REQUEST FOR PROPOSALS #26-027

Comprehensive Plan Update 2027-2047

NON-MANDATORY PRE-PROPOSAL MEETING:

December 30, 2025 (9:00 a.m.)

VIA TEAMS

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Proposals are due:

January 26, 2026, no later than 2:00 p.m.

Firms offering responses to this RFP (“Offeror(s)”) shall submit sealed proposals (“Proposal(s)”) to be received by the City of Sandy Springs (“City”) no later than January 26, 2026, 2:00 p.m. EST. The City will only accept online submissions for this RFP through the Bonfire Portal at https://sandysprings.bonfirehub.com/projects/213551/details. Any Proposal submitted in any other format (e-mail, paper, fax, mail, etc.) will not be accepted for any reason.

General Information:

1. All communications regarding this procurement must be with the assigned Procurement Officer, Edward McAdoo III, purchasing@sandyspringsga.gov.

2. All questions or requests for clarification must be sent via Bonfire under Message Opportunity Q&A:

https://sandysprings.bonfirehub.com/projects/213551/details . Questions are due no later than January 5, 2025, 5:00 p.m. EST. Questions received after this date and time may not be answered.

3. Questions and clarifications will be answered in the form of an addendum. Any addenda, schedule changes and other important information regarding this procurement will be posted on Bonfire at https://sandysprings.bonfirehub.com/projects/213551/details. It is the Offeror’s responsibility to check Bonfire for any addenda or other communications related to this procurement.

4. The form of contract the City intends to execute with the selected Offeror (the “Contract”) is included as Attachment A for review. Offerors are urged to read this Contract carefully, including exhibits, prior to https://events.gcc.teams.microsoft.com/event/d3cbc400-c413-4fac-98b6-1340a3fcf5d6@c6279049-e794-4541-8247-8e8261a33321 https://teams.microsoft.com/l/meetup-join/19%3ameeting_NzJmODRiM2EtZGRlMS00YmZlLWFmYjQtNjA2NjI0ODRlYzg3%40thread.v2/0?context=%7b%22Tid%22%3a%22c6279049-e794-4541-8247-8e8261a33321%22%2c%22Oid%22%3a%22193126e2-2c2c-45b9-8206-94f9b81a4203%22%7d tel:+18722428893,,391912860 https://sandysprings.bonfirehub.com/projects/view/17847 submitting a Proposal. In general, the City is unable to negotiate or revise contract provisions. If an Offeror believes certain contract provisions are out of date, not applicable or place an undue burden or cost on the Offeror or the City, the Offeror must address these concerns in writing during the question and answer period. The Procurement Officer will review and determine the appropriate response. If the City determines a change is warranted; an addendum will be posted to this RFP. If an Offeror is unwilling to execute the Contract, whether modified by addendum or not, a Proposal should not be submitted.

5. The City reserves the right to reject all Proposals and to waive technicalities and informalities, and to make award in the best interest of the City.

6. An Offeror’s RFP Checklist is provided for your convenience below. This checklist is provided for assistance only and should not be submitted with the Proposal.

7. The City is not responsible for any technical difficulties. It is highly recommended that all Offerors submit their Proposals prior to the due date of this solicitation.

8. Offerors shall submit an executed Contract and all executed Exhibits to the Contract with the Proposal. Proposals that do not contain a fully executed Contract with all executed Exhibits may be deemed non-responsive.

9. All Offerors are hereby notified that any digital content, applications, websites, or technology services provided under this solicitation must comply with the accessibility standards established under the Americans with Disabilities Act (ADA) and Web Content Accessibility Guidelines (WCAG) 2.1 Level AA.

Offerors must demonstrate their ability to deliver products and/or services that are accessible to individuals with disabilities, including compatibility with assistive technologies such as screen readers, keyboard navigation, and voice recognition tools.

TABLE OF CONTENTS

PROPOSAL SIGNATURE AND CERTIFICATION

CORPORATE CERTIFICATE

OFFEROR’S RFP CHECKLIST

SECTION 1: BACKGROUND

SECTION 2: SCOPE OF SERVICES

SECTION 3: SUBMITTALS

SECTION 4: CONTENTS OF PROPOSALS, CRITERIA EVALUATION AND SELECTION PROCESS

SECTION 5: PRE-SUBMITTAL INQUIRIES

SECTION 6: COMMUNICATIONS

SECTION 7: SCHEDULE OF EVENTS

SECTION 8: TERMS AND CONDITIONS

SECTION 9: ATTACHMENTS

Attachment A: CONTRACT, which includes all Exhibits attached thereto including:

• Scope of Services and/or Contractor Proposal

• Fee Schedule

• Certification of Contractor - Georgia Security and Immigration Compliance Act

• Certification of Consultant - Drug-Free Workplace

• Affidavit Verifying Status for City Public Benefit Application

• Contractor Affidavit Under O.C.G.A. § 13-10-91(b)(1)

• Insurance Requirements

• List of Subcontractors

• Notice to Contractors - Compliance with Title VI of the Civil Rights Act of 1964

• Vendor Responsibility Requirement Form

PROPOSAL SIGNATURE AND CERTIFICATION

I certify that this Proposal is made without prior understanding, agreement, or connection with any corporation, firm, or person submitting a Proposal (“Offeror”) for the same materials, supplies, equipment, or services and is in all respects fair and without collusion or fraud. I understand collusive bidding is a violation of state and federal law and can result in fines, prison sentences, and civil damage awards. I agree to abide by all conditions of this Proposal and certify that I am authorized to sign this Proposal for the undersigned Offeror. I further certify that the undersigned Offeror has not violated the provisions of O.C.G.A.

