J-465-CM One Arsenal Place Renovation - Columbus State University

Georgia State Financing
& Investment Commission
Request for Qualifications
RFQ No. J-465-CM
(Step I)
And
Request for Fee Proposal
(Step II)
To Provide
Construction Management Services
For
Project No. J-465
One Arsenal Place Renovation
at
Columbus State University
Columbus, Georgia

TABLE OF CONTENTS
I. PROJECT FACT SHEET
II. RFQ/RFP OVERVIEW
1. GENERAL PROJECT INFORMATION
2. PROCUREMENT PROCESS
3. TERMS
III. REQUEST FOR QUALIFICATIONS (STEP I)
1. QUESTIONS
2. MINIMUM QUALIFICATIONS
3. EVALUATION CRITERIA
4. STATEMENTS OF QUALIFICATIONS CONTENTS
5. SUBMITTAL OF STATEMENTS OF QUALIFICATIONS
6. FINALIST NOTIFICATION
IV. REQUEST FOR FEE PROPOSALS & INTERVIEWS (STEP II)
1. QUESTIONS
2. PRE-PROPOSAL SITE VISIT
3. PREPARING FEE PROPOSALS
4. SUBMITTAL OF FEE PROPOSALS & SCHEDULE
5. INTERVIEW INFORMATION
6. FINAL SELECTION FEE PROPOSAL SCORE + QUALIFICATIONS SCORE
V. FORMS

I. PROJECT FACT SHEET
Construction Management at Risk Services RFQ/RFP No. J-465-CM
SCHEDULE OF EVENTS
The following Schedule of Events represents the Owner's best estimate of the schedule that will be followed.
All times indicated are prevailing times in Atlanta. The Owner reserves the right to adjust the schedule as
the Owner deems necessary.
STEP I
Date Time Activity
July 9, 2026 TBD RFQ/RFP issued
July 23, 2026 2:00 PM Deadline for written questions
August 10, 2026 2:00 PM Statement of Qualifications Due
August 17, 2026 10:00 AM Evaluation of Qualifications
STEP II
August 17, 2026 ---- Announcement of finalist firms
August 24, 2026 10:00 AM Pre-Proposal Site Visit for finalist firms
August 28, 2026 2:00 PM Deadline for written questions
September 8, 2026 2:00 PM Fee Proposals Due
September 9, 2026 TBD Finalist Interviews
PROCUREMENT CONTACT
Kelsey Ayers
Kelsey.ayers@gsfic.ga.gov
404-270-0207
EGNYTE UPLOAD LINK
Upload one (1) electronic copy of the complete package in .pdf format onto the GSFIC / Egnyte ftp site by
selecting this link: https://gsfic.egnyte.com/ul/pNZmp64ims and following the upload instructions
provided below.
Click on the provided link above, when the page opens, enter name, email address, and company name,
click "Continue."
Drag and drop your file or click the "Browse" button to select a document from your computer. You should
see an upload progress bar and when it gets to 100% the upload is complete.

