Construction Manager at Risk for Sheriff's Office, Women's Jail Replacement w Mental Health Addit
| Location: | Georgia |
|---|---|
| Posted: | Mar 2, 2026 |
| Due: | Apr 3, 2026 |
| Agency: | Carrollton County |
| Type of Government: | State & Local |
| Category: |
|
| Solicitation No: | SO26-A003 |
| Publication URL: | To access bid details, please log in. |
| Bid Number: |
SO26-A003
|
| Bid Title: |
Construction Manager at Risk for Sheriff's Office, Women's Jail Replacement w Mental Health Addit
|
| Category: | Carroll County Bids |
| Status: | Open |
| Bid Recipient: | Sunday Cook, Purchasing Agent |
|
Attachment Preview
CARROLL COUNTY, GEORGIA
Request for Sealed Competitive Proposals
Construction Manager at Risk
Carroll County Sheriff’s Office Replacement and Jail Modernization Project
including a Mental Health Addition
(RFP No. SO26-A003)
The Carroll County Board of Commissioners (the “County” or the “Owner”) is requesting
proposals for a qualified Construction M anager at Risk (“Construction Manager” or “CM” or “CM at
Risk”) for construction of a new County Sheriff’s Office Replacement and Jail Modernization Project
including a Mental Health Addition (RFP NO. SO26-A003) located at 1000 Newnan Road,
Carrollton, Georgia.
GENERAL PROJECT INFORMATION
Project Background:
The County desires to design and construct a Sheriff’s Office Replacement Facility up to 71,750 +/-
square feet and Women’s Jail Replacement and Mental Health Addition up to 32,288 +/- square
feet, for a total of 105,000 +/- square feet. The Project shall also include upgrades and renovations
to the existing men’s Jail. The Architect for the Project is TBD.
Project Budget
The preliminary stated (construction) cost limitation (SCL) for the Project is estimated to be $60
million. The final SCL may differ due to actual program requirements, funding, and other
circumstances.
Project Schedule:
Design is anticipated to start in the beginning of the second quarter of 2026 with the completion of
construction documents by the fourth quarter of 2026. Construction will start sometime thereafter.
The start of construction is contingent on the availability of funding. Construction duration to reach
substantial completion is estimated at approximately 20 months. (All of the dates above are
estimates which are subject to change.)
Requirements:
An award will be made to the responsible and responsive Proposer whose Proposal is determined
to be the most advantageous to Carroll County, taking into consideration the evaluation factors set
forth in this Request for Proposal (RFP). The Owner reserves the right to reject any and all
Proposals, to waive any informality, to reject portions of the Proposals, to waive technicalities and
to award Contracts in a manner consistent with the interest of the Owner and the laws of the State
of Georgia. The Owner reserves the right to scale down the Project to meet budgetary requirements
as determined solely in the discretion of the Owner.
The Owner has hired a Program Manager, Comprehensive Program Services, to facilitate the
design and construction of the Project. The Owner has also hired an Architect, TBD, to provide
design and construction administration services for the Project. The Program Manager, Architect
and Construction Manager will each contract separately with the Owner, and these parties will be
the nucleus of the Project Team. Design and construction will be happening simultaneously,
so teamwork will be the fundamental ingredient in the relationships between the parties.
During pre-construction, the CM at Risk will be responsible for pricing and value management,
logistics planning, as well as maintainability and constructability issues. The Project Team will
develop a planning schedule that identifies early release construction packages to allow the site
development and other elements of construction to take place as early as possible. This will also
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allow early procurement of long-lead materials and systems, such as steel, metal building(s),
prefabricated modular cells, etc. Upon 70% completion of the Construction Documents, the CM at
Risk, with the support and assistance of the Owner’s Representative and the Architect, will present
a Guaranteed Maximum Price (GMP) for all construction and site development. Construction will
commence with the release of distinct work packages while the total design documents are being
finalized. No work will commence until a GMP has been submitted by the CM at Risk and approved
by the Carroll County Board of Commissioners. The Master Schedule provides for Certificate of
Occupancy be obtained by July 2028 for the Project. The Proposer should demonstrate within their
Proposal their experience in dealing with this type of Project under this schedule requirement
including the specific tasks with dates as requested within this RFP. This also should take into
account the role of the Owner, Program Manager, and Architect.
