5-RFP Professional Consultant Services Sub-area 7 Master Plan Update.pdf

Request for Proposals (RFP) Professional Consultant Services:

Sub-area 7 Master Plan Updates

Pre-Submittal Meeting:

Monday, March 16, 2026, 10:00 AM EST

Questions Submitted in Bonfire Due:

Friday, March 27, 2026, 4:00 PM EST

Proposals Due:

Friday, April 17, 2026, 4:00 PM EST

Late submittals will not be accepted Submittals are only accepted through Bonfire

Please see the information on the following page to access the link to register as a vendor and to submit Proposals in BONFIRE:

Electronic proposal must be labeled:

Professional Consultant Services:

Sub-area 7 Master Plan Updates

RFP released: 3/4/2026

Project Number: PEA-2026-098

To Register:

Atlanta Beltline Inc. (ABI) has partnered with Bonfire Interactive to create a new procurement portal that will allow you to receive notifications of procurement opportunities and to submit responses to ABI electronically.

Vendors are directed to visit the ABI website at https://www.Beltline.org/procurement. Next, follow the instructions and click the Bonfire vendor registration link to register your company.

Registration is easy and free. Please be sure to select commodity codes based on the types of services listed on the ABI website and/or listed in the Bonfire registration portal.

Vendors who are already registered or wish to view current solicitations may access the portal here:

���� https://Beltline.bonfirehub.com/portal/?tab=openOpportunities

Virtual Pre-Submittal Meeting

Register in advance for this meeting:

After registering, you will receive a confirmation email containing information about joining the meeting.

When:

Monday, March 16, 2026, 10:00 AM EST

Meeting Link:

https://us02web.zoom.us/meeting/register/QjOR0htqRzGR_oGwTOLCxQ https://www.beltline.org/procurement https://beltline.bonfirehub.com/portal/?tab=openOpportunities https://us02web.zoom.us/meeting/register/QjOR0htqRzGR_oGwTOLCxQ

Project Overview:

The Atlanta Beltline seeks to engage a qualified consultant to support the update of the Subarea 7 Master Plan, which guides long-term planning, policy development, and investment within the Beltline’s northside geography. Subarea 7 is generally bounded by Northside Drive on the west, Piedmont Road on the east, I-75/85 on the south, and the Lindbergh Drive/Lindbergh Station area to the north. The subarea includes the neighborhoods of Ardmore Park; Brookwood and Brookwood Hills; Collier Hills;

Lindbergh/Morosgo; Lindridge; Martin Manor; Garden Hills; Colonial Homes; and Peachtree Hills.

This area is served by the Lindbergh MARTA Station and several local bus routes and contains key facilities such as Piedmont Hospital, the Shepherd Center, Tanyard Creek Park, the Northwest Connector and Bitsy Grant Connector trails, the Atlanta Beltline Northside Trail, and the Bobby Jones Golf Course. This Scope of Work covers the analysis and documentation needed to update the Subarea 7 Master Plan, including assessment of existing conditions, refinement of land use and mobility recommendations, and the development of an updated policy framework to guide future mixed-use, transit-accessible, and community-oriented development.

Objectives:

The Consultant will build on the foundation of the existing Subarea 7 Master Plan by documenting changes in the subarea since the plan was adopted in 2009, taking into account new conditions, context, plans, and policies impacting the subarea. The consultant will also reevaluate and provide recommendations on land use/ zoning, mobility, open spaces, housing, and other related development policies to support the implementation of the Atlanta Beltline. While the master plan intends to document the vision for the entire subarea, recommendations will focus primarily on the parcels within the Tax Allocation District (TAD). The TAD covers a smaller area and includes key corridors, parks and open spaces, proposed Beltline transit and trail corridors and potential redevelopment areas. It is expected that the Atlanta Beltline Subarea Master Planning effort will coordinate closely with interrelated efforts including, but not limited to:

• Atlanta Beltline Transit Study (ongoing)

• City of Atlanta Comprehensive Transportation Plan (ongoing)

• City of Atlanta Zoning 2.0 (pending adoption)

