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PURPOSE OF THE RFPConsistent with its strategic goals and agency mission, AH hastraditionally worked with private sector development partners toredevelop its former public housing sites to incorporate mixedincome residential development with place-based communitydevelopment strategies that will yield neighborhood transformationand advance community-based education, health, and economicopportunities for residents. These visionary projects are typicallyfunded with a combination of private sector partner debt andequity, U.S. Housing and Urban Development (“HUD”) funds,Department of Community Affairs (“DCA”) Low Income HousingTax Credit equity (“LIHTC”) and / or tax exempt bonds, as well assources from the City of Atlanta, Foundations and other non-profitsas funds are available. The HUD funds are typically sourced fromHUD redevelopment grant programs such as HOPE VI or ChoiceNeighborhoods when AH is awarded a grant and / or from availableAH Moving To Work (“MTW”) funds and are used to construct aportion of the affordable housing component of the Development.AH is seeking a Development Partner to implement the on-sitemixed-use rental and for-sale housing.With funding from HUD under a 2020 Choice NeighborhoodsPlanning grant (“CNPG”), AH has worked with the communityto develop a site master plan that is to be the basis of theRespondent’s submission. It is AH’s intention to submit anapplication for a 2022 Choice Neighborhoods ImplementationGramt (“CNIG”), seeking additional funding to support theBowen redevelopment. If selected for an award, the Developerwill serve as the CN Housing Implementation entity. As thissource of funding is not known at this time, the Respondent is toprovide a Development Plan that does not assume a CNIG award.10 Bowen Choice NeighborhoodNEED FOR HOUSINGRespondents to this RFP should review the prorgram guidlinesand the 2021 HUD Notice of Funding Opportunity for the ChoiceNeighborhoods Implementation Grant located at:https://www.hud.gov/program offices/public indian housing/programs/ph/cn/fy21fundingThe 2021 NOFO is also included as Appendix H for convenience.Atlanta’s Affordable Housing CrisisThe redevelopment of the Bowen Site offers a tremendousopportunity to increase the supply of affordable housing with anequitable mixed-income, mixed-use, mixed-finance developmentplan. The need exists to advance redevelopment, identifying uniqueand innovative funding opportunities, including private and publicsources of debt, equity and tax credit financing. This is especiallycritical as the City of Atlanta is in the midst of an affordable housingcrisis. As market-rate developments continue to dominate the realestate market, the need for new, quality, affordable housing withmarket rate amenities has been hampered by the limited availabilityof Low Income Housing Tax Credits (LIHTC) and other affordablehousing funds. Along with housing, the Bowen area reflects theunderlying inequities that are pervasive in communities of colorthat have experienced historical disinvestment. These underlyingissues include but are not limited to entrepreneurship and businessdevelopment opportunities, unequal access to safe open space,and secure, affordable and healthy housing.The real estate market on the Westside of Atlanta where BowenHomes is located is strong, with changing demographics and realestate values reflecting the influx of new residents and industriessuch as information technology. This has resulted in pressure on thelegacy residents of the area, gentrification and a limited supply ofquality affordable housing.and intensified socioeconomic challenges that many face in theneighborhood, as captured in the NPU-G Blueprint Plan and CNPGplanning. AH’s neighborhood revitalization strategy is present in itsmixed-income real estate development model, requiring a portionof units in residential communities to be set aside for householdsearning up to 80% of HUD area median income (“AMI”), in additionto market-rate units.The need for equitable, diverse communities with affordable housinghas never been greater as documented in the City of Atlanta OneAtlanta Housing Affordability Action Plan, located ument/42220/636954406698800000and the One Atlanta Economic Mobility, Recovery & Resiliency Planlocated at:https://www.investatlanta.com/assets/9.16 updated final oneatlanta plan bzJWRVg.pdfThe One Atlanta: Housing Affordability Action Plan outlines a wayto be more resilient in economic downturns, build intergenerationalwealth and achieve economic mobility. Thirteen specific pathwayswere identified that contribute to economic mobility. This RFPsupports the implementation of the vision and action plans of theCity of Atlanta as captured in these documents.This RFP strives to address these inequities by implementingstrategies that are responsive to the expressed community needsBowen Choice Neighborhood 11

