Parkside, Heritage and Hollis Building Systems Upgrade Bundle

ATLANTA PUBLIC SCHOOLS
Facilities Services
1631 LaFrance Street
Atlanta, Georgia 30307
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Request for Proposals
For
Construction Management at Risk Services for
Parkside, Heritage and Hollis Building Systems
Upgrade Bundle
August 18, 2026
RFP Number: 27-081126-65-AW
Due Date: September 16, 2026
Time Due: 11:00 a.m. ET

Atlanta Independent School System
27-081126-65-AW Parkside, Heritage and Hollis Building Systems Upgrade Bundle
(CM at Risk)
ADVERTISEMENT FOR REQUEST FOR PROPOSALS
The Atlanta Independent School System is seeking a Construction Manager at Risk (CMAR) to
provide preconstruction and construction services at Parkside ES, Heritage ES, and Hollis
Innovation Academy. The project includes renovations and site improvements at 3 locations
listed below.
Parkside Elementary School
685 Mercer St.,
Atlanta, Ga 30312
Heritage Academy
3500 Villa Circle,
Atlanta, Ga 30354
Hollis Innovation Academy
225 James Brawley
Atlanta, Ga 3031
A pre-proposal conference will be held at the address below on Wednesday, August 26, 2026, at
9:00 a.m. ET, and the site visits will be held immediately at the site listed below.
Parkside Elementary School
685 Mercer St.,
Atlanta, Ga 30312
Attendance is not mandatory but is strongly encouraged
The initial contract will be a lump sum contract for the provision of pre-construction services. The
lump sum fee for the pre-construction services is set out in the Fee Sheet attached in Bonfire. The
construction management percentage for general conditions and the percentage of fees for the
construction phase will also be included in the initial contract. During the pre-construction
services stage, the Construction Manager shall submit a Guaranteed Maximum Price (GMP) to APS
for the Project in its entirety, and/or for phases or portions of the Project. If a GMP is accepted by
APS, the contract shall be amended to add and incorporate the GMP into the contract (each a
"GMP Amendment"). APS shall have no obligation to accept any GMP.
All questions or requests for clarification must be sent via Bonfire under Message - Opportunity

Atlanta Independent School System
27-081126-65-AW Parkside, Heritage and Hollis Building Systems Upgrade Bundle
(CM at Risk)
Q & A: https://aps.bonfirehub.com/opportunities/249132.
All addendums related to this solicitation will be posted on the Bonfire website at
https://aps.bonfirehub.com/opportunities/249132. The proposers are responsible for checking
the Bonfire website for addendums, responses to proposal questions, or other
communications related to this Request for Proposal.
Proposals shall be submitted online at https://aps.bonfirehub.com/opportunities/249132. The
Office of Procurement Services will only accept proposals submitted online. Proposal
submissions are due no later than 11:00 a.m. on Wednesday, September 16, 2026. ET.
APS will only accept online submissions for this Request for Proposals. Proposals can be
submitted online at: https://aps.bonfirehub.com/opportunities/249132.
Proposals submitted after the proposal submission close date will not be accepted. Note: Any
proposal submitted in any other format (email, paper, fax, mail, etc.) will not be accepted for any
reason.
If you cannot download these documents, contact the purchasing agent, Alicia White, at
alicia.white@apsk12.org.

Atlanta Independent School System
27-081126-65-AW Parkside, Heritage and Hollis Building Systems Upgrade Bundle
(CM at Risk)
TENTATIVE TIMELINE
08/18/2026 Release RFP to the marketplace
08/26/2026 Pre-proposal conference, 9:00 a.m., ET
08/26/2026 Site Visit 9:30 a.m.
08/31/2026 Deadline for written questions, 2 p.m. ET
09/03/2026 Response to questions to be posted to Bonfire.
09/16/2026 RFP due online on Bonfire by 11:00 a.m. ET
09/17/2026 Administrative Review
09/23/2026 Initial Shortlist Evaluation
TBD Interview/Presentation (If applicable)
10/05/2026 Recommendation to the APS Board of Education (If applicable)

