RFQ26-02 CM At-Risk Services

REQUEST FOR QUALIFICATIONS
RFQ 26-02
APRIL 15, 2026
CONSTRUCTION MANAGEMENT AT-RISK
SERVICES
FOR
DUNWOODY HOMECOMING PARK
CITY OF DUNWOODY
PROCUREMENT/PURCHASING
4800 Ashford Dunwoody Rd
RFQ 26-02 1
City of Dunwoody

FACT SHEET
Solicitation Number: RFQ 26-02
Construction Manager At-Risk Services - Homecoming Park
Title of RFQ:
Project
Issue Date: April 15, 2026
Pre-Qualification Site Visit: Monday, April 27, 2026, at 10AM EST
Homecoming Park
Pre-Qualification Site Visit
4809 Vermack Rd
Location:
Dunwoody, GA
Last Day to Submit Questions: Friday, May 1, 2026, by 4PM EST
Qualification Due Date: Monday, May 11, 2026, by 5PM EST
Copies of Qualification
(1) original, (1) copy and (1) electronic PDF on a USB drive
Required:
Dunwoody City Hall
Qualification Submission Attn: John Gates
Location: 4800 Ashford Dunwoody Rd
Dunwoody, GA
Shortlist Notification Monday, May 18, 2026
Interview Date: Thursday, May 28, 2026
Construction Budget: $4,200,000
Construction Start - Quarter 4 of 2026
Desired Project Schedule:
Occupancy - Quarter 3 of 2027
RFQ 26-02 2
City of Dunwoody

Table of Contents
INTRODUCTION ....................................................................................................................................................... 4
BACKGROUND ......................................................................................................................................................... 4
SCOPE OF WORK ..................................................................................................................................................... 4
PURCHASING CONTACT AND QUESTIONS .............................................................................................................. 6
PRE-QUALIFICATION SITE VISIT ............................................................................................................................... 7
ADDENDA ................................................................................................................................................................ 7
QUALIFICATION SUBMISSION AND DUE DATE ....................................................................................................... 7
QUALIFICATION RESPONSE INFORMATION & FORMAT ......................................................................................... 8
QUALIFICATION EVALUATION CRITERIA ............................................................................................................... 10
INTERVIEW INFORMATION ................................................................................................................................... 10
FEE PROPOSAL ...................................................................................................................................................... 11
FINAL EVALUATION & SELECTION ......................................................................................................................... 11
GENERAL INFORMATION ...................................................................................................................................... 12
STANDARD INSTRUCTIONS ................................................................................................................................... 14
ADDENDA ACKNOWLEDGEMENT FORM .............................................................................................................. 16
NON-COLLUSION AFFIDAVIT OF VENDOR ............................................................................................................ 17
CONTRACTOR AFFIDAVIT UNDER O.C.G.A. 13-10-91(b)(1) ................................................................................ 18
RFQ 26-02 3
City of Dunwoody

INTRODUCTION
The City of Dunwoody is requesting Competitive Sealed Qualifications for Construction Management At-Risk
Services for the Homecoming Park Project. Instructions for preparation and submission of a Qualification are
contained in this packet. Qualifications must be typed or printed in ink.
The City of Dunwoody provides equal opportunity for all businesses and does not discriminate against any
person or business because of race, color, religion, sex, national origin, handicap or veterans' status. This policy
ensures all segments of the business community have access to supplying the goods and services needed by
the City of Dunwoody.
The Owner has hired a Program Manager, Comprehensive Program Services, Inc. (CPS), to facilitate the design
and construction of the Project. The Owner has also hired a Design Professional, to provide design and
construction administration services for the Project. The Program Manager, Design Professional and
Construction Manager At-Risk (CM At-Risk) will each contract separately with the Owner, and these parties will
be the nucleus of the Project Team. Design and construction will be happening simultaneously, so teamwork will
be the fundamental ingredient in the relationships between the parties.
During Pre-Construction, the CM At-Risk will be responsible for pricing and value management, logistics
planning, as well as maintainability and constructability issues. Upon 70% completion of the Construction
Documents, the CM At-Risk, with the support and assistance of the Owner's Representative and the Design
Professional, will present a Guaranteed Maximum Price (GMP) for all construction and site development.
Construction will commence with the release of distinct work packages while the total design documents are
being finalized. No work will commence until a GMP has been submitted by the CM At-Risk and approved by
the City of Dunwoody. The schedule provides for Certificate of Occupancy to be obtained by Q3 of 2027 for the
Homecoming Park Project. The Proposer should demonstrate within their Qualification their experience in
dealing with this type of Project under this schedule requirement including the specific tasks with dates as
requested within this RFQ. This also should take into account the role of the Owner, Program Manager, and
Design Professional.
The CM At-Risk will not self-perform any work, unless specifically authorized by the Owner, and will competitively
bid all Subcontracts and other work appropriate for competitive bidding through the Owner with assistance from
the Program Manager and Architect. All Bid Package results will be reviewed by the entire team with a
recommendation for award to be presented to the Owner by the Program Manager for approval. Upon approval,
a Contract or Purchase Order will be issued between the CM At-Risk and each Subcontractor.
BACKGROUND
The Homecoming Park Project will consist of the development of 9.3-acres owned by the City of Dunwoody
intended to create a community focused public park that integrates recreational amenities, pedestrian event
structures, and natural outdoor wellness and garden areas.
These amenities can be found for reference use in the Master Plan Concept included under Exhibit A, which
can be used solely as a reference point, and is subject to change throughout the design process.
SCOPE OF WORK
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 contract executed with the Owner.
I. Design and Pre-construction Phase
1. Develop a Critical Path Method (CPM) master schedule to include all pre-construction and
RFQ 26-02 4
City of Dunwoody

