26RFP032326K-DB Developer Services for 301 Fulton Industrial Circle & 305 Fulton Industrial Circle

REQUEST FOR PROPOSAL 26RFP032326K-DB
DEVELOPER SERVICES For
301 FULTON INDUSTRIAL CIRCLE
&
305 FULTON INDUSTRIAL CIRCLE
For
DEPARTMENT OF SELECT FULTON
RFP ISSUANCE DATE: Wednesday, April 29th, 2026
RFP DUE DATE AND TIME: Wednesday, June 10th, 2026 at 11:00 A.M.
PRE-PROPOSAL CONFERENCE DATE: Wednesday May 20th, 2026, at 11:00 A.M.
PURCHASING CONTACT: Darlene A. Banks at (404) 612-7879
E-MAIL: darlene.banks@fultoncountyga.gov
LOCATION: FULTON COUNTY GOVERNMENT
DEPARTMENT OF PURCHASING & CONTRACT COMPLIANCE
130 PEACHTREE STREET, S.W., SUITE 1168
ATLANTA, GA 30303

Table of Contents
SECTION 1 - INTRODUCTION
1.1 Project Description ........................................................................................................................ 4
1.2 Method of Source Selection .......................................................................................................... 5
1.3 Background ................................................................................................................................... 5
1.4 County Objectives ......................................................................................................................... 9
1.5 Obtaining the RFP....................................................................................................................... 11
1.6 Pre-Proposal Conference ............................................................................................................ 11
1.7 Proposal Due Date......................................................................................................................11
1.8 Contact Person and Inquiries......................................................................................................11
1.9 Procurement Schedule................................................................................................................12
SECTION 2 - INSTRUCTION TO PROPOSERS
2.1 Procurement Process .................................................................................................................. 13
2.2 Contract Definitions ..................................................................................................................... 13
2.3 No Contact During Procurement Process ................................................................................... 14
2.4 Clarification & Addenda ............................................................................................................... 14
2.5 Term of Contract ......................................................................................................................... 14
2.6 Proposal Evaluation .................................................................................................................... 15
2.7 Disqualification of Proposers ....................................................................................................... 15
2.8 Reserved Rights.......................................................................................................................... 15
2.9 Applicable Laws .......................................................................................................................... 15
2.10 Insurance and Risk Management Provisions .............................................................................. 15
2.11 Accuracy of RFP and Related Documents .................................................................................. 16
2.12 Responsibility of Proposer .......................................................................................................... 16
2.13 Confidential Information .............................................................................................................. 16
2.14 County Rights and Options ......................................................................................................... 16
2.15 Cost of Proposal Preparation and Selection Process ................................................................. 17
2.16 Termination of Negotiations ........................................................................................................ 17
2.17 Wage Clause .............................................................................................................................. 18
2.18 Additional or Supplemental Information ...................................................................................... 18
2.19 Reporting Responsibilities .......................................................................................................... 18
2.20 Georgia Security and Immigration Compliance Act .................................................................... 18
2.21 Authorization to Transact Business ............................................................................................ 18
2.22 Right to Protest ........................................................................................................................... 19
2.23 Non-Collusion ............................................................................................................................. 19
2.24 Certificate of Acceptance . .......................................................................................................... 19
2.25 Exceptions to the County's Contract ........................................................................................... 19
2.26 Certification Regarding Debarment............................................................................................. 19
2.27 Intergovernmental Cooperative Procurement Statement(Not-Applicable) ................................... 20
2.28 General Requirements.................................................................................................................20
SECTION 3 - PROPOSAL REQUIREMENTS
3.1 Overview of Proposal Requirements ........................................................................................... 22
3.2 Format & Proposal Submission Instructions ............................................................................... 22
3.3 Scope of Work............................................................................................................................. 23
3.4 Technical Proposal Format and Content ..................................................................................... 23
3.7 Cost Proposal Format and Content ............................................................................................. 27

SECTION 4 - EVALUATION CRITERIA
4.1 Evaluation Committee ................................................................................................................. 28
4.2 Evaluation and Selection Process ............................................................................................... 28
4.3 Responsiveness Review ............................................................................................................. 28
4.4 Evaluation Selection Criteria ....................................................................................................... 29
4.5 Notification of Selection ............................................................................................................... 29
SECTION 5 - PROPOSAL FORMS INSTRUCTIONS ........................................................................... 30
SECTION 6 - CONTRACT COMPLIANCE RQUIREMENTS ................................................................ 31
SECTION 7 - RISK MANAGEMENT AND INSURANCE REQUIREMENTS ........................................ 38
SECTION 8 - SAMPLE CONTRACT ..................................................................................................... 42
ATTACHMENTS
SECTION 9 - EXHIBITS
Exhibit 1: Purchasing Forms
SECTION 10 - APPENDICES (NOT APPLICABLE)

SECTION 1 - INTRODUCTION
1.1 PROJECT DESCRIPTION
Fulton County, Georgia ("County") is seeking development proposals from developers or
development teams to redevelop two county-owned parcels located on fulton industrial circle.