• City of Atlanta Comprehensive Development Plan (adopted July 2025)

• Lindbergh Area Master Plan existing conditions report (2021) https://a-us.storyblok.com/f/1020195/x/673ec4bf91/atlanta-beltline-subarea-7-master-plan-original-2009.pdf

• MARTA Lindbergh TOD work (ongoing)

• MARTA NextGen Bus Network (launched April 2026)

• Proposed MARTA In-Fill Station at Armour Yard

• ABI’s Commercial Affordability Road Map

• Beltline Arts and Culture Strategic Implementation Plan (2018)

Scope of Services:

The Consultant will build on the foundation of the existing Subarea 7 Master Plan by documenting changes in the subarea since the plan was adopted in 2009, taking into account new conditions, context, plans, and policies impacting the subarea. The consultant will also reevaluate and provide recommendations on land use/ zoning, mobility, open spaces, housing, and other related development policies to support the implementation of the Atlanta Beltline. While the master plan intends to document the vision for the entire subarea, recommendations will focus primarily on the parcels within the Tax Allocation District (TAD). The TAD covers a smaller area and includes key corridors, parks and open spaces, proposed Beltline transit and trail corridors and potential redevelopment areas. It is expected that the Atlanta Beltline Subarea Master Planning effort will coordinate closely with interrelated efforts including, but not limited to:

• Atlanta Beltline Transit Study (ongoing)

• City of Atlanta Comprehensive Transportation Plan (ongoing)

• City of Atlanta Zoning 2.0 (pending adoption)

• City of Atlanta Comprehensive Development Plan (adopted July 2025)

• Lindbergh Area Master Plan existing conditions report (2021)

• MARTA Lindbergh TOD work (ongoing)

• MARTA NextGen Bus Network (launched April 2026)

• Proposed MARTA In-Fill Station at Armour Yard

• ABI’s Commercial Affordability Road Map

• Beltline Arts and Culture Strategic Implementation Plan (2018)

• Atlanta Regional Commission (ARC) Arts, Culture, & Creative Placemaking

Strategic Plan (2019)

• Historic and Cultural Resources Study (ongoing) https://a-us.storyblok.com/f/1020195/x/673ec4bf91/atlanta-beltline-subarea-7-master-plan-original-2009.pdf

The Scope of Services includes the following tasks:

Task 1: Project Management

The consultant will identify a point of contact to serve as the project manager for this study and will perform the following tasks:

• Project Administration: Perform general administrative duties, including coordination with sub-consultants; preparation of invoices; meeting agendas and minutes; scheduling; record keeping; and file management.

• Project invoicing and reporting: Monthly progress reports will be submitted to the assigned Beltline Project Manager with each invoice. Invoices shall not be processed until monthly progress reports have been received and reviewed by the Beltline Project Manager.

• File Coordination: Consultant shall set up and maintain FTP or other internet-based file sharing space for the duration of the project.

• Project Consistency: The Consultant shall ensure consistency with Atlanta Beltline and City of Atlanta’s policies, and GIS Data and Mapping standards.

The project will be managed by a Beltline Project Manager assigned from ABI and assisted by the Community Engagement Manager who focuses on outreach and community engagement. The Consultant will be expected to participate in periodic management briefings with members of ABI and with other Atlanta Beltline partners as outlined below:

• Initial meetings with various Beltline Departments: Gather project information and initiatives in the subarea and develop relationships with key Beltline staff who will be working on the project.

• Regular Coordination Meetings: Lead coordination of check-in meetings with a cadence to be determined at the project onset.

• Additional Coordination Meetings: Lead coordination meetings with representatives of Atlanta Beltline, Inc., City of Atlanta Department of City Planning, other City of Atlanta offices and other stakeholders/implementation partners.

• Meeting Management: The Consultant shall develop an agenda and meeting minutes for each meeting. The Consultant shall maintain an ongoing list of action items to track progress of schedule, deliverables, and other project activities for review at each meeting.

