RFP P50722 Transit Oriented Development at Oa.pdf

METROPOLITAN ATLANTA RAPID TRANSIT AUTHORITY

REVENUE GENERATING

REQUEST FOR PROPOSALS

FOR

P50722

TRANSIT-ORIENTED DEVELOPMENT (TOD) AT

OAKLAND/LAKEWOOD (FORT McPHERSON)

Docusign Envelope ID: A812187F-D4E7-45CF-97EF-3AD5515B9588

October 13, 2025

TO: ALL PROSPECTIVE PROPONENTS

SUBJECT: REQUEST FOR PROPOSALS (RFP) NUMBER P50722:

Transit-Oriented Development (TOD) at Oakland/Lakewood (Fort McPherson)

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 will be held to discuss the Request for Proposals Number P50722 (“RFP”) at the Oakland City Train Station located at 1400 Lee St., SW Atlanta, GA 30310 on October 22, 2025, at 1:30 p.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 17, 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 P50722 /Download 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, Reshaunna Austin, Contract Specialist III, via e-mail raustin1@itsmarta.com. The deadline for receipt of questions is October 24, 2025. Written inquiries received prior to 11:59 p.m. (local time) on October 24, 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 Reshaunna Austin, Contract Specialist III, at 404-848-5251.

Sincerely, Jacqueline A. Holland AGM Contracts, Procurement and Materials

Docusign Envelope ID: A812187F-D4E7-45CF-97EF-3AD5515B9588 http://www.itsmarta.com/ mailto:raustin1@itsmarta.com http://www.itsmarta.com/

REQUEST FOR PROPOSALS

P50722: Transit-Oriented Development (TOD) at Oakland/Lakewood (Fort McPherson)

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

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. Revenue and Income Streams Proposal

PART 3: TOD AND STATION DEVELOPER INFORMATION

1. Introduction

2. Transit Oriented Development Objectives

3. Local Land Use

4. Developer Responsibilities

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 Streams 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. Certification of Primary Participant Regarding Debarment, Suspension, and Other

Responsibility Matters (Form 7)

11. Certification of Lower -Tier Participant Regarding Debarment, Suspension, and Other

Ineligibility and Voluntary Exclusion (Form 8)

12. Certification Regarding Lobbying (Form 9)

13. Disclosure of Lobbying Activities (Form 10)

14. Buy America Certificate (Form 11)

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

PART 5: FORM OF TERM SHEET

1. Form of Term Sheet

2. Exhibit A: Development Area Parcel List

3. Exhibit B: Site Map / Aerial Photograph

4. Exhibit C: Disposition Drawings

5. Exhibit D: Surveys

6. Exhibit E: Information Security Requirements

7. Exhibit F: Insurance and Bonding Requirements

8. Appendix A: Corporate Compliance & Engagement Requirements

PART 1: INFORMATION AND INSTRUCTIONS TO PROPONENTS

1. General and Background Information: The Metropolitan Atlanta Rapid Transit Authority (“MARTA”) operates the ninth largest transit system in North America, providing bus, rail and paratransit services in the greater metropolitan Atlanta area. MARTA transports over 500,000 people in the City of Atlanta and counties of Clayton, DeKalb and Fulton daily. MARTA has approximately 4,540 employees.

2. Services Being Procured: MARTA is seeking Proposals from private developer firms to advance the development of MARTA’s real property located at Oakland City Station and Lakewood Fort McPherson in alignment with MARTA’s Transit Oriented Development (TOD) Guidelines. A developer will design, build, finance, operate, and maintain a high-quality, mixed-use development with residential and commercial components (the “Project”). Proposals must include a clear vision, an actionable implementation plan with timeline benchmarks, and a financially sustainable development model.

MARTA’s Department of Real Estate Development & Asset Management will administer the term sheet (if awarded) pursuant to the terms and conditions contained in that certain form of Transit-Oriented Development (TOD) at Oakland/Lakewood (Fort McPherson) attached hereto at Part 5 (“Term Sheet”).

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 Firm that has or will obtain, prior to the execution of any contract awarded hereunder, all necessary licenses required by the State of Georgia to perform the Services and is authorized to do business in the State of Georgia.

Proposal(s): A written response (i.e., technical proposal and price proposal) to this RFP prepared by a Proponent and submitted to MARTA’s Office of Contracts, Procurement and Materials

(“CPM”).

4. Minimum Qualifications: To participate in this procurement, 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) Proposal under the same or different names or as part of multiple organizations. Any Proponent or entity comprising Proponent that submits more than one (1) 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 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 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 Proposal shall bind MARTA. However, Proponent’s offer 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: A pre-proposal conference is scheduled for October 22, 2025, at 1:30 p.m.