CHOICE NEIGHBORHOODSThe Bowen Choice Neighborhoods ProgramAs envisioned through the planning process and NeighborhoodTransformation Plan currently in development, the ChoiceNeighborhoods Program anticipates leveraging significant publicand private dollars to support locally driven strategies that addressstruggling neighborhoods with distressed public or HUD-assistedhousing through a comprehensive approach to neighborhoodtransformation. Local leaders, residents, and stakeholders, such aspublic housing authorities, cities, schools, police, business owners,nonprofits, and private developers come together to create andimplement a plan that revitalizes distressed HUD housing andaddresses the challenges in the surrounding neighborhood.The program helps communities transform neighborhoods byrevitalizing severely distressed public and/or assisted housing andcatalyzing critical improvements in the neighborhood, includingvacant property, housing, businesses, services and schools.Choice Neighborhoods is focused on three core goals:1. Housing: Replace distressed public and assisted housingwith high-quality mixed-income housing that is wellmanaged and responsive to the needs of the surroundingneighborhood;2. People: Improve outcomes of households living in thetarget housing related to employment and income,health, and children’s education; and12 Bowen Choice Neighborhood3. Neighborhood: Create the conditions necessary for publicand private reinvestment in distressed neighborhoods tooffer the kinds of amenities and assets, including safety,good schools, and commercial activity, that are importantto families’ choices about their community.In December 2020, AH was awarded a 450,000 ChoiceNeighborhoods Planning Grant (“CNPG”) from HUD to create aNeighborhood Transformation Plan (NTP) for the former BowenHomes Site, the adjacent Carey Park neighborhood and a portionof the Donald Lee Hollowell Parkway. The planning grant sunsetsin December of 2022. Choice Neighborhoods Planning Grantssupport the development of comprehensive neighborhoodrevitalization plans which focus on directing resources to addressthe three core goals of HUD noted above. To achieve these coregoals, communities must develop and implement a comprehensiveneighborhood revitalization strategy, or Transformation Plan. TheTransformation Plan will become the guiding document for therevitalization of the public and/or assisted housing units whilesimultaneously directing the transformation of the surroundingneighborhood and positive outcomes for families.In the case of the redevelopment of the Bowen Site, by and throughcommunity engagement, AH expanded the Transformation Plancreated by NPU-G in 2010 (The NPU-G Blueprint Plan), updatedit in 2018, and adopted it in 2021 as part of the City of AtlantaComprehensive Development Plan. A copy of the document islocated in Appendix A: NPU-G Community Plan Update. TheNPU-G Plan serves as the foundation on which the CN NeighborhoodTransformation Plan is built-out, providing greater detail on thework plan, establishing additional funding and partnerships andincluding the former Bowen Homes residents in the communityengagement process. AH participated in the creation of boththe 2010 and 2018 plans. The CN Transformation Plan will be thebasis for implementation of the strategies set forth in the NPU-GPlan with detailed action plans related to those strategies basedon input from the former Bowen Homes residents and communityresidents received as part of the CNPG.Choice Neighborhoods Implementation Grants support thosecommunities that have undergone a comprehensive local planningprocess and are ready to implement their “Transformation Plan” toredevelop the neighborhood.Due to the years of community engagement and alignmentof the neighborhood transformation plans and the ChoiceNeighborhoods Neighborhood Transformation Plan (“CNNTP”), AH intends to apply for a FY2022 Choice NeighborhoodsImplementation Grant to redevelop the former Bowen Homessite and surrounding area to bring much needed investmentand equitable development into the area.Working with the Selected Respondent, AH intends to advancethe redevelopment of Bowen Homes whether awarded a ChoiceNeighborhoods Implementation Grant or not.Bowen Choice Neighborhood 13

DOCUMENT GUIDE1 OVERVIEWProvides a summary of the Development,reviews the purpose of the Requestfor Proposals including submissioninstructions and a schedule of events.Provides a summary of the ChoiceNeighborhoods Implementation GrantProgram.4 ROLES &RESPONSIBILITIES:DEVELOPEROutlines the typical roles andresponsibilities of the DevelopmentPartner.2 SITE,NEIGHBORHOOD& VISIONSummarizes the Development Siteboundary and its history. This sectionhighlights the context and amenitiesoffered in the Bowen Homes areaof the Westside of Atlanta includingthe neighborhood of Carey Park, andprovides current demographics ofthe neighborhood. Other recent andproposed developments surroundingthe Project Site are summarized in thissection.5 TEAM CAPACITY& EXPERIENCEProvides the threshold requirements forRespondents, including financial capacityand expertise to execute the proposedprogram.Describes the submission requirementsto demonstrate the Development team’scomparable project experience.14 Bowen Choice Neighborhood3 ROLES &RESPONSIBILITIES:AHOutlines the typical roles andresponsibilities of Atlanta Housing inpartnership with development partners tocreate new housing opportunities.6 DEVELOPMENTPROGRAMOVERVIEWThe Respondent’s overall vision for theProject Site, which are consistent with AH’sdevelopment objectives, the developmentconcept, development implementationschedule, and community and stakeholderenagagement strategy.7 OWNER ENTITYSTRUCTURE &FINANCIALSRequests information on Respondent’sproposed owner entity structure foreach Project, financial plan, unit mix andaffordability, ground lease valuation, andvalue creation / returns to AH (Fees &Financial Participation).10 MANDATORYSUBMITTALSRequired forms and federal disclosure.8 PROPERTYMANAGEMENTPLANSExplains the requirements forRespondents’ residential and commercialproperty management plans.11 SELECTIONPROCESSExplains the selection process AtlantaHousing will use to select a qualifiedRespondent for the Project Site, andprovides detailed information onrequirements to submit.9 OPPORTUNITY& INCLUSIONPLANDetails Atlanta Housing’s Opportunity& Inclusion Policy, and HUD Section 3requirements. Requests Respondent’sproposed Outreach Employment &Contracting Opportunity Plan.12 SCORING &EVALUATIONCRITERIALays out the evaluation criteria AtlantaHousing will use to score responses.Bowen Choice Neighborhood 15

SUBMISSION INSTRUCTIONSPACKAGE1. One (1) PDF file containing all components of theSubmission2. Separate files for each individual tab of theProposal3. Underwriting workbook must be submitted in anindividual PDF file, and as an excel workbookunlocked to the extent the copy feature is enabled,and PDFs must be formatted to print.4. All PDFs must be searchable.The following information must be clearly labeledon the front page of each submission: Project Title, Respondent Name & Development Team LeadMembers, Bowen Redevelopment Site Proposal, and Submission Date.16 Bowen Choice NeighborhoodSUBMISSION REQUIREMENTSDUE DATECOMMUNICATIONSRespondent’s initial Proposals must be submitted electronically online through AH’s approved electronicsourcing tool, Jaggaer, in accordance with the instructions contained herein. Submittal of proposals by hardcopy, facsimile or email transmission is not acceptable,and any proposal so transmitted may be rejected asnon-responsive, unless authorized in writing by AtlantaHousing, at its sole discretion.June 20,2022 by 3:00 P.M. Eastern Standard (EST)Time.Proposals not completely uploaded to the electronicsystem prior to the submission close date and time maynot be received by AH. By submitting a response to thisRFP, the Respondent is acknowledging that the Respondent:AH reserves the right to:To maintain a fair and impartial competitive process, AHand any outside consultants assisting AH with this solicitation shall avoid private communication concerningthis procurement with prospective Respondents duringthe entire procurement process. From the issue date ofthis RFP until the announcement of the final award, Respondents are not allowed to communicate about thisRFP for any reason with any AH staff and outside consultants assisting AH with this solicitation except: Has read the information and instructions; and, Reject any or all offers, discontinue this RFP processand re-publicize this RFP without obligation or liabilityto any potential Respondent, Agrees to comply with the information and instructions contained herein. Accept other than the lowest priced offer, and Award a contract on the basis of the criteria publishedherein and upon further discussions, interviews, and /or requests for Best and Final Offers.Each proposal, materials and related information submitted to AH in response to this RFP shall become theproperty of AH. Selection or rejection of a proposal doesnot affect this right. Through the AH RFP Point of Contact: Sopheria Lambert, Purchasing Analyst (404) 685-4892Sopheria.lambert@atlantahousing.org Designated AH / Consultant participants in negotiations; and As otherwise specified in this RFP.Except as expressly permitted above, all other communications are prohibited, including but not limited toin-person contact, telephonic communications, emails,faxes, letters, and personal meetings for purposes suchas lunch, entertainment, or otherwise. AH reserves theright to reject the Proposal of any Respondent violatingthis provision.Bowen Choice Neighborhood 17

SCHEDULE OF EVENTSQUESTIONS TE VISITDate: Thursday, May 12, 2022Date: Wednesday, May 11, 2022Time: 12:00 PM to 1:00 PM ESTLocation: Bowen Homes Main Entry, 2880 Yates Dr.NW, Atlanta, GA 30318Time: 9:30 AM to 11:00 AM ESTLocation: via Live Zoom conference callA Pre-Proposal Conference will be held via Zoom conference call. Atlanta Housing strongly recommends thatinterested Respondents attend this informational meeting. This will be the only opportunity to ask questionsand receive immediate, real-time answers regardingthe RFP. To ensure attendance at the pre-submissionconfer-ence, those interested must RSVP for this t@atlan-tahousing.org.As the PreProposal Conference is on Zoom, all attendees will berequired to register through Zoom. Sopheria Lambertwill provide Zoom call credentials once a registration isreceived.If you cannot participate in the online conference, responses to all timely submitted inquiries will be collectively provided in an addendum to be posted throughJaggaer.18 Bowen Choice NeighborhoodThe Development Site Visit will occur immediatelyfollowing the Pre-Proposal Conference onWednesday, May 11, 2022, from 12:00PM to 1:00PM. All attendees will be required to wearprotective face coverings or masks during the sitewalk. Addition-ally, AH requests that no morethan two represen-tatives from the Respondentteam attend the site visit in order to adhere toproper social distancing guidelines.If deemed appropriate, AH will allow for a secondsite visit if a number of Respondents request othermembers of their team to walk the site and/or thereare several teams unable to walk the site on the dayof the Pre-Proposal Conference. AH reserves theright to determine if a second site visit is neededand will provide the date and time through issuanceof an addendum.Questions must be submitted electronically through the Questions &Answers Board (“Q & A Board”) associated with this event. All interested parties must log in to AH’sBusiness Management Portal to access the Q & A Board. The deadlinefor submission of questions and/orrequests for additional information is 12:00 P.M. Eastern StandardTime, Wednesday May 18, 2022.AH will not respond to requests forinformation after the date statedabove.Neither AH nor the Point of Contact for this event will acknowledge receipt of or respond to anyquestions and/or requests for additional information via e-mail oralternate methods of communication other than stated above. Responses to these questions will beaddressed in writing and issued asan addendum to this RFP throughthe Business Management Portal.EVENTDATERFP IssuedWednesday, April 20, 2022Scheduled Site VisitWednesday, 5/11/2212:00 Noon to 1:00 P.M. ESTPre-Proposal Conference (Zoom)Thursday, 5/12/229:30 A.M. to 11:00 P.M. ESTRespondent Questions and/or Inquiries DueWednesday 5/18/22 3:00 P.M. ESTAH Issues Addendum(including release of CAD files)Wednesday, 5/25/22Response to RFP DueMonday, 6/20/22 3:00 P.M. ESTCompetitive Range Respondents Contacted toSchedule Interviews and NegotiationsWednesday, 7/20/22Interviews & NegotiationsMonday - Friday 7/25-7/29/22AH Issues Request for Best and Final OffersMonday, 8/3/22Best and Final Offers DueMonday, 8/22/22Evaluation Committee Recommends DeveloperWednesday, 8/31/22AH Board Approves Selection of Developer andDeal TermsWednesday, 9/28/22Master Development Agreement ExecutedFriday 1/27/23AH reserves the right, at its sole discretion, to adjust this Schedule of Events as it deemsnecessary. If necessary, AH will communicate adjustments to any event in the Schedule ofEvents in the form of an addendum to this RFP. Addenda to this RFP will only be postedon AH’s website and through the Business Management Portal.Bowen Choice Neighborhood 19

DEFINITIONSACC or Annual Contributions Contract:A contract whereby HUD agrees to provide financial assistance in theform of operating subsidy, and Atlanta Housing agrees to complywith HUD requirements, for the development and operation of itspublic housing projects. The ACC specifies the maximum paymentover the ACC term.ACC Units:Units receiving AH Section 9 Operating Subsidy as included in theACC Agreement.Affordable Housing / Units:In the context of a Choice Neighborhoods Transformation Plan,housing funded by Choice Neighborhoods grant funds for whichthe owner of the project/unit has recorded a HUD-approvedaffordability use restriction for occupancy by households earningup to 120% of AMI for no fewer than 20 years.Affordable Homeownership Units:These units are reserved for homebuyers with incomes up to andincluding 80% AMI. AH non-CNIG federal funds may be used tosupport these units. If CNIG funds are utilized in the form of downpayment assistance or construction funding, homebuyers’ incomesmay go up to and including 120% AMI. Both will require a 20-yeardeed restriction.AH:Atlanta Housing/the Housing Authority of the City of Atlanta.AH-Assisted Replacement Housing Units:Under the Choice Neighborhoods Implementation Grant NOFO,20 Bowen Choice Neighborhoodreplacement housing is rental housing that will replace demolished,disposed of, or otherwise reduced public or assisted housing.Replacement housing may take the form of public housing orsection 8 assisted housing as defined under sections 8 and 9 of theU.S. Housing Act of 1937 (42 U.S.C. 1437f and 42 U.S.C 1437g) orthe Native American Housing Assistance and Self-DeterminationAct of 1996 (25 U.S.C. § 4101, et seq.).AH-Assisted Replacement Housing Units / LIHTC Units:Refers to LIHTC units that receive AH rental subsidy for families at80% or less of HUD AMI that may be funded from the HUD Section9 program (public housing) or Section 8 program (project-basedrental assistance or HomeFlex), or may be converted from Section9 to Section 8 (Faircloth-to-RAD units). Rents must not exceed 60%AMI rent levels.AH-Assisted Units:Refers to those units that receive AH rental subsidy for families at80% or less of HUD Area Medium Income that may be funded fromthe HUD Section 9 program (public housing) or Section 8 program(project-based rental assistance or HomeFlex), or may be convertedfrom Section 9 to Section 8 (Faircloth-to-RAD units. Rents must notexceed 60% AMI rent levels.AH Co-Management Fee:Generally referred to as an asset management fee, this fee iscalculated as 1% of gross rental collections paid to AH as anoperating expense.AH HomeFlex Units:Housing units assisted under a Housing Assistance Payment (HAP)contract pursuant to Section 8 of the United States Housing Actof 1937 (42 U.S.C. 1437f and 42 U.S.C 1437g) project based rentalassistance, section 221(d)(3) or section 236 of the National HousingAct (12 U.S.C. 1715l and 12 U.S.C 1715z-1), or the Native AmericanHousing Assistance and Self-Determination Act of 1996, 25 U.S.C.4101, et seq. (Indian Housing).Atlanta Housing Residents (AH Residents):All residents who receive assistance from Atlanta Housing.Bowen Residents - Original Target Households:As of November 2022, there are 204 original heads of householdswho were under a valid lease at the time AH commenced relocationof the former public housing residents pri

1.1 About Atlanta Housing (AH) 8 1.2 Invitation to Respond 9 1.3 Purpose of the RFP 10 1.4 Need for Affordable Housing 11 1.5 The Bowen Choice Neighborhoods Program 12 1.6 Document Guide 14 1.7 Submission Instructions 16 1.8 Schedule of Events 18 1.9 Definitions 20 II. Site, & Neighborhood & Vision 2.1 Site Context 28