Jesup Fire Department Station No. 1

CITY OF JESUP, GEORGIA
DESIGN-BUILD SERVICES - FIRE STATION NO. 1 CREW QUARTERS ADDITION
RFQ/RFP No. FD-26-01
PROJECT DESCRIPTION AND SOLICITATION REQUIREMENTS
September 26, 2026
1. Purpose
The City of Jesup, Georgia (the "City") seeks a single design-build entity (the "Design-Builder")
to design and construct a crew quarters addition to Jesup Fire Department Station No. 1, as
described in Section 2 (the "Project"). The City will select the Design-Builder by competitive
sealed proposals under O.C.G.A. 36-91-21(c), using the two-phase process described in Section
4. This document is incorporated in, and forms part of, the City's Notice of Request for
Qualifications and Proposals.
2. Project Description
2.1 Project Location
Jesup Fire Department Station No. 1, 411 West Bay Street, Jesup, Georgia 31545, which serves as
the Department's headquarters station. The existing station building is approximately 9,900 square
feet and was constructed approximately 1977. The new building will be located on the station site
adjacent to the existing station, with its northeast elevation facing Bay Street.
2.2 Project Description
The Project is a new crew quarters building of approximately 3,200 gross square feet
(approximately 80 feet by 40 feet), single-story, connected to the existing Station No. 1 building
by an enclosed connector of approximately 12 feet by 12 feet. The connector will join the existing
building at the location of an existing exterior window, which will be removed and the opening
modified to accommodate a door. The Project includes all design and construction of the building
foundation (including in-slab plumbing) and the metal building including a brick facade to match
the front of the adjacent and connecting building. All interior construction and MEP (excluding
in-slab plumbing) will be done by the Owner.
2.3 Conceptual Program
The City's Conceptual Floor Plan (Revised 09-01-26), attached as Attachment A, reflects the
following program. The Owner's Criteria issued in Phase 2 will confirm and refine it.
Space Quantity Program Requirements
Bedrooms 8 Individual sleeping rooms, each with a bed, wardrobe or locker storage,
and a nightstand, arranged along exterior walls. Doors from the
corridor. Station alerting (audio and visual) in each room. Single
occupancy each shift.
Bathrooms 4 Each with a water closet, lavatory, and shower, with individual
lockable doors. At least one must be fully accessible; see Section 2.4.
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Space Quantity Program Requirements
Day Room and Kitchen 1 Open day room with kitchen, including a kitchen island, refrigerator,
range, sink, and base and wall cabinets with countertops. Located at the
east end of the building, adjacent to the connector and Bay Street.
Residential-grade gas range with standard exhaust hood.
Laundry 1 Washer and dryer connections, folding counter, and storage. Laundry
of station linens and personal items only. Turnout gear is laundered
elsewhere in the station.
Storage Rooms 2 One at the east end, adjacent to the day room, and one at the west end,
adjacent to the laundry.
Corridors - Corridors of approximately 4 feet clear width as shown conceptually, or
wider where required by code or accessibility standards.
Riser Room 1 Fire sprinkler riser room with exterior access, near the connector at the
Bay Street side.
Connector 1 Enclosed connector of approximately 12 feet by 12 feet between the
new building and the existing station, at the location of the existing
window to be removed. It will function as the transition between the
station's operational areas and the living quarters.
2.4 Status of the Conceptual Floor Plan
The Conceptual Floor Plan illustrates the City's program and preferred arrangement only. It is not
a design, is not drawn to scale for construction, and its dimensions are approximate. The Design-
Builder is responsible for developing a design that satisfies the program and all applicable codes.
Offerors may propose refinements to the layout that improve function or code compliance, but any
proposed change must be identified as a deviation under Section 3.1. At a minimum, the design
must address:
* Accessibility under the 2010 ADA Standards for Accessible Design and applicable Georgia
accessibility requirements, including accessible routes, door clearances, and at least one
accessible bathroom and sleeping room.
