Park Creek Elementary Modifications Project

DALTON PUBLIC SCHOOLS
Request for Proposals
Construction Professionals
Construction Management at Risk Services
For the construction of the following project:
Park Creek Elementary School
Modifications
June 16, 2026
James W. Buckley & Associates, Inc., Architects
423Pine Avenue, Suite 200
Albany, Georgia 31702
Phone: (478) 237-6467
1

Table of Contents
I. Invitation
A. Invitation to Submit Proposals--------------------------------------------Page 3
II. Introduction
A. Purpose-----------------------------------------------------------------------Page 4
B. Project Objectives-----------------------------------------------------------Page 4
C. Project Assumptions--------------------------------------------------------Page 4
D. Technicalities----------------------------------------------------------------Page 5
E. Miscellaneous Contract Requirements-----------------------------------Page 5
F. CM-RFP Schedule----------------------------------------------------------Page 5
III. Bonds and Insurance
A. CM/GC Insurance-----------------------------------------------------------Page 5
B. Trade/Subcontractor Insurance--------------------------------------------Page 8
C. Bonding-----------------------------------------------------------------------Page 8
IV. Building Program
A. General-----------------------------------------------------------------------Page 9
B. Project Description---------------------------------------------------------Page 9
C. Construction Budget-------------------------------------------------------Page 9
D. Construction Schedule-----------------------------------------------------Page 9
V. Owner-CM/GC Form of Agreement
A. Owner-CM Form of Agreement------------------------------------------Page 9
B. Form of Agreement--------------------------------------------------------Page 10
C. Failure to Agree on GMP-------------------------------------------------Page 10
D. Contract Termination Prior to GMP-------------------------------------Page 11
E. Guaranteed Maximum Price (GMP)-------------------------------------Page 11
F. Contingencies and Allowance--------------------------------------------Page 11
G. Self- Perform Work--------------------------------------------------------Page 11
VI. Selection Process
A. Written Submittal -----------------------------------------------------------Page 12
B. Proposal Instructions -------------------------------------------------------Page 13
VII. CM/GC Responsibilities
A. Scope of Work During Phases of Project -------------------------------Page 13
VIII. Written Submittal Evaluative Criteria
A. Written Submittal (Request for Qualifications or "RFQ") -----------Page 15
B. Pre-requisite Criteria-------------------------------------------------------Page 16
C. Evaluation Criteria---------------------------------------------------------Page 16
D. Proposal Content-----------------------------------------------------------Page 16
IX. Additional Conditions ---------------------------------------------------------------Page 20
X. Interview -------------------------------------------------------------------------------Page 20
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XI. Exhibits
A. Fee Proposal Breakdown
B. Project Cost Matrix
Page 3 of 30

INVITATION TO SUBMIT PROPOSALS
Sealed proposals from construction management firms will be received by the Dalton Public Schools, Dalton,
Georgia, Owner, in the Office of the Dalton Public Schools, Operations Building Conference Room, 412
South Hamilton Street, Dalton, Georgia, 30720 until 1:00 P.M. prevailing time on July 16, 2026 for
Construction-Management-At-Risk services for the construction of Park Creek Elementary School
Modifications, Dalton, Georgia.
There will be a Pre-Proposal Meeting at 1:00 PM. on June 30, 2026 , in the Office of Dalton Public Schools,
Operations Building Conference Room, 412 South Hamilton Street, Dalton, Georgia, 30720. Attendance at
the pre-proposal meeting is mandatory. Parties not attending the pre-proposal meeting will not be eligible to
submit proposals for CM services.
Each proposal shall be submitted on the prescribed Form of Proposal. All blank spaces shall be filled in, in ink
or typewritten, in both words and figures, and the certification shall be completed and executed when
submitted.
At the time and place noted above, the proposals for the project will be received by the Board of Education.
No extension of the proposal period will be made.
