2025_122_RFP _ Kensington Livable Centers Ini.pdf

DeKalb County Department of Purchasing and Contracting

October 6, 2025

REQUEST FOR PROPOSALS (RFP)

FOR

KENSINGTON LIVABLE CENTERS INITIATIVE

MASTER PLAN STUDY UPDATE

Solicitation No.:

Procurement Agent:

Email:

Non-Mandatory Pre- Proposal Conference:

2025-122-RFP

Jordan M. Rodges jmrodges@dekalbcountyga.gov

Wednesday, October 15, 2025, at 11:30 A.M. EST (via Zoom Webinar Link:

https://dekalbcountyga.zoom.us/webinar/register/WN_PganuL9kTPa6inTx4WMRvQ)

Deadline for Submission of Questions:

Deadline for Receipt of Proposals:

5:00 P.M. EST, October 17, 2025

3:00 P.M. EST, November 5, 2025 (via Zoom Webinar Link:

https://dekalbcountyga.zoom.us/j/82918633468)

THE RESPONSIBILITY FOR SUBMITTING A RESPONSE TO THIS RFP TO THE

DEPARTMENT OF PURCHASING AND CONTRACTING OF DEKALB COUNTY

GOVERNMENT ON OR BEFORE THE STATED DATE AND TIME WILL BE SOLELY AND

STRICTLY THE RESPONSIBILITY OF THE RESPONDER.

TABLE OF CONTENTS

Section Title Page

I. Introduction II. Scope of Work III. Proposal Format

A. Cost Proposal B. Technical Proposal C. Federal Work Authorization Program

IV. Criteria for Evaluation V. Contract Administration

A. Standard County Contract B. Submittal Instructions C. Non-Mandatory Pre-Proposal Conference D. Questions E. Acknowledgement of Addenda F. Proposal Duration G. Project Director/Contract Manager H. Expenses of Preparing Responses to this RFP I. Georgia Open Records Act J. First Source Jobs Ordinance K. Business License L. Ethics Rules M. Right to Audit N. DeKalb County’s Title VI Policy Statement O. Cooperative Agreement

VI. Award of Contract Attachment A. Scope of Work Attachment B. Cost Proposal Attachment C. Consultant Affidavit Attachment D. Sub-Consultant Affidavit Attachment E. Consultant Reference and Release Form…………………...26 Attachment F. SubConsultant Reference and Release Form Attachment G. First Source Jobs Ordinance Information Forms Attachment H. Sample County Contract Attachment I. Proposal Cover Sheet

Exhibit A – Project Location Map Exhibit B – Disadvantaged Business Enterprise Plan Exhibit C – Budget Estimate

INTRODUCTION

Purpose DeKalb County seeks electronic proposals from qualified firms to develop the Kensington LCI Master Plan for the approximately 870-acre Kensington LCI area in unincorporated Decatur, Georgia beyond the 35-acre TOD area. LCI is the acronym for Livable Centers Initiative. The plan update will consider the area’s growth and change over the last decade, with a focus on potential redevelopment opportunities for a large catalytic site owned by the County (Government Center) just a short distance from the MARTA station. With the community’s input and updated policies, the County seeks to refine and enhance recommendations from previous studies, creating a community-driven concept for land use and connectivity within the larger LCI area. The study will focus on the following geographic area to inform all project activities and recommendations.

This project will be funded, in part, with federal funds under the Surface Transportation Block Grant program as administered to the County by the Atlanta Regional Commission (ARC). All the necessary services provided in this subgrant contract will support the study of LCI-related programs and projects in DeKalb County. The study area is located in a dynamic urban county with a resident population in excess of 700,000. The study boundary area, as shown in Exhibit A - Project Location Map, consists of I-285 on the east; from Kensington Road to Porter Road on the southeast; Covington Highway to Kensington Road on the southwest; Clarendon Avenue on the east; and Old Rockbridge Road on the north.

Surrounded by numerous multifamily neighborhoods, the study will also consider the area of influence within a half-mile radius of the boundary.

This project is subject to the Disadvantaged Business Enterprise (DBE) Plan requirements, which has been outlined in Exhibit B.

Background Portions of the Atlanta Metropolitan Transportation Planning Area are in maintenance for both ozone and PM2.5 standards under the Clean Air Amendments of 1990. Because of this designation, the region must look toward better development practices that support increased use of transportation modes other than single occupant vehicles (SOV) to help reduce emissions and meet air quality requirements. The LCI Program seeks to increase the use of alternatives to driving alone by developing transportation projects and other programs to improve accessibility, expand mixed-uses, utilize transit and support further development in the study area. Evaluation of the existing structure and development of likely scenarios should produce recommendations for future investment that support ARC’s Livable Centers Initiative Program. Improving safety and walkability will result in increases of the alternatives to driving alone.

C. Goals and Objectives

The goal of the Kensington LCI update is to reevaluate and update the LCI work program for the study area considering the significant growth and development that has taken place over the last decade, to strategize and develop catalytic opportunities, and to further promote the creation of transit-oriented development. DeKalb County conducted an LCI study for the Kensington MARTA Station and its surrounding area starting in 2002, with a supplemental update completed in 2012. Recently, DeKalb County also incorporated MARTA's 2023 Kensington Station Transit-Oriented Development Master Plan into the 2012 Supplemental Kensington LCI Transit-Oriented Development (TOD) plan as an amendment to the County's comprehensive plan.