The CM at Risk will competitively bid all Trade Contracts and other work appropriate for competitive
bidding through the Owner with assistance from the Program Manager and Architect. All Bid
Package results will be reviewed by the entire team with a recommendation for award to be
presented to the Owner by the Program Manager for approval. Upon approval, a Contract or
Purchase Order will be issued between the CM at Risk and each Trade Contractor.
The Construction Manager will be expected to attend design review meetings every two weeks
throughout design. In addition, the Construction Manager will attend OAC meetings every two (2)
weeks during construction. The successful Construction Manager will be expected to contract with
the Owner in a timely manner. The offering firm shall be the primary contracting firm as the individual
firm held responsible for fulfilling all contractual obligations. Certain activities will be conducted by
the County’s Public Works Department, and Construction Manager will coordinate all efforts with
the County’s personnel.
The procedures for public works construction contracts as established by the Georgia Local
Government Public Works Construction Law, O.C.G.A. § 36-91-1 et seq. shall be followed. Final
selection will be made in accordance with the policies and administrative directives of the County
and any other statutory provisions.
Responses must be received by Carroll County Public Works Office at 34 Horsley Mill Road,
Carrollton, Georgia 30117 on or before 2:00 p.m. on April 3, 2026, after which time and date they
will no longer be accepted. Late responses will be returned unopened and will not be considered.
To be accepted, all responses must be and marked "Sealed Competitive Proposals for
Construction Manager at Risk for Sheriff’s Office and Jail Modernization Project (RFP No.
SO26-A003),” and submitted by delivery of thirteen (13) copies and one (1) digital copy on a
thumb drive to the following address:
Sunday Cook
Public Works Purchasing Analyst
Carroll County, Georgia
34 Horsley Mill Road
Carrollton, Georgia 30117
Oral, email and facsimile responses are NOT acceptable.
Fee proposals must be submitted by top finalists after interviews in a separate sealed
envelope clearly marked: “Fee Proposal for Construction Manager at Risk for the Sheriff’s
Office and Jail Modernization Project (RFP NO. SO26-A003)” as set forth below.
Project Selection Timeline: The following schedule represents the Owner’s best estimate of the
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schedule that will be followed. All times indicated are prevailing times in Carroll County, Georgia.
The Owner reserves the right to adjust the schedule as needed.
Issuance of RFP:
Mandatory Pre-Proposal Site Meeting:
Deadline for written questions and requests for clarifications:
County responds to written questions:
Proposals Due:
Interviews of Finalists by Evaluation Committee:
Interviews with Finalists by Board of Commissioners:
Board of Commissioners Selection
March 2, 2026
March 10, 2026 at 10:00 am
March 13, 2026
March 20, 2026
April 3, 2026 at 2:00 pm
April 14, 2026 at 10:00 am
April 30, 2026 at 2:00pm
May 5, 2026 at 6:00pm
Renderings will be distributed at the Mandatory Pre-Proposal Meeting from the contact listed
below. Please direct all questions regarding this RFP and the project to the contacts listed below:
Sunday Cook
Public Works Purchasing Analyst
Carroll County Public Works
34 Horsley Mill Road
Carrollton, GA 30117
Phone: 770-830-5909
Email: scook@carrollcountyga.gov
WITH COPY TO:
Jalen Johnson
Comprehensive Program Services
Program Manager
Email: jjohnson@cps-atlanta.com
RESTRICTION OF COMMUNICATION: Other than responses to the Owner's Purchasing Analyst
or Program Manager designated herein, from the issue date of this RFP until a successful proposer
is selected and the selection is announced, proposers are not allowed to communicate for any
reason with any members of the Evaluation Committee or County elected officials, employees or
agents, except for submission of questions and proposals as instructed in these Instructions, or
during the proposer's conference (if applicable), or as provided by any existing work agreement(s).
For violation of this provision, the Owner reserves the right to reject the Proposal of the offending
proposer.
A mandatory pre-proposal meeting will be held on March 10, 2026 10:00 am at 1000 Newnan
Road, Carrollton, Georgia. Any person or entity that fails to attend the mandatory pre-proposal
meeting will not be permitted to submit a Proposal for the Project and any Proposal submitted by
a person or entity that did not attend the mandatory pre-proposal meeting will be returned
unopened.
The County reserves the right to select or reject any and all responses as a result of this Request
for Proposal. The County is not liable for any costs incurred by any person or firm responding to
this Request for Proposal. The County reserves the right, in its sole discretion, to waive irregularities
in any response, to reject any and all, or parts of any and all, responses with or without cause,
and/or to re-advertise this RFP or postpone or cancel this RFP. The County also reserves the right
to request additional information or clarification from the proposers.
