RFP 27_02 Integrated Small Area Planning_ Urb.pdf

City of Mableton Integrated Planning and Redevelopment Services

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Request for Proposal RFP 27-02

Integrated Small Area Planning, Urban Design, and Redevelopment Implementation Services

Including Tax Allocation District Planning and Feasibility

Procurement Schedule of Events

RFP Event Information Date Time

RFP Issued 08.13.2026 11:00 AM EST Questions Due 08.27.2026 11:00 AM EST Addendum Issued (if any) 09.10.2026 11:00 AM EST Proposals Due: 10.08.2026 11:00 AM EST Evaluation Deadline: 10.22.2026 11:00 AM EST Interviews/BAFO, if requested TBD TBD Notice of Intent to Award (NOIA) TBD TBD Mayor Council Consideration TBD TBD

Notice to Proposers The following schedule of events is provided for informational purposes only and is subject to change at the sole discretion of the City of Mableton. Respondents shall not contact elected officials, evaluators, or other City personnel regarding this solicitation unless specifically authorized in writing. Any revisions to this solicitation shall be made by written addendum and posted on the Georgia Procurement Registry (GPR). Final contract award is subject to approval by the Mayor and City Council.

The schedule below establishes the City’s anticipated procurement sequence. The City may revise the schedule by written addendum. Respondents are responsible for monitoring the Georgia Procurement Registry (GPR) for updates.

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The City of Mableton, through a joint initiative of its Community Development and Economic Development Departments, is seeking a highly qualified multidisciplinary consulting team to provide integrated small area planning, urban design, redevelopment planning, market and fiscal analysis, and implementation services.

The engagement will establish a coordinated, community-informed framework for selected corridors, activity centers, redevelopment sites, employment districts, gateways, neighborhood transition areas, and emerging growth areas. The work must connect land use policy, housing, mobility, infrastructure, urban design, economic development, and implementation decisions.

The project purpose is to produce actionable Small Area Plans and an integrated redevelopment implementation program that guide public and private investment; inform the Comprehensive Plan, Future Land Use Map, zoning and development regulations; identify catalyst projects and partnerships; and objectively evaluate whether one or more areas warrant a tax allocation district-compliant redevelopment plan and financing strategy.

Public participation will be central to the planning process. The selected consultant will design and facilitate an inclusive engagement strategy for residents, businesses, property owners, developers, community organizations, educational institutions, regional partners, and overlapping taxing jurisdictions, with accessible materials and transparent documentation of how input affects recommendations.

The consultant will integrate technical analysis, community engagement, market and fiscal feasibility, urban design, infrastructure planning, and implementation strategy into one coordinated program. Any TAD related work shall be phase-gated and shall not presume that the City will create a TAD or approve a financing mechanism.

Upon completion, the final integrated plan will serve as a foundational decision-making tool for the City. It will guide capital improvement planning, annual budgeting, policy development, grant seeking, intergovernmental coordination, land use and zoning decisions, redevelopment initiatives, infrastructure investments, and public-private partnerships. The final plan must be practical, adaptable, and supported by implementation and monitoring tools that allow the City to measure progress, communicate results, and update priorities as community needs, market conditions, and funding opportunities evolve.

Intent to Submit a Proposal Interested firms intending to submit a proposal in response to this Request for Proposals (RFP) shall notify the City of their intent by sending an email to purchasing@mableton.gov. The email shall advise the Procurement Manager of the firm's intent to submit a proposal for this solicitation.

Upon receipt of the notification, the Purchasing Division will acknowledge the firm's intent and provide the official RFP package and any applicable procurement information within mailto:purchasing@mableton.gov

P a g e 3 | 26 twenty-four (24) business hours.

Only firms that have notified the Purchasing Division of their intent to submit a proposal and have received the official solicitation package from the City of Mableton Purchasing Division will be eligible to submit a proposal.

Proposal Submission Requirements All proposals and Addendums shall be submitted electronically on a USB flash drive (Jump Drive). Electronic files must be searchable, unencrypted, and free of password protection.

Respondents must also acknowledge all issued addenda in the completed Proposal Letter and Certification. Paper proposals will NOT be accepted. Email submissions will NOT be accepted under any circumstances.

Each USB flash drive shall be enclosed in a sealed package clearly labeled with:

• Firm Name

• Firm Address

• Solicitation Number: RFP 27-02

• Project Title: Integrated Small Area Planning, Urban Design, and Redevelopment

Implementation Services

Proposals shall be mailed to:

City of Mableton – Procurement Division Finance Department P.O Box #104 5284 Floyd RD SW Mableton, GA 30126

Proposal Due Date: 10.08.2026 Time: 11:00 AM Eastern Time

Late proposals will not be accepted. Extensions will not be honored.

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Questions Regarding Solicitation To ensure a fair and transparent procurement process, telephone calls regarding this solicitation will not be accepted. All questions, requests for clarification, or interpretation of the solicitation documents must be submitted during the designated Question and Answer (Q&A) period identified in the procurement schedule. Proposers are strongly encouraged to submit all questions during the Q&A period to ensure they have a complete understanding of the City's requirements. Responses to questions, interpretations, clarifications, and any modifications to the solicitation shall be issued only through written addenda.