§ 45-10-20, et seq. and will not violate them in any respect.

Authorized Signature for Offeror: _________________________________________________

Date: __________________________________________________

Print/Type Name: __________________________________________________

Print/Type Offeror Name Here: __________________________________________________

Company Name: __________________________________________________

CORPORATE CERTIFICATE

I, ____________________________________, certify that: I am the _________________ of the entity named as

Offeror in the foregoing Proposal; that ______________________________________________, who signed said

Proposal on behalf of the Offeror, was then (title) __________________ of said entity; that said Proposal was duly signed for and in behalf of said entity by authority of its governing body, and is within the scope of its corporate powers; that said entity is duly authorized to do business in the State of Georgia.

This _____________ day of ___________________________, 2026.

(Signature)

(Seal)

Corporate Name: _____________________________________________________ d/b/a: _____________________________________________________

OFFEROR’S RFP CHECKLIST

9 Critical Things to Keep in Mind When Responding to an RFP for the City of Sandy Springs

1. _______ Read the entire document. Note critical items such as: supplies/services required;

submittal dates; number of copies required for submittal; contract requirements, if any (e.g. bonding and insurance requirements).

2. _______ Note the Procurement Officer's name, address, phone numbers and e-mail address. This is the only person you are allowed to communicate with regarding the RFP and is an excellent source of information.

3. _______ Attend the pre-Proposal meeting. These meetings provide an opportunity to ask questions, obtain a better understanding of the procurement, or to notify the City of any ambiguities, inconsistencies, or errors in the RFP. This meeting is voluntary, but all potential Offerors are strongly encouraged to attend.

4. _______ Take advantage of the “question and answer” period. Submit your questions to the Procurement Officer by the due date listed in the RFP and view the answers given in any formal “addenda” issued for the RFP. All addenda issued for an RFP will be distributed by e-mail to Offerors.

5. _______ Follow the format required in the RFP when preparing a Proposal. Provide point-by-point responses to all sections in a clear and concise manner.

6. _______ Provide complete answers/descriptions. Read and answer all questions and requirements. Don’t assume the City or Evaluation Committee will know what your capabilities are or what items/services you can provide, even if you have previously contracted with the City. Proposals are evaluated based on the information and materials provided in response to the RFP.

7. _______ Use the forms provided, e.g. cover page, reference questionnaire, etc.

8. _______ Review the RFP document again to make sure that you have addressed all requirements.

9. _______ Submit the Proposal on time. Note all the dates and times listed in this RFP, and be sure to submit all required items on time. Late Proposals will not be accepted.

This checklist is provided for assistance only and should not be submitted with your Proposal.

SUMMARY OF REQUEST FOR PROPOSALS

The City of Sandy Springs is seeking qualified consulting firms to prepare the Comprehensive Plan Update 2027–2047. This plan will guide future growth, development, and sustainability through community visioning and data-driven analysis while meeting all Georgia Department of Community Affairs (DCA) and Atlanta Regional Commission (ARC) requirements.

SECTION 1 – BACKGROUND AND GENERAL INFORMATION

A. Purpose and Summary of Procurement The City of Sandy Springs is a vibrant community of approximately 108,000 residents bordering Atlanta on the south and covering nearly 38 square miles. It features tree-lined neighborhoods, 22 miles of Chattahoochee River shoreline, a major medical center, and three MARTA rail stations. Incorporated in 2005, the City is celebrating its 20th anniversary in December 2025.

Since incorporation, Sandy Springs has used comprehensive planning to guide its growth. The City’s first Comprehensive Plan was adopted in 2007, followed by The Next Ten (2017) and a minor 5-year update in 2022. The 2027 update is intended as a major revision to set the vision for the next 10–20 years with strong community and stakeholder involvement.

The plan shall address core elements of comprehensive planning— needs and opportunities, community goals and vision, future land use, economic development, housing, transportation, environment, sustainability and resiliency, broadband, a five-year community work program, and a report of accomplishments—plus arts, culture, and placemaking. Planning must account for potential disrupters and emerging trends.

B. General Requirements

• Must comply with O.C.G.A. 110-12-1 and DCA’s Minimum Standards and Procedures for Local Comprehensive Planning (Oct 1, 2018).

• Must meet Web Content Accessibility Guidelines (WCAG) Version 2.1 Level AA standards for all deliverables and public engagement materials.

• The City intends for this Comprehensive Plan to not only elevate our community’s future, but through its process, exemplify the highest ideals of the planning profession – an inspiring, visionary document fully competitive for recognition for local GPA, and National APA Excellence in Planning and Community Engagement awards. The consultant shall employ nationally recognized best practices, creative engagement, and exemplary planning methods to achieve this standard.

• Must be duly registered and authorized to conduct business in the State of Georgia.

SECTION 2 – SCOPE OF SERVICES

The City intends to enter into a professional services contract with a qualified team, including a dedicated Project Manager, experienced in comprehensive planning and public engagement. The consultant shall lead a collaborative process that produces a WCAG compliant, visually appealing, and implementable plan that meets or exceeds state and regional standards.

2.1 PROJECT MANAGEMENT AND COORDINATION

The consultant shall provide a detailed description of their project management approach and coordination procedures for the project. This section should demonstrate the Consultant’s ability to effectively manage complex planning projects, maintain consistent communication with City staff, and ensure timely and high-quality deliverables.

