RFP P50714 Lindbergh TOD Request for Proposal.pdf

CONFIDENTIAL

METROPOLITAN ATLANTA RAPID TRANSIT AUTHORITY

REQUEST FOR PROPOSALS

FOR

P50714

LINDBERGH CENTER TRANSIT ORITENTED DEVELOPMENT

PROJECT

Docusign Envelope ID: 81826F27-278D-4D88-BEF4-C4CAC53B643C

September 4, 2025

TO: ALL PROSPECTIVE PROPONENTS

SUBJECT: REQUEST FOR PROPOSALS (RFP) NUMBER P50714:

LINDBERGH CENTER TRANSIT ORITENTED DEVELOPMENT PROJECT

You are invited to submit to the Metropolitan Atlanta Rapid Transit Authority (“MARTA” or “Authority”), a proposal for the above-captioned solicitation. A pre-proposal conference and site visit will be held to discuss the Request for Proposals Number P50714 (“RFP”) on September 18, 2025, at 10:00 a.m. (local time). To be eligible for consideration, your proposal must be received by the Authority no later than 2:00 p.m. (local time) on November 10, 2025. The RFP can be reviewed and downloaded from MARTA's website (www.itsmarta.com). On the home page, point to “More”/click Current Opportunities/click on RFP 50714 /Download Invitation for Bids/Request for Proposals/ Log-in (first-time users must register).

All questions regarding this RFP should be submitted in writing to MARTA's contact person, Christina Almond, Contract Specialist III, via e-mail calmond@itsmarta.com. The deadline for receipt of questions is October 2, 2025. Written inquiries received prior to 11:59 p.m.

(local time) on October 2, 2025, by MARTA will be answered and posted as a Response to Inquiries to this RFP on MARTA's website at www.itsmarta.com. If you need additional information, please contact Christina Almond, Contract Specialist III, at 404-848-4953.

Sincerely, Jacqueline A. Holland Senior Director of Contracts, Procurement, and Materials

Docusign Envelope ID: 81826F27-278D-4D88-BEF4-C4CAC53B643C http://www.itsmarta.com/ mailto:calmond@itsmarta.com http://www.itsmarta.com/

REQUEST FOR PROPOSALS

P50714: LINDBERGH CENTER TRANSIT ORIENTED DEVELOPMENT PROJECT

PART 1: INFORMATION AND INSTRUCTIONS TO PROPONENTS

1. General and Background Information

2. Services Being Procured

3. Definitions

4. Minimum Qualifications

5. No Offer by MARTA; Firm Offer by Proponent

6. Pre-Proposal Conference and Site Visit

7. Additional Documentation

8. Procurement Questions; Prohibited Contacts

9. Proposal Deadline

10. Required Submittals

11. Ownership of Proposals

12. Proposal Evaluation, Award and Multiple Award

13. Submission of Proposals

14. Rejection of Proposals; Cancellation of RFP; Waiver of Technicalities

15. Georgia Open Records Act

16. Representation

17. Protests

18. Equal Employment Opportunity and Disadvantaged Business Utilization

19. Electronic Solicitation Documents

20. Award of Contract; Execution

PART 2: CONTENTS OF PROPOSALS AND SUBMITTALS

1. General Contents of Proposals

2. Technical Proposal

3. Financial Proposal

PART 3: TOD AND STATION INFORMATION/PROPONENT RESPONSIBILITIES

1. Introduction

2. Transit Oriented Development Objectives

3. Local Land Use

4. Proponent Responsibilities

5. Information Security Requirements for RFP & Contracts

PART 4: SUBMITTAL FORMS

1. Illegal Immigration Reform and Enforcement Act Affidavit (Form 1)

2. Contract Affidavit (Form 1a)

3. Subcontractor Affidavit (Form 1b)

4. Sub-Subcontractor Affidavit (Form 1c)

5. Acknowledgement of Addenda (Form 2)

6. Revenue and Income Proposal (Form 3)

7. No Conflict of Interest (Form 4)

8. List of Proposed Subcontractors (Form 5)

9. Qualifications and Business References (Form 6)

10. Federal Forms (Forms 7, 8, 9, 10, 11)

11. Non-Disclosure Agreement (Form 12)

12. Appendix A: Office of Corporate Compliance & Engagement Requirements

PART 5: FORM OF TERM SHEET

1. Form of Term Sheet

2. Exhibit A: Site Map/ Aerial Photograph

PART 6: ATTACHMENTS

1. Attachment A: Site Map/ Aerial Photograph

2. Attachment B: Disposition Drawings

3. Attachment C: Lindbergh City Center Survey (must execute Form 12)

4. Attachment D: Information Security Requirements for RFP & Contracts

5. Appendix A: Office of Corporate Compliance & Engagement

6. Appendix B: Insurance requirements

PART 1: INFORMATION AND INSTRUCTIONS TO PROPONENTS

1. General and Background Information: Lindbergh Center is Metropolitan Atlanta Rapid Transit Authority’s (“MARTA”) first Transit Oriented Development (“TOD”) project. In 1997 MARTA released a Request for Proposals for the development of 47 acres surrounding Lindbergh Center Station. The selected development team included Carter and Associates, Post Properties, Federal Realty Investment Trust and Dawson Company. This initial phase of development comprised 208,000 square feet of retail, over 1,000,000 square feet of office and 715 residential units.

MARTA is implementing additional development at Lindbergh Center to further leverage this valuable property.

Lindbergh Center is located between MARTA’s Red (North Springs) and Gold (Doraville) lines.

