RFQ #98-26 — Lynn Garage Joint Development — Stage 1

COMMBUYS # BD-27-1206-40000-40000-134741

MASSACHUSETTS BAY TRANSPORTATION AUTHORITY

REQUEST FOR QUALIFICATIONS (RFQ)

Stage 1 of a Two-Stage Joint Development Procurement

RFQ #: 98-26; COMMBUYS # BD-27-1206-40000-40000-134741

JOINT DEVELOPMENT OPPORTUNITY AT MBTA’S LYNN GARAGE, LYNN, MA

Date Issued: October 22, 2026

Attn: Respondent(s) Request for Qualifications (RFQ) #: 98-26 RFQ Description: Joint Development Opportunity at MBTA’s Lynn Garage, Lynn, MA — Stage 1 (Qualification)

Dear Madam/Sir, The Massachusetts Bay Transportation Authority (“MBTA” or “Authority”), a public body politic and corporate and a political subdivision of the Commonwealth of Massachusetts existing pursuant to Mass. Gen. Laws ch. 161A (as amended), invites qualified development firms to submit a Statement of Qualifications (“SOQ”) in response to this Request for Qualifications (“RFQ”) for the Joint Development Opportunity (the “Opportunity” or the “Project”) at the MBTA’s Lynn Garage, Lynn, MA (the “Site”). Background on the Opportunity is provided in Section 2, Scope of Work.

This RFQ is Stage 1 of a two-stage procurement; see Section 1.2 for an overview of the process. All formal communication with the MBTA during this stage shall be only through the MBTA’s designated point of contact (“Point of Contact”).

The MBTA’s Point of Contact for this solicitation is:

Shahzad Akbar Massachusetts Bay Transportation Authority 10 Park Plaza, Suite 2810 Boston, MA 02116 Email: sakbar@mbta.com

This RFQ shall be launched through COMMBUYS, and SOQs must be submitted electronically no later than December 16, 2026, in full compliance with this RFQ, including but not limited to Section 3, Respondent Instructions and Qualification Process. This RFQ shall remain in force until issuance of the Stage 2 RFP to qualified Respondents, or until modified or cancelled by the MBTA.

Respectfully, Shahzad Akbar Massachusetts Bay Transportation Authority

RFQ #: 98-26

mailto:sakbar@mbta.com

Table of Contents

1. INTRODUCTION

1.1 Description of Procurement

1.2 Two-Stage Procurement Overview

1.3 Components of this RFQ

2. SCOPE OF WORK

2.1 Executive Summary

2.2 Joint Development Description and Project Approach

2.3 City of Lynn Vision and Goals

2.4 Location, Site Description and Information

2.5 Garage Information

2.6 Retention of Busway and Related Facilities

2.7 Station Information

2.8 Planning and Zoning Considerations

3. RESPONDENT INSTRUCTIONS AND QUALIFICATION PROCESS

3.1 Procurement Method

3.2 RFQ Calendar and Delivery Instructions

3.3 One-on-One Meetings

3.4 Pre-bid Conference

3.5 Examination of RFQ

3.6 Rules of Contact

3.7 Clarifications, Questions and Answers

3.8 RFQ Addendum

3.9 Due Date

3.10 Confidentiality / Public Records Law Disclosure

3.11 Observers During Evaluation

3.12 Business Conduct and Collusion

3.13 Personal Conflicts of Interest

3.14 Organizational Conflicts of Interest

3.15 Pre-Submission Expenses

3.16 Changes in Respondent’s Organization or Key Personnel

3.17 Modifications, Withdrawal, and Late Submissions

3.18 Power of Attorney; Acceptance and Completeness of SOQ

4. STATEMENT OF QUALIFICATIONS (SOQ) REQUIREMENTS

4.1 Section 1: Transmittal Letter

4.2 Section 2: Table of Contents

4.3 Section 3: Project Vision Statement

4.4 Section 4: Respondent Qualifications & Experience

4.5 Section 5: Developer’s Questionnaire and Certification

5. QUALIFICATION EVALUATION CRITERIA

5.1 Pass/Fail (Legal/Administrative) Requirements

5.2 Evaluation Criteria

6. QUALIFICATION REVIEW AND SHORTLISTING PROCESS

6.1 Responsiveness Review

6.2 Evaluation Methodology

6.3 Requests for Clarification

6.4 Shortlist Determination

6.5 MBTA Reserved Rights

7. NEXT STEPS: STAGE 2 REQUEST FOR PROPOSALS

ENCLOSURE 1 — SOQ COVER CHECKLIST

ATTACHMENTS

1. INTRODUCTION

1.1 Description of Procurement

The Massachusetts Bay Transportation Authority (“MBTA” or “Authority”) seeks a qualified and experienced development firm to serve as its Joint Development (“JD”) partner (“Partner”) for the redevelopment of the Lynn Garage (“Garage”), an approximately 948-space parking structure on a 3.6-acre site (the “Site”), located in the Central Business District of Lynn, Massachusetts. The MBTA is seeking a Partner to plan, design, develop, finance, construct, own and operate a mixed-use, transit-oriented development (“TOD”) on the Site of the existing Garage, subject to the delivery of parking and the accommodation of other MBTA requirements as discussed further in this Request for Qualifications (“RFQ”). A parallel project for the MBTA is the future reconstruction of the MBTA’s Lynn Commuter Rail Station (the “Station”), which is adjacent to the Site.