Tasks associated with Project Management and Coordination The proposal must include:

1. Project Manager Identification

a. Identify the individual who will serve as the Project Manager, including their qualifications, relevant experience, and specific role in overseeing all aspects of the project.

b. Describe how the Project Manager will serve as the primary point of contact for the City and ensure coordination among all team members and subconsultants.

2. Team Structure and Responsibilities

a. Provide an organizational chart showing the structure of the project team, including subconsultants.

b. Clearly describe the roles, responsibilities, and areas of expertise of each team member.

c. Indicate the percentage of time key personnel will be dedicated to this project.

3. Coordination and Collaboration Procedures

a. Outline the Consultant’s proposed collaboration protocols, including internal coordination, communication with City staff, and methods of sharing information and documents (e.g., shared platforms, and project management tools).

b. Describe how the team will ensure consistency and quality control across all project components and deliverables.

4. Project Team Meeting (PTM) and Reporting Cadence

a. Propose a meeting schedule and communication plan that includes coordination meetings with City staff, public engagement coordination sessions, and status updates.

b. Indicate the anticipated frequency of meetings (e.g., weekly, biweekly, other) and types of reports or status summaries to be provided.

5. Schedule and Workflow Management

a. Explain how the Consultant will manage the overall project schedule, milestones, and deadlines, including strategies for addressing unforeseen challenges.

2.2 DATA COLLECTION AND REVIEW OF EXISTING PLANS

Build upon prior planning efforts and incorporate relevant adopted policies and plans found at SandySpringsGa.gov/plans-and-studies.

Tasks associated with Data Collection and Review of Existing Plans

1. Project Initiation and Data Collection

a. Meet with City staff to confirm datasets, sources, and geographic boundaries.

b. Develop a data-acquisition plan, identifying primary and secondary data sources (e.g. U.S.

Census Bureau, state agencies, local GIS, stakeholder-provided datasets).

c. Collect existing GIS layers, reports, and studies related to land use, transportation, housing, environmental resources, and infrastructure.

https://www.sandyspringsga.gov/plans-and-studies

2. Review Existing City Plans

a. Plans are generally available at the following link: SandySpringsGa.gov/plans-and-studies.

2.3 DEMOGRAPHICS AND EXISTING CONDITIONS

The consultant shall compile, analyze, and present a comprehensive inventory of existing conditions within the City, providing a factual foundation for the Comprehensive Plan. This task shall include the collection, analysis, and mapping of demographic, economic, environmental, land use, infrastructure, and housing data, as well as other relevant indicators that inform planning decisions. The City maintains an open data portal (https://data-coss.opendata.arcgis.com/).

Tasks associated with Demographics and Existing Conditions

1. Demographic and Socioeconomic Analysis “Sandy Springs Today”

a. Analyze population trends, age distribution, racial/ethnic composition, language and

English proficiency, household types and tenure, educational attainment, employment, income distribution, and commuting patterns.

b. Evaluate growth projections and demographic shifts that may influence future needs.

c. Identify vulnerable populations and equity considerations.

2. Mapping and Visualization

a. Produce high-quality, GIS-based maps illustrating key datasets.

b. Create thematic maps for demographics, land use, housing, economic, environmental, and infrastructure indicators.

c. Provide spatial analysis to identify patterns, trends, and areas of concern.

2.4 REPORT OF ACCOMPLISHMENTS

The Report of Accomplishments shall be used during the introductory periods of the public engagement to demonstrate progress and successes.

Tasks associated with the Report of Accomplishments

1. Review the previous Community Work Program (CWP) project lists and create a report of the accomplishments of each project. This report must account for each project listed.

2.5 COMPREHENSIVE PLAN NAMING AND BRANDING

The purpose of this task is to develop a compelling, memorable name, visual identity, and branding strategy for the Comprehensive Plan process. The branding is meant to unify public facing materials, reinforce project recognition, and engage diverse community audiences throughout the planning period. It should also reflect the identity of Sandy Springs and build upon established City branding. This branding effort should be in keeping with the award-winning standard for which Sandy Springs has been recognized.

The City of Sandy Springs is the 2025 Savvy Award recipient for the Performing Arts Center’s Brand Guidelines in the Publications category for Style or Branding Guide from the City-County Communications & Marketing Association (3CMA). Please review the City’s branding guidelines here: https://live-unified-platform.pantheonsite.io/sites/default/files/2021-06/Brandguidelines_Nov2016.pdf

Tasks associated with Comprehensive Plan Naming and Branding

1. Name to be chosen through the City’s review and approval process (a round of refinement based on City Feedback)

a. Propose three to four distinct, and culturally resonant naming options for the

Comprehensive Plan process.

https://www.sandyspringsga.gov/plans-and-studies https://live-unified-platform.pantheonsite.io/sites/default/files/2021-06/Brandguidelines_Nov2016.pdf https://live-unified-platform.pantheonsite.io/sites/default/files/2021-06/Brandguidelines_Nov2016.pdf

b. Ensure the name options are clear, memorable, and easy to pronounce.

c. Inclusive and reflective of community identity, not offensive or vulgar in any way.

d. Suitable for digital and print applications

2. Logo and Visual Identity

a. Primary logo and watermark for chosen name with cohesive color palette, typography, graphic elements, patterns and icons, all adaptable for social media, print, web, and large-format use.