(local time) at the Oakland City Train Station located at 1400 Lee St., SW Atlanta, GA 30310. 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. Any failure to fully investigate the requirements of this RFP shall not relieve any Proponent from the responsibility to properly estimate the difficulty or cost of successfully performing the Services being sought under this RFP.

A Site Visit will follow the Pre-Proposal Conference. Facial coverings are required to attend. Social distancing and other measures in accordance with Center of Disease Control (CDC) and MARTA guidelines will take place. MARTA may limit the number of participants in attendance per Site Visit at our discretion. Please RSVP to Reshaunna Austin, Contract Specialist III at raustin1@itsmarta.com on or before October 17, 2025, at 12:00 p.m. (local time).

7. Additional Documentation: Each Proponent, if successful, 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, Reshaunna Austin via electronic mail at raustin1@itsmarta.com, on or before October 24, 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 having to do with this procurement. All communications by any Proponent must be made with MARTA’s contact person or any other MARTA employees or representatives designated by the head of MARTA’s Contracts, Procurement and Materials Department.

9. Proposal Deadline: To be considered responsive, a Proponent must complete and submit its 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, Docusign Envelope ID: A812187F-D4E7-45CF-97EF-3AD5515B9588 mailto:raustin1@itsmarta.com mailto:raustin1@itsmarta.com

Procurement & Materials, 2400 Piedmont Road N.E., Atlanta, Georgia 30324-3330, on or before November 17, 2025, at 2:00 p.m. (local time). Any 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 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 Streams Proposal. Each Proponent must complete, sign and submit a Revenue and Income Streams Proposal with its 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 Proposal the information called for by the form.

e. Form 5: List of Proposed Subcontractors. Each Proponent is requested to furnish with their 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 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 Development 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 Development Proposal the information called for by the form.

https://e-verify.uscis.gov/enroll

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

j. Form 10: Disclosure of Lobbying Activities. Each Proponent must complete, sign, and submit with their Development Proposal the information called for by the form.

k. Form 10: Buy America Certificate. Each Proponent must complete, sign, and submit with their

Development Proposal the information called for by the form.

l. Appendix A: Office of Corporate Compliance & Engagement Requirements. Reserved.

11. Ownership of Proposals: Each 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”) will evaluate each responsive Proposal in accordance with the evaluation criteria described in this RFP. If MARTA elects to award this RFP, MARTA will award the same to the most responsive and responsible Proponent that submits a Proposal that is in the best interest of MARTA to accept. 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

(v) Financial Stability and Capability

c. MARTA anticipates that it will award a Term Sheet 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 should 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 50722: Transit-Oriented Development (TOD) at Oakland/Lakewood (McPherson). 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 P50722)

[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 Price 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 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 Proposal submission. 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 Contract) 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 RFQ are fully restated herein and remain truthful and accurate representations up to and including the date Proponent submits its Proposal to MARTA; (e) Proponent has submitted all substantive revisions to the Contract for MARTA’s review with its Proposal; (f) it will be bound by 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. Reserved.

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

Docusign Envelope ID: A812187F-D4E7-45CF-97EF-3AD5515B9588 http://www.itsmarta.com/ 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 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 solicitation document.

21. 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 Developer 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 Developer to MARTA; and (ii) MARTA shall return to Developer 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 Developer and Developer 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; and

(b) Revenue and Income 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 fax numbers 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) Transmittal Letter: A letter that briefly states the Proponent’s understanding of the work to be performed, its commitment to perform the work, and a statement of the reason(s) why the Proponent believes it is the best qualified individual or entity to perform the work.

(d) Executive Summary: Each Proponent should include an overview of the Proponent’s qualifications to provide the services being procured through this RFP and a high-level description of the proposed solution. 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 must 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) A Statement of why the Proponent believes it is the best qualified entity to perform the Project.

(e) Developer/Development Team Composition, Experience, Organizational Structure and Key Personnel. The Proponent should provide (a) an organizational chart of the Proponent's management structure and (b) corresponding resumes for each of the individuals listed on the organizational chart provided. The organizational structure and resumes should clearly identify the Proponent's management team.

(i) Legal form of the Proponent and the state in which it is domiciled. In the case where the Proponent is a partnership, joint venture or affiliation of two or more firms, please provide information for all participants and the nature of the relationship. This should include organizational documents and a brief description of the rights and obligations of the parties.

Resumes must include, at a minimum, the information specified in Section 2(j)(ii) below.