This RFQ is Stage 1 of a two-stage procurement. At this stage, the MBTA is asking interested firms to submit a written Statement of Qualifications (“SOQ”) addressing firm background, relevant experience, key personnel, and financial capacity — no technical, design, or pricing proposal is requested or should be submitted at this stage.

Stage 2 is the issuance of a Request for Proposals (“RFP”). Based on the SOQs received during the RFQ stage, the MBTA will determine which respondents (“Respondents”) are qualified and will invite only qualified Respondents to participate in the RFP requesting a full development proposal.

Following that RFP process and designation by the MBTA Board of Directors, the MBTA will enter into a Pre- Development Agreement (“PDA”) with the selected Respondent to advance design, permitting, and stakeholder engagement toward the development of the Site pursuant to a long-term ground lease to be negotiated with the MBTA (“Lease”).

The MBTA is partnering closely with the City of Lynn (the “City”) on this Opportunity, which the City views as a catalytic project to revitalize its downtown, drive housing production and economic development, and support increased transit ridership. Ideal Respondents will have demonstrated experience in urban development, transit-oriented development, working with public agencies and regulatory bodies, and community and stakeholder engagement.

The MBTA encourages participation from a broad range of qualified firms, including newly formed development teams and joint ventures. Submission requirements at this stage are intentionally limited to qualifications-level information to keep the barrier to entry low and enable the MBTA to consider the widest possible field of capable partners before requesting the more resource-intensive development and financial proposal at Stage 2.

Respondents should comprise only the principal firms leading the Opportunity as the counterparty to the MBTA in the PDA and Lease, and should not include consultants, sub-consultants, or other firms and organizations that will ultimately be involved in the Project.

1.2 Two-Stage Procurement Overview

As stated above, this procurement will proceed in two stages:

a. Stage 1 — Request for Qualifications (RFQ - this document): the MBTA requests a Statement of Qualifications (SOQs) addressing the Respondent’s organizational structure, relevant experience, key personnel (the two individuals, identified by name, whom the Respondent proposes to fill the Project’s key roles for the purpose of this RFQ, “Key Personnel”), project vision statement, and financial capability. The MBTA will evaluate all responsive SOQs and establish a shortlist (“Shortlist”) of qualified Respondents. For clarity, the Shortlist is a one-time, project-specific qualification for this Opportunity only (not a standing list) and will not remain open after the SOQ Due Date.

b. Stage 2 — Request for Proposals (RFP): issued only to Respondents qualified under Stage 1. Stage 2 will request a full development proposal, including project design, permitting and compliance approach, project delivery schedule, preliminary development budget, financial plan and economic feasibility, and proposed terms, fees, and lease revenue. Stage 2 will also include an oral presentation and result in the selection of a single JD Partner.

Award: Following Stage 2 selection and designation by the MBTA Board of Directors, the MBTA and the selected Respondent will execute a PDA, followed by negotiation of the Lease.

1.3 Components of this RFQ

This RFQ is comprised of the following documents:

• RFQ #98-26 and Form Enclosures, including:

• Enclosure 1: Cover Checklist

• Attachment 1: Forms A — F

Form A: SOQ Transmittal Letter

Form B: Responsible Respondent Information & Questionnaire

Form C: Certification — Debarment, Suspension, Tax Liability, and Other Responsibility Matters

Form D: Conflict of Interest Certification

Form E: MBTA Security Sensitive Information Certification and Conditions of Custody

Form F: MBTA Security Sensitive Information Non-Disclosure and Confidentiality Agreement

• Attachment 2: Diagrammatic Aerial Site Plan

Exhibit 1.3-1: Neighborhood and site context map (Aerial Overview)

2. SCOPE OF WORK

2.1 Executive Summary

The MBTA, with its diverse real estate portfolio, is a proponent of transit-oriented development (TOD) on or adjacent to its transit properties. In accordance with its TOD mission and goals, the MBTA continually seeks to leverage its real property assets by sponsoring the development of places that can increase ridership, augment fare revenue, create recurring income, and bolster housing and economic development goals of the Commonwealth and the municipalities the MBTA serves.

Through this procurement process, the MBTA seeks to identify well-qualified development firms interested in serving as a Partner for the development of the Site. Located adjacent to the future reconstruction of the Station in the City’s Central Business District, the Site’s location offers a tremendous TOD opportunity in an attractive area of the City. The importance of the Site to the MBTA’s customers and the region, the Garage having met its useful life, and the potential for a highly successful mixed-use development project are the primary factors driving the MBTA to pursue this Opportunity to develop the Site.

The MBTA and the City seek to create an inviting mixed-use transit-oriented development hub through a partnership to enhance the public realm in the downtown area. To accomplish these goals, the MBTA is soliciting SOQs from qualified and experienced parties interested in planning, designing, developing, financing, constructing, and operating a mixed-use development project on the Site. Based on these submissions, the MBTA intends to shortlist potential Partners which will be invited to submit a full development proposal, including an in-person presentation, in Stage 2. The MBTA may, depending on the amount and quality of submissions, invite some or all responsive Respondents to advance to Stage 2.

The MBTA intends to select its Partner from the Shortlist based on the Stage 2 written proposals and oral presentation. Each Shortlist Respondent will be evaluated against the criteria set out in the Stage 2 RFP, including an understanding of the work, the Partner’s conceptual development plan, public outreach and stakeholder engagement, and specific pre-development services-related terms, among other development and partnership criteria.

