Cook Co School District RFP CONSTRUCTION PROFESSIONAL for Facility Renovations & New Construction

Cook County School District
REQUEST FOR PROPOSAL
CONSTRUCTION PROFESSIONAL
For
Facility Renovations and New Construction for Cook County Schools
Adel, Georgia
The Cook County School District (hereinafter referred to as CCSD) is hereby seeking proposals from
construction firms to provide services through the Construction Management at Risk delivery method
for Facility Renovations and New Construction for the Cook County School District which may include
the renovation of Cook Primary School, Cook Elementary School, and Cook Middle School along with
new construction at Cook High School. The total budget for this project is $23,800,000. Request for
Proposal (hereinafter referred to as RFP) package can be downloaded from:
www.altmanbarrettarchitects.com
Responses must be received by the Architect, Altman + Barrett Architects, before 2:00 PM on
June 11, 2026, after which time and date they will no longer be accepted. Late responses will not be
considered. To be accepted, all responses must be submitted in a sealed package marked "Proposal
for Cook County School District - Facility Renovations and New Construction - Construction
Professional". Eight (8) hard copies and (1) electronic copy (.pdf format on a thumb drive) of each
proposal must be addressed and delivered to:
Walter Altman
Altman + Barrett Architects
117 West Main Street, P.O. Box 665
Hahira, GA 31632
Oral or telegraphic (including FAX and e-mail) responses are not acceptable.
The CCSD will select the most qualified and responsive construction firm to enter a Construction
Management at Risk contract for the construction of the above-mentioned projects. Award of the
contract will be based on an evaluation of all required submittals noted in the RFP and, if needed,
interviews.
It is the intent of the Owner to enter into a Construction Management at Risk agreement with one
incorporated firm.
Please direct all questions regarding this RFP to;
Travis Petitjean with Altman + Barrett Architects and Joy Folsom with the Cook County School District.,
tpetitjean@altmanbarrettarchitects.com and joyfolsom@cook.k12.ga.us.
ANY UNSOLICITED CONTACT OR COMMUNICATION REGARDING THIS PROJECT WITH ANY COOK
COUNTY SCHOOL DISTRICT SYSTEM OFFICIAL, PERSONNEL OR BOARD MEMBERS BY ANYONE FROM
WITHIN OR ON BEHALF OF A PROPOSING FIRMS IS STRICTLY PROHIBITED AND WILL BE GROUNDS
FOR DISQUALIFICATION. THIS APPLIES FROM THE DATE OF THIS RFP AVAILABLE UNTIL AFTER A
CONTRACT HAS BEEN AWARDED TO THE CONSTRUCTION MANAGER.
Page 1 of 24

GENERAL INFORMATION
Timeline:
Public Advertisement/RFP Available: May 13, 2026
Mandatory Pre-Proposal Conference: May 29, 2026 @ 10:00 am EST
Cook County Board of Education
37 Josey Road
Adel, GA 31620
Deadline for Questions: June 4, 2026
Proposals Due: June 11, 2026 @ 2:00 pm EST
Announcement of Successful Contractor or
Shortlist Selection Announcement: July 14, 2026
Interviews (if deemed necessary): July 16, 2026
Announcement of Successful Contractor August 10, 2026
Anticipated Preconstruction Period August 2026 to December 2026
Anticipated Construction Begin/End Date December 20, 2026 through December 31, 2027
Submission of proposals indicates Respondent's acceptance of the evaluation technique and
Respondent's recognition that some subjective judgments must be made by the CCSD during the
determination of ranking order and award.
The CCSD reserves the right to select or reject any and all responses as a result of this Request for
Proposal. The CCSD is not liable for any costs incurred by any person or firm responding to this
Request for Proposal.
The Submitter shall hold harmless and indemnify the Owner, the Architect, and other design
consultants against all claims, suits, actions, costs, council fees, expenses, damages and/or
judgements in decrees by reason of persons or property being damaged or injured by the Contractor
or any of the Contractor's employees/subcontractors in any capacity during the progress of the work,
whether by negligence or otherwise.
Page 2 of 24