Addenda: All solicitation updates, clarifications, corrections, and addenda will be posted on the Georgia Procurement Registry (GPR). It is the sole responsibility of each proposer to monitor the Georgia Procurement Registry for updates prior to submitting a proposal.

Proposal Deadline No proposal submission extensions will be granted. Proposers are solely responsible for ensuring their proposal is received by the Purchasing Division prior to the stated deadline.

Business License Requirements Respondents are NOT required to possess a City of Mableton business license at the time of proposal submission. A current business license issued by another municipality, county, or state is acceptable for purposes of submitting a proposal. If awarded a contract, the successful proposer shall comply with all applicable City of Mableton licensing and registration requirements prior to contract execution, if required by law or City ordinance.

Vendor Registration and Required Documents Prospective vendors are encouraged to review the City's vendor requirements by visiting:

www.mableton.gov. Navigate to: Finance → Procurement → How to Become a Vendor. This webpage provides detailed information regarding the documents and forms that may be required if your firm is selected for award, including, but not limited to:

Vendor Registration Forms W-9 Certificate of Insurance (COI) E-Verify Affidavit (where applicable) O.C.G.A. § 50-36-1 Contractor Affidavit (where applicable) Business License Documentation Other required compliance documents

Submission of these documents is generally required only from the successful proposer(s) prior to contract execution unless otherwise stated in the solicitation.

http://www.mableton.gov/

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PROPOSAL LETTER

We propose to furnish and deliver all the deliverables and services named in the attached Request for Proposal (RFP). The price or prices offered herein shall apply for the period stated in the RFP. We further agree to strictly abide by all the terms and conditions contained in the City of Mableton Vendor Manual as modified by any attached special terms and conditions, all of which are made a part hereof. Any exceptions are noted in writing and included with this bid.

It is understood and agreed that this statement of Proposal and proposal constitutes an offer, which when accepted in writing by the Purchasing Division, City of Mableton, and subject to the terms and conditions of such acceptance, will constitute a valid and binding contract between the undersigned and the City of Mableton.

It is understood and agreed that we have read the City’s specifications shown or referenced in the RFP and that this statement is made by the provisions of such specifications. By our written signature on this proposal, we guarantee and certify that all items included in this statement meet or exceed all such City specifications. We further agree, if you awarded a contract, to deliver goods and services which meet or exceed the specifications. The City of Mableton reserves the right to reject any or all offers, waive technicalities, and informalities, and to make an award in the best interest of the city.

It is understood and agreed that this statement of Proposal and proposal shall be valid and held open for a period of sixty (60) days from the opening date.

Additionally, the proposer certifies compliance with the applicable provisions of the Official Code of Georgia Annotated (O.C.G.A.) Title 13, which governs public contracts, and Title 50, Chapter 5, which addresses procurement and bidding processes for public entities in the State of Georgia. The proposer acknowledges that any violation of these statutes may result in disqualification from future contracts and potential legal penalties.

Furthermore, the proposer acknowledges compliance with O.C.G.A. § 45-10-20 et seq., which prohibits conflicts of interest in public contracting and ensures that no public officer or employee has a direct financial interest in the contract. The proposer also certifies adherence to Georgia’s Illegal Immigration Reform and Enforcement Act of 2011 (O.C.G.A. § 13-10-91), confirming that the proposer and all subcontractors have registered and participated in the federal E-Verify program to verify employment eligibility.

PROPOSAL SIGNATURE AND CERTIFICATION

(Proposer to sign and return) I certify that this offer is made without prior understanding, agreement, or connection with any corporation, firm, or person submitting a proposal 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

P a g e 6 | 26 awards. I agree to abide by all conditions of the proposal and certify that I am authorized to sign this proposal for the proposer.

I further certify that the provisions of the Official Code of Georgia Annotated, Sections 45-10- 20 et seq. have not been violated and will not be violated in any respect throughout the contract.

Authorized Signature Date

Name Company Name Here

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Table of Contents

RFP # 27-03 and Procurement Schedule of Events Page 1

Notice to Proposers Page 2

Intent to Submit Proposal instructions Page 3

Proposal Requirements Page 3

Questions Regarding Solicitation Page 4

Proposal Letter Page 5-6

Purpose and Background Page 8

Project Objectives and Guiding Principles Page 8

Scope of Services Page 9

Deliverables and Acceptance Page 14

Project Governance and Responsibilities Page 9

Schedule and Contract Term Page 14

Proposal Submission Requirements Page 15

Evaluation and Selection Page 16

Cost Proposal Page 25

Contractual and Regulatory Requirements Page 18

Reservations, Public Records, and Protests Page 19

Exhibit A: Contractor E-Verify Affidavit Page 21

Exhibit B: Subcontractor E-Verify Affidavit Page 22

Exhibit C: Non-Collusion Affidavit Page 23

Exhibit D: Drug-Free Workplace Certification Page 24

Exhibit E: Cost Schedule Page 25

Exhibit F: Submission Checklist Page 26

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City of Mableton

Request for Proposal (RFP) 27-02

Integrated Small Area Planning, Urban Design, and Redevelopment Implementation Services

Section 1: Purpose and Background

1.1 Purpose

The purpose of this RFP is to retain one qualified multidisciplinary consulting team to prepare implementation-focused Small Area Plans and an integrated redevelopment program for the City of Mableton. The work will unite community planning and economic development analysis; guide land use, urban design, housing, mobility, infrastructure, and investment decisions; identify implementable catalyst projects; and, only if supported by the feasibility findings and directed by the City, prepare a redevelopment plan consistent with Georgia law.