3. Messaging Framework

a. Develop a tagline and short narrative that communicates the purpose, vision, and inclusiveness of the Comprehensive Plan process.

b. Provide key message points for use by City staff, consultants, and stakeholders.

4. Brand Application Design Template

a. Social media posts

b. Event flyers

c. Presentation slides

d. Informational handouts

e. Pop-up event signage and banners

2.6 COMPREHENSIVE PLAN STEERING COMMITTEE

The Sandy Springs Mayor and City Council will appoint the members of the Sterring Committee. This committee will meet periodically throughout the process. The consultant will coordinate with City Staff to accomplish the following:

Tasks Associated with Comprehensive Plan Steering Committee

1. Establish a meeting schedule and agendas for the committee.

2. Conduct the meetings as public and open meetings per O.C.G.A.50-14

3. Identify participation techniques.

4. Establish the committee’s role and tasks to include, but not limited to, the following:

a. Act as a feedback loop

b. Share surveys with their fellow residents

c. Attend and share Plan updates at their associations

d. Participate at community meetings and Pop-up events

e. Socialize the Draft Plan

2.7 PUBLIC ENGAGEMENT PLAN

The consultant shall develop a Public Engagement Plan (PEP) within thirty (30) days of Notice to Proceed. A successful public engagement plan will be robust and have effective strategies to engage the Sandy Springs community by appealing to and drawing the participation of a diverse demographic, evident of the City’s demographic profile. It shall include innovative, thoughtful in-person and virtual engagement strategies, and show detailed outreach methods, target audiences, event schedules, communication strategies, and evaluation metrics. Stakeholders include, but are not limited to residents, business owners, corporate business leaders, property owners, community and nonprofit organizations, faith-based groups, arts and cultural community, sports and recreation groups, and other disproportionately underrepresented populations.

The effectiveness of the engagement process shall be measured through the number and diversity of participants, geographic and demographic representation, and demonstrated incorporation of public input into final plan recommendations.

Tasks Associated with Public Engagement Plan The PEP should lay out a comprehensive approach to include, at minimum, the following:

1. Conduct stakeholder and focus group interviews to obtain qualitative input from key leaders, community representatives, and subject matter experts.

2. Organize and host Public Open Houses, Workshops, and Design Charrettes at major project milestones to solicit feedback, present draft findings, and build consensus.

3. Include a professional public meeting/discussion facilitator or professional facilitation team to assist with managing the format of public discussions.

4. Foster communication between the public, project team, and City staff to build consensus and shared ownership of the Comprehensive Plan. Create multiple and effective feedback loops on various platforms to ensure the community can easily provide input.

5. Incorporate innovative and engaging tools, technologies, and activities to make the planning process dynamic and relevant to participants.

6. Create a dynamic online engagement hub that includes interactive surveys, mapping, visual preference tools, policy/scenario sliders, idea boards, quick polls, story maps, and bilingual content to reach audiences unable to attend in person.

7. Host Pop-up Events to leverage existing events, parks, shopping centers, and other public gathering spaces, with culturally relevant materials and multilingual support where applicable.

Included with this RFP is a Public Engagement Matrix that outlines existing events that should be utilized for pop-up engagement opportunities.

8. Produce outreach materials (flyers, fact sheets, videos, infographics) in clear, concise language (not technical planners’ terms) with translations as needed.

9. Ensure equitable engagement by targeting outreach to historically underrepresented communities and removing barriers to participation where feasible, such as offering childcare, translation services, refreshments, and convenient access to provide feedback.

10. Work with the City’s Economic Development team to understand existing stakeholder relationships and build upon those relationships.

a. Business leaders, leadership for major corporate headquarters, business owners, entrepreneurs, chambers of commerce, PCID, workforce agencies, the Development Authority, property owners, and other economic development partners.

11. Coordinate with City Communication Staff to align messaging, branding, and distribution across official channels. In tandem with the City’s Communication team, launch social media promotion and create engaging content. Set up and coordinate with Staff to maintain a project page on the City’s website.

a. Any public facing components of the system(s) must maintain WCAG Version 2.1, Level AA standards.

12. Document and report engagement outcomes after each activity. Summarizing participation levels, key themes, and how public input informed the Plan.

Deliverables associated with Public Engagement Plan

1. Public Engagement Plan (Draft and Final) to include elements noted above and any additional elements identified by the consulting team.

2. Interactive Online Engagement Hub – The platform must be mobile-friendly, accessible, and remain active and updated throughout the project to reflect major milestones and opportunities for feedback. The hub must include analytics tracking of participation, location of participants, engagement metrics, etc., to support transparent reporting.

3. Provide relevant materials (in coordination with City staff) for outreach and engagement events.

4. An overview of public engagement within the Comprehensive Plan and detailed documentation of community involvement activities as an appendix to the Comprehensive Plan.

Public Engagement Matrix Use the matrix provided as an attachment to this solicitation to demonstrate how the consulting team would leverage City events to advance public engagement, in addition to traditional outreach methodologies and other community events. Complete the attached matrix to demonstrate how team hours, events, and materials will be allocated for each event.

1. Complete each row with a tailored engagement plan that fits the event’s context and audience.

Provide specific engagement strategies tailored to the audience at the location/event.

2. Indicate the number of consulting team hours and proposed number of events by type.

3. Specify materials, displays, technology, or interactive elements.

4. Indicate all-inclusive costs for planning, staffing, materials, and reporting. Provide a clear cost per event and a total cost for all events.

a. Include any costs associated with online interactive engagement tool(s).