(ii) 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.

(iii) The Proponent should include the name, address, telephone and fax number for the contact person authorized to communicate and negotiate on behalf of the Proponent.

(iv) List any outstanding disputes 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.

Describe any other outstanding disputes and or litigation involving the Proponent that may affect the Contract, which MARTA should be made aware.

(f) References and Client List. Proponents should provide:

(i) 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 services being procured by this RFP;

(ii) A list of past and present clients Proponent has worked for or with over the last five (5) years.

Please use Form 6 to respond to this request.

(iii) Proponents must provide resumes of all key individuals of the Project Team.

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

(g) Experience and Qualifications: To allow MARTA to fully understand the capabilities of the Proponent, the Proponent should provide the information requested below for Proponent and if Proponent is a partnership or joint venture, then each member of Proponent shall provide the following information.

Please provide the information stated below for each member of the Proponent’s team. Use additional sheets, if necessary.

(i) 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:

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

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

c. Experience with capitalizing affordable housing developments.

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

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

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

(ii) The Proponent’s (a) mixed-income, mixed use properties (b) high-rise/mid-rise residential properties and (c) affordable housing developments 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); and

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.)

NOTE: If the Proponent is a partnership, joint venture or newly formed entity (e.g., limited liability company or corporation), the minimum requirements set forth throughout the RFP must be satisfied by the entity or individual(s) that own and control a majority equity interest (i.e., over 50% ownership) of the partnership, joint venture or newly formed entity.

(h) 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. 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 Oakland City and/or Lakewood Stations 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.

(i) 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.

(j) Overall Business and Project Management Plan: The business and project management plan should be included in the Proposal and contain the following at a minimum:

(i) The Proponent should describe their 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.

(ii) Resumes must include at least the following information:

a) Name and Title;

b) Tenure;

c) Professional Background;

d) Relevant Work Experience;

e) Education; and

f) Current and Past Employment.

(iii) 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 that identifies responsible parties for each phase and demonstrate ability and capacity to immediately start the development process and complete the overall development with a thirty (30) month time frame.

(k) 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.

(l) Financial Information. Proponents should provide the following:

(i) Audited financial statements or tax filings for the past three (3) years (i.e., 2024, 2023, and 2022). If Proponent’s current year’s audited financial statements or tax filings are not yet complete, Proponent may provide either (a) audited financial statements or tax filings for 2023, 2022 and 2021 or (b) audited financial statements or tax filings for 2023 and 2022 as well as unaudited summary statements for the current year. The statements should include each of the following at a minimum:

(A) Balance sheet;

(B) Income statement; and

(C) Statement of change in financial position, if any.

(ii) The names and phone numbers of references for the following:

(A) Two commercial banks; or

(B) Two institutional partners; or

(C) One commercial bank and one institutional partner.

(iii) Terms and conditions of any significant contingent liabilities, such as guaranteed loans or other obligations which could affect the ability of Proponent to obtain financing for this project.

(iv) ANY FINANCIAL STATEMENTS THAT PROPONENT DEEMS TO BE CONFIDENTIAL

SHOULD BE MARKED AS PROPRIETARY.

NOTE: If the Proponent is a partnership, joint venture or newly formed entity (e.g., limited liability company or corporation), the minimum requirements set forth throughout the RFP must be satisfied by the entity or individual(s) that own and control a majority equity interest (i.e., over 50%) of the partnership, joint venture or newly formed entity.

3. Revenue and Income Stream Proposal: Each Proponent is required to include the Proposed Financial Terms for this RFP and submit it in a separately sealed envelope from the Technical Proposal. The Revenue and Income Stream Proposal must contain the following 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. Proponents must complete Form 3, Revenue and Income Streams Proposal and submit financial terms that provide a competitive and reasonable return to MARTA. These terms include Base Rent, Participation Rent, Developer Fees, and Capital Event Participation Rent. Proponents may submit additional financial considerations for additional revenue and income streams not contemplated by this RFP in an addendum to Form 3. Form 3 and any addendum to the form must be packaged in a separately sealed envelope from the Technical Proposal. All proposed business terms are subject to MARTA’s reasonable consideration during the selection period and may be negotiated with the awardee following selection.

(b) Sources and Uses of Funds: The Proponent must include a balance statement showing proposed sources of funds including all debt, equity, public financing, and all fund uses including predevelopment, construction, financing, and operations.

(c) Feasibility Analysis: The Proponent must provide a leveraged and unleveraged project specific financial pro forma analysis including all project development and construction costs and a forty (40) year operating cash flow with project returns in editable Excel format with all formulas and cell links intact.