D. Projected Timeline

The following are key milestone timeframes by which critical tasks must be completed to keep the LCI Study on schedule and ensure timely delivery of all project components.

Adhering to these deadlines is essential for maintaining alignment with the overall project timeline and fulfilling requirements set forth by the Atlanta Regional Commission (ARC), the study’s primary funding and oversight agency. DeKalb County staff will be available to support the consultant team, as needed, to help meet these deadlines and ensure successful completion of the study in accordance with ARC guidelines. The below timeline is inclusive of DeKalb County actions, awardee actions and joint responsibilities.

1. RFP Advertised – October 2025 (DeKalb)

2. Evaluation of Proposals – November 2025 (DeKalb)

3. Process of Recommendation and Award - November 2025 - December 2025 (DeKalb)

4. Completion of Post-Award Requirements/Contract Execution - January 2026 - February

2026 (Joint)

5. Project Kickoff - Early 2026 (Joint)

6. Project Close-out and Ordinance Adoption - October 31, 2027 (Awardee)

This timeline may be adjusted by the County only, if needed.

E. Budget Estimate

The budget estimate has been outlined in Exhibit C - Budget Estimate. The estimate provides a breakdown of total costs by incorporating each Task as provided in Attachment A, Scope of Work.

F. Required Documents

The following Required Documents Checklist includes a list of attachments which are requested to be completed and returned with the Responder’s technical proposal:

Required Documents Attachment Cost Proposal Form (1 copy, separate & sealed) * B Consultant Affidavit C

SubConsultant Affidavit D Consultant Reference and Release Form E SubConsultant Reference and Release Form (make additional copies as needed)

F

First Source Jobs Ordinance Acknowledgement Form

G

New Employee Tracking Form G Proposal Cover Sheet* I ARC DBE Good Faith Efforts Form 1*

Business License -

*Failure to complete and return these attachments with your proposal will render your proposal non-responsive.

The services shall commence within ten (10) calendar days from receipt of written notice to proceed and shall be completed within one (1) year.

II. SCOPE OF WORK

Consultant shall provide services as defined in Attachment A, Scope of Work, attached hereto and included herein by reference.

III. PROPOSAL FORMAT

Responders are required to submit their proposals in the following format:

A. Cost Proposal

1. The cost proposal must be submitted electronically in a separate pdf via the County eProcurement Portal at https://procurement.opengov.com/portal/dekalbcountyga , with the Responder’s name and “Cost Proposal for Solicitation No. 2025-122-RFP for Kensington LCI Master Plan Study Update” (see Attachment I, Proposal Cover Sheet).

2. The pdf containing the cost proposal should be uploaded separately as an additional attachment and should not be included with the technical proposal documents.

3. DO NOT INCLUDE FEES OR COSTS IN ANY AREA OUTSIDE OF THE COST

PROPOSAL. Including fees in any area outside of the Cost Proposal and failure to upload the Cost Proposal as a separate attachment shall result in Responder’s proposal being deemed non-responsive.

4. Responders are required to submit their costs on Attachment B, Cost Proposal Form.

Responder shall not alter the Cost Proposal Form.

B. Technical Proposal

Responders should complete Attachment I, Proposal Cover Sheet, and include this as the first page of the technical proposal, followed by the Introduction, Technical Approach, Project Management, Organizational Qualifications, Personnel, Financial Responsibility, References, and the remaining required documents (see Section I. D. for the list of required documents). To ensure that all requested information is captured in the proposal, Responder should use the format as provided below to respond to this RFP. The Technical Proposal shall not contain any cost information, or the proposal will be deemed non-responsive.

Technical Proposals must be submitted electronically via the County eProcurement Portal at https://procurement.opengov.com/portal/dekalbcountyga.

DO NOT INCLUDE ANY COSTS OF ANY KIND IN THE TECHNICAL

PROPOSAL.

1. Introduction:

Provide general information about your company to include:

a. Firm name and address.

b. Former firm names, joint venture information, out of state offices, as applicable;

c. A statement of which office shall handle the project, if multiple offices exist;

d. A statement of whether you are a DeKalb County firm or not;

e. A clear and concise response as to why the County should select your firm for this project;

f. A statement of whether the Responder has ever been debarred, suspended, proposed for debarment, declared ineligible, or voluntarily excluded by any State or Federal department or agency from doing business with the State or Federal Government;

g. A list of any litigations, arbitrations, or mediations in which the firm has been involved in the past five (5) years involving claims for more than $50,000 made by a County against the firm or by the firm against the County, and indicate the disposition of each claim, the name of the County, and the nature of the claim; and

h. A statement that the proposal shall remain in effect for and not be withdrawn for one-hundred fifty (150) days after the due date to the County.

