Construction Manager at Risk (CMAR) Services

REQUEST FOR PROPOSALS (RFP)
Construction Manager at Risk (CMAR) Services
ICS New Campus
Issue Date: August 20, 2026
Owner: International Community School (ICS)
Project Name: ICS New Campus
Project Location: Dekalb County, GA
1. INTRODUCTION
The International Community School will construct a permanent, state-of-the-art facility
on a newly acquired site, designed to meet the long-term educational needs of the
community and support a dynamic, inclusive learning experience.
The information contained in this RFP will introduce ICS, its vision/goals, the
established details of this project, and the guidelines for submitting a successful
proposal. All information about ICS, its facilities, development plans and business
initiatives are confidential, and should not be distributed or disseminated without the
express written approval of International Community School.
International Community School Background
International Community School (ICS) opened in 2002 as one of Georgia's earliest start-up
public charter schools to address the educational circumstances of the thousands of
refugees from all over the world who relocated to DeKalb County.
During its first year in operation, the school served 125 Kindergarten, 1st, and 2nd grade
students and operated on the campus of Avondale Patillo United Methodist Church. One
grade level was added annually as the children progressed, and in 2006, a second campus
opened for 5th and 6th-grade students at St. Michael & All Angels Episcopal Church. The
two-campus solution was taxing on logistical, financial, and human resources and was not
a permanent solution to accommodate the growth. The school consolidated operations
and moved into the Medlock Elementary facility in August 2012.

Today, ICS serves 550 children annually in grades Pre-K-5. Students at ICS represent an
economic mix seldom seen in U.S. public schools. Nearly half (49%) of our students are
child refugees or immigrants, and 92% are eligible for free or reduced lunch. What brings
these diverse communities together is a powerful vision of public education. The ICS
curriculum follows the Georgia Standards of Excellence taught within the International
Baccalaureate (IB) Primary Years Program framework, enabling students to employ an
investigative, inquiry-based approach to learning. ICS operates school-wide under the
guiding principles of global citizenship.
The ICS curriculum, distinctive instructional methods, and educational programs are
based on one crucial concept and unifying principle: ICS is not a school for refugees or a
school for American children. Instead, it is a school where community is built around both
groups under the powerful pedagogical idea that neither group can properly learn without
the other, both academically and socially. ICS improves student learning for refugee,
immigrant, and local children through its special education services, enhanced language
instruction, and a variety of community-building activities designed to offer exposure to
other cultures and perspectives.
At ICS, we are dedicated to enhancing our educational offerings to better serve our
students and their families. Over the next 2-3 years, we aim to secure new or renovated
facilities that will allow us to group our Pre-K-5 program by introducing early learning
and middle school. Our goal is to become a community hub through the formalized
implementation of the Community School model. We are at a pivotal point in our growth
and are prepared to move forward ICS has retained excellent teachers and staff
throughout the years. Their care and dedication have contributed to an amazing culture of
teaching and learning at ICS. Over the years, we have been able to target and accelerate
growth. Our reading scores have exceeded the statewide scores as well as those of the
resident districts. Keeping our ICS community intact is our main goal, so that we can
continue the momentum forward in our academic growth and student-centered care.
2. PROJECT OVERVIEW
This project is currently in the design development phase. The selected CMAR will be
expected to actively participate and inform on value engineering, lead times, project
schedule, constructability, etc. to support the development of the construction documents.
ICS is currently in the process of acquiring property for the new facility on approximately
11 acres. This project does not intend to develop the entire site, but to prepare for future
growth.
Program elements include a multi-story building with classrooms for grades Pre-K-5,
administration suite, media center, cafeteria and kitchen, gymnasium, music and art

classrooms, special education spaces, STEM/maker spaces, outdoor learning areas,
playground facilities, bus loop, parent drop-off, parking, athletic fields, utility infrastructure,
and site development. Some of these elements may be phased into a future project.
Anticipated building size: Up to 95,000 SF. Estimated budget: $24,000,000 total project cost.
This building is expected to initially serve 600 students with opportunities to grow.
Expected Project Schedule
CMAR Selection: October 7, 2026
Construction Start: March 2027
Substantial Completion: May 2028
School Opening: August 2028
3. SCOPE OF SERVICES
Preconstruction services include estimating, constructability reviews, scheduling,
procurement planning, logistics planning, value engineering, and GMP development.
Construction phase services include project management, supervision, quality control,
safety management, cost control, reporting, commissioning support, training, warranties,
and closeout.
4. PROCUREMENT TIMELINE
RFP Issued: August 20, 2026
Pre-Proposal Conference: None
Questions Due: September 1, 2026
Responses Issued: September 3, 2026
Proposal Due: September 21, 2026
Shortlist Announced: September 25, 2026
Interviews: October 5, 2026
Selection: October 9, 2026

5. PROPOSAL REQUIREMENTS
Cover Letter (Include firm name, principal contact, authorized signature, commitment to
perform services)
Firm Overview (provide company history, ownership structure, office locations number of
employees, Pre-K-12 market experience, Charter School development experience)
Relevant Experience (Provide details for comparable projects including owner, project
name, size (SF), construction cost, delivery method, completion date, key personnel
involved)
Project Team (Identify proposed team and include resumes, relevant project experience,
and availability)
Preconstruction approach (budget management, value engineering, designer collaboration,
permitting, GMP development) and construction approach (quality management, safety
management, schedule control, and communication procedures)
Educational Facility Experience (Explain experience with school safety, student-centered
design, commissioning, and occupancy readiness)
Schedule Management (Provide sample project schedule, critical path management
approach, long-lead procurement strategy)
Safety Program (Include safety training requirements and safety management procedures)
References (Provide 3-5 references with contact information)
6. FEE PROPOSAL
Submit separately (Exhibit A) and include preconstruction fee, construction phase fee
percentage, general conditions estimate, bond rate, insurance assumptions, and CMAR
contingency approach.
7. EVALUATION CRITERIA
Proposals will be evaluated as follows (total 100 points):
Relevant Pre-K-12 Experience (20)
Team Qualifications (20)

Project Approach (20)
References (10)
Capacity and Resources (10)
Fee Proposal (20)
8. INTERVIEW PHASE
Shortlisted firms may be interviewed regarding team chemistry, project delivery approach,
lessons learned, cost management, GMP strategy, schedule control, and risk mitigation.
9. SPECIAL CONSIDERATIONS
Demonstrate educational facility experience, school security expertise, sustainable design
support, community engagement, and technology-rich learning environments.
Selected firm will be contracted under the AIA A133-2019 Standard Form of Agreement. ICS
has prepared comments for the standard agreement to expedite the contract negotiation
process. Please review in advance to prepare for contract negotiation, if selected.
10. INSURANCE REQUIREMENTS
Provide General Liability, Workers Compensation, Umbrella Liability, and any other
required coverage limits.
11. BONDING REQUIREMENTS
Performance and Payment Bonds shall each be provided for 100 percent of the contract
value.
12. OWNER RIGHTS
ICS reserves the right to reject any or all proposals, waive informalities, request additional
information, negotiate terms, and cancel the solicitation.
13. SUBMISSION REQUIREMENTS
Submit electronic proposals as follows:
Due Date: September 21, 2026
Time: 2:00 PM
Submit To:
Kellie Fletcher, Senior Project Manager
kellie.fletcher@turntown.com

Hannah Price, Project Manager
Hannah.Price@turntown.com
If your file is too large to send via email, please use a Dropbox or SharePoint link. Late
proposals will not be accepted.
Exhibit A: Fee Proposal Form