5. Add additional rows if proposing additional events beyond those listed.

Note: 2026 FIFA World Cup Soccer Schedule Atlanta will host eight (8) FIFA World Cup matches at Mercedes Benz Stadium. June 15, 18, 21, 24, 27, and July 1, 7 and the semifinal match on July 15. There may be gatherings of people in Sandy Springs for viewing, and consultant should consider these as potential engagement opportunities.

2.8 CONJOINT ANALYSIS AND POLICY PREFERENCE MODELING: COMMUNITY PREFERENCES &

TRADEOFF EVALUATION (Supplemental Task - provide separate cost) The Consultant shall conduct a statistically valid conjoint analysis to evaluate community priorities and tradeoffs related to the Plan Elements (Needs and Opportunities, Community Goals and Vision, Land Use and Character, Economic Development, Housing, Transportation, Environment, Sustainability and Resiliency) and quality-of-life policies. This analysis will serve as a quantitative decision-support tool that informs scenario development, policy choices, and implementation strategies. This task should help the City understand how residents value different features when faced with realistic tradeoffs.

Tasks Associated with Conjoint Analysis and Policy Preference Modeling.

1. Develop a Conjoint Framework

a. Develop a choice-based conjoint model that tests policy and tradeoffs relevant to the

Comprehensive Plan.

b. Identify decision attributes and levels that are relevant to each Plan Element in collaboration with City staff.

c. Clearly describe sampling methodology and targeted sample size to ensure statistical validity and demographic representation.

2. Design Community-Facing Survey Instruments

a. Create an accessible digital and mobile-friendly survey and a print version as well using best practices in conjoint design.

b. Include no-jargon prompts, visual aids, and bilingual content (English/Spanish) where needed.

c. Pilot-test the survey and refine based on staff feedback.

3. Deployment & Data Collection

a. Deploy the conjoint survey using a mix of outreach approaches (online platform, intercept surveys, public workshops, and targeted engagement for underrepresented populations).

b. Support distribution through City channels and consultant-led outreach.

c. Ensure statistically meaningful sample sizes and demographic representation.

4. Analysis & Results Interpretation

a. Analyze results using industry-standard conjoint modeling techniques

b. Analyze relative preference weights, tradeoff patterns, and segment analysis (e.g., age, language, renters/owners, neighborhood areas).

c. Quantify relative importance of attributes and community tradeoffs.

d. Identify how community tradeoffs influence potential scenarios for each of the Plan

Elements.

5. Integration into the Comprehensive Plan

a. Conjoint findings must be translated into scenario development, policy recommendations, and capital planning priorities that feed into the Community Work Program (CWP).

b. Prepare graphics, dashboards, and a clear narrative explaining how the results influenced the plan.

c. Present findings in workshops with staff, Steering Committee, Planning Commission, and City Council.

6. Deliverables

a. Conjoint survey instrument/design document (English/Spanish).

b. Accessible mobile-friendly survey links and print-friendly surveys in bilingual versions.

c. Technical memorandum summarizing methodology, response profiles, statistical validity, attributes, sampling, limitations, and key findings.

d. Data dashboard and visualization package summarizing relative importance, preference weights, choice probabilities, and policy tradeoff insights.

e. Integration summary showing how the results inform scenario development and final recommendations, to be included in the Draft and Final Comprehensive Plan.

2.9 COMPREHENSIVE PLAN COMPONENTS/ELEMENTS

The Comprehensive Plan must include the following components/elements:

1. Summary of Demographics “Sandy Springs Today”

2. Needs, Issues and Opportunities

3. Community Goals and Vision

4. Land Use and Community Character

5. Economic Development

6. Housing

7. Transportation

8. Environment, Sustainability and Resiliency

9. Broadband

10. Small Area Plan Consolidated Summary

11. Capital Improvements Element (CIE)

12. Community Work Program (CWP)

Component 1: Sandy Springs Today

Provide a visually appealing summary of the demographic profile of Sandy Springs today as outlined in Section 2.3 Demographics and Existing Conditions.

Component 2: Needs, Issues, and Opportunities

The Needs, Issues, and Opportunities section should contain the locally agreed upon list of issues or needs the community intends to address and the opportunities that should be pursued. The needs and opportunities should convey the relatively short-term essentials which will require direct attention from the community in the following five years. This exercise should incorporate an analysis of consistency with the DCA’s Quality Community Objectives and supporting Best Practices.

Component 3: Community Goals and Vision The Community Goals and Vision section is meant to articulate a long-term strategy for creating the desired city in the next 10 to 20 years. The goal setting exercise is intended to generate local pride and enthusiasm about the possibilities for the future of the community. It details the overarching concepts which should guide the local day-to-day decision-making for the time horizon of the plan. This section should include the following four components:

1. General Vision Statement

2. List of Community Goals

3. Community Policies and Actions

4. Character Areas and Defining Narrative

Component 4: Land Use and Community Character Element The consultant will evaluate the existing Character Area framework and defining narratives established in the Next Ten for needed modifications and to further refine their distinctions. Consultant will also evaluate the geography of the City’s Character Areas by parcel and recommend updated alignments with the City’s long-term vision for the next 10 to 20 years. This analysis must include a susceptibility to change assessment to inform the change recommendations. Attention should be given to the future evolution of the Character Areas as it relates to design guidelines and placemaking throughout the City.