2. Technical Approach:

This section shall include the following information in the order listed:

a. Describe the procedures and methods that will achieve the required outcome of the project as specified herein;

b. Include a listing of the County’s responsibilities and the Responder’s responsibilities required to complete the project;

c. Explain why your approach is more or most beneficial to the County, and why will your approach be most successful, efficient, and effective than others;

d. A detailed response should include study design, data management, external research, technical assistance, analytical methodologies, and risk mitigation;

e. Explain how your agency will ensure the quality of data collection and the study;

f. Explain how your agency will utilize existing data, as well as additional data tools to perform the requested services;

g. Describe your understanding of the goals and objectives of this LCI Master Plan

Update;

h. Describe how your team plans to integrate transportation, economic development, housing, and placemaking within the context of the study area;

i. Include specific challenges or opportunities you anticipate within the study area, and how your approach will address them; and

j. Describe your strategy for inclusive public engagement, particularly for low-income, minority, elderly, and underrepresented groups, ensuring outreach engages a wide range of ages from youth to seniors, addresses language barriers through multilingual materials and interpretation services, and actively involves diverse stakeholders and local community members to foster meaningful and equitable participation

3. Project Management:

This section shall include the following information in the order listed:

a. Describe the overall execution of the project and how it will be organized and managed;

b. Provide a project implementation timeline starting with the receipt of the Notice to

Proceed and ending with project completion (one year). This should correspond to the proposed methodology and highlighting key tasks and milestones, including all public engagement activities;

c. Include major tasks and milestones tied to activities;

d. Include the anticipated use of subConsultants or vendors;

e. Describe progress reporting procedures for the project;

f. Describe the resources necessary to accomplish the purpose of the project;

g. Explain your project management structure, who will lead the project, and their availability; and

h. Explain how your team will manage schedules, budget, quality control, and deliverables.

4. Personnel:

a. Identify the individuals who will be part of the project team;

b. Include any outside personnel, such as subConsultants; and

c. Provide detailed résumés for all key team members and subConsultants assigned to this project, highlighting their relevant qualifications and experience. Resumes should include specific expertise in planning, zoning ordinances/development regulations, market analysis, and community engagement, with an emphasis on both regional and local project experience.

5. Organizational Qualifications:

a. Describe Responder’s experience, capabilities and other qualifications for this project;

b. Include a statement of how many years the firm has operated under current company name;

c. Provide overall experience in planning, zoning ordinances/development regulations, real estate market analysis & forecasting, development pro-formas, and community engagement; and

d. Provide three (3) case histories or examples of comparable projects or events completed by the firm within the past five (5) years. Each example should demonstrate the firm’s experience, prior success, and capability to perform work of similar scope and complexity, and best illustrate its ability to successfully complete the proposed scope of services

6. Financial Responsibility:

a. Provide the Responder’s year of incorporation/establishment; and

b. Provide financial statements for the last three (3) years that evidence the Responder’s financial capabilities to perform the Statement of Work. (Audited statements are preferable but a minimum of balance sheet, income statement and cash flow statement should be provided.)

7. References:

a. Provide at least three (3) professional references for services similar or larger in size and scope to the services described within this document using the Consultant Reference and Release Form attached hereto as Attachment E. References should be from organizations of similar size. Include years of service.

b. Provide three (3) references for each subConsultant proposed as part of the project team. The references shall be for the same or similar types of services to be performed by the subConsultant (including LSBE-DeKalb and LSBE-MSA firms) on projects similar in size and scope to the anticipated subcontract to the project outlined in this RFP. Use Attachment F, SubConsultant Reference and Release Form. Make additional copies as needed.

C. Federal Work Authorization Program Consultant and SubConsultant Evidence of Compliance

All qualifying Responders and subConsultants performing work with DeKalb County, Georgia must register and participate in the Federal work authorization program to verify the work eligibility information of new employees. Successful Responder(s) shall be required to register and participate in the Federal work authorization program, which is a part of Attachment I, Sample County Contract. Attachment C, Consultant Affidavit, should be completed and submitted with the Responder’s proposal.

IV. CRITERIA FOR EVALUATION

The following evaluation criteria and the maximum points stated below will be used as the basis for the evaluation of proposals.

A. Cost Proposal (10 points)

B. Technical Proposal (90 points):

1. Technical Approach (25 points)

2. Project Management (20 points)

3. Personnel (15 points)

4. Organizational Qualifications (20 points)

5. Financial Responsibility (5 points)

6. References (5 points)

C. Optional Interview (10 points) – bonus; The County reserves the right to conduct optional interviews with all Responders or a short-listed group of Responders. The Evaluation Committee may award a maximum of ten (10) points to each interviewed Responder. If the County determines that it is in its best interest to develop a short list of responders for interview, it shall be based on the following calculation: Highest Responder Score – 10 points = Short-listed Score (Example: 91 – 10 = 81. Any Responder with a score of 81 or greater would be interviewed.)

V. CONTRACT ADMINISTRATION

A. Standard County Contract

The attached sample contract is the County’s standard contract document (see Attachment I), which specifically outlines the contractual responsibilities. All Responders should thoroughly review the document prior to submitting a proposal. Any proposed revisions to the terms or language, to include the insurance requirements, of this document must be submitted in writing prior to the questions deadline. Revisions should not be submitted with the proposal unless approved via addendum at the close of the question-and-answer period. Proposed revisions that were not presented and approved during the question-and-answer period, but are submitted with the proposal, may result in a proposal being rejected.