II. RFQ/RFP OVERVIEW
Construction Management at Risk Services
The Georgia State Financing and Investment Commission (GSFIC), as "Owner", on behalf the Board of
Regents of the University System of Georgia ("Using Agency" or 'BOR''), is seeking firms interested in
providing construction management at risk services for a project known as Project No. J-465-CM, One
Arsenal Place Renovation at Columbus State University, Columbus, Georgia.
1. GENERAL PROJECT INFORMATION
Board of Regents Fiscal Year 2026A / 2027 Cohort
This project is one of seven projects included in the Board of Regents FY 2026A / FY2027 Cohort of
Projects. While a firm can submit qualifications for any or all projects within the cohort, firms should be
aware of the BOR's intention to spread the work among as many qualified firms as possible. It is highly
unlikely a firm will be selected for more than one project within the cohort. Additional information pertaining
to the projects in the cohort is available by selecting the link below:
http://www.usg.edu/facilities/external_partners/consultant_selection_cohorts.
Project Background
One Arsenal Place is a three-story 67,000 square-foot load bearing masonry building constructed circa
1850 as a foundry and warehouse for the Columbus Ironworks. Columbus Ironworks is listed in the National
Register of Historic Places and designated a National Historic landmark in 1978. Several renovations have
occurred over time, of which the most recent renovations were reportedly conducted in 1985, 2010 and
2014. The wood framed structure consists of 3 wings: the North wing at approximately 18,360 square feet,
the South wing approximately 43,200 square feet, and the East wing at approximately 32,400 square feet.
The wings include a gallery space and reception area, a lecture hall, University department offices,
restrooms, a common kitchen, various classrooms. Unique to One Arsenal Place is the United Sates
Bankruptcy court and their associated office that are located within the South Wing. The current building is
experiencing various deficiencies in building systems as well as lacking ADA compliance. The building
floorplans in public spaces and in instructional classrooms do not support flexible usage and current
learning modalities.
Project Description
The project will include approximately 71K GSF of One Arsenal Place complex, this excludes the student
housing and tenant lease spaces of the facility. This scope shall include an assessment of the existing
conditions building systems, infrastructure, and necessary improvements to ensure ADA compliance.
Building systems include but are not limited to; HVAC, plumbing, electrical, building envelope, roof and the
remediation of building and site stormwater drainage issues.
The project will reconfigure existing floor plans in key areas to enhance academic use for the Institution's
laboratories, classrooms, office space for staff, provide engaging spaces for study as well as opportunities
for collaboration. Interior finishes will be refreshed as required. The project will also include upgrades to
the central building courtyard to provide an ADA-accessible multi-use outdoor area to support informal
learning and community interaction. The overall design will address a phased approach to replacement or
refurbishment, with the first phase completion within the SCL.
Project Delivery Method:
The delivery method for this Project will be construction manager at-risk (CM/GC), and, at a minimum, will
employ the services of a Program Manager, Design Professional and a Commissioning Agent, in addition
to the services of a CM/GC. The CM/GC will serve as both a construction manager and general contractor.
The CM/GC will be required to participate in the design process providing design review services which

include advising the Owner and Design Professional on constructability and code compliance, making
recommendations for selection of materials, making recommendations on phasing of components, and
performing detailed cost estimates at each phase of design. During the construction phase, the CM/GC will
contract with subcontractors to perform the work and shall serve as the general contractor.
Project Budget
The preliminary Stated Cost Limitation (SCL) or construction cost of the Project is estimated at $13,500,000.
The final SCL may be revised by the Owner due to final programmatic requirements, funding availability or
other circumstances.
Project Schedule
The Design Professional's services are anticipated to begin by Fall of 2026 with construction documents
anticipated for completion in the Winter of 2027. The construction duration to reach material completion
for the project is estimated to take 12 months. (Note: All of the dates indicated in this section are estimates
and as such are subject to change.)
Sustainable Approach
The project will incorporate the requirements of the Energy Efficiency & Sustainable Construction Act of
2008 (O.C.G.A. 50-8-18) and it is the desire of the Owner to incorporate sustainable design and
construction concepts in the project where feasible to do so. Further, Georgia Peach certification is required
with commissioning.
Owner's Project Management Program (e-Builder)
CM/GC shall be required to use the Owner's free Project Management Program, E-Builder, for contract
administration processes including, but not limited to, Requests for Information, Change Orders, Payment
Applications, Notices of Non-Compliance and Incumberance Records.
Contract Information
The contract for Construction Management services will be the (CM/GC) GSFIC Construction Management
Agreement. The agreement can be located on the Georgia State Financing and Investment Commission's
website:
https://gsfic.georgia.gov/doing-business-gsfic/construction-agreements-agency-request-form
Firms are encouraged to review and become familiar with the terms and conditions of this agreement.
Firms participating in this procurement process agree to execute the GSFIC contract form without
modification.
2. PROCUREMENT PROCESS
Selection of the CM/GC will be a multi-step process based upon the CM/GC's qualifications, as determined
by a Selection Committee, and the price of CM/GC's General Conditions and Fees.
Step I - Request for Qualifications
The selection process starts with the Request for Qualifications ("RFQ"). Interested firms shall submit
Statements of Qualifications. Firms meeting the Minimum Qualifications outlined in the RFQ will have their
Statements of Qualifications reviewed by the Selection Committee consisting of representatives of the
Using Agency, GSFIC, and possibly a third-party representative (i.e., another state representative.). The
Selection Committee shall score each Statement of Qualifications to create a shortlist of the firms with the
most appropriate qualifications for the Project ("Finalist Firms").