Tasks Specific to Component 4: Land Use and Community Character Element

1. Land Use Needs, Opportunities, Vision, Policies, and Actions

a. Provide an overview of needs and opportunities

b. Establish a complimentary vision, policies, and specific actions for Land Use and

Community Character

2. Existing Land Use Analysis

a. Compile, map, and analyze current land use data, including acreage by category and distribution.

b. Identify any inconsistencies between existing land use and adopted plans.

c. Evaluate recent development patterns, pending development, permitting trends, and redevelopment activity.

3. Susceptibility to Change Evaluation

a. Use a quantitative methodology and on the ground truth checks to identify parcels most likely to experience change or redevelop in the next 10 to 20 years, as aligned with community goals.

b. Map High, Moderate, and Low susceptibility area by parcel and provide narrative justification.

4. Character Area Assessment

a. Review the current character area definitions and boundaries based on physical, functional, and social characteristics.

b. Conduct field verification to capture on-the-ground conditions.

c. Assess alignment of existing character areas with community identity and desired growth patterns.

d. Provide recommendations for appropriate character area recategorization by parcel, aligned with community goals.

5. Placemaking and public art

a. Identify mechanisms to integrate arts and cultural expression into community identity, public spaces, and future development when appropriate.

b. Review and reference the City’s existing Arts Master Plan to identify opportunities to update, align, or build upon its goals and strategies.

c. Show previous project examples that successfully combined urban design, placemaking, and art to enhance community character and sense of place.

6. Integration with Other Plan Elements

a. Ensure consistency with overarching recommendations of the Comprehensive Plan and its elements.

Component 5: Economic Development Element This element must align with the City’s overall vision, address gaps, leverage the City’s strengths to position the City for sustained and appropriate economic growth over the next one to two decades.

Tasks Specific to Component 5: Economic Development Element

1. Review of Relevant Planning Documents

2. Baseline Economic Analysis

a. Issues and Opportunities.

b. Compile and analyze current economic data, including employment trends, labor force characteristics, industry clusters, taxbase composition, business demographics, and commercial real estate conditions.

3. Market Industry Trend Assessment

a. Identify key market forces, emerging industries, and potential vulnerabilities.

b. Evaluate regional, state, and national economic trends relevant to the City’s competitiveness.

4. SWOT and Gap Analysis

a. Strengths, Weaknesses, Opportunities, Threats analysis specific to the City’s economic base.

b. Identify infrastructure, workforce, and policy gaps.

5. Needs, Opportunities, Vision, Policies, and Actions

a. Provide an overview of needs and opportunities.

b. Establish a complimentary vision, policies, and specific actions.

c. Recommend new or potential modifications to existing policies, programs, incentives, and partnerships to foster business retention, attraction, and entrepreneurship.

d. Community Work Program detailed 5-year actions items.

6. Integration with other Plan Elements

a. Ensure consistency with overarching recommendations of the Comprehensive Plan and its elements.

Component 6: Housing Element The consultant will prepare the Housing Element integrating local priorities, state guidelines, and best practices to address housing needs, affordability, and livability for all residents.

Tasks Specific to Component 6: Housing Element

1. Review of existing conditions in the housing market.

a. Evaluate the City’s existing housing stock for its ability to serve the current and future needs of the community. Will the current housing types, condition, cost, and number of units be able to support the community’s goals?

2. Needs assessment and gap analysis - Provide an overview of needs/ issues and opportunities.

Note that the City will complete its Housing Needs Assessment Update Q1 2026, which will be available to support the Comprehensive Plan.

3. Establish a complimentary vision, policies, and specific actions for Land Use and Community Character.

4. Evaluate policy considerations to address housing needs for the city’s large employment sectors.

5. Develop Policy and Strategy.

a. Community Work Program detailed 5-year action items.

6. Integration with other Plan Elements.

a. Ensure consistency with overarching recommendations of the Comprehensive Plan and the Housing Needs Assessment.

Component 7: Transportation Element The City is undertaking under two separate efforts to (1) update the 2021 Transportation Master Plan (TMP) to create a 10-year prioritized program of projects and (2) update the sub-regional plan North Fulton Comprehensive Transportation Plan (NFCTP) with its adjacent north Fulton Cities. The Transportation Element for the Comprehensive Plan is not intended to duplicate these efforts.

The Transportation Element will focus on transportation system resiliency, alternative and emerging modes, as well as land use and transportation connections.

Tasks Specific to Component 7: Transportation Element

1. Existing Conditions Assessment

a. Review the transportation network in relation to environmental conditions that impact quality of life and system resiliency:

i.Air quality using the Atlanta Roadside Emissions Exposure Study (AREES) or similar data ii.Surface heat vulnerability using Landsat 9 imagery from USGS or a similar source iii.50 and 100-year floodplains.

b. Update Transit Network. Both MARTA and Xpress are considering large scale changes to their bus networks and have implemented smaller scale changes to the locations of bus stops. Additionally, the routing, span and frequencies of shuttles provided by Perimeter Center employers have changed. Provide updated transit network map should show these changes and discuss how potential large-scale changes from MARTA and Xpress could affect the City. In addition, MARTA has been progressing with its planning for Bus Rapid Transit along I-285 and SR 400. The network maps shall also include the route and station locations within Sandy Springs and directly adjacent jurisdictions.

c. Review and document the state of electric vehicle charging stations in relation to national, state, and regional guidelines.