Note: The provided sample County contract may not be inclusive of all requirements related to the funding source for this solicitation. Any language that speaks to federal requirements is not negotiable and, therefore, will not be subject to revision.

B. Submittal Instructions

1. One (1) Technical Proposal and one (1) Cost Proposal (see Section III. A. for additional instructions regarding submittal of Cost Proposal), must be submitted electronically via the County eProcurement Portal https://procurement.opengov.com/portal/dekalbcountyga, no later than 3:00 p.m. on November 5, 2025:

2. Proposals must be clearly labeled with the Responder’s name and “2025-122-RFP

Kensington Livable Centers Initiative Master Plan Study Update.”

3. Proposals may be received up to but not later than 3:00 p.m. ET on November 5, 2025, via the County eProcurement Portal located at https://procurement.opengov.com/portal/dekalbcountyga. The County eProcurement Portal Clock is the official clock for the determination of all deadline dates and times.

Without exception, responses will not be accepted after the submission deadline regardless of any technical difficulties such as poor internet connections. DeKalb County strongly recommends completing your response well ahead of the deadline Responders should plan enough time to ensure that they will be able to deliver their submission prior to our deadline. Late submissions, for whatever reason, will not be evaluated. Responders should plan their submittals accordingly. Paper, telephone or fax proposals will not be accepted.

C. Non-Mandatory Pre-Proposal Conference

A non-mandatory pre-proposal conference will be held at 11:30 a.m. ET on October 15, 2025, via Zoom Webinar.

Interested Responders are strongly encouraged to attend and participate in the pre-proposal conference. Please RSVP via the County eProcurement Portal, located at https://procurement.opengov.com/portal/dekalbcountyga.

D. Questions

All requests must be in writing. All questions concerning this RFP and requests for interpretation of the Contract may be asked and answered during the pre-proposal conference; however, oral answers are not authoritative. Responders shall submit all inquiries regarding this Proposal via the County eProcurement Portal, located at https://procurement.opengov.com/portal/dekalbcountyga. Please note the deadline for submitting inquiries. All answers to inquiries will be posted on the County eProcurement Portal. Responders may also click “Follow” on this solicitation to receive an email notification when answers are posted. It is the responsibility of the Responder to check the website for answers to inquiries. Questions and requests for interpretation, revisions or exceptions must be submitted via the County eProcurement Portal by 5:00 p.m. on October 17, 2025. Questions/requests received by the Department of Purchasing and

Contracting after this date may not receive a response or be the subject of addenda.

E. Acknowledgment of Addenda

Addenda may be issued in response to changes in the RFP. Responders are required to register for an account via the County eProcurement Portal hosted by OpenGov. Once the bidder has completed registration, they will receive addenda notifications to their email by clicking “Follow” on the solicitation. Ultimately, it is the sole responsibility of each responder to periodically check the site for any addenda at https://procurement.opengov.com/portal/dekalbcountyga. It is also the responsibility of the Responder to ensure awareness of all addenda issued for this solicitation.

F. Proposal Duration

Proposals submitted in response to this RFP must be valid for a period of one hundred fifty

(150) days from proposal submission deadline and must be so marked.

G. Project Director/Contract Manager

The County will designate a Project Director/Contract Manager to coordinate this project for the County. The successful Responder will perform all work required pursuant to the contract under the direction of and subject to the approval of the designated Project Director/Contract Manager. All issues including, payment issues, shall be submitted to the Project Director/Contract Manager for resolution.

H. Expenses of Preparing Responses to this RFP

The County accepts no responsibility for any expenses incurred by the Responders to this RFP. Such expenses are to be borne exclusively by the Responders.

I. Georgia Open Records Act

Without regard to any designation made by the person or entity making a submission, DeKalb County considers all information submitted in response to this invitation or request to be a public record that will be disclosed upon request pursuant to the Georgia Open Records Act, O.C.G.A. §50-18-70 et seq., without consulting or contacting the person or entity making the submission, unless a court order is presented with the submission. You may wish to consult an attorney or obtain legal advice prior to making a submission.

J. First Source Jobs Ordinance

The First Source Ordinance is a public regulation which requires Consultants and beneficiaries of eligible DeKalb County projects to make a good faith effort to hire fifty (50) percent of all jobs using the First Source Registry. Beneficiaries are immediate recipients of county grants or community development block funds administered by the county of at least $50,000. Consultants include an individual or entity entering into any type of agreement with the county, funded in whole or in part with county funds. WorkSource DeKalb (WSD) maintains the First Source Registry, comprised of qualified and trained DeKalb County residents. Business Solutions Unit (BSU) is available to assist the employer with selecting the most qualified candidate by using the First Source Registry to meet the company’s hiring needs. WSD manages the First Source program through the Business Solutions Unit by assigning a specific BSU Specialist. The First Source process is conducted similarly to the BSU business service request process. The BSU Specialist works closely with employers using TALEO and BSU processes to ensure the hiring needs of the employers are met.