The information required for the SOQ is limited to the specific materials requested in this RFQ. However, Respondents should be aware that, across the two stages of this procurement and subject to modifications following the completion of Stage 1, the MBTA seeks submissions that that:

a. Demonstrate the experience and capacity of the Respondent to execute the Project in an orderly and timely manner;

b. Comply with the City’s zoning ordinance (subject to relief that may be sought and obtained);

c. Provide parking in a manner detailed in the procurement documents;

d. Propose development of the Site in a way that is sensitive to and integrates with the MBTA’s future Station and busway operations;

e. Maximize the long-term value of the property for the MBTA;

f. Propose development that is mixed-use and includes ground floor activation that would be beneficial to the larger community;

g. Demonstrate design excellence and contributions to the public realm that enhance the neighborhood and emphasize multi-modal access and connectivity; and

h. Incorporate sustainability and climate resiliency principles.

The MBTA will be particularly interested in Respondents with demonstrated experience in:

a. Recent urban development and working with public agencies on TOD;

b. Permitting and delivery of mixed-use and parking garage projects;

c. Successfully developing projects located on land owned by transit agencies or other similarly situated public agencies that achieve public objectives and private development objectives;

d. Working with public owners, local authorities, regulatory agencies, and third parties to address issues as they arise;

e. Developing projects that create a strong sense of place and thoughtful urban design;

f. Engaging in stakeholder and community relations;

g. Demonstration of innovative funding and financing similar projects; and

h. Maintaining labor harmony.

The MBTA will evaluate qualified SOQs in accordance with the submission requirements and evaluation criteria set forth in this RFQ and expects to create a Shortlist to proceed to Stage 2. At the conclusion of the Stage 2 RFP process, following the selection of a Respondent and designation by the MBTA Board of Directors as the Partner, the MBTA and the selected Respondent will enter into a PDA in a form substantially similar to that which will be attached to the Stage 2 RFP. The PDA will detail the roles and responsibilities of the Partner, set forth a plan and strategy for achieving entitlements, and will include a project schedule, among other details. It is intended to provide Respondents insight into the MBTA’s expectations for the Project. A draft of the proposed Lease with the Partner will be included with the form of PDA to be released with the RFP. Upon the satisfaction of the pre-conditions to be detailed in the PDA, it is the intention of the MBTA to proceed directly to the completion of the final details of the Lease, consistent with the Project developed at that time.

2.2 Joint Development Description and Project Approach

“Transit-Oriented Development Joint Development” is defined here as a public-private partnership where a transit agency collaborates with private developers to build dense, walkable, and mixed-use spaces on or adjacent to transit properties. The MBTA is committed to maximizing TOD opportunities on its properties and assisting transit-adjacent developments as appropriate.

The MBTA’s Transit Oriented Development team is launching a 10-year plan with a goal of fostering a progressive and collaborative approach to TOD within the MBTA service area. This collaborative approach seeks to progress TOD opportunities through the increased use of Joint Development and other methods. The program emphasizes creating collaborative project development practices, leveraging private investment and expertise, and accelerating project delivery. It also seeks to secure long-term value for the MBTA measured in a variety of ways, including increased ridership, avoidance of costs, and increased lease revenue. The MBTA is also prepared to use its land as patient capital in exchange for achieving of other clearly articulated goals and is willing to explore innovative financing strategies or other ways to capture value.

The MBTA will select a Partner based on qualifications and experience, conceptual development vision, and ability to attract and secure capital necessary for the Project. Together, the MBTA and the selected Partner will execute a PDA calling for the Partner and the MBTA to work collaboratively to establish the Project goals;

complete any necessary environmental reviews; advance design; allocate risk; garner required public support;

acquire necessary permits; negotiate the Lease, including any necessary design, construction, operation, and maintenance obligations; and thereafter develop the Site. The MBTA is also working towards a parallel project with the reconstruction of the Station adjacent to the Site. The parties will be required to coordinate their respective projects and responsibilities.

The Opportunity anticipates that the Lease will include the Site—and as this process moves forward—the MBTA will lead in demolishing the Garage and the Partner will develop the Site subject to an obligation to continue to provide a sufficient amount of parking for customers of the MBTA at all times through a covenant in the Lease and to compliance with the other provisions of the Lease. The MBTA anticipates that it will retain pricing control over MBTA patron parking.

The MBTA has identified a future need for 100 spaces for MBTA operations and customer parking at the Site. The Site is currently subject to agreements with third parties for parking at the Garage. The full extent of parking required at the Site, beyond the needs of the Project, is not yet confirmed, as the MBTA is in discussions with the users of the Garage and the City is developing an updated parking plan to determine whether additional space is needed to support downtown economic development. Parking needs on Site will be confirmed prior to the publication of the RFP and may include the use of a shared parking management plan.

The MBTA has established an electronic data room containing information about and documents related to the Site that will be made available to all prospective Respondents. Materials in the data room are offered for reference purposes only and may not be relied on in whole or in part. Certain materials in the data room, including the original plans of the garage, contain security sensitive information. Access to these materials will be granted only to Respondents that sign and return the Security Sensitive Information, Certification and Conditions of Custody (Form E) and the Security Sensitive Information Non-Disclosure and Confidentiality Agreement (Form F) attached to the RFQ. These forms must be signed by the authorized signatory and be submitted to the “Point of Contact” identified on the cover page of this RFQ.

