2026-004 CMAR Services for Thomasville Municipal Building and Auditorium Capital Improvements

REQUEST FOR PROPOSALS
RFP DESCRIPTION: CONSTRUCTION MANAGER AT RISK SERVICES FOR
THOMASVILLE MUNICIPAL BUILDING and AUDITORIUM CAPITAL
IMPROVEMENTS - RFP #2026-004
SUBMISSION DEADLINE: THURSDAY, MAY 7, 2026 @ 2:00 P.M. EST
Page 0 of 27

TABLE OF CONTENTS
SECTION I - GENERAL INFORMATION ------------------------------------------------------------- 3
A. INTRODUCTION ------------------------------------------------------------------------------------- 3
B. MUNICIPIAL BUILDING AND AUDITORIUM BACKGROUND --------------------- 3-4
SECTION II - PROJECT INFORMATION ------------------------------------------------------------ 5
A. PROJECT DESCRIPTION ------------------------------------------------------------------------- 5
B. SCOPE OF SERVICES ----------------------------------------------------------------------------- 6-7
C. TEAM STRUCTURE AND CONSULTANTS -------------------------------------------------- 7
D. ANTICIPATED SCHEDULE ----------------------------------------------------------------------- 8
E. BUDGET ESTIMATE -------------------------------------------------------------------------------- 8
F. COMMUNICATIONS AND SUBMISSION DETAILS ------------------------------------- 8-9
G. SUBMISSION CONFIDENTIALITY ------------------------------------------------------------ 9
SECTION III - PROPOSAL REQUIREMENTS ------------------------------------------------------ 9
A. SUBMITTAL INSTRUCTIONS AND REQUIREMENTS ------------------------------ 9-11
B. PROPOSED FEE ------------------------------------------------------------------------------------- 11
C. SUBMITTAL GUIDELINES AND TIMELINE ----------------------------------------------- 12
D. EVALUATION CRITERIA -------------------------------------------------------------------- 12-14
E. WARRANTIES, LIABILITIES, INDEMNIFICATION, SAFETY, INSURANCE,
BONDS AND HAZARDOUS MATERIALS --------------------------------------------------- 14-16
F. BILLING ------------------------------------------------------------------------------------------------ 16
G. TERMS AND CONDITIONS ------------------------------------------------------------------ 16-20
H. MANDATORY PROPOSAL FORMS ------------------------------------------------------- 20-25
CONTRACTOR AFFIDAVIT and AGREEMENT FORM
o
SUBCONTRACTOR AFFIDAVIT and AGREEMENT FORM
o
CERTIFICATE OF NON-COLLUSION
o
VENDOR APPLICATION
o
ADDENDA ACKNOWLEDGEMENT FORM
o
SECTION IV - APPENDIXES ---------------------------------------------------------------------- 26-124
APPENDIX A: PRELIMINARY DESIGN NARRATIVE - INTERIOR DESIGN
o
APPENDIX B: ASA CIVIL
o
APPENDIX C: BENNETT AND PLESS STRUCTURAL
o
APPENDIX D: BPL ENCLOSURE
o
APPENDIX E: FIRE SUPPRESSION SYSTEM, PLUMBING, HVAC, and
o
ELECTRICAL PROGRAMMING NARRATIVES
APPENDIX F: MRD LIGHTING NARRATIVE
o
APPENDIX G: SOCOTEC FIRE and LIFE SAFETY REPORT
o
APPENDIX H: FLOOR PLANS
o
APPENDIX I: SITE OBSERVATION and PRELIMINARY NARRATIVE
o
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P.O. Box 1540 * Thomasville, GA 31799 * 229-227-7001 * www.thomasville.org
INVITATION TO SUBMIT REQUEST FOR PROPOSAL FOR
CONSTRUCTION MANAGER AT RISK SERVICES FOR
THOMASVILLE MUNICIPAL BUILDING AND AUDITORIUM
CAPITAL IMPROVEMENTS
RFP #2026-004
Dear Proposer:
The City of Thomasville is inviting all qualified vendors to submit a proposal to initiate the selection of a
Construction Manager and requests interested and qualified firms to submit proposals for professional
architectural and engineering services, including programming verification, design, permitting, and construction
administration for the Thomasville Municipal Building Capital Improvements Project. The City of Thomasville
reserves the right to award the system to any one (1) offeror or a combination of offerors.