Figure F.1 County acquired blighted property
Through the issuance of this Request for Proposal ("RFP"), the County is soliciting Proposals from
qualified Developers or Developer Teams interested in developing one or both of two County-owned
sites totaling approximately 8.1 acres (+/-) on properties within the Fulton Industrial Boulevard ("FIB")
corridor area. The available properties are located at 301 Fulton Industrial Circle and 305 Fulton
Industrial Circle as illustrated in Figure F.1 above.
Demolition of all original commercial structures on both sites was completed in 2024 at the direction
and expense of Fulton County.
The County is seeking experienced, creative, and qualified developers to submit proposals for the
site(s), along with previous project experience and financial capabilities demonstrating the team's and
team members' ability to successfully deliver a development project. The County will select successful
Respondents to award a land and development agreement deemed the best approach to achieving the
goals of the County.
In order to be considered, Proposals must comply with the submittal requirements set forth in Section 3.0
of the RFP, including all forms and certifications. The County will evaluate each Proposal in accordance
with the Evaluation Process set forth in Section 4.0 of the RFP. The County will select the Proposer that
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best satisfies the Evaluation Selection Criteria, as specified in Section 4.4 of the RFP, to develop the
site(s).
1.2 METHOD OF SOURCE SELECTION
This procurement is being conducted in accordance with all applicable provisions of the Fulton County
Code of Ordinances and the specific method of source selection for the services required in this Proposal
is Code Section 102-375, Competitive Selection Procedures for Professional and Consultant Services.
1.3 BACKGROUND [OPTIONAL]
To stimulate redevelopment along Fulton Industrial Boulevard, Fulton County has deliberately acquired
six develop-able properties totaling approximately 15.2 (+/-) acres as illustrated in Figure F.2. In its
acquisition strategy, the County targeted blighted properties, including dilapidated hotels and other
vacant properties, concentrated around the District's major intersection at Fulton Industrial Boulevard
and Interstate 20. These properties historically have been a source of nuisance and criminal activity
along the corridor. The availability of the properties can be creatively marketed with other incentives at
the County's disposal, which include among others: negotiations on transaction structure and approved
Georgia Opportunity Zone designation.
Figure F.2 Fulton Industrial Boulevard - County Owned Property
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For the purposes of this RFP, the County considers each cluster of parcels as a single site. Parcel 1 is
its own site (2.1 acres), parcels 2 and 3 comprise the "Fulton Industrial Circle" site (8.1 acres), and
parcels 4, 5, and 6 comprise the "I-20" site (5 acres). The County intends to use this RFP process to
select a development partner for the Fulton Industrial Circle site. Proposing on and/or winning the
competition for this RFP (Fulton Industrial Circle) does not preclude a developer or development team
from responding to forthcoming RFP's for one or more sites of the remaining sites.