With approximately 5,600 average weekday boardings, Lindberg Center Rail Station is MARTA’s fourth busiest. The station is a significant intermodal transfer point and regional economic hub, with five (5) MARTA and one (1) Xpress bus route feeding the MARTA rail system and providing workforce transportation. Due to its proximity to I-85 and GA- 400, Lindbergh Center is a critical park-and-ride location with approximately 1,100 weekday park-and-ride users. Importantly, Lindbergh Center lies two miles East of Georgia’s highest income zip code, three miles South of Lenox Square and Buckhead Village, and four to six miles North of Midtown Atlanta, Emory University, and Virginia Highlands.

The Lindbergh Center Transit-Oriented Development project aims to create a mixed-use, pedestrian-friendly community centered around public transportation. The development will support sustainable growth, reduce dependency on private vehicles, and enhance the livability of the surrounding area.

2. Services Being Procured: MARTA is soliciting Development Proposals (“Proposal)” from qualified development firms (“Proponent”) to advance the development of Lindbergh Center in alignment with MARTA’s Transit Oriented Development Guidelines. A developer will design, build, finance, operate, and maintain a mixed-use residential and commercial development across three non-contiguous parcels:

i. Parcel No. D3202: 0.87-acre vacant lot at 2562 Piedmont Road

ii. Parcel No. D3230: .19-acre property with no structures at 0 Piedmont Road

iii. Parcel No. D3140: .329-acre property with a small structure at 572 Morosgo Drive

Development must be limited to Parcel No. D3202, with Parcels No. D3230 and No. D3140 preserved as greenspace and/or for ancillary facilities. MARTA intends to transfer development rights from Parcels No. D3230 and No. D3140 to D3202 to maximize density while complying with applicable zoning ordinances. MARTA's Department of Real Estate Development & Asset Management will administer the contract (if awarded) pursuant to the terms and conditions contained in that certain Form of Term sheet attached hereto (“Term Sheet”) and incorporated herein by this reference.

3. Definitions: The following terms shall have the following meanings when used throughout this Request for Proposals (“RFP"):

Proponent: Each Firm or aggregation of Firms (which may include a joint venture partnership, limited liability company or limited liability partnership) submitting a proposal in response to this RFP with the intent of performing the services as the prime contractor.

Firm(s): A company, entity or development team capable of securing financing for the construction, management, and on-going maintenance of a mixed-use TOD project in the City of Atlanta, Fulton County, Georgia that has or will obtain, prior to the execution of any contract awarded hereunder, all necessary licenses required by the State of Georgia, Fulton County, and City of Atlanta to perform the Services and is authorized to do business in the State of Georgia.

Development Proposal(s):

A written response to this RFP prepared by a Proponent and submitted to MARTA's Office of Contracts, Procurement and Materials (“CPM”) for developing real estate at Lindbergh Center. The proposed development must be in accordance with MARTA’s TOD Guidelines and the Policies for Implementing TOD Guidelines.

4. Minimum Qualifications: To participate in this procurement, the Proponent must satisfy the minimum qualifications required by this RFP. Where the Proponent is a partnership, joint venture arrangement, limited liability company, limited liability partnership, or other multiple entity organization, the entity that holds a majority ownership interest in the Proponent (i.e., over 50% ownership) must meet the minimum requirements set forth in this RFP. Additionally, prior to execution of the Contract, the successful Proponent will be required to demonstrate that it is duly authorized to conduct business in the State of Georgia.

Proponent or entity comprising Proponent must not submit more than one (1) Development Proposal under the same or different names or as part of multiple organizations. Any Proponent that submits more than one (1) Development Proposal in response to this solicitation shall be deemed non-responsive. NOTE: This restriction set forth in this paragraph is not applicable to subcontractors.

By submitting a Development Proposal in response to this RFP, the Proponent represents and warrants to MARTA that Proponent has or will acquire all of the licenses, certifications, permits, bonding capacity and insurance. By submitting a Development Proposal concerning this procurement, Proponent acknowledges that it is familiar with all laws applicable to this procurement, including, but not limited to, all of MARTA's policies and procedures (as the same may change from time to time), all of which is incorporated into this RFP by this reference.

5. No Offer by MARTA; Firm Offer by Proponent: This procurement does not constitute an offer by MARTA to enter an agreement and cannot be accepted by any Proponent to form an agreement.

This procurement is only an invitation for offers from interested Proponents and no offer or Development Proposal shall bind MARTA. However, Proponent's Development Proposal is a firm offer to MARTA for a period of 200 calendar days from the proposal deadline and may not be withdrawn during such 200 calendar day period.

6. Pre-Proposal Conference and Site Visit: A pre-proposal conference and site visit are scheduled for September 18, 2025, at 10:00 a.m. (local time) at MARTA’s headquarters located at 2424 Piedmont Road N.E., Atlanta, Georgia 30324-3330. Proponents are advised that notwithstanding the address, MARTA’s headquarters is located west of Piedmont Road on Morosgo Drive across from the Lindbergh Rail Station. Attendance at the pre-proposal conference is not required but is strongly encouraged. Each Proponent is responsible for being fully informed regarding all existing and expected conditions and matters that may affect the cost or the performance of the Services.

Proponent is responsible for reviewing, understanding, and complying with all requirements of this RFP, including any attachments, exhibits, and referenced documents. Any failure by the Proponent to fully investigate, comprehend, or clarify the terms or conditions of this RFP shall not be grounds to deem an otherwise noncompliant or incomplete proposal as responsive.

Please RSVP to Christina Almond via the RSVP Link on or before September 17, 2025, before 5:00 p.m. (local time).