1.2 Background

The City of Mableton is coordinating its Community Development and Economic Development functions so that land use policy, urban design, infrastructure investment, redevelopment tools, and implementation decisions are developed together. Potential study areas include selected corridors, activity centers, redevelopment sites, employment districts, gateways, neighborhood transition areas, and emerging growth areas. The resulting work is expected to inform the Comprehensive Plan, Future Land Use Map, zoning ordinance, development regulations, capital programming, public-private partnerships, and any authorized analysis under O.C.G.A. § 36-44-1 et seq.

Section 2: Program Goals and Governance

2.1 Goals

Establish a community-informed, long-range vision for targeted growth and redevelopment areas.

Coordinate future land use, housing, transportation, infrastructure, public realm, and environmental recommendations.

Improve urban design quality, placemaking, walkability, connectivity, neighborhood compatibility, and access to opportunity.

Identify implementable catalyst projects, regulatory actions, funding sources, partnerships, and accountable timelines.

Assess market conditions, fiscal feasibility, redevelopment eligibility, and TAD options objectively.

Produce adoption-ready plans, maps, models, and decision materials that can be maintained by City staff.

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2.2 Joint Department Governance

Role Primary Responsibilities

Executive sponsors Resolve policy decisions; authorize major phase gates; recommend acceptance.

Community Development lead Small area plans; land use; zoning; housing; mobility; urban design;

public engagement; plan adoption.

Economic Development lead Market analysis; redevelopment sites; business/property-owner coordination; TAD eligibility, finance, partnerships, and implementation.

Procurement / Issuing Officer Controls solicitation communications, evaluation records, clarifications, negotiations, and award process.

Consultant project manager One accountable point of contact; integrated schedule, quality control, risk log, decision log, and consolidated invoicing.

Technical advisory group Coordinates GIS, public works, transportation, finance, legal, communications, and regional partners as designated.

INTEGRATION REQUIREMENT: The consultant shall not treat the two departmental scopes as parallel stand-alone studies. Assumptions, base data, engagement, scenarios, maps, cost estimates, financial modeling, recommendations, and implementation priorities must be reconciled in a single program framework.

Section 3: Scope of Services

The following scope establishes required outcomes. Proposers may recommend refinements that improve efficiency, statutory compliance, accessibility, or implementation, provided all deviations and assumptions are clearly identified. The City may authorize work by phase, study area, or task order, subject to the final contract.

Task 1: Project Initiation, Management, and Quality Control

Conduct a kickoff and confirm study areas, decision authority, stakeholders, data sources, dependencies, risks, and success measures.

Prepare an integrated project management plan, detailed schedule, engagement calendar, quality-control plan, data management protocol, and communication/escalation procedures.

Facilitate regular project-team meetings; maintain action, decision, issue, and risk logs; provide monthly narrative and financial progress reports.

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Identify all assumptions and information needed from the City, including any reliance on City Attorney, bond counsel, financial advisor, assessor, or taxing jurisdiction data.

Task 2: Study Area Confirmation and Data/GIS Framework

Work with City staff to refine Small Area Plan study boundaries and any potential redevelopment area or TAD boundaries.

Create a common geodatabase and parcel level analytical framework; document source, date, limitations, and methodology for each dataset.

Confirm that any proposed TAD geography is contiguous and located within a legally qualifying redevelopment area, subject to legal review.

Prepare base maps suitable for technical analysis, engagement, decision-making, and final publication.

Task 3: Existing Conditions, Eligibility, and Opportunities Assessment

Analyze land use, development intensity, zoning, ownership, vacancies, underutilization, building age/condition, development trends, and publicly owned property.

Assess streets, sidewalks, bicycle facilities, transit access, safety, freight, parking, utilities, stormwater, parks, open space, environmental constraints, resilience, historic/cultural resources, gateways, and public realm quality.

Analyze population, employment, business, housing type, affordability, missing-middle opportunities, real estate, commercial, industrial, and fiscal conditions using appropriately current data.

Document evidence relevant to statutory redevelopment-area findings, including blighted or distressed conditions, deterioration, or inadequate infrastructure, without presuming eligibility.

Identify opportunity sites, catalyst projects, assemblage considerations, constraints, and early-action opportunities.

Task 4: Equitable Community and Stakeholder Engagement

Prepare an engagement plan identifying audiences, decision points, methods, accessibility, language access, notification, feedback loops, and measures of participation.

Coordinate public workshops/open houses, interviews, focus groups, property-owner meetings, business roundtables, surveys, online activities, pop-ups, and public hearings appropriate to each phase.

Required deliverables: Project Management Plan; baseline schedule; quality control plan; monthly reports and logs.

