Design-Build Services for Bainbridge High School Athletic Facilities

Decatur County Schools
1417 Dothan Road
Bainbridge, GA 39817
Request For Proposals
Title:
Design-Build Services for
Bainbridge High School Athletic Facilities
By
Decatur County Board of Education
September 14, 2026

TABLE OF CONTENTS
Table of Contents 2
Timeline 3
RFP for Design-Build Services 4
Scope of Work 5
Proposal Format & Content 7
Evaluation Criteria 12
Exhibit "A" - D/B Fee Proposal 14
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DESIGN-BUILD RFP TIMELINE
Date Action Item
September 14, 2026 Owner issues RFP
October 1, 2026, 10:00 am Mandatory Pre-bid Meeting and Site Visit
October 5, 2026 Deadline for written questions/requests for clarification
October 19, 2026, 11:00 am Deadline for submission of proposal
October 22, 2026 Board approves firm selected
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Request For Proposals
For
Design-Build Services
Notice is hereby given that Decatur County Schools shall receive sealed proposals for design-build
services until 11:00 am EST on October 19, 2026 at the Decatur County Board of Education Office
located at 1417 Dothan Road, Bainbridge, GA 39817. Proposals will be in accordance with
O.C.G.A. 36-91-21 and the Request for Proposals (RFP) guidelines. All written questions should
be emailed to Steve Caulder at scaulder@dcboe.com.
The Request for Proposals is available at the Decatur County Board of Education Office located
at 1417 Dothan Road, Bainbridge, GA 39817 or may be viewed online on the Georgia
Procurement Registry.
All submissions must include a proposal with the content and in the format described within the
RFP.
The District reserves the right to terminate this project prior to submissions being received, to
reject any and all proposals, to waive informalities or irregularities in responses to this RFP, and
to be the sole judge of the value and merit of the proposals offered.
A mandatory pre-proposal meeting will be held on October 1, 2026, 10:00 am. Interested
bidders will meet at the Bainbridge High School, Performing Arts Building, 1 Bearcat Blvd,
Bainbridge, GA 39819.
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I. SCOPE OF WORK
The selected company will be required to perform basic architectural, engineering and
construction services to be specified more fully in a contract agreement to be negotiated after
selection. The contract agreement will provide for payment for phases of work completed with
options to proceed through all phases or to discontinue work as the circumstances may dictate.
Upon the initial selection of a respondent based upon qualifications, with which negotiations
shall proceed, a more detailed Scope of Work will be developed. Decatur Board of Education
anticipates a contract which will include schematic design, production of contract design
documents, and cost estimates for the project.
GADOE APPROVAL: The Design-Builder's services shall include coordination of the design and
construction documents through all required Georgia Department of Education (GADOE) review
and approval processes. The Design-Builder shall coordinate with the Owner and GADOE,
respond to GADOE comments, make required revisions, and assist in obtaining final plan approval
prior to commencement of construction.
The construction work shall include, but not be limited to, the following:
a) Construct Multipurpose Facility
a. Demolition of existing high school tennis courts (location of new facility)
b. Small Vestibule Area
c. 6,500+ sq. ft. weight training area.
i. Rubberized Flooring
ii. Durable Wall Construction
d. Include (2) 700 sq. ft. dressing areas with attached restrooms.
i. Lockers
e. Multi-use room -
i. Synthetic Turf field area - Sized and striped for 60 Yard Football Field
plus End Zone
ii. Durable Construction
iii. Fully Conditioned
iv. 25' Side Interior Wall Height Minimum.
v. 40' Interior Peak Height
f. Facade to be in harmony with surrounding buildings.
b) Construct Tennis Complex at Site of Existing Middle School Tennis Courts
a. Incorporate 8 Existing Courts
b. Add 8 New Courts
c. Provide Covered Spectator Seating
d. Provide Player Seating
e. Construct Concession/Restroom/Storage Building
f. Provide Decorative Entrance to Complex
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g. Aesthetics to be in harmony with existing athletic facilities
c) Track Resurface
a. Remove failing track surface and replace with high-quality surfacing material.
