Comprehensive Plan Update and Unified Development Code

Purpose:

The Town of Little Elm, Texas ("Town") is soliciting a Request for Proposal (RFP) from qualified firms and individuals wishing to be considered to perform professional long-range planning services for the 2023 periodic update of the Town's Comprehensive Plan and the creation of the Town's first Unified Development Code.

The preferred consultant will be one that has demonstrated extensive successful urban planning and redevelopment experience, including land use, transportation, market analysis, economic development, parks and open space, infrastructure and sustainability planning, experience in drafting development regulations for inner-ring cities with a focus on redevelopment, and is knowledgeable about development regulations for other cities in North Texas.

The Town may select two different consultants to complete the two projects or if one is qualified to do both will select one firm. Consultants are also encouraged to partner, if appropriate, to assemble the right combination of skills to address the preliminary scope of services described herein.

Background:

Settled in 1841, Little Elm was incorporated in June 1966 and is a Home Rule Municipality that operates under a Council-Manager form of government. Little Elm is located in Denton County approximately 30 miles north of Dallas. The Town encompasses approximately 22.6 square miles including the lake, 66 miles of shoreline, and a population a little over 50,000. The Town overhauled the Comprehensive Plan in 2017 and currently desires some minor updates and additional planning along our two major corridors, Eldorado Parkway and US 380. The Town has the unique feature of Lewisville Lake as one of its main attractions around which we have established our Lakefront District by incorporating higher density mixed-use developments, public facilities, and trails to create a destination.

Project Overview: 2023 Comprehensive Plan Update/Small Area Planning

The Town of Little Elm is preparing for its 2023 Comprehensive Plan periodic update and is looking for an experienced consultant team to lead and guide the Town through the update process. The goals and objectives of the current Comprehensive Plan are still very relevant but would benefit from a minor update. Therefore, the Town primarily seeks updates in the form of creating a plan and extended vision for two major corridor areas. These areas include the Lakefront District, along Eldorado Parkway, and the US 380 corridor, see attached area map; both areas have opportunities for redevelopment, ROW expansion, and additional corridor design practices. This small area plan (plan) will be the principle guide in promoting orderly and strategic growth, development, redevelopment, and enhanced aesthetic of both areas, respectively. The plan should examine current land uses, economic development, market trends, development trends, and provide recommendations concerning the best and most appropriate development/redevelopment opportunities for the entire study area, including recommendations for each parcel or groups of parcels, and strategies to help maximize (re-) development potential, both physical and economic.

The area plan should also review and provide specific land use standards and preferred location recommendations for uses that have been redeveloping at a rapid pace within the subject area, including, single-family rental units, townhomes, condos, and commercial mixed-use developments.

Careful planning is integral to Little Elm development and plans are closely reviewed to ensure that all growth of the community maintains the small-town lakeside community atmosphere that residents and visitors have come to treasure.

This planning effort will not define a new vision and goals for the area, but will build on the Town's Comprehensive Plan and Strategic Plan, with specific focus on the two corridors. It is the Town's expectation that the consultant will produce a concise report, with to-the-point text and graphics built around identifying action items, market data, concept illustrative plans, development program and urban design ideas. It is envisioned the plan will focus on both corridors but will be documented in a single report encompassing both small area plan locations.

Eldorado Parkway Corridor Overview:

The Town's Comprehensive Plan identifies the desire to provide a mix of housing opportunities, create a pedestrian friendly street environment, encourage nonhomogeneous residential and commercial developments, and introduce urban design that would promote the implementation of small-town design guidelines in order to maximize desirability and aesthetic appeal throughout the Town. As a result, the Town established a form-based Town center zoning district, known as the Lakefront District, that incorporated enhanced quality design standards.

The purpose of the Lakefront District is to establish a pedestrian-oriented lakefront that serves as the civic and cultural heart of the Town. The Lakefront District establishes the goals and visions for the area, and outlines development standards necessary to guide future development toward meeting the intent of the district.

US 380 Corridor Overview:

The U.S. 380 Overlay District (380-OD) is identified in the 2017 Comprehensive Plan as the Town's major commercial hub for employment. As a result, enhanced regulations were adopted to stimulate high-quality employment opportunities in this area. The 380 Overlay District is intended to substantially advance a legitimate governmental interest that includes promoting the economic development of the overlay district area, promoting a job base for the residents of Little Elm, and to regulate the character of growth along the 380 Corridor.

General Scope of Work

Below are some possible elements to consider as part of the plan.

• Maximum use and return on investment under current regulatory design standards.
• The distribution, location and extent of land uses and transportation systems.
• The distribution, location, extent and intensity of essential public and private project opportunities needed to support these land uses.
• A vision for the corridor, through conceptual design layouts
• Analysis of the current supply and future demand for various types of land uses, including current housing types and new housing types based on existing and emerging trends, such as accessory dwelling units and workforce housing.
• Identify desired infill and redevelopment areas, exploring potential future uses and regulations to ensure desirable development.
• Identification of economic development and redevelopment strategies geared toward spurring investment within the Town, including an evaluation of existing conditions and how they will impact the preferred development/redevelopment scenario.
• Recommend standards and criteria by which development and redevelopment of existing properties can proceed and community identity can be enhanced, while accommodating key existing and proposed developments.
• Incorporation of greenways, trails and bike / pedestrian goals and plans
• Identification of priority redevelopment areas
• A program of recommended implementation measures including regulations, policies, infrastructure projects, and financing measures needed to carry out the plan.
• Other subjects necessary to carry out the plan.