Step II - Request for Fee Proposals and Interviews
Finalist Firms will be invited to submit Fee Proposals and invited for Interviews with the Selection
Committee. The Selection Committee will interview firms and score each firm based upon their
qualifications and interview. Each firm will be awarded a Qualifications/Interview Score that is equal to the
average score awarded by each of the Selection Committee Members.
Finalist Selection
GSFIC Procurement will review the Fee Proposals of each firm and calculate a Proportionate Price Score
for each firm as outlined in the RFP. The Proportionate Price Score will be added to the
Qualifications/Interview Score to equal the Total Score. The firm with the highest Total Score shall be
selected.
3. TERMS
All respondents to this RFQ/RFP are subject to instructions communicated in this document and additional
terms and conditions contained herein.
Restriction of Communications
From the issue date of this (RFQ-RFP) solicitation until the final selection is announced, proposers are not
allowed to communicate FOR ANY REASON with any members of the Selection Committee except
communications allowed or required during the solicitation process (i.e. communications at the Site Visit or
Interviews). Proposers are further prohibited from communicating with GSFIC, the Using Agency, the End-
User, or the Architect, REGARDING THIS RFQ/RFP OR THIS PROJECT except for communications with
the GSFIC Procurement Representative. All questions regarding this RFQ/RFP should be directed to the
Procurement Representative. For violation of this provision, the Owner reserves the right to reject the
qualifications/proposal of the offending proposer.
Submittal Costs and Confidentiality
All expenses for preparing and submitting responses are the sole cost of the party submitting the response.
The Owner is not obligated to any party to reimburse such expenses. All submittals upon receipt become
the property of the Owner. Labeling information provided in submittals "proprietary" or "confidential," or any
other designation of restricted use will not protect the information from public view. Subject to the provisions
of the Open Records Act, the details of the proposal documents will remain confidential until final award.
Award Conditions
This request is not an offer to contract or a solicitation of bids. This request and any proposal submitted in
response, regardless of whether the proposal is determined to be the best proposal, is not binding upon
GSFIC and does not obligate GSFIC to procure or contract for any services. Neither GSFIC nor any party
submitting a response will be bound unless and until a written contract mutually accepted by both parties
is negotiated as to its terms and conditions and is signed by GSFIC and a party containing such terms and
conditions as are negotiated between those parties. The Owner reserves the right to waive non-compliance
with any requirements of this RFQ/RFP and to reject any or all Statements of Qualifications or Proposals
submitted in response. Upon receipt and review of responses, the Owner will determine the party(s) and
proposal that in the sole judgment of the Owner is in the best interest of the Owner (if any is so determined),
with respect to the evaluation criteria stated herein. The Owner then intends to conduct negotiations with
such party(s) to determine if a mutually acceptable contract may be reached and in the course of doing so
may use ideas expressed in any proposal.
Subjective Process
Proposers understand and accept that by responding to this solicitation they are willingly participating in a
process that requires members of the selection committee to make subjective determinations of
qualifications.