Responses must demonstrate project management experience with a diverse group of stakeholders including municipalities, transit agencies, Departments of Transportation, advocacy and neighborhood groups, etc.

Task 2: Community Engagement

ABI anticipates additional robust community engagement to help inform the Master Plan update and gather meaningful community feedback from surrounding subarea neighborhoods, business owners and large property owners. The Consultant will support ABI’s community engagement efforts throughout the Master Plan update through the following tasks:

• Outreach Strategies: The Consultant will help with the development of strategies for public outreach and will closely coordinate with ABI to develop content and message information related to policy adoption, recommended land use and zoning changes, and plan recommendations

• Equitable Engagement: The Consultant will collaborate with ABI to develop creative and innovative ways of engaging with diverse community members throughout the process.

• Developing Content and Materials: In collaboration with ABI’s community engagement team, the Consultant will produce community engagement materials, document and catalog all participant comments to be addressed during the project, and provide feedback loops during each public meeting. The content and materials developed for ABI's outreach efforts will include meeting agendas, meeting presentations, website content and other materials needed to support project communications.

• Public Meetings and Events: The Consultant will assist in presenting plan updates and plan recommendations and the proposed Final Subarea Master Plan to community organizations, NPU’s and City Council. The Consultant will participate in the public meetings by lending subject matter expertise and will provide staff support, including bilingual staff members, for all community outreach meetings, pop ups and workshops. The engagement strategy is intended to utilize the following meeting and outreach cadence:

o Stakeholder Advisory Committee Meetings: Participate in up to five (5) stakeholder meetings with flexibility for both in-person and virtual meetings.

o Technical Advisory Meetings: Participate in up to five (5) stakeholder meetings with flexibility for both in-person and virtual meetings.

o A maximum of four (4) meetings with various City departments and applicable stakeholders as determined by ABI.

o Study Group Meetings: Participate in up to five (5) Study Group meetings with flexibility for both in-person and virtual meetings.

o One off individual stakeholder meetings.

o Neighborhood, NPU, and the applicable City Council committees:

Participate in up to twelve (12) meetings.

o A week-long open house in a physical location.

• Online Engagement: The Consultant will be responsible for developing online engagement materials utilizing licenses secured by ABI (for example, setting up online mapping and survey tools for public participation throughout the planning process).

• Business Engagement: In coordination with ABI, the consultant will participate in up to 3 business engagement meetings or walks (for example, participating in commercial affordability meetings or participate in “business walks”)

Responses must demonstrate experience engaging the community with similar planning efforts, including but not limited to previous community engagement strategies implemented, meeting facilitations experience and relationship building with stakeholders.

A more detailed table of roles and responsibilities related to public engagement is below:

Task ABI Consultant

Technical and Community Stakeholder Communication

X

Securing venues (hybrid meetings, pop-ups, etc.)

Scheduling public meetings X

Producing public outreach materials

X X

Developing public meeting framework, presentations, display boards and content

X X

Meeting Facilitation X

Public Meeting Subject Matter Expert

Synthesizing community feedback to inform recommendations

Implementing virtual community engagement tools

X X

Develop a final community engagement summary to be included in the Subarea 7 Master Plan

Task 3: Studies and Plans Review and Coordination

The purpose of this task is to review and thoroughly analyze the existing Subarea Master Plan as well as current and past planning efforts, projects, private developments of significance, or any additional information that may influence or impact the planning process specific to the subarea. Inconsistencies among different plans shall be noted.

The Consultant will coordinate with current or ongoing studies, planning activities, zoning updates, and development activity (Special Administrative Permits, Land Disturbance Permits, Building Permits and Certificates of Occupancy) that have an impact on the Subarea Master Plan update which will help identify potential parcels susceptible to change. Additionally, the consultant will review relevant efforts the Atlanta Beltline is currently facilitating such as ABI’s Commercial Affordability Road Map, Beltline Arts and Culture Strategic Implementation Plan, ABI’s Historic and Cultural Resources Study, and any recommended changes in land use, zoning, mobility or city policy and must take into consideration these studies and plans.

