Request for Proposals Economic + Urban Design Framework Strategies
National Capital Planning Commission, Office of Administration | Published July 21, 2015 - Deadline August 21, 2017
The National Capital Planning Commission (NCPC) is seeking proposals from interested Architectural and Engineering (A/E) firms,` in accordance with FAR Part 36, to develop economic and urban design framework strategies for the Pennsylvania Avenue corridor between the U.S. Capitol and White House. NCPC will award a contract to the responsible offeror whose proposal conforms to this solicitation and is most advantageous to the Government, price and other factors considered. The designated NAICS code is 541300 for architecture/engineer services.
In 2014, NCPC launched the Pennsylvania Avenue Initiative to develop a new vision for the corridor that will guide near-and long-term physical, programmatic, and operational changes. The Initiative is led by an Executive Committee (EC) comprised of representatives from NCPC, the National Park Service (NPS), the General Services Administration (GSA) and the Government of the District of Columbia (including the District Department of Transportation (DDOT) and the Deputy Mayor's Office of Planning and Economic Development (DMPED)).
Also, a Steering Committee of key federal and local stakeholders was organized to participate in this Initiative. After seeking input from the public and other stakeholders, the Steering Committee developed an Aspiration Statement to guide the overall vision, character and role of the Avenue. The NCPC and the other members of the EC are now exploring a path forward to update the Pennsylvania Avenue Plan.
Pennsylvania Avenue, including its public realm and adjacent land uses, was transformed in the 1980's - 90's through a major redevelopment process guided by the Pennsylvania Avenue Development Corporation (PADC) Plan of 1974. Since redevelopment, national security issues and a number of economic, real estate, and demographic shifts in the neighborhood, city and region have impacted the Avenue.
The study area encompasses the PADC Boundary and Federal Triangle, including the right-of-way, streetscape, parks, memorials and buildings fronting the Avenue between 3rd - 15th Streets. While the Treasury Building and Sherman Park are within the PADC Boundary, this area will not be included in the study area. However, the study should consider stronger connections to President's Park and the White House to the west and the U.S. Capitol to the east, as well as north-south connections between downtown Washington and the National Mall.
Attachments are included with this solicitation.
SCOPE OF WORK
The goal of this Scope of Work is to provide the NCPC and the other members of the Executive Committee with information necessary to consider and inform a future update to the 1974 Pennsylvania Avenue Plan. The Consultant will:
1) conduct a market analysis of current and future development conditions and projections to identify economic development strategies for future study; and
2) Develop urban design concepts to identify activation, planning and design improvement strategies and a rough order of magnitude of costs and benefits.
Task 1 Review Current Background Information and Develop Work Plan (Three weeks)
The purpose of this task is to establish a baseline knowledge of the study area; review available project materials; and prepare a work plan to carry out Tasks 2 - 5.
The plan includes interviews with stakeholders; meetings between the Consultant, Executive Committee (EC) staff, and/or the EC (meetings may occur in-person or via video conference as appropriate); status calls between the Consultant and NCPC's project manager (and, if necessary, appropriate EC members); and an urban design workshop.
The Consultant team shall be responsible for generating proposed strategies and the majority of support materials, reserving workshop venues (including any rental fees and/or permits), and leading facilitated discussions. Workshop/interview venues should be located in or within 4 blocks of the study area boundary and support a collaborative atmosphere. Deliverables should be provided to NCPC in both electronic (.pdf, .dwg, .doc, .skp, or others as appropriate) and paper (ten copies) formats.
Task 1.1 Review Background Information. The Consultant shall review related studies, plans, aspiration statement and existing baseline conditions to gain a general understanding of the study area. They shall also provide a preliminary assessment of the Avenue's existing economic and urban design conditions, and any missing information needed to accomplish Tasks 2 - 5.