Required deliverables: Study Area Memorandum; GIS data inventory; geodatabase; base-map series; boundary alternatives.

Required deliverables: Existing Conditions and Eligibility Report; Opportunities and Constraints Atlas; GIS package; technical appendices.

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Engage residents, businesses, property owners, developers, community organizations, educational institutions, youth/seniors as appropriate, regional partners, and overlapping taxing jurisdictions.

Clearly distinguish information gathering from City decisions; document input, response, unresolved issues, and how feedback influenced recommendations.

Provide accessible materials and meeting practices consistent with applicable disability and language access requirements.

Task 5: Vision, Alternatives, and Preferred Development Framework

Develop a vision, goals, measurable objectives, guiding principles, character areas, and growth/redevelopment framework.

Prepare and compare reasonable alternative development scenarios, including land use, intensity, housing, employment, transportation, infrastructure, environmental, market, and fiscal implications.

Establish transparent evaluation criteria and facilitate selection/refinement of a preferred framework.

Reconcile preferred concepts across Small Area Plans and potential redevelopment/TAD boundaries.

Task 6: Future Land Use, Housing, and Redevelopment Strategy

Recommend future land uses, development intensity, mixed-use and employment areas, commercial strategies, housing diversity/affordability, preservation areas, and neighborhood transitions.

Identify priority redevelopment sites, catalyst projects, public investments, public-private partnership opportunities, and potential displacement/anti-displacement considerations.

Evaluate consistency with the City Comprehensive Plan and identify needed plan or Future Land Use Map amendments.

Prepare parcel or district level concepts at a level appropriate for policy and feasibility—not site entitlement or guaranteed development approval.

Task 7: Urban Design and Placemaking

Establish urban design principles and guidance for building form, frontage, massing, orientation, transitions, streetscapes, civic spaces, parks/open space, gateways, wayfinding, public art, parking, walkability, and architectural character.

Prepare concept plans, perspective renderings, street sections, diagrams, and other graphics that accurately communicate scale and intent.

Identify design standards, overlay provisions, or form-based approaches needed for implementation.

Required deliverables: Engagement Plan; materials; participation summaries; comment/response matrix; hearing support.

Required deliverables: Vision and Guiding Principles; alternatives and evaluation matrix; preferred development framework.

Required deliverables: Future Land Use Plan; Housing and Redevelopment Strategy; framework maps;

catalyst project profiles.

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Label conceptual graphics clearly and disclose key assumptions to avoid representing illustrative development as approved or committed.

Task 8: Transportation, Infrastructure, Sustainability, and Capital Strategy

Develop complete-streets, multimodal, pedestrian, bicycle, transit-supportive, intersection, parking-management, freight, and connectivity recommendations.

Identify utility, stormwater, green infrastructure, resilience, parks/open-space, and other public-facility improvements needed to support the preferred framework.

Prepare planning-level cost estimates with basis, quantities, unit-cost source/year, contingency, escalation assumptions, exclusions, and confidence range.

Coordinate proposed improvements with the Cobb County Department of Transportation (Cobb DOT), Cobb County Stormwater Management, other responsible departments, agencies, and property owners, and applicable regional and state plans. Pursuant to the Intergovernmental Agreement (IGA), Cobb DOT and Cobb County Stormwater Management will manage and provide the applicable transportation and stormwater services for the project on behalf of the City.

Task 9: Market, Fiscal, and TAD Feasibility Analysis

Assess relevant residential, retail, office, mixed-use, industrial, hospitality, or other markets and likely absorption, phasing, and development feasibility.

Establish parcel-level baseline taxable values and document source, tax status, appeals, exemptions, digest timing, and limitations.

Model reasonable redevelopment scenarios and incremental ad valorem revenue using transparent assumptions; distinguish City, county, school, and other millage and participation assumptions.

Evaluate the statutory and economic rationale for redevelopment financing, including a documented ‘but for’ analysis, sensitivity testing, downside cases, timing, coverage, and material risks.

Identify eligible redevelopment costs and compare pay-as-you-go, bond-financed, and non-TAD funding options; do not characterize projections as guaranteed revenues.

Support discussions with overlapping taxing jurisdictions and coordinate with the City’s legal and financial advisors; the consultant does not provide legal opinions unless separately authorized and qualified.

Required deliverables: Urban Design Framework; streetscape concepts; illustrative graphics;

implementable design guidance.

Required deliverables: Market and Feasibility Report; baseline/value workbook; increment model;

sensitivity/risk analysis; financing options memorandum.

Required deliverables: Transportation Plan; multimodal network map; infrastructure and sustainability strategy; capital project list and estimates.

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Task 10: TAD-Compliant Redevelopment Plan and Adoption Support

If directed after the feasibility phase, prepare a redevelopment plan addressing all then-current requirements of the Georgia Redevelopment Powers Law, O.C.G.A. § 36-44-1 et seq., and City counsel direction.

Include redevelopment goals, qualifying conditions/findings support, boundaries, proposed uses, projects and costs, financing approach, tax-base and increment information, implementation structure, and required maps/exhibits.