* Means of egress and exterior doors from the day room, corridors, and bedroom wings.
* Structural, envelope, and energy code requirements, including wind design appropriate to
the building's risk category as determined by the building official.
2.5 Performance Objectives
The completed facility shall, at a minimum:
* Comply with the Georgia State Minimum Standard Codes and all applicable local
ordinances in effect on the Phase 2 proposal due date.
* Be designed to the structural and emergency-power criteria the building official determines
apply to the addition, recognizing that Station No. 1 is an emergency-response facility.
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* Allow Station No. 1 to remain in continuous emergency-response service throughout
construction, with uninterrupted apparatus egress, station alerting, communications, and
life-safety systems.
* Use durable, low-maintenance materials and building systems appropriate for 24-hour
occupancy, with a service life of at least 50 years for the structure and envelope.
* Be architecturally compatible with the existing station.
2.6 Budget
The City's estimated budget for all design and construction services, excluding City-furnished
items and City contingency, will be stated in the Phase 2 Request for Proposals.
2.7 Anticipated Schedule
Milestone Target Date
Notice first published / Georgia Procurement Registry posting October 1, 2026
Pre-submittal conference and site visits October 27, 2026
Written questions due (Phase 1) October 16, 2026
Phase 1 Statements of Qualifications due October 19, 2026
Shortlist notification October 20, 2026
Phase 2 RFP and Owner's Criteria issued to shortlisted offerors October 21, 2026
Phase 2 site investigation period at Station No. 1 and interviews October 21 - 23, 2026
Phase 2 proposals due and opened (at least four weeks after first October 29, 2026
publication)
Discussions and best and final offers (if conducted) October 30, 2026
City Commission award November 3, 2026
Notice to Proceed November 4, 2026
Substantial Completion 177 calendar days (6 months) after Notice to
Proceed
3. Delivery Method and Contract
The Project will be delivered by traditional design-build under a stipulated-sum contract. The
Design-Builder will be solely responsible to the City for all design and construction. The contract
will consist of:
1. AIA Document A141-2024, Standard Form of Agreement Between Owner and Design-
Builder for a Traditional Design-Build Project, with Exhibit A (Insurance and Bonds) and
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Exhibit B (Design-Build Amendment), executed together at award. Exhibit C (Sustainable
Projects) will not apply unless required by a funding source.
2. The City of Jesup Public Owner Supplementary Conditions, which will control over the
AIA forms.
3. The Owner's Criteria issued in Phase 2, as modified by addenda.
4. The Design-Builder's accepted Phase 2 proposal, subject to the order of precedence in
Section 3.1.
5. Statutory performance and payment bonds, E-Verify affidavits, and the non-collusion oath.
3.1 Order of Precedence
The Owner's Criteria control over the Design-Builder's proposal, preliminary design, and all later
design documents. A deviation from the Owner's Criteria is effective only if it is specifically
identified as a deviation in the Design-Builder's proposal and expressly accepted in writing by the
City in the Contract. General assumptions, clarifications, qualifications, or exclusions in a proposal
do not modify the Owner's Criteria.
3.2 Key Commercial Terms
The Public Owner Supplementary Conditions will include, among other terms, the following:
* Price. Stipulated sum, inclusive of all design, permitting, construction, general conditions,
bonds, insurance, fees, and contingencies.
* Retainage. Not more than five percent (5%) of each progress payment, and release at
Substantial Completion subject to withholding of up to 200% of the value of incomplete
work, consistent with O.C.G.A. 13-10-80.
* Payment. Monthly progress payments in accordance with O.C.G.A. 13-10-80.
* Liquidated damages. $500 per calendar day for failure to achieve Substantial Completion
within the Contract Time, reflecting the City's cost of interim operations.
* Standard of performance. The Design-Builder warrants that the completed design and
construction will satisfy the Owner's Criteria and applicable codes, in addition to meeting
the professional standard of care.