2. Transportation Needs, Opportunities, Vision, Policies, and Actions

a. Provide an overview of needs and opportunities

b. Establish a complimentary vision, policies, and specific actions for the Transportation

Element

3. Alternative and Emerging Modes

a. Bicycle Network Development. The City has engaged in planning efforts to inventory, investigate and plan for the use of bicycles and the creation of bicycle infrastructure, but it does not currently have an adopted comprehensive bike network. The consultant will prepare a bicycle policy network in consideration of previous citywide planning efforts. The previous efforts include the City’s 2014 Bicycle, Pedestrian, and Trail Network; the City’s 2020 Trails Master Plan; the low-stress routes and recommendations identified in the 2021 Master Transportation Plan (and associated Bicycle and Pedestrian/20-Minute Neighborhoods Technical Memo); and the adopted street type framework classifications in the City’s Development Code and Technical Manual. The bicycle network will provide a comprehensive, long-term vision for bicycle connectivity both internally as well as connecting to adjacent jurisdiction facilities.

b. Micro-mobility Infrastructure and Policies.

c. Connected and Autonomous Vehicle Readiness Assessment. Develop technical memorandum with review of:

i.The state of connected and autonomous vehicle technology and deployment in

Metropolitan Atlanta and the State of Georgia;

ii.Documenting investments the City has already taken to prepare for advances in technology related to connected and autonomous vehicles; and iii.Identifying best practices of actions taken by other/peer cities to prepare for advances in technology related to connected and autonomous vehicles.

4. Transportation and Land Use Coordination

a. Parking and curb management

b. Freight

5. Develop Policy and Strategy.

a. Community Work Program detailed 5-year action items.

6. Integration with other Plan Elements

a. Ensure consistency with overarching recommendations of the Comprehensive Plan and its elements.

Component 8: Environment, Sustainability, and Resiliency Element The consultant shall explore environmental stewardship, resiliency, sustainability, and green infrastructure.

Tasks Specific to Component 8: Environment, Sustainability, and Resiliency Element

1. Review of existing planning documents

a. River Access Plan

2. Needs, Opportunities, Vision, Policies, and Actions

a. Provide an overview of needs and opportunities

b. Establish a complimentary vision, policies, and specific actions for the Environment, Sustainability, and Resiliency Element

c. Consideration of the Regional Water Plan and the Rules for Environmental Planning Criteria pursuant to O.C.G.A.12- 2-8

3. Develop Policy and Strategy.

a. Community Work Program detailed 5-year action items.

4. Integration with other Plan Elements

Component 9: Broadband The Consultant will research and report any unserved and underserved areas within the City and develop an integration of broadband action plan to extend broadband services into unserved areas to support complete coverage in the jurisdiction. Ensure consistency with overarching recommendations of the Comprehensive Plan and its elements.

Component 10: Small Area Plan Consolidated Summary The Consultant will review, evaluate, and synthesize all existing small area plans, corridor studies, LCI studies, neighborhood master plans, and other subarea-focused plans adopted by the City. The intent is to create a concise, user-friendly Small Area Plan Consolidated Summary that integrates relevant findings, recommendations, and implementation actions for incorporation into the Comprehensive Plan. This consolidated summary should include a map-visual with all the area plan locations, with annotations that simplify the key recommendations of each plan.

The Small Area Plans

• Roswell Road Small Area Plan

• Crossroads Small Area Plan

• North End Redevelopment Plan

• Perimeter Center Small Area Plan

• Perimeter Small Area Plan

• Powers Ferry Small Area Plan

• MARTA Station Areas Small Area Plan

• North Springs MARTA Corridor LCI Plan

• City Springs Master Plan

Tasks Specific to the Small Area Plan Consolidated Summary

1. Inventory and Collection

a. Identify and obtain all relevant small area plans and studies from City staff.

b. Verify the date of adoption, responsible agency, and current status of each.

2. Document Review and Analysis

a. Summarize the purpose of each study, study area boundaries, and key goals of each Plan.

b. Identify overlapping recommendations, conflicting policies, and outdated recommendations and policies.

c. Note implementation progress and completed actions since adoption.

3. Thematic and Geographic Synthesis

a. Organize findings by geography (Neighborhood, corridor, district) and/or topic (land use, transportation, economic development, parks, housing, etc.).

b. Identify opportunities for integration with current Comprehensive Plan goals.

4. Gap and Consistency Assessment

a. Highlight gaps in coverage or topics not addressed by existing plans.

b. Flag inconsistencies between plans or with current City policies/regulations.

5. Draft Consolidated Summary

a. Prepare a clearly structured summary document, including:

i.Maps showing locations and boundaries of each small area plan.

ii.Matrix/table of key recommendations and their status.

iii.Suggested updates or integration strategies for the Comprehensive Plan.

6. Integration with other Plan Elements

Deliverables Specific to the Small Area Plan Consolidated Summary

1. Small Area Plan Inventory Table – A listing of Plan titles, adoption dates, responsible agency, and coverage area.

2. Small Area Plan Inventory Map-Visual – A listing of Plan titles, adoption dates, responsible agency, and coverage area.

