New construction of a fire / police facility in Johns Creek, Georgia. Working plans call for the construction of a 25,000-square-foot fire / police facility.

Written inquiries regarding this Request for Proposal must be addressed to: Russell Small Atlas Technical Consultants LLC Email: russell.small@oneatlas.com Deadline for question submittal is Tuesday, August 5, 2025 by 10:00 am. The City of Suwanee, Georgia seeks sealed competitive qualifications and fee proposals from General Contractors for Construction Manager At-Risk (CMAR) for Pre-Construction and Construction Services for the New Suwanee Police Headquarters to be located on three parcels at 3917-3925 Lawrenceville-Suwanee Road, Suwanee, Georgia, 30024. The services to be performed include, but are not limited to: o Active participation in the design process including: cost estimating with cost projections due at each milestone, value engineering, bid procurement package preparation and distribution to subcontractors and suppliers; negotiations with subcontractors; o Evaluation, suggestions and recommendations for cost effective construction methods and techniques throughout the design process o Award for procurement of materials and subcontractor services in cooperation with the Owner o Construction including furnishing all labor, materials, supervision, tools, equipment, etc. associated with the construction The building is anticipated to be approximately 25,000 SF. SCOPE OF WORK A. BASIC INFORMATION AND REQUIREMENTS It is the desire for the new Police Headquarters to be approximately 25,000 SF (size may be larger or smaller depending on layout, activities and budget). The Owner will determine the priority of the activities/areas/amenities to be included in the project based on input from the CMAR and Design Consultant. These may include, but not be limited to the information shown in attached Exhibit B. The CMAR scope of work shall consist of working closely with City staff, and the Design Consultant to provide preconstruction services including cost estimates and construction recommendations to facilitate further prioritization, refinement and development of the design of the project. The final scope of work shall be determined as the design progresses based on information generated by the Design Consultant and CMAR and the established construction budget. The 2023 SPLOST Program approved by the voters includes a construction budget of approximately $15,500,000.00 toward the development of the site and building. A major requirement of the design process is to ensure that the design process will be conducted in a cost effective manner while providing the desired end result. Working closely with the Owner and the Design Consultant will be required to assist the Owner understanding various options and the associated budget implications. The construction budget includes all costs associated with the construction of the project except the following: design fees, geotechnical investigation, soils and materials testing and special inspections. Any other costs, including FF&E costs, associated with the project shall be funded from the construction budget. The final budget will be established through the design process. Value engineering items may be itemized for consideration to ensure the project is awarded within the established construction budget. County, State of Georgia, Federal or any other applicable agency. The CMAR shall pull the permit(s) based on approvals secured by the Design Consultant. In order to pull the permits, the CMAR shall be a General Contractor licensed by the State of Georgia. The CMAR may be required to accompany the Design Consultant in meetings with permitting authorities to discuss permitting requirements and strategies as it relates to code compliance. The scope includes all items identified in this RFP and items necessary to prepare and present a complete and comprehensive project. B. DESIGN AND PRECONSTRUCTION PROCESS It is the City 's desire that the CMAR work closely with the City and the Design Consultant as a team to provide the optimum value for the project. Therefore, the CMAR shall be an active participant in the preconstruction process and work closely with the City and the Design Consultant to ensure that the facility is designed to provide the maximum product available within the established construction budget. The CMAR and Design Consultant shall prepare and establish a design and permitting schedule in the early stages of the project to ensure the construction starts by the date established in the Special Terms and Conditions. The document in Attachment C at the end of this document entitled "Construction Manager at Risk - Request for Proposals, Professional Design and Construction Administration Services for Suwanee Police Headquarters" defines the scope of work for the Design Consultant to be selected under separate contract. It is mandatory that firms submitting a proposal for the CMAR contract review the document in Attachment C prior to submitting a proposal. This document defines the desired scope of work for the project and may further define responsibilities and expectations of the CMAR. The design shall be prepared with deliverables at major milestones identified to ensure the end product provides the desires of the City within the available construction budget. Those milestones include: programming/schematic design, preliminary design, design development and construction documents. The CMAR will provide cost estimates at the end of each milestone at a minimum various other cost projections for value engineering items. Design and Preconstruction tasks required include, but are not limited to: 1. Attend project team meetings including meetings at the conclusion of each milestone (schematic/programming, preliminary design, design development, construction documents) and as needed during the development of each phase of design. 2. Provide technical input and guidance on means and methods of construction, materials, details, bidding formats, projected costs and types of separate bidding packages throughout the design process. The technical input, particularly cost input and guidance as it relates to construction techniques, means and methods, etc. is critical to the success of the project. 