Area: The Fulton Industrial Boulevard district ("District"). is a nine square mile area located in southwest
Fulton County, Georgia. It is roughly bordered by the Chattahoochee River to the West, Donald Lee
Hollowell Parkway to the north and Campbellton Road to the south. The District is located along and
near major transportation nodes like I-20 and I-285, as well as proximity to the Hartsfield-Jackson Atlanta
International Airport, the City of Atlanta and other Metro Atlanta markets.
Area Economy: The Fulton Industrial Boulevard area represents one of the largest concentrations of
industrial and aviation activity in the Southeast, with over 54+ million square feet mostly industrial
commercial real estate and home to third-busiest airport in metro Atlanta. With over 1,000 businesses
located in the corridor and a workforce of over 28,200 employees, the District represents $2.4 billion in
annual payroll. The District's major industrial employment sectors are Manufacturing, Wholesale Trade,
Transportation/Warehousing and the Food and Beverage industry cluster. Brand name companies make
up many of the District's largest employers such as Amazon, the United Parcel Service and Gatorade
PepsiCo. Despite its consistent performance, new commercial industrial development has paused along
the corridor as in many other commercial sectors, due to changing macroeconomic conditions. As of
November of 2025, developers and investors have indicated that they believe the market has reached
its trough and are beginning to acquire sites for near- and mid-term development.
Table T.1 Fulton Industrial Boulevard - Commercial Real Estate Quick Facts
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Recent growth in the District has spurred the need for redevelopment and new services to
accommodate growth. Much of this growth has occurred in the last five years with over 5.4M square
feet of additional commercial space already developed or under construction.
The District's strong economic activity is also reflected in the high traffic volumes in the area with a
majority of the area's daily traffic entering from Interstate 20 and 285 along the north, State Route 6 in
the middle, and State Route 154 along the south, as demonstrated in Figure F.3.
Figure F.3 Fulton Industrial Boulevard Area - Average Traffic Volume
Source, Traffic Counts (2025)
Despite the number of local employees and high traffic counts, the area lacks retail options. The area
includes less than 500,000 square feet of retail space with a 3.7 percent vacancy rate. Retailers have
been hesitant to locate along the corridor due to crime and the perception of crime. Since the County
purchased five the corridor's hotels, crime has decreased substantially and continues to decrease as
seen below in Chart C.2.
Chart C.1 Fulton Industrial Boulevard - Annual Crimes by Type, by Year
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Source, City of South Fulton Police Department, 2025.
Area Public-Private Investment: Fulton County along with partners like the Georgia Department of
Transportation and the Boulevard CID have collectively invested billions in the last 10 years to transform
the corridor. These include corridor landscaping and streetscaping, regional public safety initiatives,
freight transportation studies and gateway art projects. See more: https://boulevardcid.org/projects/. The
current phase of County-led redevelopment efforts associated with the airport and surrounding industrial
areas have been branded "Renew the District." It includes over $150 million of new investments in the
corridor, to include commercial revitalization, expansive development in the Executive Airport Area and
new world class facilities for both the County animal shelter and a public safety center. The successful
Respondent will build on these investments to catapult the corridor beyond its current potential.
Georgia Opportunity Zones: The County recently renewed the Fulton Industrial Opportunity Zone
which expires in 2034. Georgia offers a Job Tax Credit of $3,500 per job as an incentive for new or
existing businesses that create two or more jobs, with a carry forward for 5 years. This Job Tax Credit
can be applied to the business's Georgia income tax liability and payroll withholding tax. More information
about State Opportunity Zones can be found at the following website:
https://www.dca.ga.gov/community-economic-development/incentive-programs/state-opportunity-zones
Fulton County Executive Airport: The Executive Airport sits 1-mile north of the available properties, is
the closest regional airport to downtown Atlanta and provides easy access to all parts of the Metro Atlanta
region. It serves many of the city's premier corporate clients and is one of only two airports in the area with
a 24/7 FAA control tower. The Executive Airport has approximately 100 permanently-based aircrafts for
many Atlanta-based Fortune 500 companies such as Home Depot, Coca-Cola and most recently Norfolk
Southern. Over 1,200 employees support the 164 daily and 65,000 annual operations (takeoffs or
landings) at the airport. The Executive Airport is also finalizing a Comprehensive Master Plan Update
that will position it for over $100 million in new public and private investment for modernizing and
expanding airport operations. Additionally, the Executive Airport recently has conducted a Visioning
Study that reflects a template for development on the 51.6 (+/-) acres of Airport-owned properties that
will be made available for development at a later date.
