Loudoun County, Virginia REQUEST FOR PROPOSAL CAPITAL FACILITY NEEDS AND PROFFER GUIDELINES ACCEPTANCE DATE: Prior to 4:00 p.m., February 24, 2020 “Atomic” Time RFP NUMBER: RFQ 185782 ACCEPTANCE Department of Finance and Procurement PLACE: Division of Procurement 1 Harrison Street, SE, 4th Floor Leesburg, Virginia 20175 PLEASE NOTE: A Pre-Proposal Conference will be held on February 5, 2020 at 2:00 p.m. in the Lovettsville Conference Room, 1 Harrison Street, SE, 1st Floor, Leesburg, Virginia 20175 for clarification of any questions on the specifications. Requests for information related to this Proposal should be directed to: Diane Smith Assistant Purchasing Agent (571) 258-3190 (703) 771-5097 (Fax) E-mail address: [email protected] This document can be downloaded from our web site: www.loudoun.gov/procurement Issue Date: January 23, 2020 IF YOU NEED ANY REASONABLE ACCOMMODATION FOR ANY TYPE OF DISABILITY IN ORDER TO PARTICIPATE IN THIS PROCUREMENT, PLEASE CONTACT THIS DIVISION AS SOON AS POSSIBLE. REQUEST FOR PROPOSAL CAPITAL FACILITY NEEDS AND PROFFER GUIDELINES SECTION/TITLE PAGE 1.0 PURPOSE ............................................................................................................ 3 2.0 COMPETITION INTENDED ................................................................................. 4 3.0 BACKGROUND INFORMATION ......................................................................... 4 4.0 CONSULTANT’S MINIMUM QUALIFICATIONS ................................................. 8 5.0 SCOPE OF SERVICES ........................................................................................ 8 6.0 TERMS AND CONDITIONS ............................................................................... 17 7.0 EVALUATION OF PROPOSALS: SELECTION FACTORS ............................. 32 8.0 PROPOSAL SUBMISSION FORMAT ............................................................... 33 9.0 INSTRUCTIONS FOR SUBMITTING PROPOSALS ......................................... 37 10.0 CAPITAL FACLITY NEEDS AND PROFFER GUIDELINES ............................. 43 Attachment 1: Policy Area Map Attachment 2: Land Use and Fiscal Management Approach Attachment 3: Resources Attachment 4: Sample Pricing Page Prepared By: Diane Smith Date: January 23, 2020 Assistant Purchasing Agent CAPITAL FACILITY NEEDS AND PROFFER GUIDELINES RFP RFQ 185782 Page 2 of 71 CAPITAL FACILITY NEEDS AND PROFFER GUIDELINES 1.0 PURPOSE The intent of this Request for Proposal (RFP) is for the County of Loudoun, Virginia (County) to obtain fixed price proposals, from firms with expertise in Local Government Capital Planning, Management Consulting, Public Administration, and/or Land Use Planning. The Consultant is requested to evaluate and enhance Loudoun County’s current system for: • Creating capital facility standards that identify capital facility needs and facility triggers for County operating departments and agencies, • Calculating the capital costs associated with meeting these needs, and • Developing suggested proffer calculations to account for new development. Loudoun County Government currently projects future facility needs for its departments and agencies using capital facility standards and population growth trends. Enhancements will include adding urban facility standards, road standards, and possibly, standards triggered by nonresidential development. An important outcome from this effort is a set of updated capital facility standards where capital need calculations reflect best practices, using methodologies that can be consistently applied and easily implemented by County staff during future updates. The Consultant will be required to calculate and present the updated standards to public bodies such as the County’s Fiscal Impact Committee and Board of Supervisors. Similarly, calculations of suggested proffer amounts (voluntary commitments offered by the property owner to mitigate the impacts of increased density from rezoning property) need to result from a clear, consistent, and transparent methodology that can be easily updated by County staff. With the adoption of the Loudoun County 2019 General Plan, there is a need to evaluate the current methodology for how suggested proffer amounts are calculated in order to accurately measure the impact to be mitigated as well as correctly estimating the impact of different development types and patterns permitted in the new General Plan. Loudoun County currently determines suggested proffer amounts based on a Capital Intensity Factor for each type of housing unit. The Consultant will be required to evaluate potential changes to Loudoun County’s Capital Intensity Factors, and to calculate and present all updated factors. As part of this effort, the Consultant is asked to evaluate whether any changes in the types and sizes of County government and schools capital facilities, or the CAPITAL FACILITY NEEDS AND PROFFER GUIDELINES RFP RFQ 185782 Page 3 of 71 approach to providing these facilities are merited, given planned urban development, the County’s continued transition from a “Greenfield” to a mature jurisdiction, and opportunities for redevelopment. The Consultant is asked to both conduct independent research and to facilitate internal discussions with representatives of Loudoun County departments and Loudoun County Public Schools. The Consultant also is asked to facilitate discussions with the development community. 