Project Description:
This project will consist of site development, renovation, construction, and/or modifications for the
following projects;
1) Interior renovations of Cook Primary School to include selective demolition and replacement
of interior architectural finishes along with various mechanical, plumbing, and electrical
renovations. Minor modifications will occur in some areas to include new wall construction.
The square footage of the building is 124,308. Budget is $6,075,000. It is important to note all
of the renovation work will occur during nights, weekends, school holidays, and summer
break between December 2026 through December 2027.
2) Interior renovations of Cook Elementary School to include selective demolition and
replacement of interior architectural finishes along with various mechanical, plumbing, and
electrical renovations. The square footage of the building is 102,264. Budget is $7,050,000. It
is important to note all of the renovation work will occur during nights, weekends, school
holidays, and summer break between December 2026 through December 2027.
3) Interior renovations of Cook Middle School to include selective demolition and replacement of
interior architectural finishes along with various mechanical, plumbing, and electrical
renovations. The square footage of the building is 118,767. Budget is $5,800,000. It is
important to note all of the renovation work will occur during nights, weekends, school
holidays, and summer break between December 2026 through December 2027.
4) Construction of a new multipurpose building for Cook High School. The building will consist of
a metal building structure with brick veneer and metal wall panels. The interior will provide a
large meeting and/or event space with supporting facilities such as restrooms, food service,
and instructional space. Site work will be included within this project. The proposed square
footage is 12,000 square feet. Budget is $4,875,000. The project start time is variable during
the overall schedule within the RFP.
Page 3 of 24

GENERAL REQUIREMENTS
Contractor Responsibility
The selected Contractor will be required to assume total responsibility for all services offered in
his/her proposal. The selected Contractor will be considered the prime contractor and the sole point
of contact with regard to all contractual matters. The Contractor shall also be required to obtain at
least three bids for each bid package (work category), exclusive of the Contractor's guaranteed
maximum price for the individual bid packages (work categories). If any bid packages receive less than
three qualified bids, the Owner reserves the right to require rebidding these packages. The Contractor
will not perform any portion of the project with its own forces except in an event or situation deemed
necessary by both the Owner and Architect. Individual trade contracts will be between the Contractor
and the Trade Contractors, and subject to the CCSD approval.
Required Bonds and Insurance
The selected Contractor will be required to provide a 100% Payment Bond and 100% Performance
Bond for the entire amount of the cost of construction. The Proposal shall include a letter from a
bonding company indicating its willingness to issue said payment and performance bond for this
project. Bonds for this project shall be issued by a bonding company listed in the current edition of the
Federal Register as a surety, must be kept in force for the duration of the contract, executed by a
resident agent of the State of Georgia and be in compliance with Georgia Revised Statutes.
To adequately protect the interests of the CCSD, the successful respondent shall procure and maintain
insurance during the life of the agreement. See Attachment "A" "Insurance Coverage" for required
coverage.
Evidence of required bonds and insurance shall be presented prior to the execution of the Mandatory
Amendment. Insurance policies to be carried under the agreement shall not be changed, canceled, or
allowed to expire without thirty (30) days prior written notification to the CCSD.
Immigration Reform Compliance Requirement
The successful Proposer will be required to certify compliance with the Immigration Reform and
Control Act of 1986 (IRCA), D.L. 99-603 and the Georgia Security and Immigration Compliance
Act OCGA 13-10-90 et.seq., by meeting or having complied with one of the (2) following
provisions and by executing any affidavits required by the rules and regulations issued by the
Georgia Department of Labor set forth at Rule 300-10-1-.01:
1) The Contractor warrants that Contractor has complied with the Immigration Reform and
Control Act of 1986 and the Georgia Security and Immigration Compliance Act by
registering at https://www.vis-dhs.com/EmployerRegistration and verifying information of all
new employees;
2) The successful proposer shall comply with the stipulations cited in Security and Immigration
Compliance Act OCGA 13-10-91. with respect to the proper federal authorizations regarding
the right to work for subcontractors and contractors.
Page 4 of 24

