REQUEST FOR PROPOSALS

Update of Zoning Ordinance and Subdivision Regulations

Issued April 21, 2025

The City of Gretna is seeking proposals from qualified consultants to assist the City in an update of the Zoning Ordinance and Subdivision Regulations. This includes updates that reflect recommendations from the recently adopted Gretna 2040 Comprehensive Plan.

To be considered, six (6) hard copies and one (1) digital copy of a proposal should be submitted in a sealed envelope labeled "Zoning Ordinance and Subdivision Regulations Update" to:

City of Gretna
Attn: City Clerk's Office
204 N. McKenna Avenue
PO Box 69, Gretna, NE 68028

Proposals should be received no later than 4:30 PM, CST, Friday, May 30, 2025.

Questions regarding this RFP should be submitted in writing to:

Reggie Wortman, City Planner
reggie@cityofgretna.com

Cc: Kristine Stokes, Development Services Director
kristine@cityofgretna.com

Introduction

The City of Gretna ("City") is seeking the services of a qualified professional planning consulting firm to assist in the comprehensive review and update of the Zoning Ordinance and Subdivision Regulations. The City's Zoning Ordinance was last updated in 2017 with modifications in 2018, 2020, 2021, and 2022, while the Subdivision Regulations were last updated in 2017.

Background

Gretna is one of the fastest growing cities in Sarpy County and in the State of Nebraska. With an estimated population of 10,128, Gretna became a City of the First Class in September 2021 and continues a high level of growth and development inside the Corporate Limits as well as throughout the Extraterritorial Jurisdiction (ETJ), the two-mile planning jurisdiction boundary surrounding the city limits. Located 20 miles southwest of Omaha and 40 miles northeast of Lincoln, Gretna is a land-locked community that is also traversed by Highway 370, Highway 6/31, and Interstate 80. Gretna experienced significant growth in 2021 due to an annexation that nearly doubled the physical size and population of the community.

Development and Current Land Use Patterns

Due to its location along Interstate 80 nearly halfway between Omaha and Lincoln, Gretna has been experiencing increased levels of growth and development over the last 10 years. During this time, Gretna has seen the surrounding ETJ shift from an agricultural and rural setting to a more suburbanized area.

Gretna's planning area, which includes the city limits and the ETJ, consists of more than 24,000 acres. Of that acreage, approximately 33%, or 8,189 acres, is developed with 21% as residential; 2% commercial; 3% industrial; 1% public/institutional; and 6% parks and recreation (see attached map).

Statement of Need

Gretna seeks to balance the preservation of its small-town atmosphere with the pressures and opportunities of new residential, commercial, and industrial development. Although the Zoning Ordinance has been updated incrementally over time, it is not well aligned with the vision and goals of the 2040 Comprehensive Plan.

The consultant may offer alternative options and opinions, such as moving from a Euclidean-based zoning ordinance to a form-based zoning ordinance, or even incorporating the North American Industry Classification System (NAICS) to assist in clarifying permitted and conditional uses. The final documents should be presented in a well-organized and user-friendly format. The update will provide the regulatory basis for future development with an emphasis on the goals and recommendations of the adopted 2040 Comprehensive Plan.

The current Zoning Ordinance contains regulatory sections on parking, signage, landscaping, corridor overlay districts, and supplemental requirements for specific uses. As part of the rewrite,

for instance, the City would like to see parking maximums instead of parking minimums, and regulations for accessory dwelling units to be added. The Subdivision Regulations, in turn, address platting requirements, design standards, required improvements, dedications/reservations on public land, improvement procedures, and certifications. The Subdivision Regulations require clarification and updating, but not an overall rewrite.

This update will include the overall modernization of the regulations to provide clarity, improved functionality, and achieve greater sensitivity to the character of the community. It is imperative that firms demonstrate experience with land use planning, zoning code revisions, and the development of subdivision regulations.

The project deliverables anticipate well-organized and user-friendly regulations with supporting graphics, tables, maps, and diagrams. The updates should provide better consistency throughout and ensure that terminology is current, with outdated language updated or eliminated for ease of comprehension. The updated codes should also promote efficient administration and be responsive to market conditions, best practices, and quality outcomes.

Project Objectives

The goal of this project is to develop updated zoning and subdivision regulations. In coordination with City Staff, the following broad objectives are the driving force for updates:

• Remove or change existing zoning regulations that are inconsistent with State Statutes or relevant case law
• Improve the organization of the documents and group related topics so that information is easier to find and simplify the regulations to make it more accessible and easier to understand for the typical layperson. This includes clarifying inconsistencies, unclear language, and outdated requirements contained in existing zoning and subdivision regulations.
• Update and modernize definitions for improved clarity and locate them in one place, and ensure consistent terminology is used throughout the code
• Incorporate graphics where appropriate to improve clarity and understanding
• Update existing zoning to better align with the 2040 Comprehensive Plan. This includes review and update of district standards, such as setbacks, height, and building coverage.
• Update and modernize the list of permitted, conditional and accessory uses and locate them in a table
• Review and update development procedures as needed (site plan review, rezoning, minor subdivision, etc.)
• Strengthen and change the current Conditional Use Permit criteria
• Evaluate whether residential setbacks, heights, and coverage are leading to desired development patterns
• Evaluate all aspects of the commercial and industrial zoning regulations to ensure desired outcomes are achieved
• Digital option for easy access online by the public