Atlanta Independent School System
27-081126-65-AW Parkside, Heritage and Hollis Building Systems Upgrade Bundle
(CM at Risk)
TABLE OF CONTENTS
Section 1 Purpose
Section 2 Project Information
Section 3 Preconstruction Information and Services
Preconstruction Services
Preconstruction Services - Design Phase
Preconstruction Services - Construction Documents Phases
Preconstruction Services - Bidding and Award Phase
Scope of Work / Construction Services
Section 4 Owner's Project Management Software
Section 5 General Requirements
Section 6 Submission Requirements and Evaluation Criteria
Section 7 Proposal Requirements
Section 8 Percentage of Fees
Section 9 Mandatory Submittals
Section 10 Payment and Performance Bonds; Insurance
Section 11 Evaluation
Attachments:
Attachment 1: Solicitation Acknowledgement Form
Attachment 2: Offeror Compliance Form
Attachment 3: Offeror Inclusion Form
Attachment 4: Primary Vendor/Subcontractor Utilization Form
Attachment 5: Promise of Non-Discrimination
Attachment 6: E-Verify Affidavit of Compliance
6A. Contractor Affidavit under O.C.G.A. 13-10-91 (b)(1)
6B. Subcontractor Affidavit under O.C.G.A. 13-10-91 (b)(3); if applicable
6C. Affidavit of Exception
Attachment 7: Joint Venture Affidavit
Attachment 8: Contract Exceptions
Attachment 9: No Influence and Non-Collusion Affidavit
Attachment 10: Local Preference
Attachment A: Offeror Reference Form
Attachment B: Current and Future Workload Form
Attachment C: Fee Sheet

Atlanta Independent School System
27-081126-65-AW Parkside, Heritage and Hollis Building Systems Upgrade Bundle
(CM at Risk)
1.0 Purpose
The Atlanta Independent School System is seeking a Construction Manager at Risk (CMAR)
to provide preconstruction and construction services for the renovations and site
improvements at Parkside ES, Heritage Academy ES, and Hollis Innovation Academy.
The basic program for the project to be responded to may include, but may not be limited
to, the items listed below.
2.0 Project Information
1.1. The intent of this effort is to select a Construction Manager at Risk (CM) and enter
into the standard APS Construction Management at Risk Agreement with the
successful Board-approved Construction Manager at Risk.
1.2. The planning and design for the project is underway. Currently, the construction
documents are not yet complete. A project summary description, current facility
inventory drawings, and proposed concept plans may be included for your use in
this effort.
1.3. The APS Design Guidelines, APS Standard Specifications, APS Bulletins to Design
and Construction Professionals, APS Capital Project Expectations, and APS
standard Construction Management Agreement are located on the APS Web Site
at this address: https://www.atlantapublicschools.us/page/32597. The
construction Manager may obtain copies of these documents at your discretion
and expense.
2.3.1 Construction Managers should familiarize themselves with the project
description and the described and inferred project scope before submitting
a proposal. The approach to the design management, construction, and
schedule for this project should be established at your discretion, but must
be constructed to expedite the start of the project by the estimated
commencement and completion date shown in Section 2.6.

Atlanta Independent School System
27-081126-65-AW Parkside, Heritage and Hollis Building Systems Upgrade Bundle
(CM at Risk)
1.4. The Construction Manager's proposal must be based on the existing site
conditions, experience as a Construction Manager at Risk, knowledge
of Georgia K-12 construction projects, APS construction projects, APS
Design Guidelines, and the APS Standard Specifications.
1.5. By submitting a proposal to this Request for Proposal, you acknowledge
that the documents provided by APS and any documentation provided
by you as part of your submittal to this RFP and accepted in writing by
APS apply to this contract.
1.6. Project Tentative Timeline: This project is time sensitive. To complete
the project on time, the vendor understands that the following
schedule must be kept:
CMAR Schedule
Release CMR RFP 08/18/2026
Responses Due 09/16/2026
Evaluation / Shortlist Select 09/23/2026
Interviews (If applicable) TBD
Board Approval/Award Initial Contract 10/05/2026
(Preconstruction Services)
CMAR Sub
Procurement period 10/06/2026 11/06/2026
Final GMP Due to APS
11/15/2026
NTP for ERP
NTP for Construction including 11/16/2026
permitting 12/01/2026
Substantial Completion
6/30/2027
2.7 This project requires a General Contractor's license for the firm
(Qualifying Agent, NOT Limited Tier).