For more information on the First Source Jobs Ordinance requirement, please contact WorkSource DeKalb at https://www.dekalbcountyga.gov/workforce-center/welcome-workforce-development or 404-687-3400.

K. Business License

Responder shall submit a copy of its current, valid business license with its proposal or upon award. If the Responder is a Georgia corporation, Responder shall submit a valid county or city business license. If the Responder is not a Georgia corporation, Responder shall submit a certificate of authority to transact business in the state of Georgia and a copy of its valid business license issued by its home jurisdiction. If Responder holds a professional certification which is licensed by the state of Georgia, then Responder shall submit a copy of its valid professional license. Any license submitted in response to this requirement shall be maintained by the Responder for the duration of the contract.

L. Ethics Rules

Bidders are subject to the Ethics provision within the DeKalb County Purchasing Policy; the Organizational Act, Section 22A, the Code of DeKalb County; and the rules of Executive Order 2014-4. Any violations will be addressed, pursuant to these policies and rules.

To the extent that the Organizational Act, Section 22A, the Code of DeKalb County, and the rules of Executive Order 2014-4 allow a gift, meal, travel expense, ticket, or anything else of value to be purchased for a CEO employee by a Consultant doing business with the County, the Consultant must provide written disclosure, quarterly, of the exact nature and value of the purchase to the Chief Integrity Officer, if created, or the Finance Director or his/her designee. Every Consultant conducting business with the County will receive a copy of these ethical rules at the time of execution of the contract.

M. Right to Audit

The County shall have the right to audit all books and records, including electronic records, relating or pertaining to this contract or agreement, including but not limited to all financial and performance related records, property, and equipment purchased in whole or in part with County funds and any documents or materials which support those records, kept under the control of the Consultant, including but not limited to those kept by the Consultant's employees, agents, assigns, successors and subConsultants. The County also has the right to communicate with Consultant's employees related to the audited records.

The Consultant shall maintain such books and records, together with such supporting or underlying documents and materials, for the duration of this contract and for seven (7) years after termination or expiration, including any and all renewals thereof. The books and records, together with supporting documents and materials shall be made available, upon request to the County or its designee, during normal business hours at the Consultant's office or place of business. In the event that no such location is available, then the books, records, and supporting documents shall be made available for audit at a time and location which is convenient for the County.

N. DEKALB COUNTY, GEORGIA’S TITLE VI POLICY STATEMENT

DeKalb County, Georgia is committed to compliance with Title VI of the Civil Rights Act of 1964 and all related regulations and directives. DeKalb County assures that no person shall on the grounds of race, color, sex, or national origin, as provided by Title VI of the Civil Rights Act of 1964, the Federal-Aid Highway Transportation Act of 1973, and the Civil Rights Restoration Act of 1987 be excluded from participation in, be denied the benefits of, or be otherwise subjected to discrimination under any program or activity.

DeKalb County further assures that no person shall on the grounds of age, low income, disability, sexual orientation or gender identity be excluded from participation in, be denied the benefits of, or be otherwise subjected to discrimination under any program or activity.

DeKalb County assures every effort will be made to ensure nondiscrimination in all of its programs and activities, whether those programs and activities are federally funded or not.

In addition, DeKalb County will take reasonable steps to provide meaningful access to services for persons with Limited English Proficiency (LEP).

O. Cooperative Agreement

The County through the Department of Purchasing and Contracting may permit piggybacks to this contract from other city, county, local authority, agency, or board of education if the vendor will extend the same prices, terms, and conditions to the city. Piggybacking shall only be available where competition was used to secure the contract and only for a period of 12-months following entry, renewal or extension of the contract. This provision shall not apply to any contract where otherwise prohibited or mandated by state law.

VI. AWARD OF CONTRACT

A. An evaluation committee will review and rate all proposals and shall determine if interviews are necessary.

B. If interviews are conducted, firms will be scheduled for an oral presentation to the evaluation committee, not to exceed one hour’s duration, to respond to questions from the evaluation committee relevant to the firm’s proposal.

C. The evaluation committee will make its recommendation for award to the DeKalb County Board of Commissioners, who will make the final decision as to award of contract.

THE COUNTY RESERVES THE RIGHT TO REJECT ANY AND ALL PROPOSALS, TO

WAIVE INFORMALITIES, AND TO RE-ADVERTISE.

Sincerely, Jordan M. Rodges Procurement Agent Department of Purchasing and Contracting

Attachment A: Scope of Work Attachment B: Cost Proposal Form Attachment C:

Attachment D:

Attachment E:

Consultant Affidavit Sub-Consultant Affidavit Consultant Reference and Release Form

Attachment F: SubConsultant Reference and Release Form Attachment G: First Source Jobs Ordinance Information Forms Attachment H:

Attachment I:

Sample County Contract Proposal Cover Sheet

Jordan Rodges Digitally signed by Jordan Rodges Date: 2025.10.06 14:03:16 -04'00'

ATTACHMENT A

SCOPE OF WORK

A. PROJECT OVERVIEW

The goal of the Kensington LCI update is to reevaluate and update the LCI work program for the study area considering the significant growth and development that has taken place over the last decade, to strategize and develop catalytic opportunities, and to further promote the creation of transit-oriented development. DeKalb County conducted an LCI study for the Kensington MARTA Station and its surrounding area starting in 2002, with a supplemental update completed in 2012.