Background Check Affidavit
Successful Offeror will be required to execute a background check affidavit attesting to compliance
with said affidavit (form to be provided by Owner). Such affidavit will require that ALL personnel of
the CM who enter or occupy the Project site have passed a background check performed in
accordance with GBO GAPS processing service.
Similarly, the CM shall require that every subcontractor, sub-subcontractor, laborer, and any other
workers who perform any work on the Project site will be required to provide the same affidavit for all
their respective personnel.
Taxes, Fees, Code Compliance and Licensing
The Contractor shall be responsible for compliance of all materials and construction with the
requirements of all statutes, codes, and sanitary laws in effect in the City and/or County in which the
Work is performed. The Contractor shall obtain and pay all necessary permits, inspections, tests and
insurance required by law. In addition, if applicable to this project, Contractor shall pay for all utility
connection fees, tap fees, impact fees, taxes, and any other fees associated with any work related to
this project including utility connection/service to this project, as well as Land Disturbance/Notice of
Intent/Notice of Termination fees. All installation and construction work shall be done by
subcontractors licensed in the State of Georgia. The Contractor shall be responsible for compliance
with all applicable codes and statutes.
Payment
Contractor shall submit monthly payment applications using AlA G702 and AlA G703 Continuation
Sheets.
Page 5 of 24

LIST OF REPRESENTATIVE SERVICES TO BE PROVIDED BY THE CONTRACTOR
Project Planning
1. Evaluate documents for constructability, value opportunities, and scheduling at each phase of
design.
2. Participate and assist in planning meetings.
3. Conduct a Value Engineering review, including Life Cycle Cost, evaluations for alternate materials
and systems prior to the beginning of the Construction Documents phase.
4. Prepare and submit cash flow analysis to Owner.
Cost Estimating and GMP Pricing
5. Due to the project schedule, a preliminary and schematic document estimate is not required.
6. Provide cost estimate for design development submittal. Provide separate estimates for each of
the projects listed.
7. Provide guaranteed maximum price for construction.
Bidding and Awarding
8. Separate construction work into appropriate bid packages for each project (See Attachment "B").
Provide incentives for subcontractors in the event they are awarded bid packages for multiple
projects.
9. Develop requirements to assure time, cost, and quality control during construction.
10. Submit bid packages to the Owner for review before issuing to bidders. Be advised that the
Owner reserves the right to modify bid requirements for subcontractors, including insurance,
bonding, lien waivers, etc.
11. Provide an estimated construction schedule for issuance with the bid package for each project.
12. Identify bidders and generate bidder interest. Maintain a list of firms contacted and dates of
contact for review by the Owner.
13. Schedule and conduct pre-bid conferences in conjunction with the architect and representatives
from the CCSD.
14. Advertise and distribute bid documents.
15. Assist in development of necessary addenda and distributing of these addenda to known bidders.
16. Obtain at least three bids on each bid package.
17. Monitor bidder activity.
18. Review and analyze bids and recommend awards.
19. Collect executed contracts, purchase orders, affidavits of assurance, insurance certificates, and
performance and payment bonds and distribute copies to Owner, Architect and contractors.
20. Update schedule.
21. Conduct Pre-Construction meetings.
Page 6 of 24