7. Additional Documentation: If successful, the Proponent acknowledges and agrees to submit such additional documentation (e.g., insurance/bonds, etc.) promptly after an award pursuant to any notice provided by MARTA and as required by the terms of this RFP and the Contract.

8. Procurement Questions; Prohibited Contacts: Any questions regarding this procurement must be submitted in writing to MARTA’s contact person, Christina Almond via electronic mail calmomd@itsmarta.com, on or before October 2, 2025, at 11:59 p.m. (local time). Questions submitted after the designated period may not be considered by MARTA. Any response made by MARTA will be provided in writing to all Proponents by posting the same to MARTA’s website at www.itsmarta.com. It is the responsibility of each Proponent to obtain a copy of all responses and/or any addenda issued for this procurement by monitoring MARTA’s website. No Proponent may rely on any verbal response to any question concerning this procurement. All Proponents (and any representative thereof) are strictly prohibited from contacting any MARTA employees (or third-party representatives or consultants of MARTA) on any matter regarding this procurement. All communications by any Proponent regarding this solicitation must be made to MARTA’s contact person or any other MARTA employees or representatives designated by Christina Almond or the Director of MARTA’s Contracts, Procurement and Materials Department.

9. Proposal Deadline: To be considered responsive, a Proponent must complete and submit its Development Proposal and all required submittals and attachments in accordance with the instructions contained or referenced in this RFP. All responses to this RFP must be received by MARTA’s Department of Contracts, Procurement & Materials, 2400 Piedmont Road N.E., Atlanta, Georgia 30324-3330, on or before November 10, 2025, at 2:00 p.m. (local time). Any Development Proposal received after this time will not be considered/reviewed and will be rejected and returned.

10. Required Submittals:

a. Form 1: Illegal Immigration Reform and Enforcement Act. Each Proponent must complete, sign and submit a Contractor’s Affidavit with its Proposal. This RFP is subject to

Docusign Envelope ID: 81826F27-278D-4D88-BEF4-C4CAC53B643C https://forms.office.com/g/J6U5UEAZht the Illegal Immigration Reform and Enforcement Act of 2011 (“Act”), as amended.

Pursuant to the Act, the Proponent must provide with its Proposal proof of its registration with and continuing and future participation in the E-Verify program established by the United States Department of Homeland Security. Under state law, MARTA cannot consider any Proposal which does not include a completed Contractor’s Affidavit. It is not the intent of this notice to provide detailed information or legal advice concerning the Act.

All Proponents intending to do business with MARTA are responsible for independently apprising themselves of and complying with the requirements of the Act and assessing its effect on MARTA procurements and their participation in those procurements. For additional information on the E-Verify program or to enroll in the program, go to https://e-verify.uscis.gov/enroll.

b. Form 2: Acknowledgement of Addenda. Each Proponent must complete, sign, and submit an acknowledgement with its Proposal that it has received all Addenda issued by MARTA for this RFP. This form is provided and may be used to satisfy this requirement.

c. Form 3: Revenue and Income Proposal. Each Proponent must complete, sign, and submit a Revenue and Income Proposal with its Development Proposal, which must be packaged in a separately sealed envelope from the Technical Proposal (hereinafter defined).

d. Form 4: No Conflict of Interest. Each Proponent must complete, sign and submit with their Development Proposal the information called for by the form.

e. Form 5: List of Proposed Subcontractors. Each Proponent is requested to furnish with their Development Proposal the information called for by the form. If the form is omitted or if the information furnished is incomplete or inadequate, the Authority may require that additional information be submitted after the Proposal Deadline and before an award is made.

f. Form 6: Qualifications and Business References. Each Proponent is requested to furnish with their Development Proposal the information called for by the form. If the form is omitted or if the information furnished is incomplete or inadequate, the Authority may require that additional information be submitted after the Proposal Deadline and before an award is made.

g. Form 7: Certification of Primary Participant Regarding Debarment, Suspension, and other Responsibility Matters. Each Proponent must complete, sign and submit with their Proposal the information called for by the form.

h. Form 8: Certification of Lower-Tier Participant Regarding Debarment, Suspension, and Other Ineligibility and Voluntary Exclusion. Each Proponent must complete, sign and submit with their Proposal the information called for by the form.

i. Form 9: Certification Regarding Lobbying. Each Proponent must complete, sign and submit with their Proposal the information called for by the form.

Docusign Envelope ID: 81826F27-278D-4D88-BEF4-C4CAC53B643C https://e-verify.uscis.gov/enroll https://e-verify.uscis.gov/enroll

j. Form 10: Disclosure of Lobbying Activities. Each Proponent must complete, sign and submit with their Proposal the information called for by the form. If Proponent has no lobbying activities to disclose, please mark this form as not applicable.

k. Form 11: Buy American Certificate. Each Proponent must complete, sign and submit with their Proposal the information called for by this form.

l. Form 12: Non-Disclosure Agreement. Each Proponent requesting access to Attachment C: Lindbergh City Center Survey must execute Form 7 and submit an email to calmond@itsmarta.com.

m. Appendix A: Office of Corporate Compliance & Engagement Requirements. MARTA’s Office of Corporate Compliance & Engagement program(s) applicable to this procurement and any Contract that may be awarded pursuant to this procurement are set forth in Appendix A attached hereto. Each Proponent should furnish the information requested by Appendix A with their Proposal. If the form is omitted or if the information furnished is incomplete or inadequate, the Authority may this information. Proponent shall have five

(5) business days to provide the requested information. If the Proponent fails to provide this information within five (5) business days, the Proponent may be deemed non-responsible.