Project Overview: Unified Development Code Creation

The Town of Little Elm is also seeking proposals for a professional consultant capable of updating the Towns Zoning Ordinance, including all development standards, exterior construction, landscaping, screening, fencing, parking, lighting, subdivision regulations, as well as the Sign Ordinance, and developing a Unified Development Code, with associated technical manuals. The Town is looking to develop a Unified Development Code in order to streamline and standardize the development process.

The current versions of the zoning ordinance, landscape regulations, subdivision regulations, and sign code are out dated. Although they have been amended over the years, the Town has never engaged in a comprehensive evaluation or revision to these ordinances.

The current Zoning Ordinance is characterized by 13 residential zoning districts, 3 commercial zoning districts, 2 industrial zoning districts, 2 special districts, 1 special residential district overlay, and an agriculture and community facility district. More recently, the Town has relied on Planned Development Districts when rezoning properties due to the constraints of the house bills, as well the desire to accommodate more creative development opportunities.

As Little Elm approaches build-out, the Town must now shift its focus not only toward the development of greenfield property but redevelopment of existing properties. The current ordinances focus on traditional suburban development patterns and do not adequately provide for infill or redevelopment opportunities of existing older properties. Also, these ordinances do not reflect the best practices or emerging trends in land use, urban design, or pedestrian-oriented development.

The Town will seek the consultant's recommendations as to whether the Zoning Ordinance, development standards, subdivision regulations, signage regulations and other related standards should be maintained as separate chapters of the overall code, or whether a Unified Development Code would be more effective to achieve the goals of the Comprehensive Plan.

The Town desires an innovative and creative approach toward the completion of this task; applying interactive and user-friendly graphics and elements will be essential to facilitate ease of navigation. The resulting document must be user-friendly for Town staff, residents, and the development community. The content must be cutting-edge, concise, and clear. Most importantly, it must be made available to the public in a way that is accessible and easy to use, through different types of media.

This project is anticipated to follow the completion of the 2023 Comprehensive Plan Update/Small Area Planning project, referenced above, but may be able to be staggered.

General Scope of Work

The Town of Little Elm desires a code that achieves the following:

• "User Friendly", easy to read, understand, and interpret for all users, including citizens, staff, developers, and elected and appointed officials.
• Simple, flexible, and easily administered by staff.
• Reflects current trends and best practices in the various development regulations, while keeping Little Elm as a desired location for investment.
• Uses illustrations and form code provisions to simplify the ordinance, to make it more understandable to readers, and to promote well-designed neighborhoods and places.
• Capable of innovative and creative approaches to land use regulations, including the exploration of form-based or hybrid codes.
• Incorporates considerable graphics depicting the requirements, recommendations, and concepts detailed in the code.
• Includes the use a specific zoning districts for certain areas and accompanying regulations for both built-up areas of the city as well as undeveloped properties.
• Flexible to allow for streamlining of the development review process.
• Includes provisions that will help achieve high-quality infill and redevelopment projects that are consistent with the context of existing development in the area.
• Includes provisions that link land use and transportation, with an emphasis on protecting traditional neighborhood development while encouraging the highest best use for the Town.
• Promotes and supports alternate forms of transportation, including walking and biking.
• Provides for a sustainable built and natural environment.
• An ordinance that will meet the needs of the City both now and in the future.

Minimum Requirements

The preferred consultant/consultant team must have demonstrated urban planning and redevelopment experience, including land use, transportation, market analysis, economic development, parks and open space, infrastructure and sustainability planning, experience in drafting development regulations for inner-ring cities with a focus on redevelopment, and is knowledgeable about development regulations for other cities in North Texas.

Evaluation Criteria

An initial evaluation will consist of the submittal review to ensure all required documentation is submitted and verification that minimum qualifications have been met. References will be checked. Any negative responses received may result in disqualification of submittal.

Evaluation criteria used to evaluate the RFP responses will include, but is not limited to, the following items. The criteria below will be based on a weighted guideline:

• 25% — Proposed cost for each project
• 25% — Professional background, qualifications, and reputation for personal and professional integrity; competence; quality and completeness of prior work; and references of previous clients.
• 20% — RFP and example projects show a clear understanding of the project scope and capability to perform all aspects of the project and to meet the desired outcomes and timeline for this project.
• 20% — Familiarity with zoning ordinances, landscape regulations, subdivision regulations, signage regulations, and unified development codes – particularly in a redevelopment environment.
• 10% — Description and methodology to be used in completing the required work.

Public Process:

The Town will accept Request for Proposals from consultants through February 6, 2024. The Town of Little Elm is accepting electronic offers ONLY, to be uploaded and submitted through IonWave. Do not email a copy to Town staff directly. Any offers received outside of the system will be rejected. The Town may request hard copies of any proposal during the evaluation process.

Contact InformationContact Email