CSU_J-465-PM - One Arsenal Place Renovation

Board of Regents of the University
System of Georgia
Request for Qualifications
(Step I)
and
Request for Fee Proposal & Interviews
(Step II)
___________________
To Provide
Program Management Services
for
Project No. J-465
"One Arsenal Place Renovation"
Columbus State University
Columbus, Georgia
Solicitation Issue Date: June 10, 2026
Qualifications Packages Due: June 30, 2026
Columbus State University, Project No J-465, One Arsenal Place Renovation, PM RFQ/RFP

TABLE OF CONTENTS
REQUEST FOR QUALIFICATIONS (RFQ)
1. GENERAL PROJECT INFORMATION
2. PROGRAM MANAGEMENT SERVICE REQUIREMENTS
3. SCOPE OF SERVICES
4. QUALIFICATIONS REVIEW PROCESS
5. SCHEDULE OF EVENTS (STEP I)
6. SUBMITTAL OF QUESTIONS AND REQUESTS FOR CLARIFICATIONS
7. INSTRUCTIONS FOR PREPARING STATEMENTS OF QUALIFICATIONS
8. SUBMITTAL OF STATEMENTS OF QUALIFICATIONS
9. FINALIST NOTIFICATION
REQUEST FOR FEE PROPOSALS (from Qualified Finalists) & INTERVIEWS
1. SCHEDULE OF EVENTS (STEP II)
2. PRE-POPOSAL SITE VISIT
3. SELECTION PROCESS
4. SUBMITTAL OF FEE PROPOSALS
5. PRESENTATION / INTERVIEW INFORMATION
6. ADDITIONAL TERMS AND CONDITIONS
EXHIBITS:
a. Exhibit A - Certification Form
b. Exhibit B - Certificate of Insurance and Minority Status
c. Exhibit C - Project Team Composition
d. Exhibit D - Program Management Fee Proposal Form
e. Exhibit E - Contractor Affidavit
f. Exhibit F - Proposer's Disclosure Statement
Columbus State University, Project No J-465, One Arsenal Place Renovation, PM RFQ/RFP
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STEP I
REQUEST FOR QUALIFICATIONS
IMPORTANT: Read the document carefully, the selection requirements have changed!
Program Management Services
Project No. J-465
"One Arsenal Place Renovation"
Columbus State University, Columbus, Georgia
The Board of Regents of the University System of Georgia ("BOR") as ("Owner"), on behalf of
Columbus State University ("CSU"), ("User") is soliciting statements of qualifications from firms
interested in providing program management services for the construction of a project known as
Project No. J-465, "One Arsenal Place Renovation" at Columbus State University, Columbus,
Georgia. This Request for Qualifications (RFQ) seeks to identify potential providers of the above-
mentioned services. Some firms that respond to this RFQ, who are determined by the Owner to be
especially qualified, may be deemed eligible and may be invited to interview and offer proposals for
these services. All respondents to this RFQ are subject to instructions communicated in this document
and are cautioned to completely review the entire RFQ and follow instructions carefully. BOR reserves
the right to reject any or all statements of qualifications or proposals, and to waive technicalities and
informalities at their discretion.
1. GENERAL PROJECT INFORMATION
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
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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.
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.
Project Delivery Method
The delivery method for this Project will be Construction Management at-Risk method (CMAR),
and, as a minimum, will employ the services of a Design Professional, Construction Manager, and
a Commissioning Agent in addition to the services of the Program Manager.
Project Budget
The total project budget is estimated at $18,900,000. The preliminary Stated Cost Limitation (SCL)
or construction cost is 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.
Program Management Fee
The Program Management Base Fee will be approximately $245,000 which includes Phase I
(Predesign) and Phase II (Preconstruction) services. The shortlisted Program Management firms
are required to submit a fee proposal prior to scheduled Finalist Interviews. The fee structure for
program management services will be agreed upon by the Owner and the Program Manager prior
to the start of program management services.
Project Schedule
The Design Professional's services are anticipated to commence by Fall, 2026 with construction
documents anticipated for completion in Winter, 2027. The start of construction is contingent on
the availability of funding. (All of the dates above are estimates which are subject to change).