Proposal Documents may be obtained by contacting Mrs. Teresa Moore at James W. Buckley & Associates by
phone at (478) 237-6467 or E-Mail: tam@jwbuckley.com. Electronic documents in .pdf format will be
furnished to interested parties at no cost.
1. Reroofing of the existing building with new standing seam metal roof, TPO roofing, and architectural
shingles.
2. Demolition, addition and modifications to the front entrance canopy
3. Hvac replacement, partial
4. Site improvements, including drives and parking lots.
5. Additional renovations and modifications to the existing building as defined by the Owner.
Contract, if awarded, will be based on 'Selection Criteria' defined in the Request for Proposals. No proposal
may be withdrawn for a period of sixty (60) days after time and date of opening.
The owner reserves the right to reject any or all proposals and to waive technicalities and informalities.
Page 4 of 30

PARK CREEK ELEMENTARY SCHOOL
MODIFICCATIONS
I. INTRODUCTION
A. Purpose
1. The Dalton Public Schools ("Owner") is considering retaining a Construction Management Firm
(CM/GC) for Construction-Management-At-Risk services for Park Creek Elementary School
Modifications.
2. The CM/GC will assume responsibility for project construction cost by issuing a guaranteed
maximum price once the construction documents have been completed. CM/GC will also develop
an overall project schedule, which will be a contractual obligation. In addition, CM/GC will be
responsible for methods of construction, safety, and the scheduling and coordination of the work
of all construction and miscellaneous contracts required for completion of the project within its
predetermined budget and schedule.
3. The CM/GC will be expected to work closely with the Architect, James W. Buckley & Associates,
Gregory C. Smith, 423 Pine Avenue, Suite 200, e-mail: gcs@jwbuckley.com, Albany, Georgia
31702, Phone: (229) 883-4698, Fax: (229) 883-0936
B. Project Objectives
1. The CM/GC will function as a CM-At-Risk (CM/GC).
2. During Pre-Construction, the CM/GC will be responsible for pricing and value engineering issues,
along with issues of the facility's maintainability and constructability.
3. When design documents for the project have been completed, the CM/GC, will commit to a
Guaranteed Maximum Price (GMP) for all site and facilities improvements.
4. The CM/GC shall competitively select all construction subcontracts and other work appropriate
for competitive selection using cost, other factors, and including owner input.
5. The successful CM/GC shall not be eligible to bid or enter into contract or subcontract for any of
the construction packages or other services of any nature on the project without the specific
approval of the Owner.
6. In selecting a firm, the Owner will place emphasis on experience of the firm and assigned
personnel in providing function on projects of similar magnitude and complexity as the proposed
projects. Selection preference will be toward firms oriented to the construction field that have
depths of knowledge and resources in principles of general contracting, scheduling, contract
coordination and compliance, budget control, familiarity with State, County, and City laws,
ordinances, and codes.
C. Project Assumptions
1. The CM/GC firm should prepare the proposal with the understanding that it will commit, at a
minimum, a Project Superintendent, one Laborer, and an overall Project Manager. Staffing
requirements may be adjusted based on the size and complexity of the individual project(s).
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2. The CM/GC, as a part of its Preconstruction Services, will assist with developing a strategy for
the best approach for the successful completion of the Project. For example, without limitation,
CM/GC will provide guidance and assistance in the preparation of a schedule and a reliable cost
estimate.
D. Technicalities
1. The Owner shall have the sole right to waive technicalities and irregularities in submitted
proposals and, where deemed appropriate by review committee, may pre-qualify, under certain
circumstances, firms which fail to meet one or more criteria.
2. The Owner's right to waive technicalities and irregularities or to prequalify firms which fail to
meet certain aspects of the minimum criteria shall not be construed as an obligation to do so.
E. Miscellaneous Contractual Requirements:
1. The CM/GC shall be responsible for:
a) The payment of any required taxes or fees associated with the execution of the contract.
b) Compliance with all acceptable codes and statutes.