Task 4: Transportation and Mobility

With the City’s population estimated to grow rapidly over the next 2 decades, the City of Atlanta, MARTA, and Atlanta Beltline Inc., have taken several measures to ensure the transportation network continues to provide mobility options for residents and visitors.

These include but are not limited to evaluating the street framework to better increase connectivity, improve micromobility, bike, and pedestrian infrastructure, improve bus routing, and the ongoing Beltline Transit Study. The consultant will overlay and evaluate existing and proposed transportation and mobility plans and projects including but not limited to:

• Atlanta’s Comprehensive Transportation Plan

• Atlanta DOT Capital Projects including Moving Atlanta Forward

• Atlanta Beltline Strategic Implementation Plan

• Atlanta Beltline Corridor Design

• Beltline Transit Study

• Trails ATL Plan

• MARTA NextGen Bus Network

Based on results of the review and evaluation, the Consultant will update the comprehensive transportation framework from the original Subarea Master Plan. The Consultant will note potential conflict points that need additional consideration and must recommend new transportation and mobility projects (with planning level cost estimates), and any new policies or changes to existing policies necessary to implement the Subarea Master Plan.

Task 5: Land Use and Zoning

This task will include the update, validation, and refinement of land use and zoning in the existing Subarea Master Plan. Since the recent adoption of the City’s Comprehensive Development Plan (CDP), the consultant will conduct a review of how the current CDP differs from the original Subarea 7 Master Plan and will identify areas of consistency, shifts in development character or intensity, and determine how those changes will impact the plan update.

When recommending future land use development patterns, the Consultant will consider and apply appropriate and contemporary urban design concepts as well as transit supportive density. At a minimum, the Consultant will:

• Review, update, and refine identified community and historically significant focal points and landmarks in concert with the City of Atlanta; and

• Update the land use plan and map, and create conceptual illustrations of key development concepts in redevelopment nodes (existing and proposed transportation network, development patterns in the area, etc.); and

• Update circulation plan which reflects the integration of connectivity studies, the refined Beltline Street Framework Plan and the City’s Comprehensive Transportation Plan; and

• Update recommended zoning modifications for consideration by the City of Atlanta Office of Planning to implement; and

• Evaluate consistency with the recently adopted CDP and ongoing Zoning 2.0.

Task 6: Housing/Market Analysis

Given the unusual and evolving conditions in commercial and residential real estate markets following the Covid-19 pandemic, this task is integral to understanding current market conditions and future development potential within the subarea. The Consultant will analyze and document existing trend data related to the socio-economic and real estate market characteristics in and around the Subarea, focusing on the Beltline corridor area and proposed transit station areas that include TAD parcels. For the purposes of this study, the following elements will be collected:

• Demographic and socio-economic data

• Analysis of Trade area definition and consumer spending patterns

• Retail and commercial supply, demand, and market gaps

• Psychographic and lifestyle characteristics

• Development trends (residential, commercial, mixed-use, and other)

• Housing supply and demand by tenure, type, and affordability level

• Existing housing costs and projected future costs by housing type

Additionally, the consultant will assess market feasibility and provide strategies for attracting new investment consistent with the vision for the subarea. Recommendations must demonstrate experience with implementing equitable development strategies, including but not limited to: facilitating housing affordability through density, supporting community and legacy resident retention, promoting commercial affordability, and mitigating displacement of existing residents and small businesses.

Task 7: Open Space and Natural Features

The Subarea is unique in that it contains several creeks and streams with defining natural features that play a significant role in shaping the character and function of the area. The purpose of this task is to ensure that open space and the natural environment are recognized and leveraged as key assets within the Subarea. The Consultant will inventory existing open spaces and natural features and with input from the community and key stakeholders refine and advance the goals established for this task.

The resulting recommendations will articulate a clear vision and set of objectives to promote equitable access to open spaces and natural resources, ecological conservation, and long-term resilience while guiding future growth and development.

Task 8: Arts and Culture, and Historic Preservation

Additionally, there is an array of historic and natural assets, and commercial arts districts. This task will include an inventory of existing parks and open spaces, creative and cultural assets, and historic resources.