Prepare staff, Planning Commission, redevelopment agency/development authority (if applicable), City Council, and public-facing presentation materials.

Support public hearings, revisions, adoption documents, and intergovernmental consent discussions;

coordinate adoption resolutions and agreements with City counsel rather than drafting or approving legal conclusions independently.

Task 11: Regulatory, Funding, and Implementation Program

Recommend Comprehensive Plan/FLUM amendments, zoning or overlay changes, development-regulation updates, incentives, partnership structures, grant opportunities, and other implementation tools.

Prioritize actions and projects as near term (1–3 years), mid term (4–7 years), and long term (8–15 years), with responsible lead/support parties, dependencies, cost, potential source, and performance measure.

Identify early wins, predevelopment steps, land strategy, operations/maintenance implications, and recurring resource needs.

Provide an implementation dashboard and facilitate a staff working session on plan administration, GIS/model updates, performance tracking, and annual reporting.

Task 12: Final Integrated Plan Package

Prepare an executive summary and an integrated program document that connects Small Area Plans, citywide implications, redevelopment/TAD work, and the implementation program.

Prepare an administrative draft, public-review draft, final adoption draft, and final corrected edition after adoption, incorporating City comments through a documented comment-resolution process.

Deliver accessible, print-ready and web-optimized files plus all editable source files, data, models, fonts/licenses or substitutes, and linked assets necessary for City maintenance.

Required deliverables: Administrative draft; public review draft; final redevelopment plan; adoption-ready maps, tables, presentations, and editable exhibits

Required deliverables: Implementation Matrix and Dashboard; regulatory action plan; capital priorities;

funding/partnership strategy; staff handoff session.

Required deliverables: Final Integrated Plan; individual Small Area Plan modules; executive summary;

technical appendices; complete editable handoff package.

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Optional / Additional Services

Additional Small Area Plans or corridor design studies.

Fiscal impact or economic impact analysis beyond the base scope.

Form based code, overlay, zoning text, or development-standard drafting.

Additional infrastructure concept development or cost estimating.

Housing strategy or anti-displacement implementation program.

Redevelopment authority, incentive policy, developer solicitation, or transaction support.

Additional public engagement, hearings, translations, renderings, surveys, or specialized technical studies.

Optional services shall be priced separately and may be authorized only in writing under the final contract. Inclusion in a proposal does not obligate the City to purchase them.

Section 4. Deliverables, Standards, and Acceptance

4.1 General Standards

Use current, authoritative sources and state the date, geography, method, assumptions, and known limitations.

Ensure factual consistency across narratives, maps, tables, graphics, cost estimates, and financial models.

Provide plain-language executive materials and technically complete appendices.

Use City-approved branding and formats; comply with applicable web/document accessibility requirements.

Provide native/editable formats, including Word, Excel with live formulas, PowerPoint, GIS geodatabase/layers with metadata, and original design/graphics files, plus PDF.

Do not embed proprietary restrictions that prevent the City from using, updating, reproducing, or publicly distributing final work products, subject to negotiated third-party licenses.

Maintain version control and a consolidated City comment/response matrix for each draft.

4.2 Phase-Gate Review and Acceptance

Gate City Review / Acceptance Standard

1. Initiation Work plan, boundaries, engagement approach, data plan, and schedule approved.

2. Existing conditions Sources and methods documented; eligibility evidence and gaps identified; GIS package usable.

3. Alternatives Alternatives are distinct, feasible at planning level, and evaluated using disclosed criteria.

4. Preferred framework Community input and technical findings reconciled; executive sponsors authorize advancement.

5. Feasibility/TAD decision Model auditable; risks and non-TAD alternatives disclosed; City determines whether to authorize Task 10.

6. Draft plans All scope elements present; City comments resolved or disposition documented.

7. Final handoff Adoption changes incorporated; files accessible, editable, complete, and quality controlled.

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Acceptance means the City has determined that a deliverable materially conforms to the contract; review, comment, payment, use, or public release alone does not waive latent defects. The contract shall establish review periods, correction cycles, and invoice milestones.

Section 5: Schedule and Contract Term

The City anticipates an integrated base program of approximately 12–18 months from Notice to Proceed, depending on the number and complexity of study areas, data availability, engagement, and adoption requirements. Proposers shall recommend a realistic schedule with critical path, phase gates, City decision dates, public meetings, legal/financial coordination, and float. The City may sequence or defer the TAD redevelopment-plan phase after feasibility review.

Period Expected Focus Months 1–2 Initiation, boundaries, data/GIS, engagement launch

Months 2–6 Existing conditions, eligibility, market analysis, early engagement

Months 5–9 Vision, alternatives, preferred framework, design/infrastructure concepts

Months 7–12 Feasibility/TAD decision, implementation and regulatory strategy

Months 10–16 Draft plans, hearings, adoption support

Months 16–18 Final corrections, editable handoff, staff training

Section 6: Proposal Format and Submission Requirements

Proposals should be clear, evidence based, and directly responsive. Marketing material not tied to an evaluation criterion may be omitted. Submit the technical proposal separately from the cost proposal when required by the submission instructions.