2.0 COMPETITION INTENDED It is the County's intent that this Request for Proposal (RFP) permits competition. It shall be the Consultant's responsibility to advise the Purchasing Agent in writing if any language, requirement, specification, etc., or any combination thereof, inadvertently restricts or limits the requirements stated in this RFP to a single source. Such notification must be received by the Purchasing Agent not later than fifteen (15) days prior to the date set for acceptance of proposals. 3.0 BACKGROUND INFORMATION History Loudoun County, Virginia (Loudoun), is located 25 miles northwest of Washington, DC. It has been one of the fastest growing counties in the nation since the late 1990s. From 2000 to 2010, Loudoun was the fifth fastest growing county in the nation, growing from a population of 169,599 to 312,311. Its current population exceeds 400,000. Loudoun is the home of Washington Dulles International Airport and is a prime location for data centers. More than 70 percent of all internet traffic is routed through data centers in Loudoun. New Comprehensive Plan In June 2019, Loudoun’s Board of Supervisors adopted a new comprehensive plan, the Loudoun County 2019 General Plan. This plan replaced the Revised General Plan, which was adopted in 2001. For decades, Loudoun has supported the protection of its rural and agricultural areas to the west and focused development in suburban areas to the east. Loudoun has accommodated growth near existing infrastructure to support development in a fiscally sound manner, where the market forces have been strongest for new residential and employment development. Loudoun’s growth management policies have resulted in some of the most highly valued residential communities in the region, while also encouraging new business development. The framework for land planning in Loudoun consists of four (4) types of policy areas – Urban, Suburban, Transition, and Rural – and several smaller areas designated as Joint Land Management Areas (JLMA) and Rural Historic Villages. CAPITAL FACILITY NEEDS AND PROFFER GUIDELINES RFP RFQ 185782 Page 4 of 71 These areas represent distinct planning communities with specific policies, strategies, and actions tailored to address the needs of each area. While planning for transit-oriented development (TOD) in the immediate vicinity of future rail stations has been underway for since the early 2000s, the Urban Policy areas, which encompass a larger area, were introduced by the 2019 General Plan. Additional information about the policy areas can be found in the 2019 General Plan. A map of these areas is included as Attachment 1. Growth Management and Capital Facility Planning Loudoun County has had a long history of proactive growth management practices. Loudoun’s 1991 general plan, Choices and Changes, was written when the County was largely undeveloped with an abundance of “Greenfield” development opportunity in the eastern part of the County. Loudoun has incorporated evaluation of fiscal impacts into comprehensive plan processes starting with that plan, and established a resident advisory committee, the Fiscal Impact Committee, in 1992 to closely review assumptions about future growth and how future growth would impact County government and schools capital facility needs. As a Virginia jurisdiction, Loudoun County has the authority to accept voluntary commitments (“proffers”) at the time of a conditional zoning (“rezoning”) to help mitigate the impact of a proposed development, including the corresponding need for the County government and schools to build future capital facilities to provide services. This is referred to in this document as capital facility impact. Loudoun developed a series of documents which forecast long-range capital needs and provide guidance on proffer contributions. These documents address facility needs for both the County government and the schools. Three documents, reviewed by the Fiscal Impact Committee, are updated periodically: • Capital Facility Standards (CFS) – the type, acreage, and size of future capital facilities, along with “triggers” based on population, population