Hybrid Form-Based Zoning Code Update

Agency: American Planning Association
State: Federal
Type of Government: State & Local
NAICS Category:
  • 541611 - Administrative Management and General Management Consulting Services
Posted Date: Sep 10, 2021
Due Date: Oct 15, 2021
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Hybrid Form-Based Zoning Code Update Village of Shorewood

Shorewood, WI

Proposal Requested

The Village of Shorewood is seeking a consultant to update the Commercial and Mixed-Use Districts within its Zoning Code to include form-based elements alongside updated use classifications (hybrid). The Village's Central District Master Plan Design Guidelines shall serve as a starting point, but incorporation of additional "best practice" form-based elements are expected. This project is being initiated upon the recent adoption of the Village of Shorewood Comprehensive Plan 2040. The consultant will work with the Planning & Development Director, Plan Commission and Design Review Board to review the existing code and built environment, facilitate public engagement, and draft the proposed update for consideration by the Village Board.

Project Background

The village of Shorewood, Wisconsin (population 13,315 – 1.6 sq. miles) is located within Milwaukee County's North Shore communities. It is a built-out, first-ring, urban suburb of the city of Milwaukee that is amongst the most densely developed municipalities in the state of Wisconsin. The village is a walkable and bikeable community served by public transit. It is located adjacent to the University of Wisconsin-Milwaukee, and within a short commute to employment within Downtown Milwaukee.

Over the last decade, the village has witnessed significant growth in its commercial corridors, much of which was accomplished through Planned Development Districts. Some of that recent growth has challenged community perceptions. Based on known redevelopment opportunities and its desirable location and real estate market, the village expects to see continued redevelopment. It is hoped that a well-designed hybrid form-based code will foster predictable improvements that are compatible with existing context and aligned with community expectations.

There are two intersecting commercial corridors (N. Oakland Ave. and E. Capitol Dr.) in the village that have significant multi-story office, residential and mixed-use properties. This project will focus on updating the zoning standards of these corridors. The N. Oakland Ave. corridor is approximately 1.25 miles. North of E. Capitol Dr. it serves as the village's traditional, walkable main street. N. Oakland Ave. south of E. Capitol Dr. contains areas of mixed-use development but is more high-density residential in character. E. Capitol Dr., which is also State Highway 190, features a two-lane divided roadway west of N. Oakland Ave., but a more walkable small-scale development pattern east of N. Oakland Ave. E. Capitol Dr. also features significant portions of institutional development (Shorewood High School, Atwater Elementary School and St. Robert's Church).

The project will be led by the Planning & Development Director under the oversight of the Plan Commission and in consultation with the Design Review Board. Ultimate approval will be required through the Village Board. Additional engagement with other Village committees and staff will be expected throughout the process. Communication with and to those groups will be coordinated through the project leader (Planning and Development Director).

Estimated Timeline

The Village anticipates that this update can be undertaken in the winter and spring with approval in summer of 2022. Details of the RFP timeline are noted below.

RFP published: September 13, 2021
Deadline for proposal questions and notice of interest: September 24, 2021
Proposal question responses emailed to consultants of interest: October 1, 2021
Proposals due: October 15, 2021
Firms notified of interview (if needed): October 29, 2021
Interviews (if needed): November 8-12, 2021
Plan Commission recommendation: November 23, 2021
Village Board approval of contract: December 6, 2021

The proposed review timeline is subject to change at the discretion of the Village. The Village anticipates the need to conduct interviews within this RFP process. The Village will not be legally obligated to adhere to the dates for interviews, recommendations, and award. Interviews will be with staff and possible representative(s) of the Plan Commission, Design Review Board and Village Board.

Project Scope

PRIMARY WORK PRODUCT: This contract will result in a proposed hybrid form-based code, meant to update the present zoning ordinance and other local land development regulations that apply to Shorewood's commercial corridors.

Task 1 Initial Review, Analysis and Project Introduction

  1. Research and Interviews. The Consultant will review the existing, applicable zoning standards and design guidelines in preparation to commence the project. Upon familiarity, the Consultant will interview appropriate stakeholders involved with the project. These interviews will include groups and individuals including elected officials, nonprofit organization leaders, property owners, neighborhood representatives, local design professionals, developers, business organizations, and municipal staff.
  2. Site Analysis. The Consultant will become familiar with the physical details of Shorewood's commercial corridors and the historic patterns of urbanism and architecture in the surrounding area.
  3. Communication. The Consultant will draft a press release to inform the local community about the planning efforts to be undertaken. The Consultant will provide information for the Village of Shorewood's website, including text, photographs, maps, renderings, and other images. This material will describe the Consultant's credentials and help explain the project's process.
  4. Project Introduction. The Consultant will introduce the project and present the findings from their initial review and analysis to the Plan Commission.