2. All installation and construction work shall be performed by contractors licensed in the state of
Georgia.
3. The CM/GC will be required to use the E-Verify system and provide documentation to the Owner
showing compliance with requirements of the system.
4. Project Funding: This project will be funded with a combination of State and Local funds.
II. CM-RFP SCHEDULE
A. Proposed Section Schedule
1. The tentative CM selection schedule is as follows:
a) Advertise of RFQ/RPF from CM Firms: June 16, 2026
b) Mandatory Pre-Proposal Meeting: June 30, 2026
c) Receive RFQ/RFP from CM Firms: July 14, 2026
d) Review CM RFQ/RFP: TBD
e) Interview CM firms (if applicable): TBD
f) Award CM contract: August Board Meeting
III. BONDS AND INSURANCE
A. CM/GC Insurance: To protect the interests of the Owner, provide and maintain in effect during the
life of the agreement, the following insurance coverings:
1. CM/GC shall purchase and maintain at CM/GC's sole cost and expense, the insurance indicated
below issued by insurance companies licensed to do business in the State where work is being
performed and having a minimum A.M. Best's rating of A-XII.
2. CM/GC shall furnish to Owner certificates of such insurance policies prior to the execution of the
Owner Construction Manager (CM/GC) form of agreement. The certificates shall specify that
such insurance will not be canceled or modified until at least thirty (30) days written notice has
been given to Owner by CM/GC. Copies of complete policies will be provided prior to the start
of work. Such insurance shall be endorsed to be primary and non-contributory to any insurance
carried by Owner Parties:
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a) Commercial General Liability: Coverage shall be written on ISO form CG 20 26
07 04 and CG 20 37 07 04 or its equivalent with a combined single limit of not
less than $2,000,000 per occurrence, $4,000,000 general aggregate (which is to apply on a
'per project' basis without a cap), and $4,000,000 completed operations. Coverage shall:
(a) be written with a deductible (a self-insured retention, or SIR, will not be accepted); (b)
be primary without right of contribution from any insurance that is carried by the Owner
Parties; (c) name the Owner Parties as additional insured for both ongoing and completed
operations using ISO form CG 20 26 07 04 and CG 20 37 07 04 or their
equivalent; and (d) contain a waiver of subrogation in favor of the Owner
Parties.
b) Business Automobile Liability: Coverage shall be written with a combined
single limit of $1,000,000 on a business auto form for "any auto" including
owned (if any), non-owned, and hired vehicles.
c) Worker's Compensation Insurance and Employer's Liability and Disability Insurance:
Each policy shall meet the statutory limits mandated by state laws, or a minimum of
$1,000,000 per Claim, whichever is greater. Each policy shall contain a waiver of
subrogation in favor of the Owner Parties.
d) Umbrella or Excess liability (exclusive of defense costs) shall be provided excess of and
following form of the underlying general liability, auto liability and employer's liability in
an amount not less than three million ($3,000,000) dollars. Such policies shall meet all the
requirements of the underlying policies including that they shall be primary to the Owner
Parties.
e) Professional Liability: Professional Liability covering errors and/or omissions in
the performance of professional services in conjunction with this project and in
an amount of five million ($5,000,000) dollars per occurrence.
Notwithstanding anything to the contrary herein, claims-made coverage is
permitted for professional liability, provided the policy retroactive date is
continuously maintained prior to the commencement date of the Work, and
additional period of ten years after development activities cease. Coverage may be
combined with the pollution liability.