2.3 City of Lynn Vision and Goals

The City is committed to a collaborative effort to facilitate the development of the Site in its downtown. The City views this Joint Development partnership as a unique opportunity to reshape Lynn’s downtown, serving as a catalytic project to drive economic development and housing production while supporting increased MBTA ridership. The City envisions the development of the Site as a project that will create a vibrant, mixed-use district centered on TOD, capitalizing on the Garage’s strategic location and leveraging its connectivity to transit networks, while fostering economic growth, sustainability, and livability.

The City’s governing principles for development at the Site are identified below:

• Creating a dynamic hub that integrates residential, commercial, and transit use;

• Attracting a range of businesses and amenities to serve residents, workers, and visitors;

• Developing housing that supports a variety of household types and income levels and contributes to Lynn’s housing stock;

• Enhancing pedestrian and bicycle connectivity and improving public infrastructure to ensure accessibility and sustainability; and

• Inclusionary zoning: 10% of units at 60% AMI.

The development of the Site is complementary to the broader TOD strategy, which envisions dense, mixed-use growth along the Newburyport/Rockport Commuter Rail line. The City has allowed for ten story residential development in the downtown for nearly two decades and has recently facilitated major private development and public infrastructure investments near the Site. While the City is supportive of new housing, it also encourages proposals that emphasize a commercial component to bring more transit-rich job opportunities to the community.

The City is committed to being a strong, active partner in the successful development of the Site. The City commits to the following:

• Working closely with the MBTA and Project team to develop a parking strategy that meets the needs of all the stakeholders, including exploring the creation of additional on-and off-site parking capacity in partnership with the development team.

• Working collaboratively with the MBTA and its Partner, the City will explore funding support to mitigate the cost of creating public parking spaces and to identify state and federal resources to support successful development of the Project.

• The City is committing to an expedited development approval and local entitlement process and will assign a City project liaison to work closely with the Partner through the duration of the pre-development through construction. The City is also committing to a permitting approval process in 60 days or less for by-right Project proposals.

2.4 Location, Site Description and Information

City of Lynn

• Lynn, Massachusetts is experiencing a pivotal inflection point in its multifamily residential market. Long recognized as one of Greater Boston’s most affordably priced coastal communities, Lynn is rapidly emerging as an active urban infill market, driven by easy access to the MBTA’s Lynn Commuter Rail Station, the seasonal Lynn Ferry service at Blossom Pier and the MBTA Blue Line in the adjacent community of Revere, a growing downtown revitalization effort, meaningful wage-renter demand from the region’s healthcare and service employment base, and a new generation of institutional developer interest.

• Lynn occupies a strategically significant position along the North Shore coastline of Massachusetts, situated approximately 10 miles northeast of downtown Boston. With approximately 102,000 residents, Lynn is the largest city in Essex County and has historically served as a major hub for blue-collar and service-sector employment in Greater Boston’s north suburban corridor. Its urban fabric — dense, walkable blocks, a compact downtown core, and a historic waterfront — provides the foundation of a transit-oriented residential market that continues to attract institutional developer attention.

• As one of Massachusetts’ designated Gateway Cities, Lynn has a rich industrial legacy, diverse population, and significant potential for investment. This designation provides access to a range of economic development tools and programs intended to catalyze investment, including the Housing Development Incentive Program (HDIP). The City is currently experiencing public and private investment in its downtown and waterfront and continues to prioritize development opportunities that advance housing production, job creation and economic development.

• The Route 1 North multifamily submarket spans from Winthrop through Saugus to Lynn and Nahant, forming a coastal residential corridor with approximately 15,430 market-rate units. Lynn and Revere constitute the two largest employment bases within this submarket, anchored by healthcare, manufacturing, education, retail, and service-sector employment. Lynn’s major institutional employers include General Electric (GE) Aerospace, Lynn Public Schools, Lynn Community Health Center, All Care VNA, Old Neighborhood Foods, and Kettle Cuisine. The City’s diverse employment base provides a broad and resilient renter demand pool across income tiers — a notable structural advantage relative to more mono-industry dependent submarkets.

• Downtown Lynn has been the subject of sustained public and private investment over the past decade.

Lynn’s Central Business District encompasses approximately 200 acres of the City’s core and has supported investment in new housing, retail, and cultural amenities. The Lynn Museum, City Hall, YMCA, and an active arts and small-business community provide the amenity foundation of the Downtown Lynn Cultural District, along with a growing downtown residential population.

• While the Site is not currently located within a designated federal Opportunity Zone, the Healey Administration submitted the area for consideration through the Opportunity Zone 2.0 redesignation process. Securing Opportunity Zone designation for the area remains a priority for the City and reflects its commitment to leveraging all available tools to support private investment in its downtown.

Exhibit 2.4-1: City of Lynn regional context map

Transit & Connectivity Transit accessibility is the single most important demand driver for any future downtown development and is among the most compelling attributes of Lynn’s residential, retail and commercial market.

• The MBTA Newburyport/Rockport Commuter Rail Line serves the current interim Lynn Station that is directly to the north of the Site by providing direct, frequent service to North Station in downtown Boston, with peak-period travel times of approximately 25 minutes, and operates with 30-minute peak headways.

This positions Lynn as one of the most transit-accessible communities on the North Shore.

• The MBTA Blue Line’s Wonderland Station in Revere is accessible from downtown Lynn via a short MBTA bus connection, providing direct access to downtown Boston, Logan Airport and most of the balance of the MBTA’s subway system.

