A: Request for Qualifications for Urban Planning

and Market Analysis Consulting Services AND

B: Request for Proposals for Settegast/ East Houston Development Strategy (Optional)

Issued: June 12, 2020

Updated June 18, 2020 to include details on Optional Pre-Response Webinar/Presentation (please see below)

Optional Pre-Response Webinar/Presentation: June 22, 2020 at noon Central time via Zoom:

Online at https://us02web.zoom.us/j/81704696256 And/or dial in at one of these phone numbers:

346 248 7799 253 215 8782 669 900 6833 301 715 8592 312 626 6799 929 205 6099 877 853 5247 888 788 0099

Meeting ID: 817 0469 6256 Find your local number: https://us02web.zoom.us/u/kg5aTlCR8

Questions regarding this procurement solicitation are due to

info@houstonlandbank.org no later than 5 p.m. Central time June 24, 2020. All questions will be answered in writing and posted at

houstonlandbank.org/resources under the Procurements tab.

Response Deadline: 5 p.m. Central time July 8, 2020 Responses should be emailed to info@houstonlandbank.org.

Late responses will not be accepted. Introduction and Overview

Houston Land Bank (HLB), a local government corporation, seeks consulting expertise to aid

in urban planning and market demand analysis of various areas to identify needs and ultimately guide urban programming and/or re-development plans and efforts. The land bank’s mission is to acquire vacant, abandoned, and deteriorated properties and convey those properties into productive use for the City of Houston. Our goal is to assemble and develop our inventory to promote workforce and affordable homeownership. In support of this goal, we intend to identify and develop complementary community, commercial, and public/private projects that support small businesses, community engagement, and the City of Houston’s Complete Communities initiative. HLB welcomes responses from planning and design firms, research and market analysis firms, and other interested and capable parties or teams. HLB welcomes respondents certified as HUBs or MWBEs by the City of Houston or comparable public entities. This procurement includes two parts; the first (Part A) is required of all respondents. Part B is optional. Part A: General Planning Pool of Qualified Consultants (RFQ)

All respondents must submit for Part A. HLB’s goals in seeking statements of qualifications include:

• Qualify firms to assist in supporting housing and amenity planning efforts in various Houston-area sub-markets to guide affordable home development strategy, and provide community-centric real estate development and redevelopment plans on an as-needed basis.

• Organize firms by area of expertise and capacity to identify potential team members for numerous projects and as-identified project needs.

• Encourage and support holistic and resilient planning and development efforts that create affordable housing units and encourage community centric redevelopment of underutilized land tracts in various Houston sub-markets

Once a group of qualified firms is identified, HLB will consider this pool of contractors in future planning related projects and tasks. HLB intends to enter into project-specific contracts and terms as needed for specific geographic areas, guiding research questions or objectives, and location or sub-market specific goals as applicable. Qualification through this solicitation will be for two years. Selection into this pool does not guarantee projects, but qualified firms may enter into task order contracts more efficiently. There is an expectation that over the next two years there will be 3-5 small test-fit planning concepts for various parcels and neighborhoods, and up to 2-3 market analysis related scopes of work. Part B: Settegast/East Houston Development Strategy (RFP)

In addition to the statement of qualifications requested above, interested respondents may provide a proposal for the initial project outlined below. Only qualified firms selected for the HLB pool will have their proposals reviewed. HLB’s intent in seeking proposals for this service is to develop vision and implementation strategy for a mixed income/workforce

mixed-use neighborhood that will exemplify Houston’s new approach to resilient and inclusive community and economic development.

Specifically, HLB seeks proposals for a project in the Settegast area of Houston, located just outside the 610 Loop on the city’s northeast side. There is a section (about 130 acres) of this neighborhood that is completely raw and undeveloped land surrounded by mostly single-family residential development. This area is platted and mapped with streets and rights of way depicted on maps, but neither the streets nor other utilities and infrastructure were ever developed. This area is a development canvas within an existing community that needs quality and inclusive investment. Houston Land Bank owns 165 parcels in Settegast, 53 of which lie in the undeveloped/no infrastructure area to the east of the neighborhood. The Land Bank and the City of Houston Housing and Community Development Department are planning to facilitate increased affordable housing production on the lots to the west of this undeveloped area. Additionally, a private landowner has approximately 150+ parcels in the undeveloped area and is interested in partnering on the vision for the area and will a key partner to implement the plan.

Given its proximity to numerous employment centers, and downtown, it is critical to the City and Houston Land Bank that the vision respects the existing neighborhood, and provides inclusive and equitable opportunity to Houstonians in a broad range of economic profiles, focused on workforce housing. Additionally, this community development should support and reinforce the neighborhood in the larger region and demonstrate best practices in resiliency and environmental performance.