Task 2 Public Design Process

  1. Generate necessary background maps. The Village of Shorewood will provide all necessary base map information as needed by the Consultant. These documents will be used to produce the maps that will be used during the preparation of the hybrid form-based code.
  2. Public Workshop and/or Design Charrette. The Consultant will organize and lead at least two design workshops or full planning charrettes to engage the community, gather ideas and goals, and formulate implementation strategies. The Consultant will tailor the workshops or charrettes to obtain maximum community input to produce the best possible master plan on which to base the new code. The charrette format will also take into consideration the findings of the initial site analysis, input from staff, and information obtained at previous meetings, workshops, and interviews. While the result will be new land development regulations, the public process will include discussions of alternatives for street design, street connectivity, and town planning strategies that create vital town centers, corridors, and livable neighborhoods. At the conclusion of the workshops, the Consultant will present the work generated to-date to the Plan Commission, including plans, renderings, and initial coding ideas that reflect ideas articulated in the workshops. It is essential that local government officials attend this presentation along with citizens, stakeholders and staff.

Task 3 Drafting the Hybrid Form-Based Code

  1. Design Parameters for the Hybrid Form-Based Code. The new code will regulate development to ensure high-quality public spaces defined by a variety of building types and uses including housing, retail, and office space. The new code will incorporate a regulating plan, building form standards, use regulations as needed, descriptive building or lot types, and other elements needed to implement the principles of functional and vital urbanism and practical management of growth. Sections of this document would typically include the following:
    1. Overview, including definitions, principles, and intent; and explanation of the regulations and process in clear user-friendly language.
    2. Regulating Plan (a schematic representation of the master plan) illustrating the location of streets, blocks, public spaces (such as greens, squares, and parks), and other special features. Regulating plans may also include aspects of Building Form Standards such as "build-to-lines" or "required building lines" and building type or form designations.
    3. Building Form Standards governing basic building form, placement, and fundamental urban elements to ensure that all buildings complement neighboring structures and the street. These standards should be based upon study of building types appropriate for the region, climate, and neighborhood vitality.
    4. As determined to be necessary, building or lot types, architectural standards, landscape standards and parking standards shall be incorporated.
  2. Integration of the Hybrid Form-Based Code. The hybrid form-based code must be integrated into the Village of Shorewood's existing regulatory framework in a manner that ensures procedural consistency, conformity with state and local legal requirements, provides clarity as to applicability of existing regulations, and maximizes the effectiveness of the code.

Task 4 Refining the Hybrid Form-Based Code

  1. Presentation of First Draft. The Consultant will present the first draft of the hybrid form-based code to the Plan Commission for the purpose of gathering comments. The presentation may be made before a joint gathering of municipal boards and committees, as determined by the Village of Shorewood.
  2. Presentation of the Second Draft. After making revisions in response to comments on the first draft, the Consultant will present the second draft of the hybrid form-based code at another meeting to the Plan Commission for recommendation of approval, as determined by the Village of Shorewood.

Task 5 Approval Process

  1. Public Hearing Presentations. Upon recommendation of the draft hybrid form-based code by the Plan Commission, the consultant will make a formal presentation to the Village Board.
  2. Additional Revisions. The Consultant will be responsible for up to two rounds of revisions that may become necessary between presentations. Village staff will be responsible for collecting comments, questions, and suggestions for these refinements from various sources and consolidating them into a series of action items for revision or responses.

Proposal Content

The proposal should not exceed 10 single-sided pages, not including appendices, and should address the following:

  1. Transmittal Information
    1. Firm's name, address, telephone number and contact person(s).
    2. Firm's confirmation of understanding of the project and commitment to provide the appropriate personnel, equipment and facilities to perform the scope of services as defined in this document.
  2. Approach
    1. Provide a description of the anticipated planning efforts in relation to the defined Project Scope.
    2. Identify your expected public engagement efforts, including number and purpose of meetings or other activities. Please include details of virtual or in-person expectations.
    3. Outline your proposed staffing levels and activities.
    4. Provide estimated hours for all tasks.
  3. Personnel Experience
    1. Name
    2. Proposed responsibilities
    3. Professional registrations
    4. Description of related past experience, particularly experience of a similar capacity on projects of comparable size and/or scope
    5. Profiles or resumes may be included within appendices.
  4. For each project team member please submit a BRIEF description of the following:
    Previous work samples and references
    1. Provide examples of previous, related work, including at least one adopted municipal hyrid form-based code. Full documents may be attached as hyperlinks or appendices, as necessary.
    2. Provide a list of references of comparable clients.
  5. Cost
    1. Provide a cost "not to exceed" per task along with an hourly rate for each project team member working on those tasks and the expected hours by task and position to satisfactorily perform the scope of services.
      1. Costs shall be commensurate to the proposed work. The Village does not anticipate costs to exceed $50,000 but will review all proposals.
    2. Please note there will be no reimbursement for travel time, meals, or mileage; these incidental costs should be included in the hourly rates.
    3. Describe the circumstances under which you would propose to modify the fees, including the rate at which the Village would be charged for additional work, and how you would communicate such a potential modification to the Village of Shorewood.
  6. Contract
    1. Please attach a copy of your standard contract for these types of services in the email submitting the proposal.
  7. Insurance
    1. The proposal must include either a description of the firm's insurance or a certificate of insurance outlining the firm's insurance policies which evidence compliance with the requirements noted in the Terms and Conditions section of this RFP.

Request Type
Request Type
Friday, October 15, 2021
Contact Information Website
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