(i) Construction and absorption budget assumptions:

1. Land acquisition costs

2. Site preparation costs

3. Hard and soft construction and design costs

4. Lease-up costs, including working capital until building breaks even (i.e., capital necessary to operate a less-than-full building)

(ii) Stabilized annual operating budget assumptions (net cash flow of completed building at or near its expected long-term occupancy level):

1. Potential gross income

2. Vacancy allowance

3. Operating expenses

4. Net operating income

(iii) Fundamental return measures and valuation assumptions:

1. Internal rate of return

2. Net present value

3. Summary of the proposed financial returns to MARTA

4. Projected 40-year operating proforma

5. Projected rent roll

6. Potential number of residential units, including unit mix square footage, and rental rates.

7. Potential retail/commercial square footage and projected rental rates.

(d) Proponents are advised that their Proposals may not be contingent on the receipt of any public/financing. However, Proponents are free to seek public funding.

(e) Letters of Interest: Proponent may provide letters of interest by publicly known national banks, investments banks or other similar financial institutions that have the ability to provide either debt, equity or both, for a project of this potential size and scope.

(f) ANY FINANCIAL STATEMENTS THAT PROPONENT DEEMS TO BE CONFIDENTIAL SHOULD BE

MARKED AS PROPRIETARY.

PART 3: TOD AND STATION DEVELOPER INFORMATION

1. Introduction: MARTA seeks proposals for the redevelopment of surface parking lots at the Oakland City and Lakewood Fort McPherson Stations (collectively, “Oakland McPherson TOD”). This transit-oriented development (TOD) project will deliver mixed-income housing across two non-contiguous, pedestrian-friendly communities located along Murphy Avenue. The two sites, approximately 1.5 miles apart, will thoughtfully integrate with their respective heavy rail stations, both situated within a Federal Opportunity Zone.

Oakland City and Lakewood Fort McPherson Stations are located on MARTA’s Red and Gold lines, between Airport Station and downtown Atlanta. The corridor is undergoing a period of significant economic growth. In 2010, 73% of households in the Oakland City neighborhood earned less than $35,000, with a median household income of $22,857. Today, that income has nearly doubled to approximately $45,000. In the adjacent Sylvan Hills neighborhood, during that same period, the household incomes have grown from $41,038 to $54,585, which is a 32% increase. Rising incomes, coupled with a growing young population, position the area as a prime location for mixed income/mixed use development targeting young families and middle-income workers.

The Oakland City–Fort McPherson Transit-Oriented Development (TOD) aligns with significant public and private investments currently reshaping southwest Atlanta. MARTA is advancing the design of a $319 million Bus Rapid Transit (BRT) line along Campbellton Road, which will directly connect Greenbriar Mall to Oakland City Station and enhance transit accessibility for the surrounding neighborhoods. In parallel, a $750,000 MARTA TOD planning grant is supporting the identification of additional economic development opportunities along this high-traffic corridor.

Major employers and property stakeholders continue to expand their footprint in the area. Tyler Perry Studios, a nationally recognized film production hub, employs approximately 500 full-time staff and generates between 5,000 and 8,000 seasonal jobs annually, driving consistent economic activity.

Meanwhile, the Fort McPherson Development Authority is actively investing in thirty-seven (37) additional acres to deliver new multifamily housing and commercial space, strengthening the area’s role as a regional employment and residential center.

MARTA encourages proposals for the redevelopment of select parcels located within the surface parking lots at Oakland City Station and Lakewood Fort McPherson Station. The specified parcels for each respective station area are set forth in Exhibit A, which is incorporated herein by reference. The identified parcels represent approximately 5.53 acres at Lakewood Fort McPherson and 2.34 acres at Oakland City. Together, these parcels represent nearly eight (8) acres of prime development opportunity within a rapidly growing corridor of southwest Atlanta. Proposals incorporating additional or alternative parcels will also be considered, provided that redevelopment at Oakland City Station is completed prior to, or concurrently with, the redevelopment of Lakewood Fort (McPherson Station).

Proposals should demonstrate a comprehensive vision, an actionable plan with timeline benchmarks, and a business framework for developing the properties. Such plan must be consistent with MARTA’s TOD Guidelines (“TOD Guidelines”) found on MARTA’s website at:

https://itsmarta.com/uploadedFiles/More/Transit_Oriented_Development/TOD%20Guidelines%202010- 11.pdf

Docusign Envelope ID: A812187F-D4E7-45CF-97EF-3AD5515B9588…