Core Client Team: HLB is interested in selecting the best and most advantageous comprehensive development team that can co-create a vibrant and sustainable mixed income community with corresponding neighborhood and commercial amenities. HLB will be the lead manager of the project, and will be joined by the other major land owner, representatives from the City of Houston departments such as Planning, Public Works, and Housing, as well as organizational representatives from the neighborhood as the core client team. Once preliminary analysis Is complete there will be broad community involvement in the future of the neighborhood.

About the Houston Land Bank

Houston Land Bank is a local government corporation, originally established by the City of Houston in 1999 as the Land Assemblage and Redevelopment Authority, to facilitate redevelopment of vacant and tax damaged residential real estate in targeted Houston neighborhoods. Over the past two years, the organization has realigned its strategic activities to better serve neighborhood revitalization activity in the City of Houston and changed its name to reflect its core function. The Houston Land Bank’s amended bylaws and articles of incorporation were passed by City Council in August 2018. The Board of Directors includes representatives appointed by the City of Houston, Harris County, and the Houston Independent School District.

The current HLB lot inventory was assembled over the past 20 years, typically at auction or by ‘strike off’ by the taxing entities presently represented on the HLB Board. Most of the

original and existing inventory exists in three neighborhoods: Settegast, Trinity Gardens, and Sunnyside. HLB currently holds approximately 550 lots in its inventory, with approximately 240 designated for the City of Houston’s various programs. In order to provide additional affordable housing opportunities and more comprehensive community revitalization, the organization intends to further assemble property for the HLB inventory through a variety of means, including direct acquisition. HLB strives to be a strong, innovative partner in the equitable redevelopment of Houston neighborhoods, and as a good neighbor to the communities in which it is working.

Process and Schedule

TIMELINE (subject to change):

RFQ Release June 12, 2020 RFQ/RFP Optional Pre-Response Webinar/Presentation

June 22, 2020 at 12 noon

Deadline for submitting questions June 24, 2020 at 5 p.m. Central RFQ / RFP Responses Due July 8, 2020 at 5 p.m. Central Notification to Qualified Firms July/August 2020 Notification of Selection for Settegast/East Houston Development Strategy

August 2020

Scopes of Work

The following comprehensive and specific scopes of work are envisioned needs for the Houston Land Bank.

Part A: Statement of Qualifications for Urban Planning and Market Analysis Consulting Services:

Please review the below phases of comprehensive analysis and planning analysis needed and respond with the consultant team that could provide these services. Please ensure your response or submission includes in detail the respondent’s ability, experience, and approach to addressing these goals—to include methodology and data sources. Please include examples of experience in addressing similar projects where one or more similar aspects were identified, addressed, and the results. The following scopes of work may be requested comprehensively, sequentially, or independent of one another.

Comprehensive Scope Components:

• Market Analysis o Developing demand and gap analysis of critical neighborhood

revitalization projects such as housing, community facilities, education facilities, grocery and food-based services/retail, amount and types of small neighborhood based retail,

o Developing supply proposals and related timelines to meet the demand identified

o Providing analysis of various funding sources and tools to achieve the needed development

o Developing realistic and implementable real estate solutions to achieving the planning vision

• Urban Programming & Community Engagement

o Assessing and organizing City’s spatial needs for identified uses in the public realm

o Assessing and organizing development scenarios that meet the City’s goals for the neighborhood, including integrating market analysis into the development program

o Strategies for engagement and involvement in planning and then future development phases of the project.

o Communications strategies

• Master Urban Planning at a site and neighborhood scale including o Geographic and spatial analysis of the existing built environment,

identifying and communicating opportunities and challenges of the site. o Providing analysis of parcel and lot, and other related city ordinances that

shape development, including any considerations that would be required to improve the built outcome

o Providing scenarios and options that communicate the various ways the neighborhood might be developed in context to meet intended market (phasing and scaling)

o Urban Design to provide prospective projects in the public realm, integrating with potential development sites

o Complete streets design to accommodate multi-modal accessibility and improved community experience

o Transportation planning integration, and as needed transportation planning analysis

o Identify and project parking needs and other logistical support and how it would integrate with specific parcels and or neighborhood plan Consideration for ‘working’ spaces to provide increased jobs and small business opportunities integrated into the overall neighborhood design

o Consideration of workforce activities and housing/development needs related to East Houston Urban Manufacturing Districts

o Provide analysis of resiliency challenges, sensitivity analysis, and proposed strategies to improve the designated area’s performance in any shock or stress event

o Demonstration of City’s resiliency plan components as part of the vision o Identify options for community benefit and potential

community/institutional and corporate/philanthropic benefits o Infrastructure planning & phasing