* Indemnity and insurance. Indemnity with a duty to defend, to the extent caused by the
Design-Builder's negligence or breach, consistent with O.C.G.A. 13-8-2(b). Commercial
general liability, automobile, workers' compensation, professional liability (with an
extended reporting period), pollution liability, and builder's risk, in amounts stated in
Exhibit A.
* Bonds. Performance and payment bonds, each at 100% of the contract amount, on City
forms conforming to O.C.G.A. Title 36, Chapter 91, and covering both design and
construction obligations.
* Design professionals. The City will be an intended third-party beneficiary of the Design-
Builder's agreements with its architect and engineers of record.
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* License to documents. A license for the City to use the design documents for the Project,
for completion after any termination, and for future additions to other City fire stations,
without additional fee.
* Changes. Owner's representative authority limited to $20,000 per Change Order; Change
Orders above that amount require City Commission approval.
* Termination for convenience. Recovery limited to work performed and reasonable
demobilization costs, with no anticipated profit or termination fee.
* Funding. Obligations are subject to appropriation and to the funding sources identified by
the City.
* Disputes. Meet-and-confer, then mediation, then litigation in the Superior Court of Wayne
County under Georgia law. No arbitration.
4. Selection Process
4.1 Phase 1 - Request for Qualifications (Prequalification)
Offerors will submit Statements of Qualifications meeting the requirements of Section 6.1. An
evaluation committee will score the submissions under the Phase 1 criteria in Section 5.1, and the
City will prequalify and shortlist not more than three (3) offerors. This process is a mandatory
prequalification under O.C.G.A. 36-91-20(f). An offeror not prequalified may respond to its
disqualification in writing to Nick Ellis - City Manager within five (5) business days after notice.
This procedure is not a formal appeal.
4.2 Phase 2 - Request for Proposals
The City will issue the Owner's Criteria to prequalified offerors by addendum. The Owner's
Criteria will include:
* the confirmed space program, developed from the Conceptual Floor Plan;
* performance requirements;
* boundary and topographic surveys;
* geotechnical reports;
* existing-building condition assessments;
* pre-renovation asbestos and hazardous-materials surveys; and
* phasing and operational constraints.
The City will then conduct a site investigation period, during which offerors may inspect Station
No. 1 under escort, and may hold confidential one-on-one meetings with each offeror. Offerors
will submit sealed technical and price proposals meeting the requirements of Section 6.2.
The City will not pay each prequalified offeror that submits a responsive but unsuccessful Phase
2 proposal a stipend. However, as a condition of proposing, the offeror grants the City a license to
use selected ideas and work product in its proposal for a negotiated sum to be determined.
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4.3 Opening, Evaluation, Discussions, and Award
Phase 2 proposals will be opened at the time and place stated in the Notice, in a manner that avoids
disclosure of their contents to competing offerors. The evaluation committee will score proposals
under the Phase 2 criteria in Section 5.2.
The City may award without discussions. The City may also conduct discussions with, and request
best and final offers from, all responsible offerors whose proposals are reasonably susceptible of
being selected for award. The contents of any proposal will not be disclosed to competing offerors
during discussions.
Award will be made to the responsible and responsive offeror whose proposal is determined in
writing to be most advantageous to the City under the stated evaluation factors, subject to approval
by the City Commission. The basis for the award will be documented in the contract file.