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. Advise 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 Delegated Design
Services as it relates to Specialty Systems, including but not limited to: Roof-mounted
photovoltaic systems to power the buildings and the Gazebo structures (2).
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 to residents and City of Dunwoody officials
and staff.
II. Bidding and Award Phase
1. Arrange bid packages.
2. Bid out early construction packages, as required.
3. Provide (with team recommendations) bid packages for Owner review and approval. Develop a
scope checklist to ensure clarity of scope included in each package.
4. Develop requirements to ensure time, cost and quality control during construction.
5. Provide a provisional CPM schedule for issuance with bid packages.
6. Determine bidders with input from Owner, Program Manager, and Architect.
7. Schedule and conduct pre-bid conferences in conjunction with the Program Manager and Design
Professional.
8. Advertise and distribute bidding documents.
9. Monitor bidder activity.
10. Review and analyze bids. Conduct scoping meetings with bidders.
11. Issue Contracts and/or Purchase Orders with Subcontractors, Integrators, and Suppliers with
respect to the approved bid packages.
12. Submit Guaranteed Maximum Price (GMP) with full scope checklists and bid information.
13. 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.
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.
RFQ 26-02 5
City of Dunwoody

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 CADD disk to be
submitted to the Owner for maintenance and operations use.
12. Coordinate project closeout activities, including the assembly of warranties/guarantees, operation
& 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.
PURCHASING CONTACT AND QUESTIONS
All questions concerning this invitation and all questions arising subsequent to award must be in writing and are
to be addressed to:
John Gates
Purchasing Manager
4800 Ashford Dunwoody Rd
Dunwoody, GA 30338
John.Gates@dunwoodyga.gov
AND
Jacob Adams
Program Manager/Owner's Representative
CPS
jadams@cps-atlanta.com
To maintain a "level playing field", and to assure that all proposers receive the same information, proposers are
requested NOT to contact anyone other than the contact above until after the award of the contract. Doing so
could result in disqualification of the proposer.
Written responses to all written inquiries received by the outlined date and time in the Fact Sheet will be posted at
the City's Website under Business and Procurement Opportunities.
Proposers should periodically check the city's website for addenda and updates.
RFQ 26-02 6
City of Dunwoody