2. PROGRAM MANAGEMENT SERVICES REQUIREMENTS
The Owner is seeking the services of a program management firm (the "Program Manager" or
"PM") to represent the Owner and Columbus University (CSU) throughout the programming,
planning, design, and pre-GMP construction phase of the project to ensure that all elements of the
work meet the required quality, design standards, budget, and construction schedule. Further, the
Owner may seek to employ the services of the PM through the executed GMP, completion of the
100% Construction Documents, and Construction Administration.
The successful Program Manager will have a clearly defined delegation of authority to act on the
Owner's behalf and will provide the resources and expertise necessary to understand and be
responsible for, a broad spectrum of services related to the project.
The Program Manager, as part of its services, will assist with developing a strategy for the best
approach for the successful completion of the project. The PM will provide collegial collaboration,
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guidance, and assistance in the preparation of a schedule and a reliable cost estimate. The Owner
insists that all parties to this project approach it with a spirit of teamwork, openness, and
partnership.
3. SCOPE OF SERVICES
The following is a list of some of the representative services to be provided by the PM:
A. General Duties: The PM will perform a variety of duties within the following broad areas:
a. Identify program concepts and associated budgets; validate that this Project is financially
feasible.
b. Prepare a task-related project delivery schedule.
c. Deliver a fully developed program to the Owner and CSU.
d. Develop and implement a cost management (cost containment) strategy that will identify
and track decisions that have an impact on cost.
e. Work with user-group representatives and prepare a program validation schedule in
conjunction with the Owner and the CSU.
f. Represent the interests of the Owner and CSU user groups during the preparation of
schematic and design development plans and construction drawings.
g. Develop a framework for negotiating the guaranteed maximum price (GMP) and, if
appropriate, the subsequent lump sum contract with the CM/GC.
h. Provide construction administration services to monitor and manage construction activities
that will affect the Project's cost, schedule, and quality.
i. Coordinate the final building punchlist, including any commissioning and all operating
systems on behalf of the Owner and CSU with a full and complete set of all building-related
documents at occupancy; provide electronic file copy of the same (electronic file provided
by design professional of record including "as-built" drawings).
k. Perform activities not specifically identified but that are necessary and convenient to the
best interests of the Owner and CSU in completing the Project.
B. Typical Duties: More specifically, the PM will perform the following:
a. Review the program concept and budget constraints to assure that the Project is financially
feasible.
i. Develop a preliminary schedule for the phases of work; establish and appropriate
meeting schedule and attendance list; prepare an agenda and meeting notes for each
meeting.
ii. Consolidate all the projects planning actions and supporting documentation that have
occurred to date.
iii. Meet with campus facilities staff, user-group representatives, administration, etc., to
gain their perspectives of the Owner's project requirements.
iv. In combination with appropriate campus personnel and in support of the program
validation effort, tour and photograph the Project site.
v. Prepare a synopsis of the Owner's project requirements and make appropriate
estimates and calculations to assure that the expected project scope can be achieved
adequately within the available funds; identify any shortfalls and suggest (other than
the provision of additional funds) methods of achieving balance scope and budget.
vi. Compile the result of the preceding tasks into a bound report that will be presented to
the Owner and CSU in draft form for approval. Upon approval, provide five bound
copies of the report to Owner.
vii. Create and distribute meeting notes, decision notes, and related project documentation
as prescribed.
b. Prepare a project task-related schedule.
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i. Identify essential or major points of interest to Owner and users and suggest other
activities that might have been overlooked or may be the best interests of the Owner
and CSU.
ii. Prepare a draft schedule for the entire Project, to include Design and Construction
activities.
iii. Discuss the draft schedule with CSU to assure that the schedule is consistent with
CSU's needs; modify the schedule as necessary to conform to CSU's needs or
negotiate a modified level of expectation with CSU; document all conclusions resulting
from the process.
c. Develop and implement a cost management (cost containment) strategy that will identify
and track decisions that affect cost.
i. Identify appropriate costs associated with each phase of the Project.
ii. Identify cost tracking methodology that will allow all parties to compare projected costs
with actual costs in "real time."