• The Site is serviced by nine bus routes (426, 429, 435, 436, 439, 441, 442, 455, and 456) providing excellent regional connectivity. The busway consists of four berths that host 10-15 bus trips per hour throughout the day with more than 2,000 passengers boarding/ alighting at the facility. With the implementation of the Bus Network Redesign, bus frequency along the Lynnway corridor is expected to be every 12 minutes.

• The seasonal Lynn Commuter Ferry to Boston’s Long Wharf operates from the nearby terminal at the

Blossom Street Pier. The service continues to grow ridership; as such, the MBTA is conducting a Water Transportation Study to evaluate travel demand and the expansion of year-round services.

• The City is partnering with the MBTA, the Massachusetts Department of Transportation (“MassDOT”), and the Department of Conservation and Recreation (“DCR”) to rebuild the Lynnway into a multi-modal corridor with improved transit, walking, and biking facilities.

• Route 1 and Route 107 provide major highway access to Logan Airport (approximately 15 minutes), downtown Boston (approximately 20–25 minutes driving), and the Route 128 technology corridor employment centers.

• The Lynn Harbor and Harborwalk provide an attractive recreational amenity corridor that connects several of the City’s major development sites, including the multiple waterfront projects, enhancing the quality-of-life environment for new residents.

• The MBTA is working on a “Regional Rail” plan, which is a rail modernization program to shift the system from a traditional commuter rail model to a more flexible, more frequent service, similar to systems found in other global cities.

Neighborhood & Site Context The Site consists of a large mid-block parcel in downtown Lynn. The Site’s development potential is underscored by several physical and locational attributes:

• Property: The Site is comprised of approximately 157,436 square feet or 3.6 acres. It sits at the heart of the Downtown Lynn Cultural District in the Central Business Zoning District. The Site is directly adjacent to the once-and-future Station and is a 5-minute walk to Lynn North Harbor. Bordered by Market, Broad, Union and Washington Streets and approximately 500’ from the Lynnway, the Site offers excellent vehicular and pedestrian access and represents a unique and vibrant location for a TOD.

• Transit-Oriented Positioning: The Site’s proximity to the once-and-future Station makes it one of the most transit-accessible residential development sites on the North Shore. TOD-oriented residential development at comparable commuter rail nodes (e.g., Beverly, Salem, Gloucester) commands meaningful rent premiums and attracts a professional renter cohort with higher income stability.

• Downtown Urban Core Location: The Site is surrounded by downtown Lynn’s civic and commercial fabric, including restaurants, retail, City Hall, and cultural amenities, like the Lynn Vintage Warehouse and Lynn Museum and Arts Center. This walkable environment differentiates it from the suburban multifamily product that dominates the broader Route 1 North submarket.

• Waterfront Adjacency: An 850-unit, multi-phase waterfront development — projected to break ground in the near term — is located a short distance from the Site. The development will function as a neighborhood catalyst, establishing premium rent comparables, attracting retail and amenity tenants, and signaling institutional confidence in downtown Lynn’s residential market.

• Mixed-Income Compatibility: The Site’s location, combined with the fact that it is owned by the MBTA, creates a compelling structure for mixed-income development with potential access to state and federal subsidies (e.g., MassHousing, LIHTC, MassDevelopment; Commonwealth infrastructure programs), which could potentially assist in gaps in capital stacks that are apparent in the current capital markets environment.

2.5 Garage Information

Exhibit 2.5-1: Lynn Garage — exterior view

The Garage opened in 1992. It is a five-story structure, separated by an outdoor atrium, into two sections. The south garage section is approximately 32,670 square feet (accommodating approximately half of the total parking spaces) and the north garage section is approximately 25,040 square feet (accommodating the remaining parking spaces and elevator access). The center arcade is approximately 7,280 square feet. There are 948 total parking spaces delineated in the Garage, with 350 available for use.

With a selected partner, the MBTA is prepared to facilitate the deconstruction/demolition of the Garage. The MBTA expects the RFP proposal will include estimates for the amount of parking that is feasible and required for the Project in addition to the parking that is not directly connected to the Project. Respondents will be required to provide a high-level assessment of the relative costs and financial feasibility of incorporating such parking into the Project as part of their Stage 2 submission. The MBTA and the City are committed to working with the selected Partner to identify local, state, and federal funding to support the preservation or creation of public parking facilities.

Exhibit 2.5-2a: Lynn Garage — Site plan / additional view

Exhibit 2.5-2b: Lynn Garage — Site plan / additional view

2.6 Retention of Busway and Related Facilities

The Project will need to accommodate a busway to support the MBTA’s bus operations at the Site, 100 spaces for MBTA operations and customer parking, commuter bicycle parking spaces, retail, and an Operators Break Room, which consists of a room with a kitchenette, dedicated restroom facilities, a wellness room and a janitor’s closet.

Additionally, while the future station generator will be located elsewhere, the Project will need to integrate site and busway lighting that meet MBTA standards and include dedicated MBTA security systems for its on-site facilities.

2.7 Station Information

The Station previously served as the downtown Lynn Station for the MBTA’s Newburyport/Rockport Commuter Rail line. Both the Garage and the Station were built in the late 1980s and early 1990s, and both have undergone several rehabilitation projects and structural repairs. The Station was closed in 2022 due to structural concerns and was temporarily relocated in 2024 to its current location approximately ¼ mile to the northeast near Silsbee Street. The MBTA has begun design work of a new Lynn station with the intention of reinstating service immediately adjacent to the Site in the future.