Construction Phase
22. Management staff for construction manager to include a Project Manager, on-site Superintendent
for each project when simultaneous work is being performed. Superintendent shall have
supervised past projects of similar size and scope and have excellent performance references
from the Owners for a minimum of three (3) projects within a period of eight (8) years maximum.
Contractor shall submit his proposed project manager and superintendent and references for
review by the Owner and Architect with this proposal. The Contractor is responsible for
adequately staffing and maintaining the staff on this project at all times and if an Assistant
Superintendent is deemed necessary, the proposer shall include such.
23. Mobilization of job site: Provide and maintain a fully equipped project office facility on a single
site to perform all required Contractor duties and meetings and coordination of on-site
activities for each project. Project sites without a job trailer may use a designated space within
each building.
24. Assure timely procurement of all required permits.
25. Establish and maintain coordination procedures.
26. Develop and maintain a detailed schedule including delivery, approvals, inspection, testing,
construction, and occupancy.
27. Conduct and record a minimum of monthly job progress meetings following a Contractor
generated agenda with the Architect, Owner and all active trades, and follow-up with distribution
of minutes to all parties.
28. Coordinate and log all request for information (RFI's).
29. Maintain a daily log of jobsite activities.
30. Prepare and submit change order documentation for review and approval by the architect and the
CCSD. Review change order proposals to verify validity, purpose, and cost.
31. Maintain a system for review and approval of shop drawings.
32. Maintain written and photographic records and submit routine reports to the architect and the
CCSD.
33. Maintain quality control and ensure conformity to contract documents.
34. Establish and maintain a jobsite safety program.
35. Provide cost control through progress payment review and verification according to the approved
schedule and contract amounts.
36. Provide coordination of post completion activities, including the assembly of guarantees, manuals,
and the owner's final acceptance.
37. Coordinate and assure timely completion of final punch list.
38. Compile as-built drawings through-out construction.
39. Assemble close-out documents and forward to Architect for approval.
40. Coordinate any training specified for Owner's personnel.
41. Provide all services listed under "General Conditions" in Attachment "C" and further detailed in
Attachment "E".
Post Occupancy
42. Implement and coordinate the one (1) year warranty and one (1) year warranty inspection.
43. Respond to request for corrections for work items found not to be installed correctly.
44. Respond to warranty related request.
45. Assist in post-construction review of the facility.
Page 7 of 24

SELECTION PROCESS
The selection of the Contractor firm will be by an Evaluation Committee consisting of representatives
of the Cook County School District. The Evaluation Committee will receive and review the proposals
and conduct interviews as scheduled, if deemed necessary.
Phase I - Proposal Evaluation
The Proposals will be evaluated against specified criteria and required submittals to determine the
most responsible and responsive firm for this project. The specified criteria is listed as follows:
1. Firm Overview (5%)
2. Proposed Management Team (25%)
3. Relevant Construction Experience (20%)
4. Approach to CM-at-Risk (5%)
5. Approach to Warranty (5%)
6. Claims History (5%)
7. Financial Information (10%)
8. Contractor Fees (15%)
9. Local Participation (10%)
*Note: Item 8 will be used as a basis for negotiation with the highest ranked firm. In the event that
these items cannot be negotiated to mutually acceptable amounts, the Owner will proceed to
negotiations with the 2nd highest ranked firm.
Upon completion of the Phase I - Proposal Evaluation, CCSD may conduct an additional evaluation of
shortlisted Contractor firms via an interview if deemed necessary.
Phase II - Interviews
Contractor firms chosen for interviews will be notified of the place and time that the interview will be
conducted. The interview criteria will also be given to the shortlisted firms at that time.
Negotiation and Signing of Contract
Upon completion of Phase I, and Phase II (if required), an AIA A133-2019 Cook County School
District/Construction Manager as Constructor Agreement - Cost of Work Plus Fee with GMP contract
without Mandatory Amendment #1 will be executed between the selected Contractor and the CCSD.
A Guaranteed Maximum Price (herein after referred to as GMP) will be prepared by the Contractor.
The GMP shall be submitted to the CCSD and shall include a detailed project schedule, schedule of
values that includes contractor contingency, a schedule of trade packages with subcontractors,
clarifications and assumptions, and a monthly cash flow chart. Upon agreement by all parties on the
GMP, the Mandatory Amendment #1 will be completed, signed and attached to the contract and shall
constitute the full contract for the project. Once this is completed, a Notice to Proceed will be issued.
Upon the Owner receiving a fully executed contract, the Contractor may request payment for 100% of
Pre-Construction Services.
Page 8 of 24