Zoning: The properties recently were annexed into the City of South Fulton, who will have planning
and zoning authority for any future development. All available properties fall under M-2 zoning, Heavy
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Industrial District. Because the properties act as a gateway to FIB, there is strong support for rezoning
that maximizes the usefulness of the properties. Additional zoning details can be located on the City
of South Fulton zoning ordinance.
https://www.cityofsouthfultonga.gov/DocumentCenter/View/4520/COSF_Final-ZONING
ORDINANCE. Figure F.4 shows the area's current zoning map.
Figure F.4 Fulton Industrial, City of South Fulton Zoning Map
1.4 COUNTY OBJECTIVES
The goal of the County is to form public-private partnerships to stimulate new investment and services
on FIB, by revitalizing strategically-acquired County properties with quality commercial development.
Under the brand "Renew The District", the County is planning for $180M+ in new public and private
investments into the redevelopment of Fulton Industrial Boulevard and the Fulton County Executive
Airport area. https://fultoncountyga.gov/renewthedistrict. This County-led effort brings renewed
energy to the District through a long term plan and funding for the Executive Airport, modern public
facilities and services, and the redevelopment of the properties in this RFP.
The County's vision for the FIB Corridor is to support catalytic redevelopment that provides significant
benefits the quality of life, economic potential, public safety and sustainability of users in the area.
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Respondents should reflect a development plan that is innovative, financially resilient, responsive to
community needs and adds aesthetic value to the existing world-class industrial and aeronautical
standing of the area. The County seeks a vision for development that not only adds value to land/sites
under consideration in this RFP, but also will lead to new investment and economic activity in the
surrounding privately-held properties along the District.
The area around these properties at Fulton Industrial and Interstate 20, in addition to the Fulton County
Executive Airport, are critical anchors to the modernization and rejuvenation of the FIB Corridor. The
importance of this District and the Executive Airport to the metro Atlanta region is indisputable. The ideal
project would enhance the economic base for FIB, the Executive Airport and the surrounding areas. The
County desires to select a Development partner with the necessary qualifications, experience, business
acumen, industry position, requisite experience, and resources to develop these properties in
accordance with the County's vision and goals outlined below:
1. Feasible commercial uses that enhance the District.
2. Provides fresh food or coffee options for corridor workers (could be a small coffee kiosk),
if appropriate.
3. Design and development of new commercial buildings and sites that enhance the
aesthetics of FIB, given it's an industrial corridor.
4. Strong commercial use that increases the value of the land along the corridor.
5. Brings new business investment and employment opportunities for residents during and
after the construction phase of development.
6. If a multi-tenant building is proposed, it should provide some amount of space for job
training, NGO, or small/minority businesses at below market rents.
7. Provides fair market value to the County for the site in sale price or ground lease
payments. County open to exchanging land value for community benefits stated in Goals
1-6.
The County is open to a variety of elements provided the proposed development(s) benefits the
existing business, constituents and the County through their plan. Below are examples of uses the
County desires on the available properties:
Light or Boutique Industrial
Educational or Incubator Organizations that Present Learning and Training Opportunities
Technical/Logistical and Training Organizations
Professional Office Space
Retail, Quick Service and Family Restaurants
Research And Development
Other commercial uses appropriate for the site
The County does not intend to donate or indiscriminately award the properties to an interested
developer. Rather, the selected developer(s) should serve as a true collegial partner with the County
and propose responsible and sustainable development recommendations that benefit constituents,
existing business, and the County.
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