Task 1.2: Develop Work Plan. The Consultant shall prepare a draft and a final work plan to execute Tasks 2 - 5, including a detailed timeline with key milestones and deliverables. The work plan should include a Steering Committee workshop as part of Task 4, and a series of stakeholder interviews for Tasks 3 and 4. Interviews may be consolidated to ask participants economic and urban design questions at the same time. Workshops and interviews should be structured to inform the deliverables.
1. A draft and a final briefing memo to the EC that includes:
a. A preliminary assessment of the Avenue's existing economic and physical conditions for use throughout Tasks 2- 5.
b. A request for any missing background information that may be needed to accomplish Tasks 2 - 5, as well as recommended sources for it.
2. A draft and a final work plan, approved by NCPC, that includes:
a. A project timeline outlining key milestones and deliverables.
b. A stakeholder engagement plan.
c. A workshop execution plan.
3. The Consultant shall participate in the following meetings:
a. One EC staff-level meeting to discuss the work plan.
b. One EC kick-off meeting to present the draft briefing memo and work plan.
Task 2 Conduct Economic Development Market Analysis (Eight weeks)
The purpose of the market analysis is to evaluate the current and projected real estate market conditions and land use mix in the study area, as well as to consider how the study area is impacted by downtown, city and regional development. The analysis should identify the current and projected competitive advantages and disadvantages of the Avenue, considering private and public sector markets.
The deliverable should document and assess the current and projected market supply and demand for office (public and private sector), residential, hotel, cultural/entertainment, commercial/retail and institutional uses from 2016 - 2026. Tourism should also be considered. This information will frame the economic strategies in Task 3 as well as future economic studies, including a cost benefit analysis and a capital/operational strategic funding plan. The market analysis should begin concurrently with Task 1.
Task 2.1 Develop Market Analysis Report
The market analysis report should include information on:
• Current and projected (through 2026) socio-economic / demographic / employment / tourism data for the Washington Metropolitan Statistical Area (MSA).
• Current supply and demand and property value/lease data of office (public and private sector), residential, hotel, cultural/entertainment, commercial/retail and institutional property uses in the study area.
• Major projects in the pipeline (conceptual / planned / under construction phases) that may impact the study area.
• Projected (through 2026) supply and demand and property value/lease data of office (public and private sector), residential, hotel, cultural/entertainment, commercial/retail and institutional uses in the study area.
What is the Avenue's economic potential from a density and land use perspective? What different kind of a land use mix may provide greater economic vitality for the study area?
• Recent building/land use conversions in DC + the national capital region (gsf, uses, costs, lease/sale rates, etc.).
General opportunities and constraints or conditions that may influence conversion decisions.
• Destination catchment area for out-of-town tourists and local visitors.
1. A draft and a final market analysis report (including executive summary) as outlined in Task 2.1, including narratives, charts, diagrams, infographics, images and other written/visual components to explain current and projected market supply and demand.
2. The Consultant shall participate in the following meetings:
a. Up to three EC staff meetings to discuss the market analysis.
b. Two EC meetings to review and assess the draft market analysis.
Task 3 Generate Economic Development Strategies (Four weeks)
The economic strategies will assess future opportunities, challenges, and approaches for improving the study area. To develop the strategies, the Consultant should consider the following key questions:
1. What are the corridor's unique economic strengths, weaknesses, and assets within the city and the nation?
a) How can the corridor further distinguish itself from other local neighborhoods like NoMa, Gallery Place, Golden Triangle, and Bethesda, as well as other capital streets (both national and international)?
b) What are its competitive advantages/disadvantages?
2. How can the corridor expand its economic/placemaking success from 1 or 2 locations (such as Market Square and the west end near the Willard and W Hotels) to the entire Avenue? Based on the city's economic goals and market trends, is this a realistic goal?
3. What is the public (city and federal) and private development community's economic interest along the corridor?
4. Would an updated Avenue image/brand attract both national and local interest and investment? If so, how?
5. What different approaches are available to harness the economic power of local residents, regional visitors, and national/international tourists?
