Request for Proposals

Town Center Master Plan Implementation

Prairie Township

Columbus, OH

Posted: 03/25/2013
Submittal Deadline: 05/10/2013

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To procure professional consulting services, with particular expertise in real estate development and legal matters, to review and refine the Big Darby Town Center Master Plan (TCMP) implementation strategy and, contingent upon the outcome of the first phase, to assist the jurisdictions in preparing a request for proposals seeking a master developer as a first step in the implementation process.

The client jurisdictions seek a thorough review and refinement of the TCMP implementation strategy, as well as, if appropriate, preparation of a request for proposals that represents the first step toward TCMP implementation. The basic vision of the Town Center is not in question here. We believe the end product being sought is pretty much as set out in the TCMP, including the participation of a private master developer, and we are not asking respondents to reexamine that. However, given the complex challenges inherent in implementing the TCMP, we see the need for additional professional services to assist us in reviewing and refining the various elements of the implementation recommendations, and to assist us in formulating a more specific strategy to begin implementation.

Consistent with the points made above about the structure of the consulting contract and the interactive nature of the process, the Scope of Services will be divided into two phases. The first phase will be an analysis or study phase, and the second, if pursued, would mainly consist of preparing an RFP to procure the master developer responsible for developing the Town Center in concert with the governments.

Phase I – Stage A: Overall Review of Implementation Strategy

The consultant team will be expected to analyze, test and revise, where recommended, specific elements of the implementation approach. Each element of the “Implementation Recommendations” will be examined and assessed. This will be done from at least a real estate development and legal perspective, but a responding consultant has the option of submitting a Scope of Services portion of its Proposal that brings to bear other perspectives as well. Practicality will be a prime consideration throughout.

The consultant recommendations under this task will encompass a separation of the TCMP implementation recommendation elements into three categories: (1) Those considered sound and able to be followed by the governments fundamentally as is; (2) Those basically sound but that could benefit from some refinement, adjustment and/or tweaking; (3) Those in need of fundamental reconsideration. Explanations of the grounds for placement in the chosen category must be provided. For Category 2, the consultant will recommend and justify the appropriate adjustment. For Category 3, the consultant shall provide an outline for the detailed analysis required [such analyses will be conducted under Phase I – Stage B]. As an interim product under this portion of the project, the consultant team will provide a memorandum presenting the above information, including a classification of the TCMP recommendations into Category 1, 2 or 3. The consultant should propose and facilitate a process by which the client jurisdictions will make decisions with respect to classification.

Phase I – Stage B: In-Depth Analysis of Selected Strategies

This is the stage during which recommendation elements that are earmarked for in-depth analysis in Phase IA (Category 3) will undergo rigorous review in order to determine the practicality of their inclusion in the implementation strategy. If the consultant believes that an implementation element does not contribute to the TCMP’s potential for success, or that it needs to be altered in order to do so, the consultant will identify and defend an alternative. As in the previous stage, it would conduct the analyses and produce a memo recommending preferred directions. The consultant would then facilitate a process leading to government decisions on each topic that has been subjected to in-depth analysis.

Phase I – Stage C: Decisions on Revised/Refined Implementation Strategy

At this stage, the consultant will assist the client jurisdictions in determining if they are able and ready to proceed with the procurement of a master developer. If not, it is anticipated that this project will not proceed to the next phase. If so, the consultant will produce a document outlining the consensus reached in previous steps and describing a more specific implementation strategy based on that consensus. This would provide the framework for the consultant to be able to proceed to its second phase assignment, subject to a decision by the jurisdictions to go forward to Phase II.

Phase II – Prepare RFP to Potential Master Developers

The main consultant task in Phase II is to prepare a Request for Proposals (RFP) to allow the governments, or the implementation body that the governments establish, to seek and find a master developer to carry out the private sector developer role. This would begin with preparing and submitting a draft RFP for review and comments by the governments. The consultant would then facilitate a process of interaction enabling it to prepare a revised RFP that the governments or implementing body can use to obtain the best possible master developer.

Two additional tasks are included in Phase II as they are integral to engaging the interest possible involvement of capable master developers. One such task is to search for and recommend potential master developers able and willing to respond. This includes but is not be limited to those already operating in the region. The other task is to prepare a written demonstration to these potential master developers of what one outside advisor we conferred with called “the value proposition” with respect to the Town Center. This document will encompass evidence and analysis making a valid case that could encourage a number of qualified master developers to submit serious responses.