The City of Thomasville reserves the right to reject any and all proposals, to waive minor irregularities, to
consider minor variations of specifications that are clearly detailed, and to accept the most favorable proposal
that appears to be in the best interest of the City of Thomasville.
All proposers responding to this RFP are subject to the instructions contained herein and any additional terms and
conditions stated in this document. Please structure your proposal in accordance with the requirements and
specifications outlined in this Request for Proposal. Your proposal should address the issues and requirements in order
as outlined on the following pages. Any deviations, additions, or deletions should be so noted.
Proposals shall be sealed and plainly marked "RFP #2026-004: CONSTRUCTION MANAGER AT RISK
SERVICES FOR THOMASVILLE MUNICIPAL BUILDING and AUDITORIUM CAPITAL
IMPROVEMENTS" and be received by the City Purchasing Office on or before Thursday, May 7, 2026 @ 2:00
PM EST. Proposers shall submit one (1) signed original copy WITHOUT pricing, one (1) USB Flash drive with a
copy of the proposal WITHOUT pricing, and one (1) separately sealed paper copy of the Proposal Project's
pricing/cost. Please submit your response in a sealed envelope, addressed as follows:
City of Thomasville
RFP #2026-004
Construction Manager at Risk Services for
Thomasville Municipal Building and Auditorium Capital Improvements
Attn: Purchasing Administrator, Lori McCardle
Mailing address: P.O. Box 1540, Thomasville, GA 31799
or
Physical address: 111 Victoria Place, Thomasville, GA 31792
Bids and all Addendums are available on the internet at www.thomasville.org. Click the WORK link and under
the heading labeled "Doing Business with the City" click the link labeled "Bid Opportunities". Bids and all
Addendums are also available on the Georgia Procurement Registry at https://ssl.doas.state.ga.us/gpr/index.
If you have any questions concerning this RFP, please email Lori McCardle, at lori.mccardle@thomasville.org.
Contact with City of Thomasville personnel regarding this solicitation, other than inquiries to the specific
Procurement Agent noted above may be grounds for elimination from the selection process.
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SECTION I - GENERAL INFORMATION
A. Introduction
The City of Thomasville (City) has committed to revitalizing the historic Thomasville Municipal Building and
Auditorium. Built in 1938, the Building has served as a cultural and civic hub for generations. Years of deferred
maintenance and aging infrastructure have created serious safety and accessibility issues that limit its use and
threaten its future. It is currently operating at a limited capacity and will close in Winter 2026 until renovations
can be completed for a safe re-opening.
In 2025, Turner & Townsend Heery and Theatre Projects assessed the facility and developed a phased
renovation plan to preserve the Building's historic character while modernizing its systems and improving
community access. Phase 1 (2026 - 2027) will address critical life safety and deferred maintenance needs. Phase
2 (timing TBD) will enhance functionality, expand programming, and support long-term sustainability.
The City has engaged Turner & Townsend Heery as the project's external project manager. The information
contained in this RFP will introduce the Building, its vision/goals, the established details of this project, and the
guidelines for submitting a successful proposal. The City seeks a Construction Manager to work collaboratively
to design solutions that meet code requirements, respect historic integrity, and advance strategic goals:
* Safety
* Historic preservation
* Community benefit and access
* Tourism
* Youth and Education
This project will restore the Building as a vibrant cultural asset for generations to come.
B. Thomasville Municipal Building and Auditorium Background
The Thomasville Municipal Auditorium is part of the historic Municipal Building at 144 East Jackson Street.
For the purposes of this RFP, "Building" refers to the entire facility. Connected to the Thomasville Fire
Department, the Building houses a two-level 1,172-seat proscenium auditorium, City Council Chambers, Police
Department offices, meeting rooms, and the Visitor Center. For more than 80 years, it has served as a central
downtown location for civic life, hosting performances, graduations, community celebrations, and public
meetings. Its role as both a cultural venue and a municipal hub makes it essential to Thomasville's identity.