6. What additional economic information is needed to inform a future update to the Pennsylvania Avenue Plan?
All strategies should outline the responsible party and action steps needed to execute the strategy.
Task 3.1: Conduct Stakeholder Interviews. Interview groups of select stakeholders to discuss strategies to help reinforce the Avenue's economic health and role in our 21st century capital.
Task 3.2: Develop Economic Development Strategies. Upon completion of the draft market analysis and stakeholder interviews, develop a draft and a final set of economic development strategies. These strategies should address the six questions listed above, identify responsible parties and action steps needed to execute the strategy, and help assess the corridor's economic potential as the Executive Committee develops a path forward to update the Pennsylvania Avenue Plan.
1. A draft and a final meeting agenda for the stakeholder interviews, including key questions and desired outcomes.
2. All materials and background information necessary to accomplish stakeholder interviews, and identification of party responsible for generating the materials (for example, a map identifying vacant ground-floor retail space).
3. Meeting minutes from each stakeholder interview, including a summary of key take-aways.
4. A draft and a final internal report (including executive summary) of economic development strategies based upon the six questions listed in Task 3 to improve the Avenue's economic vitality. The report should include narratives, charts, diagrams, infographics, images and other written/visual components to explain the strategies.
5. A presentation (PowerPoint, .pdf or equivalent) of strategies to the Executive Committee.
6. The Consultant shall participate in the following meetings:
a. Up to three EC staff meetings to discuss the market analysis and economic strategies.
b. Stakeholder interviews as determined in Task 3.1.
c. Two EC meetings to review and assess the economic strategies.
Task 4 Conduct Urban Design Workshop and Develop Framework Strategies (Eight weeks)
The Consultant will develop urban design and activation strategies that explore a range of physical and programmatic improvements in the study area. This Task will provide an analysis of urban design and activation issues and identify programmatic and physical improvements. Urban design and activation components to be examined include: buildings and their land uses; the multi-modal transportation network; the public realm, including the streetscape, parks, and commemorative elements; and activities (both planned and spontaneous) along the Avenue. Seven key questions to analyze and help guide this Task are listed below.
1. How can Pennsylvania Avenue simultaneously fulfill its national symbolic/ceremonial role and maintain a sense of historic continuity while establishing a stronger local sense of place with a unique neighborhood identity?
a. What narratives or themes (social, cultural, environmental, innovation, history, etc.) might the Avenue leverage to develop a brand illustrating its local and national roles in the nation's capital?
2. How could a right-of-way reallocation (both on a temporary and long-term basis) improve circulation, accommodate future mobility/public realm needs, and encourage a greater amount of activity?
3. How could buildings on both sides of the Avenue more effectively connect their ground floor uses (office and residential lobbies, retail, etc.) with the adjacent sidewalks, parks and plazas?
a. What tools and strategies are available to develop a better interface between indoor and outdoor uses to better activate the space to create a place?
4. How might new sustainability and security elements better integrate into the corridor's buildings and public realm? What benefits and challenges would they bring?
5. What physical and/or programmatic strategies will improve linkages and remove north/south barriers between Downtown and the National Mall to attract more people here? How can the Federal Triangle serve a more effective role in these connections?
6. How can land uses (residential, office, cultural, etc.) and special events become more compatible (including location, special event themes, traffic functions, security, etc.)?
7. What can be done to physically and programmatically accommodate use of the Avenue for more day-to-day and community-based activities such as health and wellness, recreation, and smaller, informal gatherings typical of urban streets?
Task 4.1: Analyze Urban Design and Activity Issues. Based on the Task 1 briefing memo and seven questions listed above, analyze and diagram the urban design and activation challenges and opportunities in the study area and area of influence.
Task 4.2: Conduct Steering Committee Workshop. This workshop should provide a range of urban design improvements (including physical and programmatic elements) to help reinforce the Avenue's future character and role in our 21st century capital. Given the size of the group (approximately 50 participants), breakout sessions should be included. The workshop should not exceed 6 hours.
