SF. Estimated budget: $24,000,000 total project cost.

This building is expected to initially serve 600 students with opportunities to grow.

Expected Project Schedule

CMAR Selection: October 7, 2026

Construction Start: March 2027

Substantial Completion: May 2028

School Opening: August 2028

3. SCOPE OF SERVICES

Preconstruction services include estimating, constructability reviews, scheduling, procurement planning, logistics planning, value engineering, and GMP development.

Construction phase services include project management, supervision, quality control, safety management, cost control, reporting, commissioning support, training, warranties, and closeout.

4. PROCUREMENT TIMELINE

RFP Issued: August 20, 2026

Pre-Proposal Conference: None

Questions Due: September 1, 2026

Responses Issued: September 3, 2026

Proposal Due: September 21, 2026

Shortlist Announced: September 25, 2026

Interviews: October 5, 2026

Selection: October 9, 2026

5. PROPOSAL REQUIREMENTS

Cover Letter (Include firm name, principal contact, authorized signature, commitment to perform services)

Firm Overview (provide company history, ownership structure, office locations number of employees, Pre-K-12 market experience, Charter School development experience)

Relevant Experience (Provide details for comparable projects including owner, project name, size (SF), construction cost, delivery method, completion date, key personnel involved)

Project Team (Identify proposed team and include resumes, relevant project experience, and availability)

Preconstruction approach (budget management, value engineering, designer collaboration, permitting, GMP development) and construction approach (quality management, safety management, schedule control, and communication procedures)

Educational Facility Experience (Explain experience with school safety, student-centered design, commissioning, and occupancy readiness)

Schedule Management (Provide sample project schedule, critical path management approach, long-lead procurement strategy)

Safety Program (Include safety training requirements and safety management procedures)

References (Provide 3-5 references with contact information)

6. FEE PROPOSAL

Submit separately (Exhibit A) and include preconstruction fee, construction phase fee percentage, general conditions estimate, bond rate, insurance assumptions, and CMAR contingency approach.

7. EVALUATION CRITERIA

Proposals will be evaluated as follows (total 100 points):

Relevant Pre-K-12 Experience (20)

Team Qualifications (20)

Project Approach (20)

References (10)

Capacity and Resources (10)

Fee Proposal (20)

8. INTERVIEW PHASE

Shortlisted firms may be interviewed regarding team chemistry, project delivery approach, lessons learned, cost management, GMP strategy, schedule control, and risk mitigation.

9. SPECIAL CONSIDERATIONS

Demonstrate educational facility experience, school security expertise, sustainable design support, community engagement, and technology-rich learning environments.

Selected firm will be contracted under the AIA A133-2019 Standard Form of Agreement. ICS has prepared comments for the standard agreement to expedite the contract negotiation process. Please review in advance to prepare for contract negotiation, if selected.

10. INSURANCE REQUIREMENTS

Provide General Liability, Workers Compensation, Umbrella Liability, and any other required coverage limits.

11. BONDING REQUIREMENTS

Performance and Payment Bonds shall each be provided for 100 percent of the contract value.

12. OWNER RIGHTS

ICS reserves the right to reject any or all proposals, waive informalities, request additional information, negotiate terms, and cancel the solicitation.

13. SUBMISSION REQUIREMENTS

Submit electronic proposals as follows:

Due Date: September 21, 2026

Time: 2:00 PM

Submit To:

Kellie Fletcher, Senior Project Manager kellie.fletcher@turntown.com mailto:kellie.fletcher@turntown.com

Hannah Price, Project Manager

Hannah.Price@turntown.com

If your file is too large to send via email, please use a Dropbox or SharePoint link. Late proposals will not be accepted.

Exhibit A: Fee Proposal Form mailto:Hannah.Price@turntown.com