5. Evaluation Factors and Relative Importance
5.1 Phase 1 - Qualifications
Factor Points
Design-build experience with fire stations, crew quarters, and other public-safety 25
facilities, including additions to facilities that remained in operation
Qualifications and experience of key personnel (design-build project executive, 25
architect of record, project manager, superintendent)
Past performance on cost, schedule, quality, and owner satisfaction, including 20
references
Understanding of the Project and preliminary approach to phasing and continuous 15
station operations
Safety record (EMR and OSHA history) and capacity to perform 15
Bonding capacity and Georgia licensure Pass/Fail
5.2 Phase 2 - Proposals
Phase 1 scores do not carry forward. Phase 2 proposals will be evaluated as follows:
Factor Points
Stipulated sum price 40
Technical proposal: responsiveness of the preliminary design to the Owner's Criteria, 30
functionality, durability, and life-cycle considerations
Phasing plan and approach to maintaining continuous station operations 15
Schedule, including Contract Time to Substantial Completion 15
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Price points will be awarded by formula: the lowest responsive price receives the maximum points,
and each other price receives points in proportion to the ratio of the lowest price to that price.
6. Submission Requirements
6.1 Phase 1 - Statement of Qualifications
Limit to 30 pages, excluding forms, resumes, and financial information. Submit one (1) original,
five (5) copies, and one electronic copy on USB drive, in a sealed package marked with the
RFQ/RFP number. Include:
1. Cover letter signed by an authorized officer, identifying the design-build entity, its legal
structure (including any joint venture), and the lead contact.
2. Team organization chart identifying the design-build entity, architect of record, engineers
of record, and key personnel, with resumes, Georgia licenses, and roles. Key personnel
may not be substituted without City approval.
3. Descriptions of at least three (3) comparable projects completed within the last ten (10)
years (fire stations, fire station living quarters, public-safety facilities, or additions to
occupied facilities that remained in operation during construction), with owner references,
original and final contract amounts, and original and final schedules.
4. Preliminary approach to maintaining station operations during construction.
5. Safety information: Experience Modification Rate for the last three years and OSHA
citations for the last five years.
6. Litigation, claims, arbitration, contract terminations, and surety claims involving the
offeror or team members within the last five (5) years.
7. Surety letter confirming the offeror's ability to bond a project of $1,000,000 single and
$2,000,000 aggregate.
8. Evidence of ability to provide the insurance required by Exhibit A.
9. Georgia general contractor license number and Georgia registration for the architect and
engineers of record.
10. Acknowledgment of all addenda.
6.2 Phase 2 - Technical and Price Proposal
The technical proposal and price proposal must be submitted in separate sealed envelopes. The
technical proposal must include:
1. Evaluation of the Owner's Criteria. Local conditions affecting the work, program
allocations with square footages, code compliance evaluation, and any recommended
adjustments.
2. Preliminary Design. Site plan showing the location of the new building and connector
relative to the existing station, Bay Street, parking, utilities; building sections and
elevations; structural system; selections and outline specifications of principal materials.
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3. Phasing and operations plan showing how continuous emergency-response service will
be maintained at Station No. 1, including the timing and temporary protection of the
connector tie-in.
4. Project schedule showing design, City review periods, permitting, construction, and
Substantial Completion.
5. List of deviations from the Owner's Criteria. Each deviation must be specifically
identified; see Section 3.1.
6. List of proposed major subcontractors and suppliers.
7. Exceptions to the Contract or Supplementary Conditions. Exceptions may render a
proposal nonresponsive and will be considered in evaluation.
The price proposal must include:
1. Stipulated sum on the City's Price Proposal Form, with a breakdown by design, general
conditions, demolition and tie-in, foundation and building design and construction.
2. Prices for any alternates stated in the Owner's Criteria.
3. Unit prices, if requested.
4. Proposal bond in the amount of five percent (5%) of the stipulated sum confirm O.C.G.A.
36-91-5.
5. Proposal validity of 90 days.
Proposal drawings and specifications are preliminary. The Design-Builder remains obligated to
develop the design to satisfy the Owner's Criteria for the stipulated sum.
6.3 Required Forms and Affidavits
* Contractor affidavit and subcontractor affidavits under O.C.G.A. 13-10-91 (E-Verify).
* Non-collusion oath under O.C.G.A. 36-91-21(e), to be executed by the successful offeror
before commencing work.
* Conflict-of-interest disclosure.
* Acknowledgment of addenda.
