INTRODUCTION AND BACKGROUND

In April 2017, Linn County acquired approximately 485 acres of land generally located north of Mt. Vernon Road and west of Highway 13. The acquisition consists of two separate areas: one area of approximately 306 acres; the other area contains approximately 179 acres. The entire 485 acres has been designated as an Economic Development Urban Renewal Area under Iowa Code Chapter 403. An additional 10-acre tract not owned by the county was also included in the Urban Renewal Area.

The north 306 acres is adjacent to the county-owned Squaw Creek Park and the City of Cedar Rapids' Gardner Municipal Golf Course. Because of its strategic location adjacent to existing park and recreation facilities, the intended long-term use of the 306-acre area is for conservation and related uses. This 306-acre area is not included in the requested concept planning services of this RFP. The 189-acre area is the subject of the requested concept planning services of this RFP.

The 189-acre area that is the subject of the RFP is primarily designated as Metro Urban Service Area (MUSA) on the Linn County Comprehensive Plan's Rural Land Use Map; a portion is designated as Critical Natural Resource Area (CNRA). The site also falls within the Future Land Use Map for the City of Cedar Rapids' EnvisionCR comprehensive plan.

The site is zoned AG Agricultural, with the exception of the 10-acre tract under the ownership of the Janet E. Smith Revocable Trust, which is zoned GC General Commercial. Therefore, any future development of the property will likely require rezoning to an appropriate zoning district. The eastern edge of the area, along Squaw Creek, is also designated as a Floodplain Overlay District. Linn County's zoning regulations can be found in the Unified Development Code.

Cedar Rapids utilities are in close proximity to the site. Extension of city utilities to serve development of the site would be subject to city approval and city service agreements.

Current uses of the site include row crop agriculture, pasture, and hay field. A former farmstead is located in the central portion of the site; Hybrid Transit Systems, Inc., occupies the Janet E. Smith Revocable Trust property.

Additional data for the site is available on the Linn County GIS portal.

SCOPE OF SERVICES

Phase 1.

Concept plans.

The consultant shall prepare concept plans based on the development concepts articulated below. The county is requesting three development concepts. The first concept envisions an "agri-community" with working farm, a mix of housing types, and commercial uses. The second concept envisions a "conservation development" that incorporates a significant open space / resource protection component, also with a mix of housing types and commercial uses. The third concept should reflect a "market-based" plan that effectively maximizes the financial return to the county.

Concept plans can consist of "bubble" diagrams showing general areas for the working farm, conservation areas, housing, and commercial components; trail extensions; and conservation practices. Each concept plan shall include a brief narrative with descriptions of each of the components to convey the consultant's interpretation of the development concept. Each concept plan shall also include illustrative site development plans for each component.

Agri-Community Development Concept.

Working farm component. The concept plan and narrative must identify an area for the working farm and discuss the consultants' rationale. The working farm will be used to produce healthy foods (crops and livestock) using sustainable farming practices including pest and weed control, waste management, and soil health. The ultimate size of the farm and options for its operation and management will be vetted as part of the stakeholder engagement process and are not expected to be detailed as part of the initial concept plan.

Housing component. The concept plan and narrative must identify an area for the housing component and discuss the consultants' rationale for its size and mix of housing options. The housing component will include options for housing types and prices. The ultimate mix of housing options will be vetted as part of the stakeholder engagement process and are not expected to be detailed as part of the initial concept plan.

Commercial component. The concept plan and narrative must identify an area (or areas) for the commercial component and discuss the consultants' rationale for its size and mix of commercial activities. The commercial development may include a food enterprise center for aggregating, packaging, sales, and distribution of agricultural commodities as well as for agri-tourism events. The ultimate mix of commercial uses and activities will be vetted as part of the stakeholder engagement process and are not expected to be detailed as part of the initial concept plan.

Conservation Development Concept.

Resource conservation component. This concept envisions development in a manner that incorporates and protects the site's significant environmental features, and maximizes access to open space within the development. The concept plan and narrative must identify an area for the resource conservation component and discuss the consultants' rationale. The ultimate size of the conservation area, and options for its management, will be vetted as part of the stakeholder engagement process.

Housing component. The concept plan and narrative must identify an area for the housing component and discuss the consultants' rationale for its size and mix of housing options. The ultimate mix of housing options will be vetted as part of the stakeholder engagement process and are not expected to be detailed as part of the initial concept plan.

Commercial component. The concept plan and narrative must identify an area (or areas) for the commercial component and discuss the consultants' rationale for its size and mix of commercial activities. The ultimate mix of commercial uses and activities will be vetted as part of the stakeholder engagement process and are not expected to be detailed as part of the initial concept plan.

Market-Based Development Concept.

This concept essentially envisions types and densities of development as permitted by the county and city comprehensive plans and provision of utilities, and based on evaluations of financial return to the county. The concept plan and narrative must identify development types and areas and discuss the consultants' rationale.