b. Address existing drainage issues
d) Fieldhouse Renovation and Addition
a. Renovate Current Fieldhouse to Include the Following
i. Elevated Aesthetic Appeal
ii. Locker Room/Rooms to Accommodate 120 players
iii. Increase number of shower stalls
iv. Incorporate desk areas for 12 assistant coaches
v. Convert Locker Room to Team Meeting Space
vi. Repurpose existing spaces as advised by district staff
vii. Replace/Upgrade Mechanical Systems
b. Add to Current Fieldhouse
i. New Space to Include:
1. Nutrition Room
2. Physical Training Room
3. Large Equipment Room
ii. Space to be Connected to Existing Fieldhouse via a Breezeway
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II. PROPOSAL CONTENT & FORMAT
Decatur County Board of Education (the Owner) requests proposals for design-build (D/B)
services from qualified firms for the completion of all projects listed. The Owner's objective is to
select a single qualified Design-Builder to provide architectural, engineering, preconstruction,
and construction services. The Design-Builder may perform these services through its own
employees or through qualified consultants, subcontractors, or team members, provided all
required services are performed by properly Georgia-licensed and authorized individuals and
entities. Prime consideration will be given to a company with significant, current experience in
the development, design, and construction of similar projects. The contract shall follow O.C.G.A
36-91-21 and RFP guidelines. Qualified Providers must submit four (4) hard copies of their
proposals and (1) electronic copy on a memory stick or via email at scaulder@dcboe.com. The
cost of preparing a response to this request, including site visits and design, will not be
reimbursed by the Decatur County Board of Education. The Owner creates no obligation by
issuing this Request for Proposals. Neither this request nor the response shall be construed as a
legal offer.
Proposals must be submitted in the format outlined in this section. For each proposal, a checklist
will be used in reviewing the proposal to determine if it is complete prior to actual evaluation.
The Owner reserves the right to eliminate from further consideration any proposal deemed to
be substantially or materially unresponsive to the requests for information contained herein.
1) Table of Contents
A. Responses shall include a table of contents properly indicating the section and page
numbers of the requested information.
2) Executive Summary
A. Responses shall include a concise abstract stating the respondent's understanding of
the project contained in no more than three pages.
3) Company Qualifications
A. Company Profile:
1) Provide general information on the responding firm to include: company name,
address, telephone number, contact person(s) for this project.
B. Project Team:
1) List the lead personnel employed by the Qualified Provider involved in this project.
Include a resume for each person listing name, title, education, experience, work
history, and responsibilities on this project. Identify specifically the type of work
performed by each person and for how long.
2) Legal Grievances: The Qualified Provider shall describe in detail any litigation
related to any construction projects, past or present, with an owner in the state of
Georgia.
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C. References:
1) Past performance is a critical component in the selection process of this project.
Therefore, each Qualified Provider must include a summary of all design-build
contracts performed with K-12 school districts. Prime consideration will be given
to Qualified Providers with extensive design-build experience with K-12 school
systems. Include the following detailed information on (3) design-build contracts
with K-12 school districts as available. Comparable design-build projects (3), not
limited to K-12 schools, can be submitted for review.
a. School name, contact, telephone number
b. Description of scope of work
c. Start & completion date of the construction phase of the project
D. Certifications:
1) Include a copy of the certification(s) that proves the Qualified Provider holds a
Georgia General Contractors License.
2) Provide evidence that the Design-Builder has or will have as part of its design-build
team, a Georgia-licensed architect authorized to provide architectural services for
the Project.
3) Identify all Georgia-licensed professional engineers who will provide engineering
services for the Project, including license/registration numbers and proposed
responsibilities.
4) Contractor Affidavit under OCGA 13-10-91(b)(l)
5) IRS Form W-9
E. Insurance Certificate
1) The Qualified Provider shall include a certificate of insurance in the Proposal
indicating its insurance coverage, and the Qualified Provider shall maintain such
insurance in full force and effect at all times until the Work has been completed, in
the following minimum amounts:
COVERAGES LIMITS OF LIABILITY
General Liability $1,000,000
General Aggregate $2,000,000
Product & Completed Operations Aggregate $2,000,000
Personal & Advertising Injury $1,000,000
Each Occurrence $1,000,000
Workman's Compensation $1,000,000
Umbrella Policy in addition to individual coverage $10,000,000
4) Technical Approach
Section 4 should contain the following information about the respondent's technical
approach to meeting the Owner's timelines and functionality objectives.