2.8 Planning and Zoning Considerations

Without waiving an exemption that may be available, the MBTA will require the Partner to comply with the City’s zoning ordinance (subject to relief from zoning to the extent authorized by the zoning ordinance) and with the City’s development review process.

Generally speaking, the zoning ordinance provides significant flexibility, including by-right approval for mixed-use projects that include ground floor commercial up to 10 stories, and zero setback requirements. A graphic summarizing the zoning at a high level is included below as Exhibit 2.8-1. Details concerning the specific zoning requirements related to the Site can be obtained by reviewing the City’s zoning ordinance available here:

https://www.lynnma.gov/city_government/departments/isd/zoning.

Central Business (“CB”) zoning supports dense, mixed-use, transit-oriented development

● Height: Up to 10 stories by right ● Parking: No off-street parking requirements

● Ground floor: Commercial required ● Inclusionary zoning: 10% of units at 60% AMI

● Lot size: No minimum ● Frontage: 50’

Exhibit 2.8-1: Active ground floor use diagram (illustrative only; zoning ordinance controls)

• MBTA-owned property and all building and improvements thereon are subject to the most recent edition of the Commonwealth of Massachusetts State Building Code, as well as any and all other applicable codes, laws, and regulations, including, but not limited to, the Americans with Disabilities Act and the Commonwealth’s Architectural Access Board Regulations. Building permits for any building proposed at the Site will be issued by the State Building Inspector of the Office of Public Safety and Inspections of the Commonwealth of Massachusetts. Respondents should evaluate the extent to which the Project will be subject to other permitting, environmental review, and approval requirements.

3. RESPONDENT INSTRUCTIONS AND QUALIFICATION PROCESS

3.1 Procurement Method

This RFQ is issued pursuant to applicable state and federal laws including, but not limited to, Mass. Gen. Laws ch.

161A, §§ 3 and 5; Federal Transit Administration (“FTA”) Circular 4220.1G (Third-Party Contracting Guidance); and FTA Circular 7050.1C (Guidance on Joint Development).

Respondents shall be responsible for making themselves fully aware of and complying with all applicable laws and regulations.

This RFQ will be launched and managed via COMMBUYS. Instructions for log-in and use of COMMBUYS are described at http://www.mass.gov/anf/docs/osd/forms/instructions-for-vendors-responding-to-bids.docx.

Respondents may also contact the COMMBUYS Helpdesk at COMMBUYS@state.ma.us or the COMMBUYS Helpline at 1-888-MA-STATE. The Helpline is staffed from 8:00 a.m. to 5:00 p.m. Monday through Friday (Eastern Time), except on federal, state, and Suffolk County holidays.

It is the responsibility of Respondents to maintain an active registration in COMMBUYS, to keep current the email address of the Respondent’s Designated Representative and to monitor that email inbox for communications from the MBTA, including responses to Respondent questions.

Unless specifically stated otherwise in this RFQ, a Respondent must submit changes to its Designated Representative and any other communications in writing to the MBTA via COMMBUYS. In its Transmittal Letter (SOQ Section 1), the Respondent must identify its Designated Representative to act on its behalf relating to this procurement.

3.2 RFQ Calendar and Delivery Instructions

Respondents are required to prepare and submit all required documents to the MBTA electronically via COMMBUYS. The MBTA anticipates carrying out the Stage 1 process in accordance with the schedule below. All times are local Boston, Massachusetts times unless otherwise indicated. The schedule is subject to modification at the sole discretion of the MBTA; Respondents will be notified of any change by an addendum to this RFQ.

Procurement Activity Date Time

RFQ issued October 22, 2026

Pre-bid Conference November 2, 2026 2:00 p.m.

One-on-one meetings November 9 – 19, 2026

Deadline for submission of Respondent questions via COMMBUYS Q&A November 23, 2026 2:00 p.m.

Official answers to Q&A published by MBTA on COMMBUYS December 4, 2026 5:00 p.m.

SOQ Due Date December 16, 2026 2:00 p.m.

Qualification determination / Shortlist notification (estimated) January 2027

Anticipated issuance of Stage 2 RFP to qualified Respondents (estimated) March 2027 http://www.mass.gov/anf/docs/osd/forms/instructions-for-vendors-responding-to-bids.docx

3.3 One-on-One Meetings

The MBTA will offer one-on-one meetings with the prospective Respondents on the date(s) identified in the RFQ calendar (Section 3.2). These meetings will provide an opportunity for a prospective Respondent to discuss its own qualifications or questions specific to its own anticipated submission with the MBTA in a confidential setting.

Scheduling instructions, sign-up procedures, and format (in person or virtual) will be issued via email. Each meeting will be limited to the requesting Respondent. The MBTA will not discuss or disclose the identity, composition, or approach of any other prospective Respondent. Participation in a one-on-one meeting is optional, is not a prerequisite to submitting an SOQ, and will not affect the evaluation of a Respondent’s SOQ.