Preliminary fiscal analyses.

Preliminary fiscal analyses shall be prepared for each of the three concept plans. The analyses shall examine anticipated ranges of return to the County from the divestment of land for the various components proposed in each of the three concept plans. The analyses shall be in a format similar to the example provided in Attachments 1 – 3 to this RFP.

Work session(s).

The consultant shall facilitate two work sessions with the Linn County Board of Supervisors and other stakeholders. The first work session shall be designed to discuss the three concept plans and evaluate the options and consultants' rationale for the various plan components, and to identify the preferred concept. The second work session will be designed to refine the preferred concept plan, evaluate options for the various development components, and begin to articulate the plan's guiding principles.

Phase 2

Master plan & development guidance documents.

Upon completion of Phase 1, the county may negotiate with the selected consultant to develop a detailed master plan based on the selected concept plan.

Regardless of the development concept ultimately selected by the county, all development components (agricultural, residential and commercial) will incorporate best management practices for stormwater management; waste management; energy conservation through building orientation, design, and construction; and the use of alternative and renewable energy sources.

The consultant shall also prepare development guidance documents to be followed by developers and landowners. The documents shall provide a template for site development and building design and construction to achieve the vision articulated in the development concept and the intent of the master plan.

A Phase 2 Scope of Services will be more fully developed should the County proceed with Phase 2.

2.3 Project Budget

Phase 1. The project budget for Phase 1 services is $45,000.

Phase 2. No project budget has been set for Phase 2 services.

SUBMITTAL REQUIREMENTS

The complete RFP includes submittal requirements, and can be found at https://www.dropbox.com/sh/y8lhetl1phdjn3n/AACRvBUqb5R0cFzpSJpnlYZMa?dl=0.

A separate cost proposal shall be electronically submitted, with the subject line "Cost Proposal – Phase 1 Linn County Economic Development Urban Renewal Area Concept Planning Services (Name of Firm)". The cost proposal must be dated and signed (electronic or scanned) by an individual authorized to negotiate on behalf of the respondent.

EVALUATION CRITERIA

• Quality of the submittal in showing an understanding of the work necessary to meet the project scope (15%);
• Specific experience in planning for agri-communities, conservation subdivisions, or similar small-scale communities. (25%);
• Demonstrated knowledge and experience in master planning, fiscal / feasibility analysis, and environmental best management practices. (25%);
• Project organization and management, including staffing, management control, and use of subcontractors (10%);
• Clarity of the submittal and adherence to the requirements of this RFP (5%).
• Cost of Phase 1 services (20%).

After the above factors have been considered, it is anticipated that the county will conduct oral interviews / presentations to better ascertain and evaluate the organizations' capabilities. This shall be at no cost to the county. Interviews may be held in person or remotely, at the request of the consultant.

INSTRUCTIONS AND CONDITIONS

The complete RFP includes a table with milestones and dates, and can be found at https://www.dropbox.com/sh/y8lhetl1phdjn3n/AACRvBUqb5R0cFzpSJpnlYZMa?dl=0.

All questions and inquiries shall be submitted via email to:

Les Beck, Director
Linn County Planning and Development
les.beck@linncounty.org

Questions and inquiries must be received no later than October 19, 2017. A list of all questions and responses will be posted to the Linn County Urban Renewal Area RFP Info Center Dropbox folder by October 25, 2017.

An electronic pre-proposal conference will be conducted on October 30, 2017. Details will be posted to the Linn County Urban Renewal Area RFP Info Center Dropbox folder by October 25, 2017.

An electronic submittal of the proposal (excluding cost proposal) may be emailed to les.beck@linncounty.org, or posted to the Linn County Urban Renewal Area Concept Planning Proposals Dropbox folder, by the end of business on November 9, 2017. Please note: the maximum file size for emails that may be received is 100 Mb. If your proposal document exceeds this size it will need to be posted to the Dropbox site. The separate cost proposal is also due by the end of business on November 9, 2017 and shall be electronically submitted in accordance with Section 3.8 of this RFP.

Respondents should submit responses to all items contained in Sections 3.2 – 3.7 in the same order as listed.

Section 4 of the RFP, "Evaluation and Selection Criteria," describes the criteria that will be used to evaluate each organization's qualifications. The selection of a consultant and the execution of a contract, although anticipated, are not guaranteed by the county.

A review team will review all submittals and, on the basis of the review, selected respondents will be invited for oral presentations. The county makes no commitment to any respondent to this RFP beyond consideration of the written submittal. The county will not reimburse respondents to the RFP for the cost incurred in preparing the submittal, presentations, demonstrations, site visits, etc.

Respondents should be available for optional presentations, tentatively to be conducted November 28 – 29, 2017, should they be selected for further consideration. Optional dates can be arranged if necessary. Those selected for further consideration will be notified by November 20 and assigned a presentation time. Those not selected for further consideration will be notified by mail.