Recently, DeKalb County also incorporated MARTA's 2023 Kensington Station Transit-Oriented Development Master Plan into the 2012 Supplemental Kensington LCI Transit-Oriented Development (TOD) plan as an amendment to the county's comprehensive plan.

All the necessary services provided in this subgrant contract will support the study of LCI-related programs and projects in DeKalb County.

The study area is located in a dynamic urban county with a resident population in excess of 700,000. The study boundary area (as shown in Exhibit A, Project Location Map) consists of I- 285 on the east, from Kensington Road to Porter Road on the south-east, Covington Highway to Kensington Road on the south-west, Clarendon Avenue on the east, and Old Rockbridge Road on the north. Surrounded by numerous multifamily neighborhoods, the study will also consider the area of influence within a half-mile radius of the boundary.

The budget estimate has been outlined in Exhibit C Budget Estimate. The Budget estimate provides a breakdown of total costs by incorporating each Task.

B. PURPOSE

DeKalb County seeks a consultant to develop the Kensington LCI Master Plan for the approximately 870-acre Kensington LCI area in unincorporated Decatur, Georgia beyond the 35-acre TOD area.

The plan update will consider the area’s growth and change over the last decade, with a focus on potential redevelopment opportunities for a large catalytic site owned by the County (Government Center) just a short distance from the MARTA station. With the community’s input and updated policies, the County seeks to refine and enhance recommendations from previous studies, creating a community-driven concept for land use and connectivity within the larger LCI area.

DeKalb County and ARC anticipate the following outcomes from this LCI update to be the following:

Land use and zoning recommendations that promote a diverse mix of residential, retail, office, mixed-use, institutional, and open space – including revised land use regulations needed to complete the government center development program

Government center development and management - promotion and economic restructuring including the creation of incentives and subsidies to fund infrastructure improvements

Diverse housing type recommendations with preservation and affordability strategies in place through various financing mechanisms and public-private partnerships

Transportation demand reduction measures including connectivity and accessibility through trails and open space, and multimodal improvements to lower auto-dependency and increase overall air quality

Creative, sustainable strategies to be incorporated throughout development project including but not limited to EV installations, stormwater management systems, bioswales, vegetative landscaping, and tree canopies

Safety enhancements to increase mobility including streetscape, sidewalks, and roadway improvements through placemaking and various complete streets efforts

Continuity of local streets in study area and development of a minor roads network Connectivity of transportation system to enhance regional connectivity and access Active and diverse stakeholder participation and support from local organizations and community Enhancement of public and private investment policy intended to guide the development pattern of remaining parcels

C. SCOPE OF SERVICES

The Consultant will lead a comprehensive planning effort focused on sustainable growth, transportation and infrastructure improvements, economic development, housing, and placemaking.

The scope of work is organized into four primary tasks: (1) Existing Conditions Analysis; (2) Plan Development; (3) Public Involvement; and (4) Project Deliverables.

Each task includes detailed subcomponents and clearly defined deliverables to ensure the study remains on track and meets the expectations outlined by ARC’s LCI Program. Final deliverables are embedded within each task and are designed to build upon one another to support a cohesive and actionable master plan. These deliverables will address all required elements, including technical documentation, stakeholder input summaries, implementation strategies, and supporting analyses.

All final documents must be submitted in both print-ready and editable digital formats. These include: a complete PDF of the study and appendices; original working files (e.g., Word, Excel, GIS, or CAD); and any associated graphics, data sets, or concept renderings in their native formats to ensure future use and adaptability by DeKalb County and ARC.

The work to be accomplished under this contract is divided into the following tasks:

1. Task 1– Existing Conditions Analysis

The goal of this task is to update the existing LCI plan for the study area by developing and finalizing recommendations that incorporate key urban design elements, focusing on pedestrian, bicycle, and transit infrastructure (including connections to the Kensington TOD development and planned bus rapid transit), wayfinding, public space activation, placemaking, green infrastructure (flood and heat island mitigation), housing stock, lighting, and the transportation network. The analysis and recommendations should be coordinated with other previously completed studies, programs, developments, and organizations, with support from DeKalb County.

At a minimum, this study will evaluate and address the following:

Area and Existing Plan Assessment

The Consultant will assess existing physical conditions, evaluate relevant plans, and analyze market opportunities to provide a comprehensive understanding of the study area, identifying needs, gaps, and opportunities for improvement.