Reciprocal Preference Law
For the purposes of evaluation only, a proposer that resides in the State of Georgia will be granted the
same preference over proposers that reside in another State in the same manner, on the same basis, and
to the same extent that preference is granted in awarding bids for the same goods or services by such other
State to proposers that reside therein. For the purposes of this law, the definition of a resident proposer is
one who maintains a place of business with at least one employee inside the State of Georgia. A P.O. Box
address will not satisfy this requirement.
Joint-Venture Proposals
GSFIC does not generally desire to enter into "joint-venture" agreements with multiple Construction
Management firms. In the event two or more firms desire to "joint-venture," it is strongly recommended that
one incorporated firm propose and maintain status as the Construction Management Firm with the
remaining firms participating as major consultants.
Small and Minority Business Enterprise
It is the policy of the state of Georgia that minority-owned business enterprises (MBE), woman-owned
business enterprises (WBE) and small business enterprises (SBE), have a fair and equal opportunity to
participate in the state purchasing process. Therefore, the Owner encourages all MBE, WBE and SBE to
compete for contracts to provide goods, services, and construction, and encourages contractors to solicit
MBE, WBE and SBE in procuring subcontractors and suppliers. This desire on the part of the Owner is not
intended to restrict or limit competitive bidding or to increase the cost of the work. The Owner supports a
healthy free market system that seeks to include responsible businesses and provides ample opportunity
for business growth and development.
Contractors and subcontractors who utilize qualified minority subcontractors may qualify for a Georgia state
income tax credits for qualified payments made to minority subcontractors. In accordance with O.C.G.A.
48-7-38, when computing taxable net income of a Georgia based corporation, partnership, or individual,
there shall be subtracted from federal taxable income or federal adjusted gross income 10 percent of the
amount of qualified payments to certified minority subcontractors for state-agency-related construction
projects. For more information on filing only, contact the Georgia Department of Revenue at 404-417-2399.
A company cannot receive an MBE Certification with the state of Georgia government without first receiving
the DBE certification. To obtain information on the DBE/MBE Certification contact:
Georgia Department of Transportation DOAS Supplier Relations
One Georgia Center 200 Piedmont Avenue, S.E.
600 West Peachtree NW Suite 1308, West Tower
Atlanta, Georgia 30308 Atlanta, Georgia 30334-9010
404-631-1990 404-657-6000
Statement of Agreement
With submission of a proposal, the Proposer agrees that he/she has carefully examined the Request for
Proposal, and the Proposer agrees that it is the Proposer's responsibility to request clarification on any
issue(s) in any section of the Request for Proposal with which the Proposer disagrees or needs clarified.
The Proposer also understands that failure to mention these items in the proposal will be interpreted to
mean that the Proposer is in full agreement with the terms, conditions, specifications and requirements in
the therein. With submission of a proposal, the Proposer hereby certifies: (a) that this proposal is genuine
and is not made in the interest or on behalf of any undisclosed person, firm, or corporation; (b) that Proposer
has not directly or indirectly included or solicited any other Proposer to put in a false or insincere proposal;
(c) that Proposer has not solicited or induced any person, firm, or corporation to refrain from sending a
proposal.
Debarred, Suspended or Ineligible Firms

Contracts will not be executed and bids or proposals will not be solicited or considered from debarred,
suspended or ineligible persons or firms during the period of debarment. The list of debarred, suspended
or ineligible firms can be located on the Georgia State Financing and Investment Commission's website at
http://www.gsfic.georgia.gov. Once on the website, select the "Doing Business with GSFIC" tab, then select
"Procurement Services," then click on the "Debarred, Suspended or Ineligible Entities" tab for access to the
list of those firms currently considered debarred, suspended or ineligible to compete, contract or
subcontract for work on projects administered by the Georgia State Financing and Investment Commission.