11. Ownership of Proposals: Each Development Proposal submitted to MARTA will become the property of MARTA, without compensation to a Proponent, for MARTA’s use, in MARTA’s sole discretion.

12. Proposal Evaluation, Award and Multiple Awards:

a. Upon receipt and review of the Proposals, MARTA shall determine which Proponents are responsive and responsible. MARTA will notify each Proponent in writing of MARTA’s determination. After the Proposal Deadline, MARTA’s Source Evaluation Committee (“SEC”) comprised of MARTA staff will evaluate each responsive Proposal in accordance with the evaluation criteria established for this solicitation. MARTA will use multi-dimensional “best value” criteria, in which the economic terms represent one factor in the evaluation, rather than a one-dimensional “high bid” approach to establish the competitive range. MARTA staff may create a shortlist of proponents, interview the short-listed proponents, and/or issue a Request for Best and Final Offers to Proponents with the most highly rated proposals. The SEC will re-evaluate each best and final offer in accordance with the evaluation criteria defined below and may change the final technical evaluation score. Proponents may be required to make an oral presentation to the SEC at any stage of the selection and evaluation process.

b. The selection of the successful Proponent(s), if any, will be based on the following criteria, which are listed in descending order of importance:

(i) Organizational Structure and Key Personnel & Experience

(ii) Project Management Plan, Business Plan, and Development Timeline

(iii) Project Concept and Development Plan

(iv) Revenue and Income Proposal (Form 3)

(v) Financial Stability and Capability

(vi) An evaluation of the response to information requested in Appendix A regarding Equal

Employment Opportunity and Disadvantaged Business Enterprises.

c. If MARTA elects to award a contract as a result of this RFP, MARTA shall recommend the Proponent whose Proposal best fits the needs and objectives set forth in the TOD Guidelines and TOD Policies and this RFP to the MARTA Board of Directors for its review and approval.

Following Board of Directors’ approval, MARTA and the selected Proponent will negotiate a Joint Development Agreement.

d. MARTA anticipates that it will award a Contract to a single successful Proponent, if any. The Authority reserves in its sole discretion, the option to award to multiple Proponents. The award(s) will be based on the Proposal(s) in its entirety or by components. If only one (1) acceptable Proponent is received, MARTA will determine whether a price or cost analysis of the Proposal is required. If MARTA decides to make a price or cost analysis, the Proponent will provide all information needed and requested by MARTA to do so and shall otherwise cooperate as necessary for the purpose.

13. Submission of Proposals:

a. Proposals must be submitted according to the requirements of this RFP. All blank spaces must be typed or handwritten in blue or black ink. All corrections to any entry should be lined out and initialed by the Proponent prior to Proposal submission. Do not use correction tape or liquid paper.

b. Proposals should be signed by hand by a principal of the Proponent with the authority to bind the Proponent and enter into an agreement with MARTA. Joint ventures or partnerships must designate one joint venture member/partner to represent the joint venture or partnership, respectively, with the authority to submit and execute a Proposal, bind the entity as well as enter an agreement with MARTA. Each Proponent is responsible for the preparation of its Proposal and for the costs associated therewith.

c. Each Proponent should submit a complete Proposal in accordance with the requirements of this RFP. The format for the submission of a Proposal mandated by this RFP is not negotiable.

The name and number of the project is: RFP 50714: Lindbergh Center Transit Oriented Development Project. Proposals must be submitted in sealed envelope(s) or package(s) and the outside of the envelope(s) or package(s) should clearly identify the name of the Solicitation, Solicitation Number, Proponent’s Name and address, and Proponent’s Federal Work Authorization User Identification Number. All Proposals must be submitted to:

Metropolitan Atlanta Rapid Transit Authority

Office of Contracts, Procurement and Materials 2400 Piedmont Road, N.E.

Atlanta, Georgia 30324-3330

Attn: Contract Control (RFP P50714)

[See end of Part 1 for directions]

d. Proposals must be submitted to the above address between the hours of 9:00 a.m. and 2:00 p.m. (local time) Monday through Friday. Proposals will not be accepted on the following days: New Year’s Day, Martin Luther King, Jr’s birthday, Memorial Day, Juneteenth, Independence Day, Labor Day, Thanksgiving Day, the day after Thanksgiving Day and Christmas Day.

e. A Proponent must submit one (1) USB drive [a.k.a., jump or flash drive] with an electronic copy of its Technical Proposal, and one (1) USB drive [a.k.a., jump or flash drive] with an electronic copy of its Financial Proposal. The Proponent’s USB drive copies should be submitted in an unlocked Portable Document Format (i.e., .pdf).

f. Each Proposal should contain a table of contents and separate sections for the information requirements set forth in this RFP, as well as for the forms required to be submitted.

g. Each Proponent shall promptly notify MARTA in writing, prior to the Proposal Deadline, should the Proponent find discrepancies, errors, ambiguities or omissions in any of Proponent’s Development Proposal documents or should the intent or meaning set forth in Proponent’s Proposal documents appear unclear or ambiguous.

h. Each Proponent shall promptly notify MARTA in writing should the Proponent find discrepancies, errors, ambiguities or omissions in any of the RFP documents prior to the end of the question/comment period set forth herein. MARTA will reply to such notices, if necessary, by issuing an addendum to the RFP. It is the responsibility of each Proponent to obtain a copy of any addendum issued for this RFP by monitoring MARTA’s website at www.itsmarta.com.