3. Plan Summaries – A one to two page summary of each Plan, including maps and key findings.

4. Consolidated Summary Report – A synthesized report (digital and print-ready) that:

a. Integrates recommendations across plans

b. Identifies redundancies and conflicts

c. Highlights implementation status

d. Recommends priority updates for the Comprehensive Plan

5. GIS Data Layers – All mapped information in ESRI-compatible format.

Component 11: Capital Improvements Element (CIE) The CIE shall be completed by Ross and Associates to be inserted within this plan document

Component 12: Community Work Program (CWP)

1. This element shall lay out the specific activities the community plans to undertake during the five

(5) years following the adoption of the Plan. These projects or action items shall directly address the identified needs and opportunities, and when implemented, move the City towards realizing its Community Goals.

2. This project list should compile one- (1) to five- (5) year work programs for each plan element and include projects that may exceed the five-year horizon as projects. It must include the following information for each activity:

a. Brief description of the activity

b. Timeframe for initiating and completing the activity

c. Responsible party for implementing the activity

d. Estimated cost of implementing the activity

e. Funding source(s), if applicable

2.10 COMPREHENSIVE PLAN DELIVERY

The Comprehensive Plan final documents must be visually appealing and engaging, and the document must maintain WCAG Version 2.1, Level AA standards.

1. Executive Summary in English and Spanish

a. Formatted and fully accessible for the website

b. Formatted for print spiral bound

2. Complete Plan Document

a. Formatted and fully accessible for the website

b. Formatted for print spiral bound

3. Appendix

a. Formatted and fully accessible for the website

b. Formatted for print spiral bound

SECTION 3 – PROJECT LEGISLATIVE TIMELINE

THE COMPREHENSIVE PLAN PROCESS PROJECT

Kick-off: Winter 2026 Adoption: Spring 2027 Tasks associated with Project Legislative Timeline

COMPREHENSIVE PLAN LEGISLATIVE TIMELINE

Milestones Meeting Material

Deadline Meeting Dates Timeframe

1 Contract Award and Project Kick-Off

TBD

2 Project Updates Mayor and Council (4 Work Sessions)

5/6/2026 7/8/2026 9/2/2026 11/4/2026

5/19/2026 7/21/2026 9/15/2026 11/17/2026

Planning Commission (4 Work Sessions)

5/6/2026 7/8/2026 9/2/2026 11/4/2026

5/20/2026 7/22/2026 9/16/2026 11/18/2026

3 Presentation of Draft Plan (2 Work Sessions) Mayor and Council Work Sessions

2/3/2027 2/16/2027

Planning Commission Work Sessions

2/3/2027 2/17/2027

4 Presentation of Draft Plan (2 Public Hearings) Planning Commission Meeting

3/3/2027 3/17/2027

Mayor and Council Resolution to Transmit Draft Plan to DCA/ARC

3/24/2027 4/6/2027

5 Prepare Final Draft Plan to incorporate feedback from public hearings and

DCA/ARC

4/7 to 6/1, 6 Mayor and Council Resolution to Adopt

6/2/2027 6/15/2027

7 Prepare Final Plan and Submit to DCA/ARC

6/16 to 6/28, Please note: The 2027 Calendar Events are subject to change.

SECTION 4 – SUBMITTAL REQUIREMENTS

PROPOSAL SUBMISSION

1. Economy of Presentation. Each Proposal shall provide a straight-forward, concise delineation of the Offeror's capabilities to satisfy the requirements of this RFP. Colored displays and promotional materials are not required or encouraged. Each Proposal must emphasize completeness and clarity of content. To expedite evaluation of Proposals, it is essential that Offerors follow the format and instructions contained herein.

2. Form of Submittal. Proposals will be submitted and evaluated in three (3) components:

Technical Proposal, Cost/Fee Proposal, and Past Performance. All components shall be submitted separately through Bonfire at: https://sandysprings.bonfirehub.com/opportunities/213551 no later than 2:00 p.m. EST on January 26, 2026.

A Proposal received after this date and time or at any other location will not be accepted or considered. The City is not responsible for delays caused for any reason. It is the Offeror’s sole responsibility to submit its Proposal before the required deadline. Hard copy, electronic and facsimile submittals shall not be accepted.

Proposals failing to comply with the instructions contained in this RFP may be found to be nonresponsive.

The City may also choose not to evaluate, may deem nonresponsive, and/or may disqualify from further consideration any Proposals that do not follow the format required by this RFP, are difficult to understand, are difficult to read, or are missing any requested information.

3. Late Submissions, Withdrawals, and Corrections

a. Late Proposal. Regardless of cause, late Proposals shall not be accepted and will automatically be disqualified from further consideration. It shall be Offeror’s sole risk to assure submittal to Bonfire by the designated time.

b. Proposal Withdrawal. An Offeror requesting to withdraw its Proposal prior to the

Proposal due date and time may submit a letter to the Purchasing Officer requesting to withdraw.

The letter must be on Offeror’s letterhead and signed by an individual authorized to legally bind Offeror.

An Offeror requesting to withdraw after the Proposal has been opened will be required to submit a letter with documented facts supporting the reason for withdrawal within two (2) business days of the opening. The letter must be on Offeror’s letterhead and signed by an individual authorized to legally bind the firm. The Offeror must present clear and convincing evidence that an unintentional error was made. Generally, Proposal withdrawals after Proposal due date/time for reasons other than obvious clerical errors are not permitted.

c. Proposal Correction. If an error is discovered prior to the opening of a Proposal, an

Offeror may submit a corrected Proposal. The corrected Proposal should be clearly marked that it supersedes the Proposal originally submitted. If an obvious clerical error is discovered after the Proposal has been opened, Offeror may submit a letter to the Purchasing Officer within two (2) business days of opening, requesting that the error be corrected.