RESPONSE FORMAT AND CONTENTS
General Information
Responses must be submitted in the format outlined in this section. Each response will be reviewed to
determine if it is complete prior to actual evaluation. Failure to provide accurate, up-to-date
responses to any and all portions of the RFP may result in disqualification without prejudice. The CCSD
reserves the right to eliminate from further consideration any responses that are deemed to be
substantially or materially unresponsive to the requests for information contained in this section. The
intent of the CCSD is that all responses follow the same format in order to evaluate each response
fairly. The CCSD may, during the course of the evaluation process, request additional information to
supplement and/or clarify the information provided.
Proposals will be evaluated in light of the material and substantiating evidence presented in the
proposal, and not on the basis of what is inferred.
Any exceptions taken to the terms and conditions of this RFP must be clearly identified. If no
exceptions are listed, it will be concluded that the proposer will meet, in every detail, the conditions
stipulated in this RFP. The RFP and the response will be incorporated into the contract.
Proposals may be modified or withdrawn by written notice received prior to deadline for receipt of
proposals. A proposal also may be withdrawn in person by a proposer or his authorized
representative, provided his identity is made known and he signs a receipt for the proposal, but only if
the withdrawal is made prior to the deadline set for receipt of proposals.
Each respondent shall provide the CCSD with eight (8) copies of his/her response. Begin each section
and subsection as described herein on a separate page. Number the pages in each section
consecutively. Each page shall have the name of the respondent indicated clearly across the bottom of
each page.
Submission of a response authorizes the Owner to make inquiries concerning the respondent and its
officers to any persons or firms deemed appropriate by the CCSD. Proposer consents to and
authorizes the full investigation of the information given herein or in such other forms completed in
connection with this proposal and consents to representatives of the CCSD contacting the named
references, named financial institutions, and such other persons as may be needed to confirm such
information, and waives any right proposer may have for such information or the intentional
withholding of material facts (as determined by the Authority in its sole discretion), shall be a reason
for rejection of the Proposal.
Questions that arise prior to the proposal submittal date shall be submitted by email to:
Travis Petitjean, Project Manager, tpetitjean@altmanbarrettarchitects.com
Joy Folsom, Superintendent of Schools, joyfolsom@cook.k12.ga.us.
Phone calls will not receive a response.
Page 9 of 24

Proposal Format
Cover Letter
Each proposal shall include a one-page cover letter at the beginning of the proposal. The cover letter
shall provide an overview, and summarize the key strengths of the submitting firm.
1. Firm Overview (5%): Briefly describe your firm, its officers, and executive management.
Explain your company philosophy as a Construction Manager, including any unique aspects of
your firm that separate you from your competitors. Factors such as years-in-business and
work experience will be considered.
2. Proposed Management Team (25%): Furnish an organizational chart for your firm specifically
indicating those who will be involved in this project, the amount of time they will be assigned
to the project and their specific assignments, resumes, and construction experience. Please
include detailed resumes of the management team proposed (Project Manager,
Superintendent, and Assistant Superintendent).
3. Relevant Construction Experience (20%): Specifically identify the top ten (10) most related
projects your firm has completed, and include the following information:
Project name, location & description
Original GMP or original bid compared to final cost
Original schedule compared to actual completion time
Reference for the project with name, address and phone number
4. Approach to CM-at-Risk (5%): Describe your general approach to the cost, schedule, quality
control, and safety methods for this project as they relate to Construction Management-at-
Risk. Describe your firm's project management systems and how your firm intends to provide
preconstruction and construction management services. Submit your firm's safety rating on
the last 5 projects over $8 million and your firm's overall safety rating.
5. Approach to Warranty (5%): Describe your firm's process for responding to warranty issues
that may arise and what level of service the owner can expect after project completion and
throughout the warranty period.
6. Claims History (5%): List all litigations, arbitrations, and mediations in which the firm has been
involved in the past ten (10) years and indicate the disposition of each such claim, the name of
the owner, and the nature of the claim.
7. Financial Information (10%): Provide one copy, in a separate sealed envelope marked
"FINANCIAL INFORMATION", of a reviewed and/or audited financial statement, balance sheet
and income statement for the firm prepared by a certified public accountant. The financial
statement must be within 6 months of year end, but in no case more than 18 months old.
Provide a compliance letter from your bonding company showing consent to provide 100%
Performance and Payment Bonds for your services as a Contractor. Each respondent shall
provide a certificate of insurance detailing their firm's present coverage and limits. Insurance
agent shall certify that they are licensed to perform business in the State of Georgia. The
Page 10 of 24