14. Rejection of Proposals; Cancellation of RFP; Waiver of Technicalities. MARTA reserves the right to reject any Proposal or all Proposals or to waive any technical defect in a Proposal before or after the Proposal Deadline. MARTA also reserves the right to cancel this RFP at any time for any reason or no reason. Additionally, MARTA may, by addendum, modify any provision or part of this RFP at any time prior to the Proposal Deadline. The Proponent shall not rely on oral clarifications to the RFP unless they are confirmed, in writing, by MARTA in an issued addendum. MARTA also reserves the right to award based upon a Proponent’s original submission without discussion.

15. Georgia Open Records Act: Information provided to MARTA is subject to disclosure under the Georgia Open Records Act (“GORA”). Pursuant to O.C.G.A. § 50-18-72(a)(34), “[a]n entity submitting records containing trade secrets that wishes to keep such records confidential under this paragraph shall submit and attach to the records an affidavit affirmatively declaring that specific information in the records constitute trade secrets pursuant to Article 27 of Chapter 1 of Title 10 [O.C.G.A. § 10-1-760 et seq.].”

16. Representation. By submitting a Proposal in response to this RFP, Proponent acknowledges and represents that: (a) the accompanying quote is made by a person or business entity that is neither a high cost lender nor a predatory lender, nor is the Proponent an affiliate of a high cost lender or a predatory lender, as described in Chapter 6A of Title 7 of the Official Code of Georgia Annotated (“Code”); (b) it has read all of the RFP documents (including, without limitation, the Term Sheet) and acknowledges that, if successful, Proponent shall be bound by the requirements stated therein; (c) the signatory to the Proposal is the Proponent (or Proponent’s duly authorized agent or employee of the Proponent with the authority to bind Proponent hereto); (d) any information or disclosure provided in response to this RFP are fully restated herein and remain truthful and accurate representations up to and including the date Proponent submits its Development Proposal to MARTA; (e) Proponent has submitted all substantive revisions to the Contract for MARTA’s review with its Proposal; (f) it will be in compliance with MARTA’s Code of Ethics available at https://www.itsmarta.com/uploadedFiles/More/About_MARTA/Code%20of%20Ethics%2010- 10-24.pdf as the same may be amended from time to time in MARTA’s sole discretion; and (g) it agrees that it will voluntarily notify MARTA immediately if any information or disclosure provided to MARTA during any part of this procurement process changes, is no longer accurate or would be misleading in any way.

17. Protests: Any protest or objection to this RFP or the solicitation process related to this RFP must be submitted, in a timely manner, in accordance with the Protest Procedures set forth on MARTA’s website at https://itsmarta.com/uploadedfiles/Bid%20Protest%20Procedure.pdf

18. Equal Employment Opportunity and Disadvantaged Business Utilization. All Proponents are (a) strongly encouraged to consider the use of Disadvantaged Business Enterprises (“DBE(s)”) in all aspects of the Contract that will be awarded pursuant to this solicitation process. Refer to the Equal Employment Opportunity and Disadvantaged Business Enterprise Requirements.

A current listing of DBE’s certified with the Georgia Unified Certification Program DBE Directory, as the same may change from time to time, is located at http://www.dot.ga.gov/PS/Business/DBE.

MARTA has assigned a 25% goal for Disadvantaged Business Enterprise (DBE) participation in this project, the Proponent agrees and warrants that Proponent:

(a) does not discriminate against any employee or applicant for employment because of race, color, religion, sex, age, or national origin; (b) complies with all the rules, regulations, and other relevant orders of the Executive Office of the President. Proponent will furnish all information and reports required by Executive Order No. 14173 of January 21, 2025 and by Title VI of the Civil Rights Act of 1964, as well as, the Age Discrimination in Employment Act effective June 12, 1968, and will permit access to books, records and accounts by the Authority, the Secretary of Labor, the Secretary of Transportation, and/or the Executive Office of the President, for purposes of investigation to ascertain Proponent’s compliance with such rules, regulations, and orders; (c) takes affirmative action to assure that Disadvantaged Business Enterprises are strongly pursued for participation on this contract and will document their best efforts to ascertain DBE participation in different aspects

Docusign Envelope ID: 81826F27-278D-4D88-BEF4-C4CAC53B643C https://www.itsmarta.com/uploadedFiles/More/About_MARTA/Code%20of%20Ethics%2010-10-24.pdf https://www.itsmarta.com/uploadedFiles/More/About_MARTA/Code%20of%20Ethics%2010-10-24.pdf https://itsmarta.com/uploadedfiles/Bid%20Protest%20Procedure.pdf http://www.dot.ga.gov/PS/Business/DBE of the project as an integral part of their submitted Proposal. The breach of any of the foregoing agreements and warranties shall be a material breach of this contract, for which MARTA, in addition to all other remedies, shall have the right to cancel the contract; and (d) provides MARTA with a written copy of its equal opportunity policy statement if less than fifty (50) employees and a copy of current written affirmative action plan if fifty (50) or more employees, which will be accomplished prior to Contract award.

19. Electronic Solicitation Documents. This RFP is being made available to all Proponents by electronic means. By responding to this RFP, Proponent acknowledges and accepts full responsibility to ensure that it is responding to the correct form of RFP, including any addenda issued by MARTA’s Department of Contracts, Procurement and Materials. Proponent acknowledges and agrees that in the event of a conflict between the RFP in the Proponent’s possession and the version maintained by MARTA’s Department of Contracts, Procurement and Materials, the version maintained by MARTA’s Department of Contracts, Procurement and Materials shall govern. The RFP document is available at www.itsmarta.com.