• Development Feasibility

o Preliminary massing of building envelope on parcels identified to meet program needs, including options as required –

o Test Fits for building massing options on identified sites including scale,

square footage and balancing with other site requirements (detention, parking, easements)

o Conceptual development pro-forma analysis to identify total development costs, primary financing mechanisms, and related timelines for implementation (including phases if necessary) Cost/benefit analysis of MUD & PID options and/or other

infrastructure financing options Cost/benefit analysis of TIRZ expansion and/or

incorporation of area into existing TIRZ o Economic and fiscal impact –conceptual and detailed as required o Identify required stakeholders in the public/private sector that are critical

to the implementation of the project o Provide visualizations to demonstrate project feasibility o Provide plan to secure legal expertise to overcome title and ownership

issues affecting development

Part B (Optional): Proposals for Settegast Neighborhood Development Plan:

Please make sure to identify your proposed project team as stated in A above, but please consider the following deliverables/timeline to this exercise in your fee proposal:

o Phase I: Visioning/Programming/Market Demand Analysis to understand the ‘program’ that would need to be accommodated in any concept planning. Assume work to include local area community organizations & leaders in the development of that vision, focused on grounded and implementable components of the plan.

o Phase II: Preliminary Site Design Concept Options (no more than three) including land use distribution, preliminary program disposition options, and preliminary infrastructure phasing plans/conceptual pricing, preliminary infrastructure financing strategy, development implementation strategy

• Focus on scenarios for ‘yield’ and ‘costs for infrastructure’ to include but not limited to: water & wastewater, paving & storm drainage, community amenities such as greenspace, transportation options, and small neighborhood based retail/small business development opportunities.

• Review and consider cost/benefit of various infrastructure funding facilities such as MUD/PID/TIRZ structures/sources.

• Develop & present some housing typologies that suit community values.

o Phase III: Land use test-fits with corresponding real estate pro formas to

be able to phase and implement base infrastructure and other necessary community amenities. This may include unique community amenity sites, and development opportunity sites, This phase may also include follow-up community engagement to test phasing strategies, site design

refinement, as well as the design of any ‘template’ housing typologies to meet market needs.

o concurrent scope under separate contract may be Infrastructure design documents and final pricing.

The estimated timeline for the Settegast/East Houston Development Strategy is below:

Evaluation and Selection Criteria

Statements of qualifications and proposals are to be evaluated by a committee of HLB staff for Part A, and will include an expanded committee for Part B that may include members of the Board of Directors, and at least one representative from the Client working group. HLB reserves the right to reject incomplete responses to either Part A or Part B.

Statements of qualifications will be evaluated based on the following:

EVALUATION CRITERIA FOR QUALIFICATION OF FIRMS/TEAMS:

1. Experience with municipalities in comprehensive planning and implementation strategies, including unique public-private partnerships (30 points)

2. Experience with developing mixed use/mixed income communities (20 points) 3. Experience with market analysis/real estate valuation/ municipal financing (15

points) 4. Experience with thoughtful innovative approaches to community engagement

and developing an inclusive and equitable development strategy (15 points) 5. Demonstration of meeting client needs in a timely, thoughtful and thorough

manner (10 points) 6. Demonstration of team/personnel that represent the diversity of the

neighborhoods served by Houston Land Bank (6 points) 7. Certification as a HUB or MWBE will add four points to a firm’s score. HLB intends to select firms based on high scores, with no more than five to seven firms/teams to be pre-qualified based on HLB’s need for a deep and diverse pool of service providers.

Proposals for the Settegast/East Houston Development Strategy project, from qualifying firms per the above criteria, will be evaluated based on the following:

EVALUATION CRITERIA FOR SETTEGAST/EAST HOUSTON DEVELOPMENT STRATEGY PROPOSALS:

1. Degree to which proposal reflects an understanding of the work to be performed and

presents an efficient, effective and equitable approach (40 points)

RFP: Settegast Neighborhood Anticipated Start August 2020 Preliminary Phases I & II September 2020 Preliminary Strategy Finalized October 2020 Design Phase III Fall/Winter 2020 Final Design & Real Estate Implementation January 2021

2. Experience of proposed team directly relevant to the work to be performed (30 points) 3. Record of communication, customer service, creativity and flexibility as gauged by

reference checks (30 points)

HLB may conduct interviews with qualified firms who submit the highest-ranking proposals; results of the interviews may impact final scoring.