Section Required Content Suggested Limit

1. Cover letter Legal name; address; authorized signer; contact; commitment to proposal validity; addenda acknowledgment. 2 pages

2. Executive summary Understanding, distinguishing value, key risks, and proposed outcomes. 2 pages

3. Firm/team qualifications Prime and subconsultants; disciplines; organization;

licenses/certifications where applicable; capacity. 6 pages

4. Relevant experience Five comparable projects, emphasizing Georgia TAD/redevelopment, small area plans, adoption, and implementation results.

10 pages

5. Key personnel Roles, availability, resumes, office location, relevant project contribution; identify changes requiring City approval. 10 pages

6. Technical approach Task-by-task method, integration, engagement, data/GIS, alternatives, design, market/fiscal/TAD analysis, QC, accessibility, and handoff.

18 pages

7. Work plan/schedule Milestones, phase gates, critical path, City inputs, meetings, deliverables, and staffing by task. 6 pages

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8. Risks/assumptions Data gaps, legal/financial dependencies, scope assumptions, exclusions, conflicts, and mitigation. 4 pages

9. References/past performance Three references using Exhibit B; disclose material disputes or terminations requested by City policy. Form

10. Cost proposal Exhibit E, including hours, rates, expenses, optional services, and total not-to-exceed amount. Separate

11. Forms/exceptions Required certifications, insurance evidence, exceptions matrix, and requested City forms. As needed

6.1 Exceptions

List each exception to the RFP or proposed contract by section and provide replacement language. Silence constitutes acceptance for proposal-evaluation purposes, subject to the final negotiated contract. The City is not obligated to accept an exception.

6.2 Joint Ventures and Subconsultants

Identify the prime contractor and all team members, their legal relationship, scope share, and responsible personnel. The prime remains fully responsible for performance. Material substitutions after submission require prior City approval and may affect evaluation or award.

Section 7: Minimum Qualifications and Responsibility

A proposer must demonstrate, at minimum:

Legal authority and good standing to contract and conduct business as required.

A multidisciplinary team capable of performing planning, urban design, engagement, GIS, transportation/infrastructure, market/economic, financial, redevelopment, and implementation work.

At least five comparable projects completed within the last ten years, including at least ten years of Georgia redevelopment/TAD assignment(s) if Task 10 remains in the base scope.

A project manager with at least ten years of relevant experience and demonstrated responsibility for comparable integrated engagements.

Capacity to meet the schedule and required professional insurance, licensing, and compliance obligations.

No unmitigated organizational conflict of interest and no disqualifying debarment or suspension under applicable requirements.

The City reserves the right to request and verify information necessary to evaluate a Proposer’s responsibility, including financial stability, insurance capacity, staffing availability, current workload, and legal authority to conduct business. Such information may include financial statements, letters from financial institutions, claims history, licenses, references, litigation or dispute history, debarment status, and other reasonable documentation permitted by the solicitation and applicable law. Failure to provide requested information may adversely affect the City’s determination of the Proposer’s responsibility.

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Section 8: Evaluation and Selection

8.1 Evaluation Criteria

Evaluation Criterion Evaluation Focus Points

Comparable firm/team experience Relevant small area planning, urban design, redevelopment, Georgia TAD, adoption, and implementation results.

Key personnel and capacity Qualifications, defined roles, availability, interdisciplinary integration, and continuity. 15

Project understanding and integrated approach

Responsiveness, methodology, joint-department coordination, phase gates, quality, and implementability.

Community engagement and accessibility

Inclusive methods, feedback loops, accessibility/language access, and evidence of effective practice.

Market, fiscal, and TAD methodology

Transparent data, ‘but for’ analysis, auditable modeling, sensitivity/risk, statutory coordination, and objectivity.

Work plan, schedule, and risk management

Realism, dependencies, staffing, decision points, mitigation, and deliverable control. 10

Cost and overall value Reasonableness, completeness, labor mix, assumptions, optional pricing, and total value. 10

TOTAL POSSIBLE SCORE: 100

8.2 Evaluation Process and Interviews

The City will review proposals for responsiveness and responsibility. The City may reject submissions that are late, materially incomplete, conditioned, unsigned, or otherwise non-responsive. An evaluation committee will independently score responsive proposals using the stated criteria and may develop a consensus ranking.

The City may request clarifications, conduct reference checks, verify information, interview one or more respondents, request presentations or demonstrations, and invite best and final offers (BAFOs).

If interviews are held, the City will notify finalists of the agenda and may rescore relevant criteria based on information presented. New commitments must be confirmed in writing.

The City may negotiate scope, schedule, price, terms, and staffing with the highest-ranked respondent.

If agreement is not reached, the City may discontinue negotiations and proceed to another respondent.

Selection or notice of intended award does not create a contract. Work may begin only after all required approvals, execution by authorized parties, insurance and compliance review, and written notice to proceed.

Proposals will serve as the primary basis for evaluating each firm's qualifications, experience, technical approach, organizational capacity, and overall ability to perform the requested services.

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Following the initial evaluation, the City may, at its sole discretion, invite one or more of the highest-ranked firms to participate in interviews, presentations, demonstrations, or discussions. If interviews are conducted, the City will provide participating firms with instructions regarding the format, agenda, and presentation requirements.