The focus of the assessment will include the following:

a. An examination of existing conditions of land use, zoning, connectivity, and transportation elements in the study area, to include updating the inventory of roadways, trails, bicycle/pedestrian infrastructure, transit stops, and traffic control devices.

b. An examination of existing sustainable infrastructure (if any), its condition, potential roadblocks, and areas of opportunity to include but not limited to stormwater management systems, pocket parks, tree canopies, EV charging stations, etc.

c. Summarize existing LCI, transit, land use, and transportation plans, along with zoning and development proposals affecting the area.

d. Review the County’s most recent Report of Accomplishments, and both confirm and cross reference the status of action items from the most recent LCI action plans.

e. Assess market demand and supply by land use (housing, retail, office) and identify areas of oversupply or unmet demand to guide opportunities for new economic development.

f. Evaluate the demand for housing (by type and cost), retail, office space, and other uses, and compare properties within and outside the LCI boundaries. This should be completed with assistance from the Consultant leading the DeKalb County Housing Plan.

2. Task 2 – Plan Development

Prepare a concept layout and recommendations based on the existing conditions and technical analysis. Specific elements shall include but not limited to:

Economic and Development Strategy: The Consultant will develop an economic development strategy for the Kensington LCI area focusing on national/regional trends, local strengths and challenges, and market overviews to support sustainable growth (including a 25-yr employment and population projection). Analyze national and regional economic trends and their potential impact on the Kensington LCI area, including growth patterns, industry sectors, and economic drivers.

The focus of the assessment will include the following:

a. Evaluate the economic strengths and challenges within the Kensington LCI area, considering factors such as infrastructure, accessibility, and development potential.

b. Analyze the demographic profile of the study area, focusing on population growth, income levels, age distribution, and workforce characteristics.

c. Provide an analysis of the local housing market, including trends in for-sale and rental properties, affordability, and demand by housing type. This should be completed with assistance from the Consultant leading the DeKalb County Housing Plan.

d. Assess the local retail market, identifying existing retail sectors, gaps in services, consumer demand, and opportunities for growth.

e. Evaluate the office market in the Kensington LCI area, including demand for office space, occupancy rates, and emerging trends in remote and flexible work environments.

f. Strategize and analyze the redevelopment focus for the Government Center including the most viable redevelopment options, financing mechanisms from the public and private sector.

g. Identification of land use and zoning changes needed to complete the Government Center development program.

Transportation & Sustainability Strategy: The Consultant will develop a transportation strategy to enhance accessibility, connectivity, and safety within the Kensington LCI area. This strategy will focus on improving pedestrian, vehicular, and transit infrastructure, with both short-term and long-term recommendations for sustainable development.

a. Develop an internal street grid to better serve the Government Center redevelopment, enhancing connectivity and providing a more efficient circulation system within the area.

b. Improve pedestrian and vehicular access from Mountain Drive to and within the proposed Government Center, ensuring seamless movement for workers, visitors, and residents.

c. Design and develop infrastructure linked to the Kensington Station to Mountain Drive, creating a centralized, pedestrian-friendly space that fosters connectivity and community engagement.

d. Ensure future EV charging installations align with proposed roadway designs and street grids for customers

Placemaking Strategy: The Consultant will develop a placemaking strategy for the Kensington LCI area to create vibrant, inclusive, and pedestrian-friendly spaces that support the community’s social, cultural, and economic activities. This strategy will focus on improving public spaces, activating key areas, and enhancing the identity of the Kensington area.

a. Develop a placemaking vision aligned with community values and priorities through stakeholder engagement.

b. Identify potential improvements to key public spaces, including seating, art, and lighting, to enhance the area’s vibrancy.

c. Implement temporary events or art installations to engage the community and activate underused spaces.

d. Design pedestrian-friendly pathways and signage to improve walkability and connectivity within the Kensington area.

e. Create and install public art that reflects the local culture and enhances the community’s identity.

The placemaking strategy will include ample input and collaboration from stakeholders, local CBOs in the arts and culture community in and around the Kensington LCI area.

Housing Strategy:

a. Based on the findings of the Housing Plan and market analysis, identify potential anti-displacement measures while encouraging new and diverse housing types in the area

b. Develop a strategy to revitalize available or vulnerable real estate, including an assessment of property owners, conversations with Decide DeKalb, developers, and other stakeholders for housing or mixed-use potential

c. Develop a strategy to reduce housing (and transportation) costs through zoning reform recommendations

d. This should be completed with assistance from the Consultant leading the DeKalb County Housing Plan and appropriate County staff.

Deliverables: Draft Kensington LCI Master Plan document

3. Task 3 – Public Involvement

The goal of this task is to develop an outreach process that involves all stakeholders in the study area and in the pertinent county departments to foster ideas and recommendations. Emphasis should be placed on engaging with low to moderate income, minority and elderly and/or disabled citizens. The Consultant will conduct an outreach process and work with the County to present a final master plan package to the community including illustrative plans and renderings of an overall vision for the Kensington area. In addition to residents, local businesses, and property owners, key stakeholders in this process should also include ARC, MARTA, applicable DeKalb County representatives and departments (e.g., DeKalb Department of Transportation), relevant local governments, and GDOT.