3.4 Pre-bid Conference

A Pre-bid Conference is scheduled at the date and time above and will be held virtually on Microsoft Teams:

Join: https://teams.microsoft.com/meet/2102761011736464?p=NZYvB609uHWgPK0DNz

Meeting ID: 210 276 101 173 646 4

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The MBTA reserves the right to hold one or more Pre-bid Conferences at any time prior to the SOQ Due Date, in person or by telephonic or electronic means. The MBTA will provide written notice via COMMBUYS. Each Respondent, by submittal of its SOQ, acknowledges the opportunity to attend was offered to all Respondents and waives any right to challenge this procurement based on its attendance or non-attendance. Nothing stated at a Pre-bid Conference modifies this RFQ unless incorporated in an addendum.

3.5 Examination of RFQ

Each Respondent shall be solely responsible for examining, with appropriate care and diligence, this RFQ and any addenda, and for informing itself of any conditions that may affect its SOQ. Failure to do so shall be at the Respondent’s sole risk. Submission of an SOQ constitutes prima facie evidence that the Respondent has made this examination.

3.6 Rules of Contact

Starting on the date of issuance of this RFQ and ending on the earlier of: (a) the award and execution of the PDA, or (b) the cancellation of this procurement, the following rules of contact apply to face-to-face, telephone, email, or formal written communications to promote a fair and unbiased process:

i. No Respondent, or any of its team members, may communicate with another Respondent or its team members with regard to this RFQ or either team’s SOQ. This prohibition does not apply to public discussions regarding the RFQ at any MBTA sponsored Respondents’ conferences.

ii. No Respondent or representative thereof shall have any ex parte communications regarding the RFQ, the PDA, Lease, or the procurement described herein with any member of the MBTA’s Board of Directors, the MassDOT Board of Directors, or with any MassDOT, or MBTA staff, advisors, contractors, or consultants involved with the procurement, except for communications expressly permitted by the RFQ or except as approved in advance at the MBTA’s Point of Contact’s sole discretion. The foregoing restriction shall not, however, preclude or restrict communications with regard to matters unrelated to the RFQ, PDA, Lease, or procurement or from participation in public meetings of the MBTA or MassDOT Boards of Directors or any public or Respondent workshop related to this RFQ.

iii. Respondents shall not contact employees, representatives, City of Lynn Officials, EDIC and members of Foley Hoag LLP regarding this RFQ or the Stage 2 RFP.

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iv. Any communications determined by the MBTA, in its sole discretion, to be improper may result in disqualification.

v. Any official information regarding this RFQ will be disseminated from the MBTA’s Point of Contact via

COMMBUYS.

vi. The MBTA will not be responsible for or bound by any oral exchange or any other information or exchange that occurs outside the official process specified herein.

vii. The MBTA will not be bound by, and Respondents should not rely on any oral communications regarding the RFQ. Use of any information gathered or received from other agencies or entities shall be at the Respondent’s own risk.

3.7 Clarifications, Questions and Answers

Respondents shall review this RFQ and any addenda and request written clarification of any perceived discrepancy, deficiency, ambiguity, error, or omission. Questions and clarification requests shall be minimized or aggregated to the extent possible and submitted through the “Bid Q&A” tab in COMMBUYS, and shall: (i) identify the document; (ii) identify the relevant section and page number, or indicate that it is a general question; and (iii) not identify the Respondent or contain proprietary or confidential information. Responses will be provided in writing via COMMBUYS; the MBTA reserves the right, in its sole discretion, not to answer all questions submitted.

3.8 RFQ Addendum

The MBTA reserves the right to issue addenda after initial publication. It is each Respondent’s responsibility to monitor COMMBUYS for addenda and Q&A records. The Respondent shall acknowledge receipt of all addenda in its SOQ Cover Checklist (Enclosure 1); failure to acknowledge receipt may cause the SOQ to be deemed non-responsive.

3.9 Due Date

SOQs are due electronically through COMMBUYS no later than the date and time listed in the RFQ Calendar above. Respondents shall complete Enclosure 1 — SOQ Cover Checklist and the check boxes indicating the documents that constitute their SOQ. SOQ packages that do not follow these instructions may be disqualified.

3.10 Confidentiality / Public Records Law Disclosure

Each Respondent, by submitting an SOQ, consents to the disclosures described in this RFQ and expressly waives any right to contest, impede, prevent, or delay disclosure required under Mass. Gen. Laws ch. 66 (the Public Records Law) or other applicable law. All materials submitted become the property of the MBTA upon receipt and are subject to release as public records except as provided by law. A Respondent with concerns about trade secret or proprietary information should mark affected pages “TRADE SECRET — PROPRIETARY” and identify such information in its Transmittal Letter (SOQ Section 1); the MBTA will use reasonable efforts to notify the Respondent of any public records request affecting marked material, but the Respondent bears sole responsibility (including indemnification of the MBTA) for defending any claimed exemption.

3.11 Observers During Evaluation

Observers from public agencies may observe the SOQ evaluation process and may review SOQs after the Due Date, subject to signing the MBTA’s standard non-disclosure and confidentiality agreement.

3.12 Business Conduct and Collusion

Each SOQ shall be made without collusion with any other Respondent. A Respondent shall not, directly or indirectly, give or offer anything of value to any person employed by or representing the MBTA, any public official, political party or labor union, or any charitable or other organization, for the purpose of securing an improper advantage or improperly influencing any action related to this procurement.

3.13 Personal Conflicts of Interest

Mass. Gen. Laws ch. 268A (the “Conflict of Interest Law”) governs the conduct of all public officials and employees, including all dealings with potential Respondents. It is each Respondent’s responsibility to ensure compliance and avoid any conduct that might result in, or give the appearance of, a conflict of interest or favoritism involving any MBTA Board member, officer, or employee or any of the persons acting on the MBTA’s behalf in connection with this SOQ. No gift, loan, or other thing of value shall be given to any MBTA employee, agent, or officer or other MBTA representative in connection with this procurement. Non-compliance may result in disqualification.