Final rankings and recommendations may be based upon the written proposal, interviews or presentations (if conducted), reference checks, clarifications, and any additional information requested during the evaluation process.

8.3 Best Value

Award, if made, will be to the responsible and responsive respondent whose proposal is determined to provide the best value to the City based on the published criteria. The lowest price will not necessarily receive the award. The City may consider realism of cost, completeness of assumptions, staffing commitment, implementation risk, and demonstrated performance.

Section 9: Contract and Compliance Requirements

9.1 Professional Services Agreement

The selected respondent will be required to execute the City’s professional services agreement or other agreement approved by the City. The final agreement will include the accepted scope, schedule, compensation, deliverables, insurance, compliance documents, and negotiated terms. Any exceptions must be identified in the proposal. Silence will be understood as willingness to negotiate in good faith based on the City’s form.

9.2 Compliance

Comply with all applicable federal, state, and local laws, regulations, ordinances, codes, licensing requirements, and lawful City policies.

Maintain required business registrations, licenses, and professional credentials throughout the contract.

Comply with applicable immigration and employment-verification requirements and submit required contractor and subcontractor affidavits.

Maintain a workplace free from unlawful discrimination and harassment and comply with applicable equal-employment and civil-rights requirements.

Disclose actual or potential conflicts of interest promptly and avoid activities that impair independent professional judgment.

Comply with applicable ethics, gratuity, lobbying, and procurement-integrity requirements.

9.3 Insurance

Before contract execution, the selected respondent shall provide certificates of insurance meeting the City’s requirements, which may include commercial general liability, automobile liability, workers’ compensation/employers’ liability, professional liability/errors and omissions, and cyber/privacy coverage when applicable. Final limits, endorsements, additional-insured requirements, notice provisions, and waiver requirements will be stated in the agreement. Insurance does not limit the consultant’s obligations or liability.

9.4 Ownership and Intellectual Property

Subject to the executed agreement and payment for accepted work, project-specific deliverables and data prepared for the City will become City property. The consultant shall identify pre-existing tools, methodologies, or third-party materials and grant the City sufficient perpetual rights to use, reproduce, modify, publish, and

P a g e 19 | 26 distribute the final deliverables for governmental purposes. The consultant is responsible for securing necessary permissions and indemnifying the City against infringement claims as provided in the agreement.

9.5 Records, Audit, and Retention

The consultant shall maintain complete project, cost, subcontract, and performance records for the period stated in the agreement and make them available for authorized review or audit. Records provided to or held by the City may be subject to the Georgia Open Records Act. The consultant shall promptly assist the City in identifying responsive records and lawful exemptions but shall not make final disclosure decisions on the City’s behalf.

9.6 Invoicing and Payment

Invoices shall correspond to accepted progress, identify task and deliverable status, show current and cumulative charges, and include supporting documentation required by the agreement. The City will process proper invoices under the executed payment terms and applicable law. Disputed amounts may be withheld pending resolution. Final payment is conditioned on accepted deliverables and complete closeout materials.

9.7 Accessibility and Data Security

The consultant shall use reasonable administrative, technical, and physical safeguards for City data; collect only information necessary for the project; obtain appropriate consent for surveys or recordings; and promptly report suspected loss or unauthorized disclosure. Public-facing digital deliverables shall conform to the accessibility standards identified in the final agreement.

10. Reservations, Public Records, and Protests

10.1 City Reservations

To the extent permitted by applicable law and City policy, the City reserves the right to reject any or all proposals; waive informalities that do not prejudice competition; request clarification; verify information;

negotiate with one or more respondents; reduce, expand, phase, or cancel the scope; make no award; or reissue the solicitation. Respondents bear all proposal preparation and participation costs.

10.2 Proposal Status and Public Records

Any actual or prospective proposer who believes they have been aggrieved in connection with the solicitation, or the award of a contract may file a written protest with the City of Mableton Procurement Division. To be considered, a protest must be submitted in writing within five (5) business days following the issuance of the Notice of Intent to Award or the occurrence of the action being protested. The written protest must clearly state the specific legal and factual grounds for the protest and the remedy or corrective action requested by the protesting party.

Upon receipt of a timely protest, the City Manager or their designee will review the protest, the procurement record, and any supporting documentation. The City may request additional information from the protesting party or other parties involved, as necessary. A written determination will be issued within ten (10) business days unless additional time is required for review. The decision of the City Manager or their designee shall constitute the final administrative determination of the City of Mableton. The filing of a protest does not automatically stay the procurement process, unless the City determines that a temporary suspension is necessary to protect the integrity of the procurement process or the interests of the City.

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10.3 Protests

Any protest must comply with the City’s adopted purchasing policy and the instructions stated in the final solicitation or notice of intended award. A protest should identify the solicitation, protester, factual and legal grounds, supporting documents, and requested relief, and must be filed within the applicable deadline. Filing a protest does not automatically stay procurement activity unless required by policy, law, or written City direction.

10.4 No Obligation Until Execution

No oral statement, selection notice, negotiation, purchase request, or draft agreement binds the City. The City is obligated only after an agreement is approved and signed by persons with authority, all preconditions are satisfied, funds are lawfully available, and a written notice to proceed is issued.