The Building now faces serious challenges. Aging infrastructure and deferred maintenance have created safety
and accessibility issues that restrict its use. To address these concerns and secure its future, the City of
Thomasville will close the building in Summer 2026 for the Phase 1 life safety renovation and must reopen by
late Summer 2027. This timeline ensures that the South Georgia Ballet's annual Nutcracker production returns
to the Building after only one missed season.
Market and Programming Vision: A market analysis conducted by Theatre Projects in 2025 identified strong
demand for community-focused events and accessible touring entertainment within Thomasville and the
broader South Georgia/Northern Florida region. Once reopened, the Building will host a mix of programming
that includes local performances, dance, musical theater, comedy, and family-friendly shows. A structured
rental program will serve schools, civic organizations, and private events, while a curated presenting series will
introduce regional and national artists to the community. This balanced approach will expand cultural offerings,
attract visitors, and create economic impact while maintaining affordability and inclusivity for the community.
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Why Now: Comprehensive Plan Findings: The 2025 Comprehensive Facility Plan revealed critical life safety
deficiencies, including the absence of a fire suppression system, outdated electrical systems, and a rigging
system that poses significant hazards. Environmental concerns such as water intrusion and mold, along with
ADA non-compliance, further limit the Building's usability. Immediate action is necessary to protect public
safety, preserve the building's historic integrity, and position the Building for long-term sustainability.
The phased renovation strategy addresses these urgent needs while creating a foundation for future
enhancements that will elevate the visitor's experience and strengthen Thomasville's cultural and economic
vitality.
Project background documents available include:
* Market Study and Operational Analysis Executive Summary (Theatre Projects, 2025)
* Facility Conditions Assessment (Turner & Townsend, 2025)
* Production Systems Assessment (Theatre Projects, 2025)
* Comprehensive Facility Plan (Theatre Projects/Turner & Townsend Heery, 2025)
* Auditorium Seating Plans (current)
* 2022 Historic Preservation Plan
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SECTION II - PROGRAM INFORMATION
A. Project Description
The City has adopted a phased renovation strategy to address urgent life safety concerns and position the Building
for long-term success. This approach ensures the building reopens safely and on schedule while creating a
foundation for future enhancements that elevates visitor experience and expands programming opportunities. This
project will be focused on providing Construction Manager at Risk Services for this phase.
Life Safety and Deferred Maintenance
Focus: Immediate safety and operational needs to allow safe reopening.
* Exterior:
Exterior facade repairs, including remediation of water intrusion points
o
Repair and restore windows, complete masonry restoration
o
Repair exterior structural concerns (egress stairs, elevated slabs, cornice)
o
Enhance exterior signage and branding for stronger community presence, in coordination with
o
rebranding and marketing enhancements
* Life Safety:
o Design full facility fire suppression system and install system in Auditorium and adjacent front-
of-house and back-of-house spaces
o Design and replace outdated fire alarm system throughout Building
o Address ADA compliance issues in restrooms and egress routes
o Complete MEP repairs and code-compliant electrical upgrades
o Replace HVAC system and improve environmental control
* Auditorium:
o Repair and/or replace Auditorium ceiling, improve room acoustics, and remediate water intrusion
and mold
o Upgrade architectural lighting and ceiling production lighting access
o Add aisle lights for safe egress (orchestra and balcony levels)
o Complete phase 2 of rigging system replacement (work in progress via PointWright Rigging and
Theatre Projects), and enlarge stage-left door
o Replace critical production equipment at end-of-life and address necessary technical production
positions
o Improve entry sequence (carpet, paint) and refresh lobby finishes
o Coordinate rebranding and marketing enhancements (interior signage)
Facility Enhancements
Focus: Visitor experience, functionality, and long-term flexibility
* Renovate and reconfigure street-level spaces for flexible uses - office space, support areas, and public
areas
* Permanently relocate street-level Visitor Center
* Enhance lobby areas, add permanent concessions points of sale and lounges, add restrooms as required by
code
* Expand production equipment inventory for rider-friendly capabilities
* Improve street-level loading access
* Implement modern box office, guest services, and security infrastructure
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B. Scope of Services
It is anticipated that the Agreement between the Owner and the selected Firm (CM At-Risk) will contain the
following scope of work. The full scope of services will be defined within the executed contract with the Owner
For the purposes of this RFP, the two separate phases should be proposed as follows:
I. 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. Advice on
escalation forecasting.