* Federal or state funding certifications, if applicable.
7. Design-Builder Deliverables and Services After Award
7.1 Design Phase
The Design-Builder shall advance the accepted Preliminary Design through the following
submittals, allowing the City fourteen (14) calendar days for review of each:
* Design Development - approximately 50% design, with an updated schedule of values
and code analysis.
* Construction Documents - approximately 90%, with coordinated drawings and
specifications for all disciplines.
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* Issued for Construction - 100% documents sealed by Georgia-registered design
professionals and approved for permit.
City review is for conformance with the Owner's Criteria only and does not relieve the Design-
Builder of responsibility for the design. The Design-Builder shall obtain all building and trade
permits and approvals from authorities having jurisdiction.
7.2 Construction Phase
* Construction of the Project in accordance with the approved phasing plan and Contract
Time.
* Supervision, safety programs, quality control, and special inspections required by code.
* Monthly progress reports with updated schedule, submittal log, requests for information,
change log, and cash-flow forecast.
* Coordination with City-furnished equipment, systems, and separate contractors.
* Temporary facilities and protections necessary to keep Station No. 1 operational, including
temporary weather and security enclosure of the connector opening.
7.3 Commissioning and Closeout
* Testing, commissioning, and start-up of mechanical, electrical, plumbing, fire sprinkler,
fire alarm, kitchen ventilation, connector pressurization, and station alerting interface
systems.
* Training of City personnel.
* Record (as-built) drawings in PDF and native CAD or BIM format.
* Operation and maintenance manuals, warranties, and attic stock.
* Certificates of occupancy.
* Final lien and payment releases and consent of surety.
7.4 Warranty Phase
* Correction of defective work for one year after Substantial Completion, without waiver of
other warranties or remedies.
* Warranty walk-through at eleven (11) months after Substantial Completion.
* Manufacturer warranties assigned to the City, including a roof warranty of at least 20 years.
8. Allocation of Risk
The following allocation summarizes the risk structure of the Contract and is provided so offerors
may price their proposals accurately. If this table conflicts with the Contract, the Contract controls.
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Risk Responsible Notes
Party
Design errors, omissions, and Design-Builder Includes conflicts among disciplines and between design
coordination and construction. Owner review or approval of design
submittals does not shift this risk.
Code and regulatory compliance Design-Builder Applies even where compliance requires deviation from
of the design a conceptual element of the Owner's Criteria. The
Design-Builder must identify any such conflict in its
proposal; unidentified conflicts are resolved at the
Design-Builder's cost.
Functional program (spaces, City The City is responsible for the stated program. The
adjacencies, operational Design-Builder is responsible for a design that satisfies
requirements stated by the City) it.
Changes the City directs after City Adjustment by Change Order under the Contract.
award
Accuracy of factual data in City- City The Design-Builder may rely on factual data
furnished surveys, geotechnical (measurements, boring logs, test results). It may not rely
reports, and existing-building and on interpretations, opinions, or recommendations, which
hazardous-materials surveys it must evaluate independently.
Site and existing-building Design-Builder Offerors are expected to price conditions at the
conditions that are visible, connector tie-in to the existing station (including the
documented in City-furnished wall and window opening) that are reasonably
information, or discoverable by discoverable during the site visit and investigation
the investigation the Design- period.
Builder is required to perform
Concealed conditions that differ City Equitable adjustment of price and time, subject to
materially from City-furnished prompt written notice before the condition is disturbed.
information and were not
reasonably discoverable
Hazardous materials identified in City - separate
the City's survey abatement
contractor
Hazardous materials not City Stop work in the affected area; City arranges testing and
identified and not reasonably abatement; time and cost adjustment as provided in the
discoverable Contract.
Materials and labor price Design-Builder
escalation after proposal
submission
Subcontractor and supplier Design-Builder
performance, default, and pricing
Construction means, methods, Design-Builder
sequencing, and jobsite safety
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