Task 4.3: Conduct Stakeholder Interviews. Similar to Task 3.1, select stakeholders should convene to discuss strategies to frame the Avenue's character and role in our 21st century capital. Given the number of stakeholders, multiple breakout sessions should be considered. Interviews should not exceed 2 hours. Tasks 4.3 and 3.1 may be combined for efficiency where appropriate.
Task 4.4: Generate, Refine and Finalize Framework Strategies. Framework strategies should include both design-based (diagrams, sections, plans and/or models) and descriptive components that answer the seven questions listed above.
1. Draft and final meeting agendas for the workshops and interviews, including key questions and desired outcomes.
2. All materials and background information necessary to accomplish interviews and workshops, and identification of party responsible for generating the materials (for example, a map identifying vacant ground-floor retail space may be needed, and could be generated by NCPC).
3. Meeting minutes from each workshop and stakeholder interview, including a recap of key takeaways.
4. A draft and final internal report (including executive summary) of urban design framework strategies based upon the seven questions listed in Task 4 to frame the Avenue's character and role. The report should include narratives, plans, sections, charts, diagrams, infographics, images and other written/visual components to explain the strategies.
5. A final presentation (PowerPoint, .pdf or equivalent) of strategies to the Executive Committee.
6. The Consultant shall participate in the following meetings:
a. Up to four (4) EC staff meetings to discuss the analysis and framework strategies.
b. Stakeholder interviews and one (1) Steering Committee workshop
c. Three (3) EC meetings to frame the Steering Committee workshop and discuss the assessment and development of the urban design framework strategies.
Task 5 Develop Initial and Draft Urban Design Concepts (Twelve weeks)
Based on the information gained from Phase I of this scope of work, as well as additional workshops/charrettes and feedback through the Executive Committee, Steering Committee, stakeholders and general public, prepare three (3) initial and three (3) draft concepts to help frame and guide the scope to update the Pennsylvania Avenue Plan.
Concepts may range from modest changes (improve maintenance of the existing streetscape/park elements, stronger programming, small to modest capital investments for ADA and stormwater improvements, etc.) to significant improvements (a reallocation of right-of-way use, building conversions and/or redevelopment, streetscape and park design, to land use changes, etc.).
Concepts should further analyze the economic development and urban design framework strategies delivered through Tasks 1 - 4 of this scope of work, and should identify a program to guide future changes to the Avenue, including the corridor's land use, density, transportation, environment, programming, circulation, and public realm.
The three concepts should include:
o Physical plans, sections, diagrams and visual models illustrating changes to consider (permanent and/or temporary) to the right-of-way allocation (including streets and sidewalks), parks, and building envelopes.
o Programmatic changes to consider (near- and long-term) that reinforce the concepts. These may focus on ideas such as formal and informal weekday and weeknight activity, formal special events, temporary urbanism and pop-up opportunities, outdoor public arts and culture exhibits, and/or other items recommended by the Consultant team.
o Land use and economic changes to consider (near- and long-term) that reinforce the concepts. These may focus on land use mix, development density, building envelopes, and/or other items recommended by the Consultant team.
o Analysis of how catalyst projects in the development pipeline (including Old Post Office, FBI, World War One Memorial, etc.) affect the future success of the Avenue.
o Recommendations on updating the Pennsylvania Avenue Initiative's Aspiration Statement and PADC Objectives (if necessary).
o Identification of additional information and/or studies needed before updating the Pennsylvania Avenue Plan.
o A rough order of magnitude of capital costs and benefits for each concept, including:
o The public realm (streetscape, parks, plazas).
o Public and private development (buildings, building yards, etc.).
o Infrastructure (stormwater, ADA, security, etc.).
o Income and gap analysis.
o Disaggregated cost-benefit analysis based on key Avenue stakeholders and location.