The Consultant must comply with the following:

a. Include the ARC Project Manager in discussions and/or email communications about meeting dates, including but not limited to recurring Project Management Team meetings, Technical Advisory Committee meetings, Community Advisory Committee meetings, and public engagement efforts.

b. Upload project information to a project website to provide basic project information to the public along with project materials and meeting summaries.

c. Form a Project Management Team (PMT) with representatives from the Sponsor and

ARC.

d. DeKalb County and the Consultant team will seek input and comments from both a Technical Advisory Committee (TAC) and a Community Advisory Committee (CAC) of major stakeholders. The Consultant, in collaboration with DeKalb County, will schedule a minimum of three public open engagement opportunities in a format determined by the project team.

Technical Advisory Committee (TAC)

DeKalb County, with support from the Consultant (as needed), will establish a Technical Advisory Committee will be created by DeKalb County, to include staff from the Planning & Sustainability Department, Public Works Transportation, Public Works Roads and Drainage, Community Development, Department of Parks & Recreation, MARTA, and others as determined by the PM. This team will meet 4-5 times on a bi-monthly basis, at minimum, throughout the planning process. The purpose of the TAC is to provide input on the planning process, utilizing expertise to vet unforeseen challenges and opportunities throughout the study process.

Community Advisory Committee (CAC)

DeKalb County, with support from the Consultant (as needed), will establish a Community Advisory Committee that includes a diverse array of representatives from key stakeholder groups. The CAC shall, at a minimum, meet prior to each of the general public meetings scheduled throughout the engagement process. The key responsibility of the CAC is to review and comment on draft analyses and studies prior to the public meetings described below and help advertise meetings and distribute information to the larger community.

The Consultant, in collaboration with DeKalb County, will schedule a minimum of three (3) public engagement opportunities in a format determined by the PMT, virtually and in-person, and tailored to the community (workshops, charrettes, pop up events, open houses, etc.). The following topics/milestones should be covered by the public engagement activities (at a minimum):

a. Provide an overview of the study process, the goals of the study, key dates, and opportunities for public input.

b. Solicit opinions on goals and objectives of the study, community needs, strengths, weaknesses, opportunities, and threats related to the land use, zoning, and transportation recommendations of the LCI area.

c. Seek input and consensus on the preferred concept, typical sections, and/or improvements.

d. Seek approval of final plan documents and concepts.

Final Plan Review and Transportation Coordination Meetings

A transportation project coordination meeting is required to be conducted (at ARC or virtually) prior to finalizing the LCI plan recommendations. To ensure the transportation projects are feasible, the coordination meeting should include all affected organizations ARC, GDOT, MARTA, DeKalb DOT, etc.) to discuss potential projects prior to the transportation improvement list being finalized.

The final plan review may be conducted in person at ARC or virtually to discuss the plan process, issues, or unique activities that occurred, and future projects that are needed to implement the plan once the plan is complete.

Deliverables: Public Involvement Plan, PMT meeting summaries, TAC meeting summaries, CAC meeting summaries, Final Plan Review/Transportation Coordination meeting summaries, and Summary of Public Engagement

4. Task 4 –Final Plan

The goal of this task is to compile the results of the overall work effort, the study process, relevant findings, and recommendations into a final study/plan. The final plan prepared by the Consultant shall include the following (not necessarily in this order):

a. Summaries of the plan development process:

A description of the study process and methodology, data gathering techniques and findings, general outcomes, and recommendations.

A description of the public participation process used to achieve a community- supported program of improvements.

b. Draft Concept Plans and thematic concept(s)

An area plan map outlining the strategies and recommendations to be implemented in the study area. The summaries of these strategies should be written in a cohesive, user-friendly format.

Land use and zoning recommendations for the study area, including applicable ordinances in the study area, to address housing needs and displacement concerns and to facilitate transportation and connectivity.

Transportation and connectivity recommendations for the study area.

Placemaking recommendations for the study area.

Environmental recommendations for plantings and systems to address climate and stormwater challenges.

Partnership and implementation recommendations.

Areas of alignment with recommendations of the DeKalb County 2050 Unified Plan.

Conceptual renderings that illustrate the strategies and recommendations.

Recommended implementation steps and timelines for sponsor and partner organizations.

c. Implementation Strategy A 100-day Action Plan shall be developed to include no-cost or very low-cost actions and organizational steps needed to keep momentum going and the stakeholders involved and sharing responsibility for the plan’s success. This action plan should identify short term creative placemaking measures and temporary transportation installations using tactical urbanism principles that DeKalb County can undertake to test out concepts in a lighter, cheaper, faster manner.

Changes to DeKalb County’s applicable ordinances and guidelines for code adherence and if necessary, recommendations for regulatory reform necessary to implement the plan.

A phasing program based on the priority and implementation schedule of the various project elements to be undertaken in the project area, specifically for development of the Government Center catalyst site.

A work program to implement the recommendations delineating between short, intermediate, and long-term tasks.

Cost estimates and potential funding sources for all project components.

d. Appendices The full market/fiscal feasibility report.

Detailed transportation assessment.

Assessment of existing plans.

Full summary of public involvement

Deliverables: Final Plan, Appendices

ATTACHMENT B

COST PROPOSAL FORM

(1 of 2 pages)

KENSINGTON LIVABLE CENTERS INITIATIVE MASTER PLAN STUDY UPDATE

Responder: Please complete the attached pages of the Cost Proposal Form and return them with this cover page.