3. Provide detailed construction cost estimates at each major milestone during the design, working with the Design Consultant and Owner to ensure the project will be completed within the established construction budget. However, be advised that the CMAR role is much more than merely providing cost estimates at each milestone. Technical input through each phase of the design to ensure a cost effective approach to construction is critical. Separate meetings between the Design Consultant and the CMAR will be required during the design process. Cost estimates shall be based on the design documents, but include a listing of potential value engineering suggestions. 4. The cost estimates at each milestone of the design process (schematic/programming, preliminary design, design development, construction documents) will be utilized by the City to make decisions about work to be included, omitted or bid as alternates. The CMAR shall work closely with the Design Consultant throughout the design process to ensure cost effective construction techniques and details are incorporated into the design within the established budget. 5. The CMAR, working with the Design Consultant, shall provide assistance in prioritizing the various aspects and options of the work considering the budgetary constraints. The Design Consultant shall work closely with the CMAR and the City to keep the City informed on the projected costs of the project. 6. Perform constructability reviews at each major phase of the design process to ensure methods of construction conform to traditional construction methods resulting in the greatest value and most cost feasible options for the City . 7. When the design documents have been developed in sufficient detail, provide a guaranteed maximum price (GMP) for the project. 8. Develop requirements and process documentation to ensure safety, quality assurance and schedule adherence. 9. Develop a construction budget to be maintained throughout construction. 10. Identify possible value engineering options throughout the design process for presentation to the City and Design Consultant. 11. Prepare bid packages, distribute bidding documents and solicit quotes from subcontractors and suppliers. 12. Review and analyze subcontractor bids. Make recommendations for subcontractor and supplier selection for City's review and approval. Accounting for the project shall be an open book accounting policy. A minimum of three bids shall be required for each subcontractor and supplier prior to the issuance of subcontracts, purchase orders or other contractual commitments. The City shall be allowed to review subcontractor bids prior to award of subcontracts or purchase orders. 13. Award subcontracts and purchase orders. 14. Develop requirements and process documentation to ensure time, cost and quality control during construction. 15. Provide a provisional CPM construction schedule to establish the construction timeline and for issuance with bid packages. 16. Schedule and conduct pre-bid conferences for major subcontractors. 17. Maintain and update the project schedule. 18. Refer to the Special Terms and Conditions, below for additional requirements C. CONSTRUCTION PHASE 1. Assume responsibility for the site and construction of the project. 2. Maintain qualified and sufficient on site and support staff. 3. Develop and maintain a detailed schedule (CPM) including approvals, delivery, construction, inspection, testing, and occupancy. 4. Issue contracts, purchase orders or other appropriate procurement vehicles to subcontractors and vendors. Manage the work of selected subcontractors and vendors as well as the work of CMAR personnel. 5. Maintain and update the project schedule. Schedule and coordinate all work with selected subcontractors. 6. Identify and implement means and methods required for the construction. 7. Implement and maintain a safety program. Safety and security of the construction site is very important to the Owner and implementation and enforcement is the responsibility of the CMAR. 8. Maintain a system for review and processing of submittals. Review all submittals for compliance with contract documents, stamp them indicating results of review and, if deemed to meet the requirements of the contract documents, submit to the Design Consultant and Owner for review. 9. Conduct bi-weekly meetings with the Owner and Design Consultant. Coordinate attendance of subcontractors if needed. 10. Conduct regular project meetings and record the minutes of meetings with subcontractors 11. Procure construction materials and equipment including FF&E items, if included in the project. 12. Coordinate construction efforts and final connections and approvals with utility service providers for the project. 13. Submit monthly reports to the City and Design Consultant detailing actual progress vs. planned progress, costs expended to date and cost projections, planned work for the upcoming month, disputes, quality issues, photos, etc. Schedule and document monthly meeting to present report and discuss the project. 14. Prepare and submit change order documentation for review by the Design Consultant and Owner. 15. Establish a quality control program, maintain quality control and ensure conformity to the plans and specifications. 16. Schedule and coordinate all required inspections including special inspections, soils and materials testing and any other required third party inspections. Potential known inspection authorities for the project include the City of Suwanee, Gwinnett County, Georgia D.O.T. identified during the design shall be required. 17. Provide a schedule of values based on the GMP pricing for review and approval by the City and Design Consultant. Adjust schedule of values as required based on pricing received from subcontractors and suppliers. 18. Review subcontractor payment requests with the City and Design Consultant, if requested. Make recommendation for approval and make timely payments. 19. Obtain Certificate of Occupancy and other relevant documents required for the City to occupy and utilize the facility. 20. Provide close out activities including the assembly of warranties, guarantees, operations and maintenance manuals, training, and other close out documents. 21. Prepare and maintain record documents and as-built drawings on site. Transmit as-built drawings to the Design Consultant at the completion of the project. 22. Scheduling of testing, owner training and other inspections, documentation and video of all commissioning activities. 23. Refer to the Special Terms and Conditions below for additional requirements D. WARRANTY PHASE 1. Ensure the timely completion of punch list items. 2. Coordinate, monitor and resolve all warranty issues to the satisfaction of the City during the warranty period. Contact subcontractors to ensure response to request for warranty work. 3. Schedule and conduct a midyear and 11 month warranty walk thru with the Owner.