The Consultant team will work closely with the Executive Committee and its staff to develop the preliminary concepts. Upon completion of preliminary concepts, the Consultant team will gain feedback from the Steering Committee through a workshop, and additional feedback through public outreach, including online and in-person events. This feedback will then be used to develop the draft concepts.
1. Draft and final meeting agendas for the workshops and other public outreach, including key questions and desired outcomes.
2. All materials and background information necessary to accomplish workshops and other public outreach, and identification of party responsible for generating the materials (for example, a map identifying vacant ground-floor retail space may be needed, and could be generated by NCPC).
3. Meeting minutes from each workshop and public outreach element, including a recap of key takeaways.
4. A draft and a final internal report (including executive summary) explaining the three draft concepts. The report should include narratives, analysis, plans, sections, charts, diagrams, infographics, images and other written/visual components to explain the preliminary urban design concepts.
5. Preliminary and final presentations (PowerPoint, .pdf or equivalent) of initial and draft concepts to the Executive Committee.
6. The Consultant shall participate in the following meetings:
a. Up to six EC staff meetings to discuss development of the initial and draft concepts.
b. Four EC meetings to frame the Steering Committee workshop and discuss the development of the initial and draft concepts.
c. One Steering Committee workshop.
d. One public workshop.
All proposals must include the following:
a) Brief statement addressing each of the selection criteria specified in the Evaluation section of this solicitation;
b) 1 - 3 page summary of relevant Consultant and team project experience;
c) Statement of the offerors qualifications and 3 project examples of relevant experience;
d) Two past performance references for this type of service;
e) Detailed firm-fixed price estimate to perform the services, broken down by Task; and
f) Offeror's Tax Identification Number and Data Universal Numbering System (DUNS) Number. Both numbers must be clear and legible.
PROPOSAL SUBMISSION GUIDELINES
Proposals for this solicitation must be submitted in writing by 5:00 p.m. Eastern Standard Time on AUGUST 21, 2015. Proposals must be submitted via electronic mail to firstname.lastname@example.org. All proposals become the property of the National Capital Planning Commission and will not be returned.
The Selection Committee will use the following evaluation factors to select a Consultant:
a) Professional Qualifications necessary for satisfactory performance of required service (firm's registrations, licenses and other professional affiliations or accreditations);
b) Specialized experience and technical competence in the type of work required;
c) Capacity to accomplish the work in the required time;
d) Past performance on contracts with federal government agencies in terms of cost control, quality of work, and compliance with performance schedules; and
e) Best value to the government. This factor will consider the overall benefit received from the offeror's proposal in response to the services provided with cost being one, but not the sole, benefit to be considered.
The Selection Committee will also assess the Consultant's prior experience with:
1. Urban economic development, including:
o Market analysis and strategies for office, residential, commercial/retail, hotel, cultural land uses
o Cost benefit analysis and funding strategies
o Neighborhood scale redevelopment/revitalization
o A significant public realm component
o Multifaceted jurisdictional issues and operational challenges
2. Urban planning and design, including:
o Land use, multi-modal transportation, and environmental planning
o Sustainable urban design
o Public realm design for transportation, streetscapes, parks, and plazas
o Historic preservation and culturally significant landscapes
o Projects that serve a prominent or symbolic role in defining the character of an area, neighborhood or city
o Programming of urban spaces, including:
Activity areas and outdoor "rooms", including flexible, temporary, and permanent areas
Planning and staging of national and local special events (such as demonstrations, marathons and parades)
Ground-floor building use and activation (such as retail, cultural or educational uses)
Formal and informal outdoor public realm uses (such as exercise classes or lunch areas)
o Public and Stakeholder Engagement
Stakeholder engagement techniques (interviews and workshops)
Facilitation with public and private stakeholders
All evaluation factors other than cost or price, when combined are approximately equal to cost or price.
TYPE OF CONTRACT
This is a Firm Fixed-Price Contract.
Prospective contractors shall be registered in the Central Contractor Registration (CCR) database (www.ccr.gov) prior to award of a contract or agreement.