26- 040226-54-P-AW New A.D. Williams Elementary School

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ATLANTA PUBLIC SCHOOLS
Facilities Services
1631 LaFrance Street
Atlanta, Georgia 30307
Advertisement
Request for Proposals
For
Construction Management at Risk Services for New
A.D. Williams Elementary School
July 2, 2026
RFP Number: 26- 040226-54-P-AW
Due Date: July 31, 2026
Time Due: 11:00 a.m. ET

Atlanta Independent School System
26-040226-54-P-AW New A.D. Williams Elementary School Construction
(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 New A.D. Williams Elementary School. The
project includes new construction to accommodate Grades K-5, including 900 seats, classrooms,
a media center, a kitchen/cafeteria, a gymnasium, and other auxiliary spaces.
A Pre-Proposal conference will be held at the address below on Thursday July 9, 2026, at
9:00 a.m. ET.,and the site visit(s) will be held immediately afterwards.
A.D. Williams Elementary School
1154 James Jackson Pkwy., NW
Atlanta, GA 30318
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
Q & A: https://aps.bonfirehub.com/opportunities/238643.
All addendums related to this solicitation will be posted on the Bonfire website at
https://aps.bonfirehub.com/opportunities/238643. 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/238643.
The Office of Procurement Services will only accept proposals submitted online. Proposal
submissions are due no later than 11:00 a.m. on Friday, July 31, 2026. ET.

Atlanta Independent School System
26-040226-54-P-AW New A.D. Williams Elementary School Construction
(CM at Risk)
APS will only accept online submissions for this Request for Proposals. Proposals can be
submitted online at: https://aps.bonfirehub.com/opportunities/238643. Proposals must be
submitted under the "Proposals" tab in Bonfire. A proposal that is timely submitted in Bonfire
but not submitted under the "Proposals" tab may be determined as non-compliant and
rejected.
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.
PROJECT TIMELINE
07/02/2026 Release RFP to the marketplace
07/09/2026 Pre-proposal conference, 9:00 a.m., ET
07/09/2026 Site visit, 9:30 a.m.
0714/2026 Deadline for written questions, 2 p.m. ET
07/17/2026 Response to questions to be posted to Bonfire.
07/31/2026 RFP due online on Bonfire by 11:00 a.m., ET
08/01/2026 Administrative Review
08/04/2026 Shortlist Evaluation
TBD Interview/Presentation (If applicable)
09/07/2026 Recommendation to the APS Board of Education (If applicable)

Atlanta Independent School System
26-040226-54-P-AW New A.D. Williams Elementary School Construction
(CM at Risk)
1. Purpose
The Atlanta Independent School System is seeking a Construction Manager at Risk (CMAR)
to provide preconstruction and construction services for the New A.D. Williams
Elementary School.
The basic program for the project to be responded to may include but may not be limited
to the items listed below.
2. Project Information
2.1. 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.
2.2. 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.
2.3. 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
26- 040226-54-P-AW New A.D. Williams Elementary School Construction
(CM at Risk)
2.4. 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.
2.5. 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.
2.6. 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 07/02/2026
Responses Due 07/31/2026
Evaluation / Shortlist Select 08/04/2026
Interviews (If applicable) TBD-2026
Board Approval/Award Initial Contract 09/07/2026
(Preconstruction Services)
CMAR Sub
Procurement period 12/1/2026 - 12/31/2026
Final GMP Due to
APS 3/1/2027
NTP for
Construction Early release package 1/31/2027
Substantial
Completion 6/30/2028
2.7 This project requires a General Contractor's license for the firm
(Qualifying Agent, NOT Limited Tier).
3. 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:

Atlanta Independent School System
26- 040226-54-P-AW New A.D. Williams Elementary School Construction
(CM at Risk)
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 prior to 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 estimates
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 the 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 the APS in the form of a
written report in the format as noted herein before final
payment for this phase.
3.3 Preconstruction Services - Construction Documents Phases

Atlanta Independent School System
26- 040226-54-P-AW New A.D. Williams Elementary School Construction
(CM at Risk)
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's review of 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
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.