III. REQUEST FOR QUALIFICATIONS (STEP I)
All firms interested in performing CM Services shall submit a Statement of Qualifications in accordance with
the terms below.
1. QUESTIONS
The deadline for submission of questions relating to the RFQ is the time and date shown in the Schedule
of Events shown above. All relevant and significant questions that have been submitted in writing via e-
mail prior to the deadline will be compiled, and answers will be posted to the project information on the
Georgia Procurement Registry at http://ssl.doas.state.ga.us/PRSapp/ . Questions from Construction
Professionals about any aspect of the RFP, or the project, shall be submitted via e-mail to the Contact on
the Project Fact Sheet.
2. MINIMUM QUALIFICATIONS
Firms must meet the following Minimum Qualifications in order to have their Statement of Qualifications
reviewed and scored by the Selection Committee.
The firm or its principals are not currently ineligible, debarred, suspended, or otherwise excluded
from bidding or contracting by any state or federal agency, department, or authority.
The firm or its principals have not been terminated for cause or be currently in default on any public
works contract.
Firm must have sufficient bonding capacity for anticipated Stated Cost Limitation.
The firm must have current Commercial General Liability Insurance coverage with minimum limits of
$1,000,000 per occurrence and $2,000,000 general aggregate for premises and operations
coverage, $1,000,000 per occurrence and $2,000,000 general aggregate for products and completed
operations coverage, and $1,000,000 for personal and advertising injury coverage. Firm must also
have current commercial umbrella liability coverage in the amount of at least $5,000,000 per
occurrence and general aggregate. (The Owner reserves the right to require additional limits and/or
coverage for actual contract.)
Firms must have a State of Georgia General Contractor's License and must be registered to do
business in the State of Georgia with the Georgia Secretary of State.
Firm must demonstrate sufficient cash flow to undertake the project as evidenced by a current ratio
(assets/liabilities) of 1.0 or higher
The firm must demonstrate a commitment to safety with regard to Worker's Compensation by having
a current Experience Modification Rating (EMR) of 1.2 or less
3. EVALUATION CRITERIA
The Selection Committee will evaluate the Statements of Qualifications which have met the above minimum
qualifications according to the Criteria for the evaluation are listed below:
Stability of the firm, including the firm's corporate history, growth, resources,
25% - Stability
form of ownership, litigation history, financials, etc.

Firm's relevant project experience and qualifications, including the
demonstrated ability of firm in effective management of construction of
45% - Experience and
facilities comparable in complexity, size, and function, for Owners such as the
Qualifications
State of Georgia and other similarly structured organizations. This includes
relevant experience and qualifications of the firm's proposed Project Team;
and the demonstrated proficiency of the firm with projects similar to this
Project.
Firm's suitability to provide services for project, including whether the firm's
size and resources are appropriate in relation to the size and complexity of
the project, any unique qualifications for the project, current and projected
30% - Suitability
workloads, the proximity of office to project location, knowledge of or
experience with the local subcontractor market, , and special services for
project-related concerns.
4. STATEMENTS OF QUALIFICATIONS CONTENTS
Statements of Qualifications shall include the following information and required forms.
REQUIRED CONTENTS FOR ALL STATEMENTS OF QUALIFICATIONS
A BASIC INFORMATION AND MINIMUM QUALIFICATIONS
A-1 Provide basic company information:
a. State company name, address, name of primary contact, telephone number and e-mail
address. (If the firm has multiple offices, the qualification statement shall include
information about the parent company and branch office separately.)
b. Identify office from which the project will be managed ("Project Managing Office or PMO").
c. Indicate the year the Project Managing Office was established and the number of persons
staffing that office and their disciplines.
d. Provide form of ownership (LLC, Corporation, Partnership, etc), including state of
residency of incorporation, and the year the company was established.
e. Provide general information about the firm's personnel resources, including disciplines and
numbers and classifications of employees, and locations and staffing of offices.
f. List the firm's annual revenue, for the parent office and the local office separately, if
applicable, for the past 5 years, and the current year (contracted).
A-2 Describe your experience with LITIGATION WITH OWNERS AND/OR ARCHITECTS. State
basis of litigation (nonpayment, breach of contract, etc.).
A-3 State whether the firm, or a member thereof, has ever been removed from a contract or failed to
complete a contract as assigned? If so, provide explanation.
A-4 The firm, in order to be deemed eligible for evaluation, must provide supporting documentation
asserting that the firm meets the minimum qualifications required for this project:
a. Provide proof that your firm has sufficient bonding capacity for anticipated total cost of
work. Surety and insurance companies must be in the current Department of Treasury's
Listing of Approved Sureties (Department Circular 570). All insurance and bonds will be
obtained through a company licensed by the Georgia Insurance Commissioner to
transact the business of insurance in the State of Georgia for the applicable line of
insurance. All insurers (or qualified self-insurers or group self insureds, a specific excess
insurer providing statutory limits) must have an A.M. Best Financial Strength rating of "A-
"or better with an A.M. Best Financial Size Category of Class V or larger. Provide a letter