iii. Develop a methodology to inform all parties, including the Design Professional, Owner
and CM/GC, if it is expected or projected that expended costs will exceed the cost
model. This methodology must include three suggested methods to regain balance
between scope and cost. As a minimum, cost containment strategies should include
the following considerations:
1. Maintenance of program scope;
2. Hazardous materials assessment;
3. Existing utility capacity analysis;
4. Peer review of the Project drawings.
iv. Create a project file that tracks all cost-related decisions and includes the rationale for
them: provision to Owner with this record in bound form upon the completion of the
Project.
d. Participate in the process that will result in the selection of the Construction Manager on
CM/GC projects.
e. Facilitate discussions and meetings among the user group representatives, the Owner,
essential members of the University of North Georgia staff, the Design Professional, and
the CM/GC.
i. Schedule meetings with the approval of CSU to meet with the campus-identified user
groups. Explain in detail the process and methods that will be used to construct "their"
project; prepare and provide handouts and other materials appropriate to support this
task.
ii. Maintain a list of the official campus user-group representatives.
iii. Monitor and document the Design Professional's program validation process and
provide Owner and CSU (including user-group representatives) with a copy of the
validated program, signed-off on by CSU and the Design Professional.
f. Represent the interests of the Owner and CSU during the preparation of the schematic,
design development and construction drawings, including, but not limited to:
i. Provide cost containment and cost monitoring.
ii. Provide cost-effective decisions.
iii. Ensure compatibility with the CSU's design expectations and Master Plan.
iv. Ensure consistency with the scope expectations of the Owner and CSU as documented
in the program validation phase of the Project.
v. Insure provision of all necessary services and utilities.
vi. Provide necessary level of environmental review and documentation.
vii. Keep the Owner and CSU fully aware of the progress of the Project.
viii. Maintain the Project schedule.
ix. Provide construction quality assurance and compatibility with Project specifications.
x. Provide peer review and constructability of the construction drawings.
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xi. Ensure that the Design Professional produces a design that is in compliance with
national and state codes as they apply to fire and life safety, ADA, mechanical, electrical,
telecommunications, and other standards.
xii. Ensure interior finishes, lighting, furniture, other elements provided as part of this Project
to take into consideration sustainable elements when appropriate, feasible, and cost
effective.
xiii. Ensure all permits are obtained in an efficient and timely manner.
g. Develop framework for negotiating the guaranteed maximum price (GMP) and if
appropriate, the subsequent lump sum contract with the CM/GC.
i. Schedule meetings between the Owner, CSU, the Design Professional, and the CM/GC,
including all other stakeholders, as appropriate.
ii. Create the draft GMP and if appropriate, lump sum contract, to the satisfaction of the
Owner and CSU.
iii. Monitor the actions and track decisions that resulted from this GMP negotiation.
iv. Provide meeting minutes and a "decision log" at the conclusion of the GMP negotiation
session.
v. Compile the final agreement into a contract document suitable for execution by all
appropriate parties, obtaining signatures, and distributing the fully executed contract:
providing same services if a lump sum contract is subsequently desired by the Owner
and CSU.
vi. Provide monthly reports to include as a minimum a project team directory, project
budget & cost management information, schedules, reports/meeting minutes, progress
photos, and notification of any present or pending issues that may have budget,
schedule, or quality impact.
h. Provide construction administration services to monitor and manage construction activities that
will affect the Project's cost, quality, and schedule.
i. Monitor the CM/GC's GMP and/or lump sum contract on behalf of the Owner and CSU; take
appropriate actions to assure that the CM/GC maintains consistency with the terms and
conditions of its contract.
ii. Monitor construction activities to assure consistency with contractual projects and quality
specification and expectations.
iii. Maintain an "on-site" presence during all construction activities to represent the interests of
the Owner and CSU assist in clarifying design or construction issues where input from the
Owner and CSU is required, and assure the Owner and Columbus State University the
Project is well and duly constructed.
iv. Monitor the Construction Material Testing and Special Inspections
i. Coordinate the final building punch list, including all operating systems, on behalf of the Owner
and CSU.
i. Represent the interests of the Owner and the University of North Georgia during the punch
list phase of the Project and expedite this process whenever possible.
ii. Accept all guarantees and warrantees on behalf of the Owner and CSU.
iii. Monitor all "system start-ups" and "commissioning."