20. Award of Contract; Execution: If MARTA awards a Contract pursuant to this procurement, MARTA will prepare and forward to the successful Proponent a Contract for execution substantially in the form included in the solicitation document.

a. By submitting a Proposal to MARTA, Proponents acknowledge and agree that, if the SEC for this RFP recommends that the recommended Proponent be awarded a contract pursuant to this RFP to MARTA’s full Board of Directors, then the recommended Proponent will, within three

(3) days of the receipt of such recommendation of award, shall deposit $100,000.00 (“Initial Deposit”) in immediately available U.S. currency, with MARTA as a good faith deposit to be held by MARTA during negotiations of the Definitive Agreement. In the event the SEC recommends multiple Proponents for an award of a contract pursuant to this RFP, then the Initial Deposit shall split equally among the recommended Proponents and deposited with MARTA. The Initial Deposit and any interest accrued thereon, should MARTA choose in its sole discretion to hold the good faith deposit in an interest-bearing account, shall accrue to MARTA’s favor.

In the event that Proponent elects not to enter into the Definitive Agreements with MARTA: (i) MARTA shall retain, as reimbursement for MARTA’s expenses in negotiating the Definitive Agreements and not as a penalty, a portion of the Deposit equal to the total amount of out-of-pocket fees and expenses incurred by MARTA (including, but not limited to, fees and expenses charged by attorneys and other legal personnel and by business and financial consultants, and MARTA staff salaries and overhead expenses) in negotiating the Definitive Agreement (collectively, “MARTA’s Transactional Costs”) and any amounts otherwise due and payable from Proponent to MARTA; and (ii) MARTA shall return to Proponent any portion of the Deposit remaining after the amounts described in this section are subtracted from the Initial Deposit.

Upon retention/disbursement of the Deposit in accordance with this section, the parties mutually acknowledge and agree that MARTA shall have no recourse against Proponent and Proponent shall have no recourse against MARTA. Upon the execution of the Term Sheet, the Initial Deposit shall become and form a part of the Deposit and be governed by the terms and conditions of the Term Sheet.

MARTA HQ

MARTA HQ

RECEIVING

MARTA HQ Annex

2400 PIEDMONT RD NE

ATLANTA GA 30324

404-848-5081 Annex Mail Center

404-848-4773 Mail Services Supervisor

The address for receiving all deliveries to MARTA Headquarters Complex (HQ - 2424 Piedmont Rd NE and HQ Annex - 2400 Piedmont Rd NE) is:

Directions from MARTA HQ to MARTA Receiving at the HQ Annex (see map below):

East on Morosgo Drive to Piedmont Rd. NE

South on Piedmont Rd to Garson Dr. NE

West on Garson Dr. NE to third driveway on the right

OVER FOR DRIVING DIRECTIONS FROM I-75 N/I-85 N, I-85 S AND GA - 400

DIRECTIONS TO THE HQ ANNEX MAIL CENTER LOADING DOCK

RECEIVING HOURS:

Monday – Friday

9:00 am – 2:00 pm

Closed: New Year’s Day/Martin Luther King, Jr Holiday/Memorial Day/Independence Day/Labor

Day/Thanksgiving Day/Friday Following//Thanksgiving Day/Christmas Day

Driving Directions from I-75 S

From I-75 S, Use the left 3 lanes to take exit 251 to merge onto I-85 N, follow signs for I-85 N

Take the Buford Hwy N exit

Merge onto GA-13 N

Take the GA-237 N/Piedmont Rd NE exit

Turn right onto Piedmont Rd NE

Turn left onto Garson Dr. NE (turn into third driveway on right)

INTERCOM

LOADING

DOCK & LIFT

PEDESTRIAN ENTRANCE

& DOORBELL

Driving Directions from I-75/I-85 N

From the I-75 N/I-85 N Connector northbound, Keep left at fork to stay on I-85 N, follow signs for I-85 N

Take the Buford Hwy N exit

Merge onto GA-13 N

Take the GA-237 N/Piedmont Rd NE exit

Turn right onto Piedmont Rd NE

Turn left onto Garson Dr. NE (turn into third driveway on right)

Driving Directions from GA-400 S

From GA-400 southbound, Take exit 18 for Sidney Marcus Blvd

Turn left onto GA-237 S/Piedmont Rd

NE

Turn right onto Garson Dr NE (turn into third driveway on right)

Directions to the HQ Annex Mail Center Loading Dock

Enter the driveway (note signage on fence for MARTA HQ Annex, MARTA Police) and proceed to the gate and intercom. Press the intercom button and provide the Protective Specialist:

• Your Name

• Your Company Name

• Purpose for Your Visit

From the gate, proceed to the first stop sign and turn left to the HQ Annex Mail Center and loading dock.

The pedestrian entrance and doorbell are to the left of the loading dock.

Driving Directions from I-85 S

From I-85 southbound, Take exit 88 for Lenox Rd toward GA-400 N/Cheshire Br Rd

Turn left onto Cheshire Bridge Rd NE

Turn right onto GA-236 W/Lavista Rd NE/Lindbergh Dr NE

Turn left onto GA-237S/Piedmont Rd NE

Turn right onto Garson Dr NE (turn into third driveway on right)

PART 2: CONTENTS OF PROPOSALS AND SUBMITTALS

1. General Contents of Proposals: A Proponent must submit a complete Proposal in response to this

RFP in the format specified in this RFP. A Proposal consists of two (2) parts:

(a) Technical Proposal: This part will contain all of the information and submittals that are required by the RFP or being provided by Proponent as part of its Proposal. The Proponents' technical proposal shall be structured in alignment with the framework provided below.

Proponent shall limit their responses for this section to fifty (50) pages total.