Supporting Documents

The following supporting documents are located at https://www.gretnane.org/

• Gretna Zoning Code
• Ord 2001 – Subdivision Regulations
• Gretna Comprehensive Plan 2040 (2025)
• Gretna Comprehensive Plan 2040 Appendix (2025)
• City Ordinances (2014 – 2025)
• The Crossings Corridor Master Plan
• Municipal Code
• Western Sarpy Transportation Enhancement Plan (WE-STEP) Recommendations 2024
• Western Sarpy Transportation Enhancement Plan (WE-STEP) Appendix 2024
• The Zoning Map is located at https://maps.sarpy.gov/html5viewer/index.html?Viewer=SIMS

Scope of Services

The consultant, in coordination with City staff, will review the existing zoning ordinance and subdivision regulations. This review is essential for gaining a baseline understanding of what inconsistencies exist between the current zoning regulations and Nebraska Law, City Ordinances, and other applicable legal requirements. During this review it is also expected that the consultant will work with City staff to understand what aspects of the current zoning and subdivision regulations should be preserved. The consultant is expected to have recommendations following this review for strategies to best accomplish the update and to improve the process.

• Testing proposed code changes on sample scenarios to ensure that what is being proposed will in fact be applicable
• Review and incorporation of staff's comments
• Completion is expected to be a coordinated effort with City staff. The consultant team is expected to be responsible for the project management and follow-up required to keep the project on track.
• Staff will be responsible for timely and consistent follow through on requests and necessary feedback as requested by the consulting team on a regular basis, but should be primarily directed by the consulting team including, but not limited to, scheduling virtual or in-person meetings to discuss the project and ensuring that staff consistently provides adequate input.
• Review of recommendations to determine legality
• The consultant should have an on-call/on-staff land use representative or attorney that is proficient in land use law (particularly Nebraska law).
• Consolidation and cross-referencing to eliminate repeat language and minimize the need to reference multiple chapters or documents unnecessarily
• Development of a comprehensive section of the zoning ordinance and subdivision regulations that addresses nonconformities, processes thereof, and standards that staff and developers find user-friendly and straightforward
• The consultant should be prepared to present the finished product to the Planning Commission and City Council for adoption.
• The consultant will meet with staff at least every three (3) weeks to give updates on code progress and request feedback.
• This process is expected to have an eight (8) month schedule for completion.

Deliverables

At the end of the project, the successful firm(s) will deliver:

• Complete set of zoning and subdivision regulations in the following electronic formats – PDF and editable Microsoft Word Documents
• Digital file of all maps/graphics in the final regulations
• Hardcopies = 25
• Maps and associated digital data and shapefiles shall be in ArcGIS Pro (.shp) format and shall be provided to the City throughout the process for review and editing. All such data, graphics, charts, images, etc., as contained in the final adopted version of the documents shall also be furnished to the City, including editable versions of the final documents. The consultant shall also grant ownership of and provide all digital products in the following forms as appropriate:
• Text: Microsoft Word (.docx), InDesign (.indd), and Adobe Acrobat Files (.PDF)
• Vector: InDesign (.indd), Illustrator (.ai)
• Images: Portable Network Graphic (.PNG), Photoshop (.PS), InDesign (.indd)
• Maps: ArcGIS Pro (.shp) projects and Adobe Acrobat Files (.PDF).
• The City will retain all ownership of images, maps, media, and documents produced throughout the rewrite process.

Proposals

Applicants should clearly identify their approach to performing the scope of services and providing the deliverables. Information in the proposal must include:

1. A description of the firm(s) history, expertise and experience
2. Identification of key team members and qualifications
3. An explanation of your approach to the project
4. A work program and time schedule for the project
5. A budget for the project, broken down by task
6. A list and/or description of similar projects that have been completed, along with references
7. A list of resources or assistance needed from the City

Timeline

Prior to making an award determination, the City of Gretna, at its sole discretion, may conduct consultant interviews. Interviews may be conducted virtually. The City reserves the right to reject one or more of the proposals, to waive any deficiencies associated with the submittal, and to accept any proposals that it deems to be in the City's best interest. The City also reserves the right to re-advertise and reject all proposals that are deemed to be nonresponsive, do not contain all the required submittal information as herein contained, are late, or are deemed unsatisfactory in any way. The City of Gretna shall have no obligation to award a contract for services and work as a result of this Request for Proposal. The final contract price will be negotiated between the City and the chosen firm. Consultants shall bear all costs incurred by their firm for interviews and the RFP response preparation and shall not include such costs within the RFP response. Interested firms shall submit sealed proposals containing six (6) paper copies and one electronic copy (thumb drive) of the complete proposal either in person to the City of Gretna or mailed to:

City of Gretna
Attn: City Clerk's Office
204 N. McKenna Avenue
P.O. Box 69
Gretna, NE 68028

Sealed proposals must be received no later than 4:30 pm CST on May 30, 2025. Submissions received after this deadline shall not be considered for further review.

Any information given verbally or by telephone will be considered informal. Any questions that the City feels are pertinent to all proposals will be included as an addendum to the RFP.