PRE-QUALIFICATION SITE VISIT
A mandatory site visit for interested firms will be conducted at the time and date shown in the Fact Sheet. The Owner
reserves the right to disqualify a proposer from the selection process due to a failure by a proposer to arrive for the
site visit by the scheduled time. Failure to attend a mandatory site visit will automatically result in disqualification
from the selection process.
ADDENDA
Answers to questions submitted that materially change the conditions and specifications of this RFQ 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 City's Website, under Procurement Opportunities.
QUALIFICATION SUBMISSION AND DUE DATE
(1) original, (1) copy and (1) electronic PDF on a USB drive are to be submitted to:
Attn: John Gates
Purchasing Manager
4800 Ashford Dunwoody Road
Dunwoody, GA 30338
Qualifications must be submitted no later than Monday, May 11, 2026, by 5PM EST. Qualifications must be
received at the address indicated above in a sealed envelope or container marked "RFQ 26-02, Qualifications for
Construction Manager At-Risk Services - Homecoming Park Project" and be delivered to the Owner by the stated
deadline above. Include the Proposer's company name, contact name and phone number on the submitting
envelope or container.
No Qualification will be received or accepted after the above specified date and time of the Qualification opening.
Qualifications submitted after the designated date and time will be deemed invalid and returned unopened to the
Proposer. Qualifications submitted via facsimile or email shall be rejected.
Interviews will be conducted with those Firms deemed most qualified to provide the services outlined in this RFQ.
The Procurement Department and Evaluation Committee make a recommendation for award. The City Council
will make the actual award of the contract and has the authority to award the contract to a company different
than the company recommended by the Procurement Department and/or Evaluation Committee.
Issuance of this RFQ does not constitute a commitment on the part of the Owner to award a Contract pursuant
to this RFQ. The Owner reserves the right to reject any and all Qualifications submitted in response to this RFQ,
in whole or in part, for any reason, and to award a Contract pursuant to this RFQ or cancel this RFQ if it is
considered to be in the best interests of the Owner. The Owner further reserves the right to make changes to
this RFQ at any time by issuance of written addendum/addenda, amendment(s) or clarification(s). Addenda will
be posted on the City's Website under Business and Procurement Opportunities.
No Proposer may withdraw its Qualification and must honor its Qualification for 90 days after the actual date of the
opening thereof or until the City of Dunwoody executes a Contract, whichever is sooner.
RFQ 26-02 7
City of Dunwoody

QUALIFICATION RESPONSE INFORMATION & FORMAT
Qualifications must be on 8 12" x 11" paper. Responses are limited to using a minimum of an 11-point font. Total
page count of the submittal must not exceed 40 pages, including all Affidavits and Forms. Emphasis should be on
completeness, relevance, and clarity of content.
To expedite the review of Qualifications, it is essential that respondents follow the format and instructions outlined
below. The content of all Qualifications must be categorized and numbered as outlined below and must address in
a responsible and responsive manner all requested information.
Provide the following Qualifications and Information within the Sections of the RFQ:
A. Cover Letter/Firm Information
Provide a cover letter signed by an owner, officer, or authorized agent of the Firm, inclusive of the
following information:
A1 Provide basic company information: company name, address, name of primary contact,
telephone number, fax number, e-mail address, and company website (if available). Identify
office from which project will be managed and this office's proximity to the project site. If the
Firm has multiple offices, the qualification statement shall include information about the
parent company and branch office separately. If the project is a Joint Venture, include
information about each company participating in the joint venture.
A2 Briefly describe the history and growth of your Firm(s). Provide general information
about the Firm's personnel resources, including disciplines and numbers and classifications
of employees, and locations and staffing of offices.
A3 List the Firm's annual revenue for the parent office and the local office separately, if
applicable, for the past five (5) years and supply main financial and banking references.
A4 Has the Firm been involved in any litigation in the past five (5) years? Describe your
experience with litigation with Owners and/or Design Professionals. List any active or
pending litigation and explain. List any claims against your Firm or against Owners where
your Firm is named.
A5 Has the Firm, or a member thereof, ever been removed from a Contract or failed to
complete a Contract as assigned? If yes, provide explanation.
B. Experience and Qualifications
B1 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.
B2 Designate the specific individuals to fill the following key roles on your team, inclusive of
resumes listing relevant project experience and percent 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)
B3 Provide three to five examples of your team's recent experience in similar projects,
especially related to public park projects of similar size. Preference is for chosen projects
to have been with proposed team members working together.
- Brief description of project (to include project delivery method, square footage,
number of stories, whether there were early release construction packages, etc.).
- Construction budget and final construction cost / description and cost of
construction change orders.
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City of Dunwoody