f) Pollution Legal Liability: With limits of liability of not less than Five million
($5,000,000) dollars per incident and coverage shall include claims arising
from bodily injury, sickness, disease, death; property damage including
physical injury to tangible property and the resulting loss of use resulting
therefrom, cleanup costs, the loss of use of tangible property that has not been
physically injured or destroyed, transportation, and disposal (including offsite
disposal coverage) and shall include coverage for defense costs, charges and
expenses incurred in the investigation, adjustment or defense of claims for such
compensatory damages. Coverage shall apply to both sudden and no sudden
pollution conditions including the discharge, dispersal, release or escape of smoke, vapors,
soot, fumes, acids, alkalis, toxic chemicals, liquids or gases, waste materials or other
irritants, contaminants or pollutants into or upon land, the atmosphere or any watercourse
or body of water. Coverage shall include the Owner Parties as additional insured on a
primary and noncontributory basis. Notwithstanding anything to the contrary herein,
claims made coverage is permitted for Pollution Legal Liability, provided the policy
retroactive date is continuously maintained prior to the commencement date of
the Work, and coverage is continuously maintained during all periods of
development activity for an additional period of ten years after development
activities cease. Coverage may be combined with the professional liability.
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g) Business Personal Property: CM/GC shall also be required to purchase
acceptable "All-Risk" property coverage for all personal property, including any
tools, machinery, equipment sheds, and materials or supplies, whether owned
or leased, on a replacement cost basis, and such policy should grant a waiver of subrogation
in favor of the Owner Parties. CM/GC may elect to self-insure its business personal
property. The Owner Parties and their agents take no responsibility for contractor's
personal property.
3. Self-insurance policies, of any type, will not be acceptable.
4. All policies of liability insurance required under the terms of this Agreement (except pollution
and professional as stipulated) shall be on an "occurrence" form, covering the full period when
all Work required under this Agreement is to be provided.
5. If the CM/GC shall fail to deliver any required evidence of insurance to Owner within forty-eight
(48) hours of demand, Owner may obtain such insurance and CM/GC agrees to repay Owner on
demand all amounts paid therefor, or Owner may deduct all payments made in procuring such
insurance from any money due or to become due to CM/GC under this Agreement.
6. CM/GC shall be responsible, at CM/GC's sole cost and expense to procure any other insurance
or any increase of the limits of liability required above which the CM/GC deems necessary for
CM/GC's own protection, or on account of statute, or ad required by any Property Management
Party.
7. The carrying of any insurance described herein shall in no way be interpreted as
relieving the CM/GC or any Subcontractor of any responsibility, indemnity, or
liability under this Agreement.
8. Waiver of Subrogation - Owner and the CM/GC (and CM/GC shall require that all
trade/subcontractors) waive all rights against (1) each other and each other's
subcontractors, sub-subcontractors, agents, officers, directors, shareholders and employees, (2)
the Architect, and separate contractors, if any, and their consultants, subcontractors, sub-
subcontractors, agents and employees, for damages caused by fire or other perils but only to the
extent actually paid by insurance obtained pursuant to this Agreement, or any other property
insurance applicable to the Work during the course of construction, except such rights as they
may have to the proceeds of such insurance held by Owner. Owner or the CM/GC, as appropriate,
shall require of the separate contractors, and subcontractors by appropriate agreements, written
where legally required for validity, similar waivers each in favor of all other parties enumerated
herein.
9. CM/GC shall require each subcontractor to procure and maintain such insurance as CM/GC is
required to obtain and trade/subcontractors shall also be required to include the Owner as an
additional insured on a primary and noncontributory basis.
a) CM/GC shall provide evidence of trade/subcontractor's coverage upon request and
expressly acknowledges and agrees to assume responsibility of any subcontractor who fails
to procure the appropriate coverage and/or limits of insurance.
b) The trade/subcontractor insurance shall not in any way affect, reduce, relieve or diminish
CM/GC's responsibility or liability to Owner for the acts or omissions of CM/GC or any
subcontractors in connection with the Work or the Contract Documents.
c) Should any subcontractor engage a sub-subcontractor, the same conditions applicable to
the subcontractor under this Agreement shall apply to each trade/sub-subcontractor.
d) CM/GC shall be responsible for all insurance deductibles.