Atlanta Independent School System
26- 040226-54-P-AW New A.D. Williams Elementary School Construction
(CM at Risk)
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
Manager is required to present the bid tabulation summary and
all supporting bid day documentation to APS after the bid
opening. The referenced documentation as well as the awarding
of any subcontracts is subject to the written approval of APS. The

Atlanta Independent School System
26- 040226-54-P-AW New A.D. Williams Elementary School Construction
(CM at Risk)
Construction Manager is not authorized to enter into any
subcontract agreements without first obtaining written approval
for each subcontractor.
3.4.5 Guaranteed Maximum Price (GMP): Upon completion of the
design phase (e.g. when the construction documents are 80-
100% complete) and bidding, the Construction Manager shall
present to APS the GMP for APS's review and approval.
3.5 Scope of Work / Construction Services (if amended later through Final GMP,
attachment A) Contractor Must Complete the Following
3.5.1 Construction of a new school facility to accommodate Grades K-5 with 900
seats.
3.5.2 Facility to include classrooms, media center, kitchen/cafeteria, gymnasium
and other auxiliary spaces per GaDOE guidelines.
3.5.3 Parking and sitework.
Total Stated Cost Limitation (SCL) is $50,000,000
4. Owner's Project Management Software
4.1 The awarded Construction Manager shall be required to use the Owner's
project management software. One (1) license will be distributed to the
Construction Manager at a cost to the Owner, which will allow access to
the project management software for the Project. Usage of this license will
be provided throughout the duration of the Project. Based on availability,
additional licenses may be provided as needed.
4.2 This Project will utilize a project management and collaboration system for
all project documentation. Applicable team members of the Construction
Manager (to include subcontractors as determined by the Owner) will be
invited and are required to create a username (email) and password for the
project management software if they do not already have one. The
Construction Manager will be expected to obtain drawings, sketches, RFIs,
meeting minutes, coordination drawings, change information, etc. via this
application. The construction Manager will notify subcontractors as
relevant items are added. It will be the responsibility of the Construction
Manager to regularly check and review updated documents as they are
added. Applicable team members of the Construction Manager are
required to complete a free, one-hour Subcontractor training certification

Atlanta Independent School System
26- 040226-54-P-AW New A.D. Williams Elementary School Construction
(CM at Risk)
course for the project management software within two (2) weeks
following the execution of this Agreement. There will be no cost to the
Construction Manager for the use of the Owner's project management
software.
4.3 It is recommended that the Construction Manager provide mobile
iOS or Android devices with the project management software App
installed to at least one individual on-site to provide real-time
access to currently posted drawings, Specifications, RFIs,
Submittals, project documents, as well as any deficient
observations or Punch List items. Providing mobile access will
improve communication, efficiency, and productivity for all parties.
5. General Requirements
5.1 All work conducted must be in accordance with all local, state, and
federal guidelines.
5.2 Minority/Women-Owned Business Enterprises (MWBE) Outreach Efforts
It is the policy of the owner to promote the utilization of women,
minorities, and small business enterprises in all phases of the
design, development, construction, and maintenance of the Project.
While the owner does not impose any quotas regarding their
utilization, the awarded Construction Manager shall take all steps
established by the contract documents or otherwise reasonably
requested by the owner to satisfy the Owner that they have made
their "best efforts" to be involved in the work as many companies
or firms owned by women, minorities and small business
enterprises as practicable, provided they are qualified to conduct
the work.
When the Construction Managers are ready to begin the GMP
process, they must work with the Owner's Supplier Diversity office
to provide an advertisement that will be made available via the
Georgia Procurement Registry for thirty (30) days.
The following organizations may provide relevant resources to the
awarded Construction Manager: