Download questions and responses – edgewood/candler park marta station rfp

QUESTIONS AND RESPONSES – EDGEWOOD/CANDLER PARK MARTA STATION RFP 1. The RFP does not mention the need to maintain the bus bays that are currently on site. The
previous charrettes maintained bus bays on both sides of the station. Does MARTA require the
bus bays on the south side of the station for future use?
RESPONSE: MARTA requires the bus bays on the south side of the station.
2. The RFP states that MARTA requires the replacement of 160-200 on grade spaces into the “to
be built” deck. We assume that MARTA will not be paying for the cost of this relocation. Is that
the case?
RESPONSE:
parking.
MARTA does not intend to pay for the construction of replacement
3. When is it anticipated that the rezoning by the city will be complete? Can you elaborate on the
current state of the rezoning process and the expected date of completion of the rezoning
process so we can factor this into our development timeline?
RESPONSE: Rezoning is currently underway with the City of Atlanta and should be
completed prior to execution of a lease agreement.
4. Your insurance requirements indicate a requirement of the respondent to carry GL among other
insurance with a single limit occurrence of not less than $50,000,000. This requirement is well
in excess of what we have ever been asked to carry by a partner or financial institution. Also,
our company does not own any vehicles and does not therefore carry automobile
insurance. Will there be exceptions to the insurance requirements granted? Also, will you
require a COI proof of insurance certificate for the respondent as a part of the response
package or is this simply a notification of what will be required if one is selected?
RESPONSE: MARTA reviews the proposed project’s scope of work to determine the
required Commercial General Liability Coverage for Transit-Oriented Developments near
rail stations. The $50,000,000 requirement takes into consideration the increased
complexity of development and the risks associated with developing near active transit
stations. The COI proof of insurance certificate is not required as a part of the response
package, but will be required prior to the contract award and notice to proceed.
5. What is the required "Statement of Change in Financial Position" as it pertains to this RFP? We
are accustomed to providing this to financial institutions that we have ongoing business with that
are interested in how the financial health of the company has changed from the financial
statements provided prior to a closing as a part of an annual asset management review. Given
there is no baseline with which to compare what are you expecting to see here?
RESPONSE: The expectation is to determine the financial health of the proponent’s firm
at the time of the proposal submission. Additional financial documentation or a
“Statement of Change in Financial Position” may be requested at a later date.
QUESTIONS AND RESPONSES – EDGEWOOD/CANDLER PARK MARTA STATION RFP 6. If we choose to meet the stated MARTA TOD policy goal of delivering 20% of units at 80% of
AMI (“affordable workforce units”) and elect to do this without the use of tax credit financing,
a. How will the max rent and income calculation for the 80% AMI units work?
RESPONSE: Maximum Income Limits will be based upon the annual income limits
published by the U.S. Department of Housing and Urban Development (“HUD”) for
a four person household at 80% of AMI (i.e., $51,500 for 2014).
Maximum Rent Limits will be the lesser of 35% of the qualified tenant’s gross
income or the maximum LIHTC rent for a four person household at 80% of AMI
published annually by HUD.
NOTE: MARTA expects the affordable workforce units to reflect the unit types and
unit mix proposed for the development.
b. Will a utility allowance be deducted from the gross rents and, if so, which standard will
be used?
RESPONSE: Utility allowances should be deducted from gross affordable
workforce unit rents based upon the LIHTC utility allowances for a four person
household at 80% of AMI as published annually by HUD.
c. Also, will these units be subject to some kind of land use restriction agreement that will
be recorded within the public record?
RESPONSE: Yes, a land use restriction agreement (“LURA”) will be recorded.
6. Is MARTA open to sharing their replacement spaces during off peak hours to maximize their
use? Should we assume MARTA will manage their own parking spaces?
RESPONSE: MARTA is open to ideas but must ensure that MARTA patrons have access
to parking. Whether or not MARTA manages the parking spaces will be dependent on
the proposal for the replacement parking.