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B. Trade/Sub-Contractor Insurance: Trade/Subcontractors shall provide at a minimum the following:
1. General Liability: $1,000,000 per occurrence, $2,000,000 general aggregate, $2,000,000
completed operations (exclusive of defense costs).
2. Business Automobile Liability: $1,000,000 CSL (if transporting hazardous materials coverage
shall include the MSC-90 endorsement).
3. Workers Compensation and Employers Liability Insurance and Disability: Each policy shall meet
statutory limits mandated by the state laws, or a minimum of $1,000,000 per claim or accident
whichever is greater.
4. Umbrella/Excess Liability: $1,000,000 (exclusive of defense costs) if Trade/ Subcontract value
is less than $1,000,000. It shall be $3,000,000 if Trade/Subcontract value is more than $1,000,000.
5. Pollution Legal Liability: $1,000,000 per accident with a $1,000,000 policy aggregate to include
3rd party injury and property damage claims.
6. Design Professionals Liability: $2,000,000 per occurrence with $2,000,000 aggregate, and
$3,000,000 umbrella if performing any design work.
C. Bonding:
1. Prior to the award of a GMP Contract, the CM/GC shall provide the Owner with a 100%
performance and payment bond for its faithful performance of the contact. The cost the CM/GC's
performance and Payment Bonds shall be included in the CM/GC's Fee Proposal.
2. Subcontractor Default Insurance (SDI/Sub Guard): Construction management firms may, at the
construction manager's discretion, provide subcontractor's default insurance for Trade/Sub-
contractors, provided the following conditions are met:
a) If SDI insurance is to be provided, the insurance shall cover all trades.
b) The cost of SDI Insurance shall be part of the Construction Management Fee.
c) The cost of the insurance shall be listed on the proposal form as a percentage of the overall
cost of the work.
3. Bonding of Trade/Sub-Contractors: Construction Management Firms may, at the Construction
Management Firm's discretion, provide bonding for trade (sub) contractors.
a) The cost for the subcontractor bonds shall be part of the Construction Management Fee.
b) The cost for the bonds shall be listed on the proposal form and shall be stated as a
percentage of the overall cost of the work.
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IV. BUILDING PROGRAM
A. General
1. The projects will be designed and constructed to a level of quality and timeliness that reflects the
use of a Public-owned facility.
B. Project Description:
1. Project Type: Building Modifications
a) Reroofing of existing low sloped roof areas.
(1) Remove and replace existing single ply roof with a new 25-year TPO roofing.
(2) Aeras to be re-roofed include the Media and Lunchroom roofs
(3) The total area is approximately 8,300 sf.
b) Reroofing-Existing Shingle Roof:
(1) The existing shingle roof will be removed and replaced with a new architectural
shingle roof under the base bid.
(2) An additive alternate will be set up to replace the roof with a standing-seam metal
roofing system in lieu of architectural shingle roofing.
(3) The total area is approximately 75,000 sf.
c) Demolition, addition and modifications to the front entrance canopy
d) Hvac replacement, partial
e) Site improvements, including drives and parking lots.
f) Additional renovations and modifications to the existing building as defined by the Owner.
2. Building Size: Approximate Sizes of Building:
a) Total Building Size: +/-81,500 SF
C. Construction Budget:
1. The construction budget listed below is a conceptual cost estimate only.
2. The CM firm shall be responsible for developing cost estimates required for developing the
CM's fee proposal.
3. Based Bid: Re-roof Existing Building:
a) Architectural Shingle Roofing: $3,000,000.
b) Replace Hvac (Partial): $500,000
c) Total: $3,500,000
4. Additive Alternates:
a) Additive Alternate: Add drive through canopy: $250,000
b) Additive Alternate: Re-roof with metal roof: $1,500,000
c) Additive Alternate: Add parking and drives: $1,100,000
d) Total Additive Alternates: $2,850,000.
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