(b) Financial Proposal: This part will contain (a) the Revenue and Income Proposal (b) Proposed

Revenue and Income Terms (Form 3) and (c) Proponents Financial Information which must be packaged in a separately sealed envelope from the Technical Proposal. FAILURE TO SUBMIT

THE REVENUE AND INCOME TERMS (FORM 3), PROPOSED REVENUE TERMS AND THE

PROPONENT’S FINANCIAL INFORMATION MAY, IN MARTA’S SOLE DISCRETION, BE CAUSE

FOR PROPONENT TO BE DEEMED NON-RESPONSIVE.

2. Technical Proposal:

A. Title Page: The title page should show the RFP number and title, the Proponent’s name, address and telephone and email address of the contact person(s) for Proponent and the date of Proponent’s Proposal.

B. Table of Contents: The table of contents should outline and index the contents of the Proposal and correspond to the requirements of this RFP.

C. Cover Letter and Proposal Overview: Proponent should provide a cover letter summarizing the key points of the proposal and acknowledge Proponent’s ability to commit to the contents of the response and any other information the Proponent deems relevant. Provide the name, job title, address, office telephone number, and email address of a primary contact person who will be responsible for the day-to-day contact with MARTA and any backup personnel who would be accessible if the primary contact cannot be reached. The Proponent should include the name, address, telephone and email for the contact person authorized to communicate and negotiate on behalf of the Proponent. Please limit the cover letter to three

(3) pages.

D. Executive Summary: Each Proponent should provide an overview of the Proponent’s qualifications to provide the services being procured through this RFP and a high-level description of its qualifications. Each Proponent should include a brief history of the Proponent’s firm. Proponent should provide a brief written narrative of their proposed development vision, team structure, and capacity to realize the project. At a minimum, the Executive Summary should contain the following information:

(i) Complete legal name of the Proponent and the name of the legal entities that comprise the Proponent.

(ii) The Proponent should provide the domicile where each entity comprising it is organized, including entity name, brief history of the entity, contact name, address, phone number, and facsimile number.

(iii) The legal structure of the entity.

(iv) One (1) legal entity should be identified in the Proposal as the prime Contractor/Proponent for the purpose of contract formation and responsibility determination.

(v) Provide an overview of the Proponent’s qualifications and statement of why Proponent’s qualifications and statement of why Proponent believes it is the best qualified entity to perform the Project.

E. Organizational Structure, Key Personnel and Experience: The Proponent should describe the organizational structure of the Firm to include an organizational chart that details the Firm’s ownership structure. An overview of the Firm’s expertise for the services provided and an overall description of its portfolio of projects should be included. Proponent should discuss the Firm’s experience developing projects, including those with affordable housing set asides, or transit oriented development projects, if applicable. Highlight any development experience in the Atlanta region if applicable.

(i) Proponent should provide an organizational chart and information that clearly explains the ownership and management structure, and relationship of each team member and their respective roles and contributions, as well as the lead contact members and decision-making hierarchy of the development team. Include resumes for all principals expected to be involved in the project, highlighting their relevant past project experience.

(ii) Include resumes of key personnel of those development teams assigned to the Project.

Resumes should detail relevant development experience. Resumes and summaries shall not count toward the overall page requirements of the Qualifications submission

(iii) Include a roster and bio of key partners, including but not limited to the project’s architectural and engineering Firms

(iv) Describe the diversity of the project team as it applies to the 25% goal for Disadvantaged

Business Enterprise (DBE) participation in this project.

(v) The Proponent should also include a statement that clearly identifies the level of authority vested to each individual within Proponent's management structure to make decisions on behalf of the Proponent.

(vi) List any outstanding disputes, litigation or business relationships between the Proponent and the following entities, if any:

a. MARTA;

b. The United States Department of Transportation;

c. Federal Transit Administration;

d. Georgia Department of Transportation;

e. City of Atlanta;

f. County of Clayton;

g. County of Cobb;

h. County of DeKalb;

i. County of Fulton; and/or

j. County of Gwinnett.

(vii) Provide a list of any litigation the firm was involved in during the last five (5) years that may impact the Proponent’s ability to execute the Proponent’s proposal, including a description of any current, pending or threatened litigation which MARTA should be made aware.

(viii) Describe any memberships or certifications that the firm holds with professional organizations for contractors such as, but not limited to, the Associated General Contractors of America, American Institute of Constructor’s, Construction Management Association of America, Design-Build Institute of America, National Institute of Building Sciences.

(ix) The Proponent should describe the experience it has within the last ten (10) years with planning, financing, permitting, constructing, operating, and maintaining mixed-use, mixed income development and resources to successfully plan, develop and implement a TOD project. Proponents should highlight, at a minimum, each of the following:

i. Experience with at-least three (3) mixed-income, mixed use properties

ii. Experience with at least three (3) high-rise/mid-rise residential properties

iii. Experience working with federal, state and local governments, quasi-governmental entities, and public agencies and municipal authorities

iv. Experience engaging with community stakeholders, including conducting community meetings and integrating community feedback

v. Experience navigating zoning, entitlement, and other governmental regulatory processes

The Proponents (a) mixed-income, mixed use properties and (b) high-rise/mid-rise residential properties should each detail the following:

a. Size in total land area and building area;

b. Scope of the project including number of residential units;

c. Location of the project;

d. Approximate development value;

e. Capitalization of the project, in particular affordable housing / mixed income housing projects;

f. Year completed;

g. Specific role of firms;

h. Specific role(s) of individuals expected to work on Project (if applicable);

i. Client references with contact information and authorization to contact them. Please highlight any previous experience with public agencies (if applicable).

j. Evidence of long-term project performance (e.g., occupancy rates, economic impact, or post –completion success metrics)

k. Partnership models used with public entities (e.g., ground leases, joint ventures, and etc.)