Informed by the research and community engagement phases, the Consultant will present the key data findings in a compelling manner and deliver recommendations intended to leverage the best opportunities identified in recently adopted plans, future redevelopment, and current Beltline programmatic priorities to benefit the subarea.

These recommendations must also integrate current best practices and tools in cultural planning and historic preservation, and address how the Beltline might strongly align and integrate art and culture strategies to amplify these resources. Such strategies must include, but are not limited to, public artmaking, creative placemaking, streetscaping, etc. Additionally, the consultant will update the historic structures, objects, and buildings of potential significance within the subarea as identified by the Atlanta Urban Design Commission. The Consultant will develop strategies by resource type (protected, high priority, medium priority, and low priority) that can be implemented by the City of Atlanta.

Deliverables:

This task shall include the delivery of the Final Subarea Master Plan Update, incorporating, at a minimum:

• Executive Summary

• Plan Document

• Compiled and documented GIS data

Duration

The plan update is intended to take up to 18 months from the time of contract execution, with an additional 6 months reserved for City of Atlanta plan adoption support, resulting in a total schedule of 24 months.

Project Budget:

Not to exceed $165,000.00

Proposal Submission Requirements:

Interested firms will submit a technical and cost proposal in response to the scope of work. The respondent shall provide the following documentation which shall not exceed 10 pages. Resumes, team qualifications, and work examples do not count toward the 10-page page limit. Respondents must include and/or demonstrate:

• Cover letter

• Technical proposal detailing approach and methodology

• Team qualifications

• Three examples of similar work

• Fee structure and Budget with cost, by task

Evaluation Criteria:

1. Project Understanding (25 pts)

2. Project Management (15 pts)

3. Community Engagement (20 pts)

4. Team Experience and Qualifications (20 pts)

5. Deliverables and Value (20 pts)

Procurement Timeline:

• Open Date: Wednesday, March 4th, 2026, at 4:00 PM EST

• Pre-submittal Meeting: Monday, March 16th, 2026, at 10:00 AM EST

• Question Due Date: Friday, March 27th, 2026, at 4:00 PM EST

• Close Date: Friday, April 17th, 2026, at 4:00 PM EST

Addenda and Interpretation:

All questions by prospective vendors as to the interpretation of the solicitation document must be submitted within the Bonfire Portal and must be submitted no later than the time and date specified on the first page of this RFP. Every interpretation made to a bidder will be in the form of an addendum to the solicitation document. All addenda will be accessible at the Bonfire Portal link listed within this RFQ. The Bonfire Portal link is listed on the first page of this RFQ. It is the is the vendor’s responsibility to inquire as to the addenda issued. All such addenda shall become part of the Agreement, and all bidders shall be bound by such addenda, whether received by the vendors. Please double-check the Bonfire Portal to ensure that you have all the documents that have been issued prior to submitting your bid.

ABI shall not be bound by any information, explanation, clarification, or any interpretation, oral or written, by whosoever made

Ex Parte Communication:

To preserve the integrity and fairness of the procurement process, all communications related to this Procurement must occur solely through Bonfire. Any form of ex parte communication—whether direct or indirect—with ABI staff, evaluation committee members, officers, agents, or external parties identified in Exhibit A is expressly prohibited.

Failure to comply with this requirement shouk result in disqualification from further participation in the Procurement process or other remedies deemed appropriate by ABI.

Additional information:

• Please see Exhibit A for ABI’s terms, conditions, and required submittal forms.

• Please see Exhibit B for ABI’s SAMPLE agreement; this is an example only – please do not complete the forms in the sample agreement, only complete the forms in Exhibit A. Please refer to section 9D for Insurance Requirements.

• Please see Exhibit C for a Reference Map outlining the area being referenced in this solicitation.

• Please see Exhibit D for the Atlanta Beltline Sub-area 7 Master Plan (2009)

• Per Ex Parte Communication, please do not contact ABI staff, please submit all questions in Bonfire by the due date and time.