- Schedule Information, including number of months to construct project;
summarize the actual schedule performance relative to the initial project
schedule.
- Key personnel from your Firm that provided services.
- Any early release construction packages that were required on the project, and
whether the GMP was able to be presented within the existing construction budget.
- Special features (energy conservation, awards received, etc.).
- Owner's current contact information.
- Program Manager's current contact information, if applicable.
- Design Professional's current contact information.
B4 Provide three Owner references with current contact information, including phone number
and e-mail. Include reference/recommendation letters, if applicable. It is the Proposer's
responsibility to ensure that the listed contact and phone number are current.
C. Services and Approach
C1 Describe your approach to pre-construction services, including constructability reviews,
access and maintainability input, lifecycle considerations, and logistics planning.
C2 This project has a fixed budget that cannot be exceeded. Describe your approach to
cost estimating and value engineering/management, and your approach to ensure the City
of Dunwoody receives the greatest value and full program for the budget dollars allocated.
Additionally, explain your experience mitigating the recent escalation trends and supply chain
issues seen in the construction industry. Provide specific examples.
C3 Describe your approach to construction contingency management. How is the
contingency value determined, how are the funds managed, and what is the expected
approval process prior to allocation of funds?
C4 Outline your schedule management plan for this project during construction.
Describe systems and procedures your Firm uses to manage the project schedule.
C5 Outline your Subcontractor management plan, including Contract Document
compliance procedures, project accounting procedures, and issue resolution. Describe
your process to protect the Owner from Subcontractor or supplier bankruptcy during the
course of a project. Describe your approach to management of Design Assist
Subcontractors and/or Specialty Contractors.
C6 Indicate whether you plan to use a Contractor Controlled Insurance Program (CCIP)
and Subcontractor Default Insurance (SDI); if so, provide your Firm's experience with using
these programs and explain in detail how they would benefit the Owner from both a liability
and cost standpoint.
C7 At your option, you may provide any additional supporting documentation or
information which would be helpful in evaluating your Firm's qualifications and commitment,
such as Building Information Modeling experience, lean construction methodologies, etc.
D. Affidavits and Forms
D1 Provide a letter of commitment from Surety or Sureties regarding bonding capacity
and availability to bond this Project for $4,200,000.
D2 Provide your current insurance certificate.
D3 Provide a completed Addenda Acknowledgement Form.
D4 Provide a completed, notarized Non-Collusion Affidavit of Vendor.
D5 Provide a completed, notarized Contractor Affidavit.
D6 Provide a valid and current Georgia General Contractor's License. A Residential
Basic or Residential/Light Commercial Contractor's license will not be accepted.
D7 Provide a copy of the most recent completed year's financial statements (Income
Statement and Balance Sheet) for the Firm. One copy shall be submitted in a separate sealed
envelope with RFQ 26-02, the submitting Firm's name, and the words "Financial Statements"
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City of Dunwoody

on the envelope. Financial Statements will not count towards the page limit.
QUALIFICATION EVALUATION CRITERIA
The evaluation to determine the shortlist will be based on the Selection Criteria listed below.
1. Staffing and Availability - Evaluation of the list of personnel specifically assigned to the proposed project,
including their qualifications and overall experience on projects of similar nature and complexity to the
proposed project. Evaluation of the workload of the Proposer and the staffing to be assigned to the
proposed project; time schedule of the Proposer in relation to that of the proposed project location of the
offices or facilities from which the services are to be provided to the Owner. Criterion Weight: 30%
2. Experience/Performance - Review of past performance on projects of similar nature and complexity as
the proposed Project; evaluation of client references whether included in the Qualification response or
not; overall responsiveness to Owner's needs. Criterion Weight: 30%
3. Approach - Evaluation of the overall understanding of the scope of the proposed project; completeness,
adequacy, and responsiveness to the required information of the RFQ. This should include a preliminary
Project schedule by task and milestones that will be used to procure the Project. Provide in detail the
services your Firm will be providing. Criterion Weight: 30%
4. Suitability - Firm's apparent suitability to provide services for project, the firm's apparent fit to the project
type and/or needs of the Owner, experience with project type, delivery method, performance on past work
and any special or unique qualifications for the project, current and projected workloads, the proximity of
office to project location and other services offered by the firm. Criterion Weight: 10%
The Evaluation Committee will review the responses to the RFQs and provide a score for each based on the
Selection Criteria above. The Evaluation Committee will convene and summarize the points earned by each Firm,
then establish a shortlist of Firms found to have submitted Qualifications reasonably susceptible of being selected
for award. The Evaluation Committee shall select Firms to be invited to participate in an interview and fee proposal
process and provide notification to the shortlisted Firms within the time outlined in the Fact Sheet.
INTERVIEW INFORMATION
The primary intent of the formal interview process is to provide the Evaluation Committee with in-depth and
clarifying information about the Firm; information provided should assist the Evaluation Committee in making an
informed decision as to the Proposer best suited for the work. The time allotted to each Firm for the interview will
not exceed 60 minutes to include: 5 minutes for setup, 30 minutes for Proposer presentation, 20 minutes for
Evaluation Committee questions, and 5 minutes for knockdown.
Firms should focus their presentations on:
* The detailed plan for involvement in preconstruction.
* Managing the construction, cost, schedule, and quality on the Project.
* Why is your team the best choice for the Homecoming Park Project, particularly from a schedule and cost
standpoint?
Firms are discouraged from reviewing general company history and past experience previously submitted in the
Project Qualification unless this information is particularly relevant to the presentation.
An HDMI connection and monitor will be available for interviewing firms; firms should be prepared for
alternative setup in case of any unforeseen technical difficulties.
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City of Dunwoody