iv. Supervise the CM/GC's turnover of the building to the Owner and CSU including
coordination of all required user training of building equipment/systems: turnover and
coordination of all Operation and Maintenance (O/M) manuals; and coordination of turnover
of all keys/tools necessary for operation of the building and its systems.
j. Provide the Owner and CSU with a full and complete set of all building-related documents at
Occupancy.
i. Provide a full and complete cost-expense account (budget reconciliation), separated
both by phases of the Project and by major contractor.
ii. A full and complete set of all guarantees and warrantees that are tabbed to indicate the
provisions of each guarantee or warrantee.
iii. Provide certification that mechanical and electrical systems have been properly installed
and that each system is operating properly.
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iv. Provide a fully accurate set of "as built" documents for the building and provide electronic
file copy of same document provided by design professional of record.
v. Provide and/or undertake other activities appropriate or necessary to represent the interests
of the Owner and CSU as part of the Project's completion and occupancy including assisting
with coordination of furnishings and fixtures installation.
vi. Track actual expenditures against the budget.
C. Other Expectations: The PM should also have experience to meet the following
expectations:
a. Interact in a positive and supportive manner as a team member.
b. Provide clear, concise, and accurate reports on complex budget and construction matters
on a regular basis, including digital photographic documentation of project progress.
c. Be knowledgeable of the State of Georgia's construction funding process.
d. Be knowledgeable of the laws of the State of Georgia regarding public works construction
contracting.
4. QUALIFICATIONS REVIEW PROCESS
Selection of the PM will be a multi-step process generally following the steps outlined in the State
Construction Manual.
Qualifications Review is initiated with this RFQ for the purpose of acquiring Statements of
Qualifications from prospective PM firms. A selection of finalist firms will be made by a Selection
Committee consisting of representatives of the BOR, CSU, and GSFIC. The Selection Committee
will receive, and review Statements of Qualifications submitted in response to this RFQ. To be
deemed eligible for evaluation, firms must meet the following minimum qualifications:
Minimum Qualifications Required (evaluated on a pass/fail basis by the Selection Committee)
* The firm or its principals are not ineligible, debarred, suspended, or otherwise excluded
from bidding or contracting by any state or federal agency, department, or authority.
* The firm must have all necessary, valid, and current licenses to do business in the State of
Georgia.
* The firm or its principals have not been terminated for cause or currently in default on any
public works contract.
* The firm must provide a sworn statement attesting to compliance with the minimum criteria
listed above and provide supporting documentation as requested as part of the deliverables
in the Statement of Qualifications.
The Selection Committee will evaluate the submittals which have met the above minimum
qualifications based on the criteria for evaluation listed below:
Criteria for Evaluation of Statements of Qualifications/Proposals
25% Factor: Stability of the firm, including the firm's corporate history, growth, resources, form of
ownership, litigation history, financial information, and other evidence of stability.
45% Factor: Firm's relevant project experience and qualifications, including the demonstrated
ability of firm in effective management of design and construction of facilities
comparable in complexity, size, and function, to the one contemplated hereby as
well as Experience of the principal, lead staff and team members on completed
projects. Assigned team's experience with effective budget and schedule control;
availability of the proposed team for this project. Provide information regarding
percentage of the primary team member's time will be committed to this project.
Performance of the firm including level of quality of the services of the firm to
Columbus State University, Project No J-465, One Arsenal Place Renovation, PM RFQ/RFP
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previous customers, customer's statements of that quality. Evaluators may also
consider personal or agency past experience with firms.
30% Factor: Firm's apparent suitability to provide services for project, the firm's apparent fit to
the project type and/or needs of the Owner, experience with project type, delivery
method, performance on past work and any special or unique qualifications for the
project, current and projected workloads, the proximity of office to project location
and other services offered by the firm.
5. SCHEDULE OF EVENTS - (STEP I)
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, Georgia. The Owner reserves the
right to adjust the schedule as the Owner deems necessary.