7. Provide analysis of different construction methods in each major subcontracting trade group
for potential quality, cost, and schedule enhancements.
8. Develop value engineering/management options.
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.
10. Advise on material availability and lead times, as well as sequencing of early release
packages to maintain schedule.
11. Develop a logistics plan to ensure minimal impact on residents and City of Thomasville
officials and staff.
II. Bidding and Award Phase
1. Arrange bid packages.
2. Provide (with team recommendations) bid packages for Owner review and approval.
Develop a scope checklist to ensure clarity of scope included in each package.
3. Develop requirements to ensure time, cost and quality control during construction.
4. Provide a provisional CPM schedule for issuance with bid packages.
5. Determine bidders with input from Owner, Program Manager, and Architect.
6. Schedule and conduct pre-bid conferences in conjunction with the Program Manager and
Design Professional.
7. Advertise and distribute bidding documents.
8. Monitor bidder activity.
9. Review and analyze bids. Conduct scoping meetings with bidders.
10. Issue Contracts and/or Purchase Orders with Subcontractors, Integrators, and Suppliers
with respect to the approved bid packages.
11. Submit early construction package(s) and Guaranteed Maximum Price (GMP) with full scope
checklists and bid information.
12. Develop a comprehensive Submittal Register, outlining required Submittals and planned
schedule to ensure fabrication and delivery of materials and systems can be accomplished within
the Project Schedule.
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III. Construction Phase
1. Maintain on-site staff for construction management.
2. Establish and maintain coordination and communication procedures.
3. Develop and maintain a detailed CPM schedule including lead times, delivery, approvals,
inspections, testing, construction, and occupancy.
4. Host Owner-Design Professional-Contractor meetings.
5. Prepare and submit change order documentation for review by the Program Manager and
approval by the Design Professional and the Owner.
6. Maintain a system for review and approval of shop drawings.
7. Maintain records and submit weekly project reports and formal monthly reports to the
Owner, Program Manager, and Design Professional.
8. Maintain quality control and ensure conformity with plans. Construct mockups, as
required, including technology and hardware systems, to ensure quality standards prior to
work commencement.
9. Provide cost control through progress payment review and verifications according to the
approved schedule and Contract amounts.
10. Coordinate any owner-furnished, contractor-installed materials or systems, as required by
the Contract Documents.
11. Develop as-built drawings and deliver to Design Professional for inclusion into a digital
format to be submitted to the Owner for maintenance and operations use.
12. Coordinate project closeout activities, including the assembly of warranties/guarantees,
operation and maintenance manuals, other closeout documents, transfer of keys and attic
stock, training, and the Owner's final acceptance.
13. Develop an initial Punchlist prior to Substantial Completion. Participate in the Punchlist
process with the Owner, Program Manager, and Design Professional.
IV. Warranty Phase
1. Coordinate and monitor the resolution of remaining Punchlist items.
2. Coordinate, monitor and resolve all warranty issues to the satisfaction of the Owner during
the one- year general warranty period and as extended.
3. All warranties, warranty bonds and maintenance bonds must be assignable to the Owner
All Local, County, State, and Federal codes and regulations must be followed, with particular emphasis on
Building Codes, Life Safety Codes, and the Americans with Disabilities Act.
C. Team Structure and Consultants
* Owner/Client: City of Thomasville
* Program Manager: Turner & Townsend Heery
* Architect: Smallwood
* Consultants: Theatre Projects, LSTN Consultants, SOCOTEC Life Safety, MRD Lighting, RLS-ASA
Engineering & Surveying, Bennett & Pless, NBP Engineers, Terracon, Multivista, BPL Enclosure
Engineering
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D. Anticipated Schedule
Activity Duration/Date
(all EST unless otherwise noted)
Project Schedule Highlights
Anticipated Selection of Construction Manager June 8, 2026
Exterior Construction August 2026 - Spring 2027
Interior Construction Late Fall 2026 - Early Summer 2027
Project Substantial Completion Phase 1 Summer 2027
Grand Opening Events (no later than) Early Fall 2027
E. Budget Estimate
The current estimated construction costs are:
* Life Safety and Facility Enhancements - approximately $4,000,000
The Construction Manager at Risk fees and general conditions should align to the budget and timeline.