Required Response Materials

Please organize your response as indicated below. Respondents must review the Scopes of Work above, respond to and demonstrate the firm’s ability and/or experience to perform those tasks. Please provide examples of experience and/or how the firm would propose to accomplish those goals and/or tasks. Responses should be emailed to info@houstonlandbank.org with the subject line “Planning Services RFQ” for those responding only to Part A. For those responding to Parts A and B, please use subject line “Planning Services RFQ and RFP response.” Responses are due no later than 5 p.m. Central time July 8, 2020; the email timestamp will be used to gauge time of receipt. Late responses will not be accepted. For Part A: Statement of Qualifications (please limit to 20 pages)

1. Cover letter with introduction, identification of person(s) authorized to propose and execute agreements on behalf of the firm with contact information for each, and statement as to whether the firm is exercising the option to propose for Part B.

2. Executive summary of firm approach to urban development/planning/programming for neighborhoods with a new development that fits in with an existing neighborhood

2. Recent & demonstrated experience in similar neighborhood contexts (up to five examples), working for similar clients (public sector local government corporation

a. Examples of projects with similar comprehensive planning scope requests b. Examples of projects with similar clients c. Examples of projects demonstrating inclusive, resilient mixed income,

mixed use community plans 3. Personnel proposed for the project 4. Bios of intended personnel to utilize 5. Proposed fee and standard rate sheet (Fixed fee proposal per phase) 6. References (at least two, no more than four) 7. Evidence of minimum required insurance coverage, or ability to secure same (please

see Exhibit B for insurance requirements – HLB will accept a written statement of insurance carried for purposes of this solicitation, but will require proof of insurance before entering into any agreement or contract for services).

8. MWBE/HUB certifications from the City of Houston or comparable public entities (Note: respondents may provide a list of certifications in lieu of copies of certificates or other official paperwork; HLB reserves the right to verify information provided.)

For Part B: Settegast/East Houston Development Strategy Proposals (optional – please limit to 10 pages)

1. Statement on approach to specific neighborhood strategy planning

a. Personnel from those identified above b. Proposed approach for this type of project c. Projects that they have done in similar contexts with similar client group

types d. Community engagement strategies

2. Specific fee proposal based on phasing/milestone outline provided 3. Options for alternative phasing or core scope elements, and related fees

Please note that neither this procurement solicitation nor any response to it constitute a guarantee of work, and that HLB reserves the right to cancel any part of this procurement at any time.

EXHIBIT A

Site Parameters

Settegast HLB Properties Overall

Settegast East Houston Focus Area:

EXHIBIT B INSURANCE REQUIREMENTS

The Contractor shall, at all times during the term of any Agreement or Contract with the Houston Land Bank, maintain insurance coverage with not less than the type and requirements in this Article. Such insurance is to be provided at the sole cost of the Contractor. These requirements do not establish limits of the Contractor’s liability.

1) All policies of insurance shall waive all rights of subrogation against the Houston Land Bank, its officers, employees, and agents.

2) Upon request, certified copies of original insurance policies shall be furnished to the Houston Land Bank.

3) The Houston Land Bank reserves the right to require additional insurance as it deems it necessary.

4) Contractor shall maintain at a minimum: a) Commercial General Liability Occurrence Form including, but not limited to,

Premises and Operations, Products Liability Broad Form Property Damage, Contractual Liability, Personal and Advertising Injury Liability and where the exposure exists, coverage for watercraft, blasting collapse and explosions, blowout, cratering and underground damage.

i. One Million Dollars ($1,000,000.00) each occurrence Limit Bodily Injury; Products-Completed/Operations Limit One Million Dollars ($1,000,000.00); One Million Dollars Personal and Advertising Injury Limit ($1,000,000.00); General Aggregate Two Million Dollars ($2,000,000.00) per project; Umbrella/Excess Liability One Million Dollars ($1,000,000.00) Each Occurrence, One Million Dollars ($1,000,000.00) Aggregate.

b) The Houston Land Bank shall be named as an “additional insured” on the commercial general liability policy and any separate policies, where applicable, covering the requirements of this Article.

c) Professional/Errors and Omissions Liability, One Million Dollars ($1,000,000.00) Each Occurrence, One Million Dollars ($1,000,000.00) Aggregate.

d) Workers’ Compensation (with Waiver of subrogation to the Houston Land Bank) Employer’s Liability, including all states, U.S. Longshoremen, Harbor Workers and other endorsements, if applicable to the Project, and in accordance with Texas state law.

e) Automobile Liability Coverage: Combined single limit of One Million Dollars ($1,000,000.00) Combined Liability Limits for Bodily Injury and Property Damage Combined. The Houston Land Bank shall be named as an “additional insured” on the automobile policy.

5) Proof of insurance with proof of waiver of subrogation and Houston Land Bank designated as an “additional insured” must be returned attached to final contract.