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A. Needs & Solutions:
Include a "Needs & Solutions" section explaining facility needs and solutions the
Qualified Provider recommends for all proposed improvements. The Qualified Provider
needs to demonstrate a clear understanding of the existing conditions of the facilities.
B. Design Approach:
Include a detailed explanation of how architectural/engineering services will be
implemented. This explanation should include the people, specific
architectural/engineering services, timeline, and any external forces that could affect
this project including coordinating the design and construction documents with GADOE
and obtaining all required GADOE reviews and approvals before construction begins.
C. Project Management:
Describe your firm's approach to managing the proposed project from contract award
through the guaranteed phase. Include a resume of the project manager who will be
responsible for the project. Include in your proposal an implementation plan, including
completion dates, describing how the Qualified Provider intends to execute the project
based on the date of contract award.
D. Contractor, Equipment, and Material Selection:
Describe the process that the Provider will utilize in obtaining their sub-contractor and
equipment and material selections and what criteria will be used to make those
selections.
E. Owner Training:
Explain the Qualified Provider's plan for providing training and support services to the
Owner. Describe the range of services being offered by your firm, such as maintenance,
training, follow-ups, auditing, etc.
F. Additional Information:
Additional information about the Qualified Provider's technical approach to the project
may be included in this section of the proposal.
5) Financial Aspects
The Owner will evaluate the proposed pricing structure, fee methodology, cost controls, and
overall value offered by each Design-Builder. Because the final design and construction
documents will not be complete at the time of initial proposal submission, the Owner is not
requiring a firm total construction price at this stage. Instead, each proposer shall provide
sufficient pricing information for the Owner to compare the cost of its design-build delivery
approach and to establish the basis for a firm Guaranteed Maximum Price (GMP) after
completion of design. Firms must use the attached "D/B Fee Proposal" (Exhibit A) for their
fee proposal.
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The Financial / Pricing Proposal shall include, at a minimum:
1. Phase 1 Design and Preconstruction Fee - A firm lump-sum fee for all design,
architectural, engineering, estimating, permitting assistance, preconstruction, value-
engineering, coordination, and other services to be performed before authorization of the
Construction Phase.
2. Construction Fee / Overhead / Profit - A proposed percentage or other clearly defined fee
to be applied to the Cost of Work during the Construction Phase. The proposer shall identify
exactly what costs are included in this fee and what costs are excluded.
3. General Conditions - Identify proposed general conditions and project-management
costs, including whether they will be a fixed amount, monthly amount, percentage, or other
basis. Any assumptions regarding duration shall be clearly stated.
4. Bonds and Insurance - Identify the basis for calculating bond premiums, insurance costs,
and any other construction-related costs proposed to be included in the GMP.
5. Allowances and Contingencies - Identify proposed allowances, contingencies, and other
reserves and explain how each will be established, controlled, reconciled, and credited to the
Owner when actual costs are less than the allowance or reserve.
6. GMP Process - Describe the proposed process and timing for developing the final GMP
after completion of the design. The GMP shall be based on open-book, current-market pricing
and shall constitute a firm price for the Construction Phase once accepted by the Owner.
7. Illustrative Pricing Example - For evaluation purposes, provide a hypothetical example
showing how the proposer's pricing structure would be applied to a $20,000,000 Cost of
Work. The example shall show the Cost of Work, general conditions, design-builder
fee/markup, bonds, insurance, allowances/contingencies, and resulting GMP so that
proposals can be compared on a consistent basis. The example is for evaluation only and shall
not establish the actual project price.
8. Cost-Control / Value Engineering - Explain how the Design-Builder will control costs
during design, identify budget impacts early, perform value engineering, and maintain the
project within the Owner's approved budget.
9. Fee Changes - Identify any circumstances under which the Design-Builder's proposed fees
or markups could change between proposal submission and establishment of the GMP. Any
such circumstances must be specifically stated.
The Owner intends to use the pricing information submitted with the proposal to establish
the commercial terms of the Design-Build Agreement. Following completion of design and
development of construction documents, the Design-Builder shall submit a detailed, open-
book GMP supported by subcontractor/supplier pricing and the agreed fee structure. The
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