F. Communications and Submission
All questions or requests for clarification regarding this RFP must be submitted via email to the City of
Thomasville's Purchasing Administrator, Lori McCardle, at lori.mccardle@thomasville.org. Do not contact
Turner & Townsend Heery or any City representatives directly. Communication with anyone other than the
assigned point of contact may result in disqualification from the procurement process.
Proposers shall submit one (1) signed original copy WITHOUT pricing, one (1) USB Flash drive with a copy of the
proposal WITHOUT pricing, and one (1) separately sealed paper copy of the Proposal Project's pricing/cost. Please
submit your response in a sealed envelope, addressed as follows:
City of Thomasville
RFP #2026-004
Construction Manager at Risk Services for
Thomasville Municipal Building and Auditorium Capital Improvements
Attn: Purchasing Administrator, Lori McCardle
Mailing address: P.O. Box 1540, Thomasville, GA 31799
or
Physical address: 111 Victoria Place, Thomasville, GA 31792
Proposers should periodically check the website indicated in the Fact Sheet for addenda and updates.
Addenda
Answers to questions submitted that materially change the conditions and specifications of this RFP will be
issued in an addendum. Any discussions or documents will be considered non-binding unless incorporated and
issued in an addendum.
Proposers have the responsibility of making sure that they have received all issued addenda. Addenda are posted
on the website at Georgia Procurement Registry https://ssl.doas.state.ga.us/gpr/index and on the City of
Thomasville website www.thomasville.org under Work, Bid Opportunities, Current Bid Opportunities &
Results.
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It is the sole responsibility of the Firm to ensure that submissions are successfully delivered before the submission
deadline. The City of Thomasville and Turner & Townsend Heery assume no responsibility for proposals that are
not received due to mail delivery issues, file size limitations, or transmission errors. Firms are strongly encouraged
to:
* Request a delivery receipt when submitting.
* Submit early to avoid last-minute delivery problems.
Late or undelivered submissions will not be considered.
G. Submission Confidentiality
All documents submitted to the City of Thomasville are subject to the Georgia Open Records Act (O.C.G.A.
501870 et seq.). The Act provides the public with a right of access to records in the City's custody or control. It
also restricts the City from disclosing personal or business information where disclosure would harm the Firm's
business interests or constitute an unreasonable invasion of personal privacy as defined by law.
* Firms should clearly identify any portions of their submission that are confidential and describe the harm
that could result from disclosure.
* The City will make reasonable efforts to protect such information; however, it cannot guarantee
confidentiality if disclosure is required under the Open Records Act or by court order.
* Proposals may be shared on a confidential basis with advisers retained by the City to assist with the
procurement process, including evaluation of submissions.
* The City may publish a public notice that includes:
o The name and address of the successful Firm
o The value of the awarded contract
SECTION III - PROPOSAL REQUIREMENTS
A. Submittal Instructions and Requirements
Submissions should not exceed 50 single-sided or 25 double-sided (8.5x11 vertically oriented) pages, excluding
appendices, etc. Please organize your submission using the following sequence:
1. Cover letter (from project leadership)
2. Basic firm information:
a) Firm name, headquarters, location that will be servicing this project, and basic company
information
b) Brief history of the firm and number of employees
c) Firm's annual revenue for the parent office and the office servicing this project for the past 5
years
3. Experience and Qualifications:
a) Provide a proposed Organizational Chart which identifies individual names and areas of
responsibility. Identify the individual who, from project start to finish, will be the leader of your
team and the principal point of contact between your firm and the Owner.
b) Designate the specific individuals to fill the following key roles on your team, inclusive of
resumes listing relevant project experience and percentage of time commitment to this Project:
* Project Director/Executive
* Project Manager(s)
* Superintendent(s)
* Preconstruction Manager
* Preconstruction Director/Estimator(s)
* Other (please describe, if applicable)
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