Atlanta Independent School System
27-081126-65-AW Parkside, Heritage and Hollis Building Systems Upgrade Bundle
(CM at Risk)
3.0 Preconstruction Information and Services. The Construction Manager
shall perform the pre-construction services set out in Article 3 of the
Construction Management Agreement, including but not limited to
the following:
3.1 Preconstruction Services - General and Schematic Phase.
3.1.1 The Construction Manager shall review project requirements,
educational specifications, on- and off-site development, survey
requirements, and preliminary budget, and make value
engineering and constructability recommendations for revisions
to APS in the form of a written report before final payment for
this phase.
3.1.2 Where the project includes renovation or expansion of an
existing Facility, the Construction Manager will assist the
Construction Team in preparing an analysis package outlining
the condition of the existing Facility, existing structure, existing
finishes, existing equipment, code deficiencies, energy use, and
life expectancy of other building systems by providing
constructability, value engineering, and cost estimate
recommendations. The package should contain the
Construction Manager's recommendations, cost estimates, and
preliminary schedules. Such information shall be provided to
APS in the form of a written report prior to final payment for
this phase.
3.2 Preconstruction Services - Design Phase
3.2.1 The Construction Manager will be required to attend all project-
related meetings and include a summary of the meeting in its
monthly report to APS.
3.2.2 The Construction Manager will periodically review all contract
documents for constructability and help ensure compliance
with all applicable laws, rules, codes, design standards, and
ordinances. The Construction Manager shall immediately notify
APS of any non-compliant contract document.
Such information shall be provided to APS in the form of a

Atlanta Independent School System
27-081126-65-AW Parkside, Heritage and Hollis Building Systems Upgrade Bundle
(CM at Risk)
written report in the format as noted herein before final
payment for this phase.
3.3 Preconstruction Services - Construction Documents Phases
3.3.1 The Construction Manager shall prepare detailed cost estimates
and recommendations for APS at the S.D. (Schematic Design),
D.D. (Design Development), and C.D. (80% and 100%
Construction Documents) phases of the project. Such
information shall be provided to APS in the form of a written
report before final payment for each phase.
3.3.2 The Construction Manager shall review all contract documents
for the new and existing buildings and/or building sites and
provide value engineering recommendations to minimize APS's
capital outlay and maximize APS's operational resources. Such
information shall be provided to APS in the form of a written
report before final payment for this phase.
3.3.3 The Construction Manager will review all contract documents, all
new and existing buildings' conditions, and the building site to
ensure proper coordination, constructability, clarity, and
completeness, and to minimize conflict, errors, omissions, and
unforeseen conditions. The Construction Manager shall strive to
eliminate change orders due to errors, omissions, and
unforeseen conditions. The Construction Manager agrees
specifically that no change orders shall be requested by the
Construction Manager or considered by APS for reasons that
were or should have reasonably been known by the
Construction Manager involving unforeseen conditions,
conflicts, or questions of clarity in the contract documents, or
between the contract documents and the existing conditions,
utilities, and unforeseen underground conditions.
3.3.4 After the Construction Manager reviews the plans and
specifications, except only as to specific matters as may be
identified by appropriate written comments pursuant to this
section, the Construction Manager, shall notify APS in writing

Atlanta Independent School System
27-081126-65-AW Parkside, Heritage and Hollis Building Systems Upgrade Bundle
(CM at Risk)
that the plans and specifications are consistent, practical,
feasible and constructible and that the work described in the
plans and specifications for the various bidding packages is
constructible within the scheduled construction time.
3.3.5 APS may select certain projects for expediting using fast-track
construction. When this option is exercised, in writing, by APS,
it shall be implemented per the Construction Manager's
recommendation once approved by APS.
3.4 Preconstruction Services - Bidding and Award Phase
3.4.1 Upon obtaining all necessary approval of the Construction
Documents, including a Building Permit as required by the local
governing authorities and APS approval of the latest Statement
of Probable Construction Cost, the Construction Manager shall
obtain bids and commence awarding construction contracts.
The Construction Manager will have the drawings and
specifications printed, or provided electronically for bidding
purposes, through its open Agreements with printing firms.
3.4.2 The Construction Manager shall prepare and issue the bid
packages to cover the scope of the Work for this contract.
3.4.3 The Construction Manager, in coordination with APS, shall
schedule pre- bid conferences as required and issue a written
summary of the conference(s).
3.4.4 The Construction Manager shall also make recommendations to
APS for award to the lowest, most responsive, and most
responsible bidder on the respective construction contracts. A
recommendation for award to other than the lowest bidder shall
be justified in writing. The Construction Manager will disclose
any related party relationship with a bidding subcontractor in
writing prior to the award of contracts. For the purposes of this
agreement, a related party relationship shall constitute any
instance of common ownership, common management, or an
ownership stake in the bidding subcontractor. The Construction