(vii) References and Client List: Proponents should provide a list of three references from where work of a similar size and scope has been completed within the last five (5) years. Include a brief description of project, size of budget for project, targeted dates of completion or substantial completion if a current project, contact name, phone number, and e-mail address for each reference. Please use Qualification and Business References (Form 6) to respond to this request.

Proponents should also provide at least three (3) written reference letters/statements from Proponent’s clients (including name of client, name of Project, and contact information) regarding completed development projects similar to the scope of the services being proposed for this project.

NOTE: By submitting a response to this RFP, Proponent acknowledges and agrees that MARTA may directly contact any of Proponent’s references or clients.

F. Project Concept and Development Plan: The Project Concept and Development Plan should be included in the Proposal and demonstrate alignment with MARTA’s TOD Guidelines and goal to provide mixed-income, mixed-use, high-quality development centered around transit stations.

Proponents should refer to Part 3: TOD and Station Information / Proponent Responsibilities as a guide. The plan should contain the following at a minimum:

(i) Overall Concept and Vision: Describe the development plan and state the vision of the proposed development, including key architectural and community goals. Provide a site plan for the proposed development at a scale of no greater than 1” =100’ and a schematic illustration showing massing, project scale and design character.

(ii) Development Program: Provide a tabular summary of the mix of uses within the proposed development including the amount and type of residential (including, without limitation, affordable housing units as referenced by MARTA TOD Policy), retail, hotel, office and civic spaces. Summary should also include the estimated total square feet of land area, gross and net densities, Floor Area Ratio, public green space, number of parking spaces, and an estimated total cost of the development program once 100% build-out. Include following:

a. Quantity per land use

b. Absorption period, sales pace or lease-up pace

c. Market rates (for example, rate per SF, market price)

d. Describe philosophy of programming/management/and maintenance of public space

e. Describe the approach to programming, managing, and maintaining public spaces highlighting how proposed land uses will activate public spaces, support transit-oriented development (TOD) principles, and ensure long term stewardship and meaningful community integration.

(iii) Compliance with MARTA TOD Guidelines and Policy Goals: Describe how the proposed project aligns with MARTA’s Transit-Oriented Development (TOD) Guidelines and Policy Goals. The narrative should demonstrate how the project supports station access hierarchy and pedestrian connectivity—including clear connections to the MARTA station, internal circulation, and integration with surrounding land uses. Additionally, describe how the design reflects MARTA’s urban design standards and contributes to the creation of inclusive, engaging public spaces.

(iv) Architectural Concept: Describe how the development dovetails with the terrestrial aesthetic of Lindbergh Center Station while utilizing bold, innovative, and appealing design standards.

(v) Ridership and Economic Development: The concept demonstrates how it will lead to higher transit ridership, community empowerment, and economic development.

(vi) Community Benefits: Describe benefits and services to the community and MARTA patrons, such as workforce housing, pedestrian connections to neighboring developments, community programming, grocery/ food retail space, connections to Path 400, the Sidney Marcus Trail, or the Atlanta Beltline.

G. Project Management Plan, Business Plan, and Development Timeline: The Proponent should provide a detailed project management plan, business plan, and development timeline.

Proponents should address the following:

(i) Project Management Plan: Proponent should provide MARTA with details regarding Proponent’s plan to provide project management for/during the: (a) design and construction of the Project and (b) operation and management of the Project post-construction. The project management plan must include a planning, financing, permitting, constructing, operating, and maintenance timeline. Responsible parties for each phase should be identified.

(ii) Business Plan: The Proponent should describe the plan for executing the Project, highlighting the role played by member Proponents and key individuals of the Project Team. Proponents should also address the following with timing benchmarks:

a. Predevelopment;

b. Construction, shell completion;

c. Leasing/sales strategy;

d. Long-term phasing strategy and land use type; and

e. Continuing operations, property management, and security plan, both during construction and post-construction.

(iii) Development Timeline: The Proponent should demonstrate the ability and capacity to immediately start the development process and complete the overall development within a thirty (30) month time frame.

H. Appendix A: Each Proponent should furnish the information requested by Appendix A with their Proposal. If the form is omitted or if the information furnished is incomplete or inadequate, the Authority may request this information, or the Proponent may be deemed non-responsible.

I. Exceptions to RFP: Proponent shall list any deviation(s), exception(s), or variation(s) to: the terms and conditions of this solicitation, the terms and conditions of any attachment(s) to this solicitation, the terms and conditions of any addendum to this solicitation, and, the terms and conditions of the proposed contract. The section of Proponent’s proposal containing any such deviation(s), exception(s), or variation(s) shall be clearly labeled “Exceptions to RFP”. If a Proponent fails to note a deviation, make an exception, or list a variation to the terms and conditions of this solicitation, any attachment(s), or addenda to this solicitation, or the terms and conditions of the proposed contract, it shall be deemed as an express waiver by that Proponent of such deviation, exception, or variation. MARTA will not accept or review any deviation(s), exception(s), or variation(s) after the Proponent’s proposal has been received by MARTA.

3. Financial Proposal: Each Proponent is required to include the Proposed Revenue and Income Terms

(Form 3) and the Proponent Financial Information for this RFP and submit it in a separately sealed envelope from the Technical Proposal. The Financial Proposal must contain the following information at a minimum:

A. Preferred Term and Deal Structure: MARTA’s preferred terms and general deal structure are set forth in the Form of Term Sheet attached as Part 5 of this RFP.