RFQ Estimated Timeline
a. Owner issues public advertisement of RFQ 06/09/26 -----
b. Deadline for written questions/requests for clarification (see Section 6). 06/23/26 2:00 pm
c. Deadline for submission of Statements of Qualifications 06/30/26 2:00 pm
06/30/26
d. Owner completes evaluation, post results, and issues notification to finalist
- -----
firms
07/08/26
6. SUBMITTAL OF QUESTIONS AND REQUESTS FOR CLARIFICATIONS
It is the responsibility of each respondent to examine the entire RFQ/RFP, seek clarification in
writing, and review its submittal for accuracy before submitting the document. Once the submittal
deadline has passed, all submissions will be final. The Owner will not request clarification from
individual proposer regarding their submission but reserves the right to ask for additional
information from all parties who have submitted qualifications. Questions about any aspect of the
RFQ/RFP, or the project, shall be submitted in writing (email is preferable) to:
Mr. Thomas Rice
Director of Plant Operations
Columbus State University
4225 University Avenue
Columbus, Georgia 31907
email: rice_thomas@columbusstate.edu
The deadline for submission of questions relating to the RFQ/RFP is the time and date
shown in the Schedule of Events (Section 5). All relevant questions and requests for clarification
received by the CSU in writing, prior to the deadline will be compiled, and answers will be posted
on the Georgia Procurement Registry as an addendum to the original solicitation for services at
http://ssl.doas.state.ga.us/PRSapp/.
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7. INSTRUCTIONS FOR PREPARING STATEMENTS OF QUALIFICATIONS
Interested firms shall submit/upload one (1) electronic copy in .pdf format of the complete
qualifications package to a BOR ftp site. Submittals must be prepared in a manner that fits a
standard 8 12" x 11" paper format when printed. Responses are limited to using a minimum of an
11-point font. The entire response shall not exceed 50 pages, including exhibits, affidavits
or other enclosure information that may be included in an appendix. All pages count
regardless of content. Submittals that include qualifications of more than one firm shall not exceed
page limits. Submittals that exceed the page limit will be deemed non-responsive and will not be
considered by the Selection Committee.
STATEMENT OF QUALIFICATIONS
(DELIVERABLES "A", "B", "C" AND "D" FOR ALL FIRMS)
Emphasis should be on completeness, relevance, and clarity to content. It is essential that all
Statement of Qualifications follow the format and instructions outlined below:
A. Description and Resources of Firm
A1 Provide basic company information: Company's legal name, address, name of primary
contact, telephone number, fax number, email address, and company website (if
available). If the firm has multiple offices, the qualification statement shall include
information about the parent company and branch office separately. Identify office from
which project will be managed and this office's proximity to the project site. If applicable,
indicate the year the local office was established and the number of persons staffing that
office and their disciplines. Provide form of ownership, including state of residency or
incorporation, and number of years in business. Is the offeror a sole proprietorship,
partnership, corporation, Limited Liability Corporation (LLC), or other structure?
A2 Briefly describe the history and growth of your firm(s). Provide general information about
the firm's personnel resources, including disciplines and numbers of employees and
locations and staffing of offices.
A3 Has the firm been involved in any litigation in the past five (5) years? Describe your
experience with litigation with Owners, Architects and/or Contractors. List any active or
pending litigation and explain. List any claims against your firm or against Owners where
your firm is named.
A4 Provide the name of the insurance carrier, types of coverage and deductible amounts per
claim.
A5 List the firm's annual revenue for the past 5 years. List the parent office and the local
office revenues separately, if applicable.
A6 Supply financial references and main banking references.
A7 Has the firm ever been removed from program management services contract or failed to
complete a contract as assigned? If yes, provide an explanation.
A8 Complete and submit the Certification Form (Exhibit "A" provided with RFQ) and provide
a scanned notarized copy with response with the firm's Statement of Qualifications.
A9 Complete and submit a Certificate of Insurance and Minority Status Form (Exhibit "B"
provided with RFQ) and provide a scanned notarized copy with response with the firm's
Statement of Qualifications.
A10 Complete and submit the Project Team Composition Form, including subconsultants
(Exhibit "C" provided with RFQ). This is to identify composition of the project team
only. More detailed information about the consulting team members and relevant
project experience will be requested in Step II, Request for Proposals (RFP).
A11 Complete the Contractor Affidavit Form (Exhibit "E" provided with RFQ) and provide a
scanned notarized copy with response with the firm's Statement of Qualifications in
compliance with the Georgia Security and Immigration Compliance Act.
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