Procurement Schedule of Events

RFP Event Information Date Time

RFP Issued 08.13.2026 11:00 AM EST Questions Due 08.27.2026 11:00 AM EST Addendum Issued (if any) 09.10.2026 11:00 AM EST Proposals Due: 10.08.2026 11:00 AM EST Evaluation Deadline: 10.22.2026 11:00 AM EST Interviews/BAFO, if requested TBD TBD Notice of Intent to Award (NOIA) TBD TBD Mayor Council Consideration TBD TBD

The following exhibits and required compliance documents shall be submitted only by the successful proposer within three (3) business days following receipt of the City's Notice of Intent to Award or award notification, unless otherwise specified by the City.

The schedule below establishes the City’s anticipated procurement sequence. The City may revise the schedule by written addendum. Respondents are responsible for monitoring the Georgia Procurement Registry (GPR) for updates.

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Contractor(s) Name: Address:

By executing this affidavit, the undersigned individual or entity certifies compliance with O.C.G.A. § 13-10-91 by affirmatively stating that the individual, firm, or corporation is registered with, authorized to participate in, and actively participating in the federal work authorization program commonly known as E-Verify, in accordance with all applicable provisions of Georgia law. The undersigned further certifies that it shall maintain participation in the E-Verify program for the duration of any contract awarded by the City of Mableton and shall contract for the physical performance of services only with subcontractors that are in compliance with O.C.G.A. § 13-10-91.

Prior to any subcontractor performing work under the contract, the Contractor shall obtain a properly executed

Contractor Affidavit from each subcontractor as required by law.

The Contractor further agrees to maintain documentation evidencing such compliance and shall provide copies of all required subcontractor affidavits and verification records to the City of Mableton within three (3) business days of contract award or within three (3) business days of retaining any subcontractor during the term of the contract, whichever occurs later. Failure to comply with these requirements may constitute grounds for contract termination or other remedies available under applicable law and the terms of the contract.

E Verify TM Company Identification Number Date of Authorization

BY: Authorized Officer or Agent Date (Name of Person or Entity)

SUBSCRIBED AND SWORN BEFORE ME ON THIS THE

[NOTARY SEAL]

DAY OF , 20

Notary Public

My Commission Expires:

* or any subsequent replacement operated by the United States Department of Homeland Security or any equivalent federal work authorization program operated by the United States Department of Homeland Security to verify information of newly hired employees, pursuant to the Immigration Reform and Control Act of 1986 (IRCA), P.L. 99-60

End of Exhibit A

EXHIBIT A

GEORGIA SECURITY AND IMMIGRATION COMPLIANCE ACT

AFFIDAVIT

P a g e 22 | 26

By executing this affidavit, the undersigned subcontractor verifies its compliance with O.C.G.A. § 13-10-91, stating affirmatively that the individual, firm or corporation which is engaged in the physical performance of services under a contract with (name of contractor) on behalf of (name of public employer) has registered with, is authorized to use and uses the federal work authorization program commonly known as E-Verify, or any subsequent replacement program, in accordance with the applicable provisions and deadlines established in

O.C.G.A. § 13-10-91. Furthermore, the undersigned subcontractor will continue to use the federal work authorization program throughout the contract period, and the undersigned subcontractor will contract for the physical performance of services in satisfaction of such contract only with sub-subcontractors who present an affidavit to the subcontractor with the information required by O.C.G.A.§ 13-10-91(b).

Additionally, the undersigned subcontractor will forward notice of the receipt of an affidavit from a sub-subcontractor to the contractor within five business days of receipt. If the undersigned subcontractor receives notice that a sub- subcontractor has received an affidavit from any other contracted sub-subcontractor, the undersigned subcontractor must forward, within five business days of receipt, a copy of the notice to the contractor. Sub-contractor hereby attests that its federal work authorization user identification number and date of authorization are as follows:

Federal Work Authorization User Identification Number Date of Authorization

Name of Subcontractor Name of Public Employer

SUBSCRIBED AND SWORN BEFORE ME ON THIS THE

DAY OF , 20 [NOTARY SEAL]

Notary Public

My Commission Expires:

End of Exhibit B

EXHIBIT B

SUBCONTRACTOR AFFIDAVIT UNDER O.C.G.A.

§ 13-10-91(b)(3)

P a g e 23 | 26

The undersigned bidder or agent, being duly sworn on oath, says that he/she has not, nor has any other member, representative, or agent of the firm, company, corporation or partnership represented by him, entered into any combination, collusion or agreement with any person relative to the price to be bid by anyone at such letting nor to prevent any person from bidding nor to include anyone to refrain from bidding, and that this bid is made without reference to any other bid and without any agreement, understanding or combination with any other person in reference to such bidding.

Bidder/Agent further says that no person or persons, firms, or corporation has, have or will receive directly or indirectly, any rebate, fee, gift, commission, or thing of value on account of such sale.

OATH AND AFFIRMATION

I HEREBY AFFIRM UNDER THE PENALTIES FOR PERJURY THAT…