3.14 Organizational Conflicts of Interest

A Respondent must disclose in its SOQ all facts concerning any past, present, or currently planned relationships that may present an actual or potential organizational conflict of interest, including where a Respondent: (a) is unable to provide impartial advice to the MBTA due to other activities or relationships; (b) has an unfair competitive advantage from access to nonpublic information related to the Site, Garage or Project gained through an earlier contract; or (c) helped establish the ground rules for this procurement, including by developing specifications or evaluation criteria. The MBTA may, in its sole discretion, disqualify an affected Respondent if a conflict cannot be avoided, neutralized, or mitigated. Form D – Conflict of Interest Certification is attached.

3.15 Pre-Submission Expenses

The MBTA shall not be liable for any expenses incurred by a Respondent in preparing, submitting, or discussing its SOQ. All such expenses shall be borne solely by the Respondent.

3.16 Changes in Respondent’s Organization or Key Personnel

To remain qualified, a Respondent’s organization and Key Personnel identified in its SOQ must remain intact through the conclusion of Stage 2 unless otherwise approved in writing by the MBTA. A Respondent proposing changes to its organization or Key Personnel following Shortlisting and prior to the submittal of a proposal pursuant to the RFP must submit a written request for approval to the MBTA. The MBTA is under no obligation to approve such a request.

3.17 Modifications, Withdrawal, and Late Submissions

In the event a Respondent submits an SOQ prior to the SOQ Due Date, a Respondent may submit a modified SOQ at any time prior to the SOQ Due Date, clearly marked as a modification and conforming in all respects to the submission requirements; modifications received after the Due Date will not be considered. A Respondent may withdraw its SOQ at any time prior to the SOQ Due Date by written request; withdrawal does not prejudice the Respondent’s right to submit a new SOQ before the SOQ Due Date. No SOQ, modification, or withdrawal request received after the SOQ Due Date will be considered and will be returned without evaluation.

3.18 Power of Attorney; Acceptance and Completeness of SOQ

A Respondent shall enclose a power of attorney or other authorizing document such as a vote of its governing body, in its own form, duly signed by a legally authorized officer authorizing the Authorized Signatories to sign the SOQ and bind the Respondent. Submission of an SOQ constitutes a binding representation by the Respondent as to the accuracy and completeness of the information provided; until a Stage 2 RFP is issued and a PDA is executed, the MBTA has no obligation toward any Respondent. If an SOQ is incomplete or vague, it may not be considered, unless the MBTA in its sole discretion decides otherwise.

4. STATEMENT OF QUALIFICATIONS (SOQ) REQUIREMENTS

This Section sets forth the requirements for preparing and submitting an SOQ in response to this RFQ. Each Respondent must submit a written SOQ containing the information described below, organized, tabbed, and labeled as set forth herein. The MBTA will review each SOQ for responsiveness as part of the evaluation process described in Section 6.

No Project design, permitting approach, schedule, budget, financial plan, or pricing information should be included in the SOQ — that information will be requested only in the Stage 2 RFP from qualified Respondents.

SOQs must be submitted online via COMMBUYS in accordance with the instructions in this RFQ. There will be no physical submission of documents. SOQs must be organized, tabbed, and labeled as follows:

• Section 1 — Transmittal Letter

• Section 2 — Table of Contents

• Section 3— Project Vision Statement

• Section 4 — Development Team Qualifications & Experience

• Section 5 — Developer’s Questionnaire and Certification

4.1 Section 1: Transmittal Letter

The SOQ shall include a transmittal letter.

4.2 Section 2: Table of Contents

The table of contents should outline the major sections of the SOQ, consistent with the ordering above.

4.3 Section 3: Project Vision Statement

Provide a concise narrative Project Vision Statement, not to exceed three pages, describing the Respondent’s understanding of the Opportunity and its overall vision for the development of the Site. The Vision Statement should explain how the Respondent’s approach would advance the vision and goals for the Site as detailed in this

RFQ.

4.4 Section 4: Respondent Qualifications & Experience

4.4.1 Respondent Structure

Organization Chart: Provide a graphic organizational diagram of the Respondent. Identify management staff and Key Personnel on the organization chart. The organization chart should comprise only the principal firms leading the Opportunity as the counterparty to the MBTA in the PDA and Lease, and should not include consultants, sub-consultants, or other firms and organizations that will ultimately be involved in the Project.

4.4.2 Relevant Experience

The MBTA seeks to identify Respondents that are capable of effectively managing all aspects of the Project in a quality, timely, and effective manner, and that demonstrate experience, expertise, capacity, and a record of producing quality work on projects similar in nature to this Opportunity. In particular, the MBTA seeks Respondents that demonstrate superior ability in the following:

a. Significant and recent urban development and TOD working with public agencies;

b. Permitting and delivery of mixed-use and parking garage projects;

c. Successfully developing projects located on land owned by transit agencies, or other similarly situated public agencies, that achieve public objectives and private development objectives;

d. Working with public owners, local authorities, regulatory agencies, and third parties to address issues as they arise;

e. Developing projects that create a strong sense of place and thoughtful urban design;

f. Engaging in stakeholder and community relations;

g. Demonstration of innovative…