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All responses submitted become the property of the County and will not be returned. The County
is not responsible for any costs incurred by the proposer in the preparation of responses or
presentations given. All expenses incurred by the proposer’s pursuit of this award shall be borne
by the proposer. Submission of a proposal indicates acceptance by the proposer of the terms,
conditions and requirements described in this Request for Proposal unless clearly and specifically
noted in the submittal.
The County shall have the right to terminate the relationship with the Construction Manager
at any time without cause.
GENERAL INFORMATION
1. Proposal Format
Proposals must be submitted in the format outlined in this document. Prior to actual
evaluation, each Proposal will be reviewed to determine whether or not it is complete.
Proposals that do not contain the information requested will not be considered. Proposers
shall use the prescribed format to clearly indicate their experience and qualifications.
2. Responsibility;
The selected firm will be required to assume total responsibility for all services offered in its
proposal. The selected firm will be considered the prime contractor and the sole point of
contact with regard to all contractual matters.
3. Required Bonds and Insurance
The firm shall provide the County with the required bonds listed in the Proposal Documents.
Performance and Labor a n d Material Payment Bonds: The accepted Construction Manager
shall furnish a proper Performance Bond and Labor and Material Payment Bond in the form
attached hereto as Exhibit “A” covering the full amount of the Contract Price upon
determination of the GMP as security for the faithful performance of all work under the
Contract and payment of all charges in connection therewith. The cost of these bonds shall
be included in the Construction Manager's bid.
To adequately protect the interests of the County, the successful proposer shall procure, and
maintain in effect during the life of the agreement and at least twelve months thereafter, the
insurance coverages set forth Schedule “1” in the Contract Addendum attached hereto as
Exhibit “B”.
4. Taxes, Fees, Code Compliance and Licensing
The firm shall be responsible for the payment of any required taxes or fees associated with the
contract. The firm shall also be responsible for compliance with all applicable codes and statutes.
All installation and construction work shall be done by subcontractors licensed in the State of
Georgia. Provide a valid and current Georgia General Contractor’s License.
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5. Payment
Construction Manager shall submit monthly payment applications using AIA G702 and AIA G703
Continuation Sheets, with Subcontractor lien waivers and other data required by Owner.
6. References
Submission of a response authorizes the County to make inquiries concerning the proposer and
its officers to any persons or firms deemed appropriate by the County.
7. Inquiries
Questions that arise prior to the proposal submittal date shall be submitted in writing to the County’s
Purchasing Analyst and copy the Program Manager, as set forth above.
8. Scope of Services
The Agreement between the Owner and the selected Firm (CM at Risk) will contain the scope of
work listed below. The full scope of services will be defined within the Agreement executed with the
Owner.
A. Design and Pre-construction Phase
1. Develop a Critical Path Method (CPM) master schedule to include all pre-construction
and construction-related activities required of the team for the CM at Risk to meet the
Project goals, as well as methods and sequencing of construction.
2. Provide an initial cost model for the Project based on the program.
3. Develop requirements for safety, quality assurance, and schedule adherence.
4. Perform a constructability review of the construction documents.
5. Perform maintainability review of the construction documents.
6. Provide detailed construction cost estimates at each design milestone.
7. Provide analysis of different construction methods in each major trade group for potential
quality, cost, and schedule enhancements.
8. Develop value engineering/management options with associated pricing at each design
milestone if necessary.
9. CM at Risk may be required to manage Design Assist Contractors and/or Design-Build
Services as it relates to Specialty Systems, as well as Audio/Visual,
Telecommunications, and Security Systems.
B. Bidding and Award Phase
1. Arrange bid packages.
2. Bid out early construction packages, as required.
3. Provide (with team recommendations) bid packages for Owner review and approval.
Develop a scope checklist to ensure clarity of scope included in each package.
4. Develop requirements to ensure time, cost and quality control during construction.
5. Provide a provisional CPM schedule for issuance with bid packages.
6. Determine bidders with input from Owner, Program Manager, and Architect. The Owner
does not desire to have the CM at Risk self-perform work.
7. Schedule and conduct pre-bid conferences in conjunction with the Program Manager
and Architect.
8. Advertise and distribute bidding documents.
9. Monitor bidder activity.
10. Review and analyze bids. Conduct scoping meetings with bidders.
11. Issue Contracts and/or Purchase Orders with Trade Contractors, Integrators, and
Suppliers with respect to the approved bid packages.
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