Land Use Code Update

General Introduction

The City of Nashua, NH is seeking qualified proposers with considerable experience in urban design, land use and transportation planning, economic analysis, natural resources, arts and cultural resources, equity, sustainability, resiliency, community engagement, and New Hampshire land use law to update the City's Land Use Code. The new Code will provide the City's elected and appointed officials, property owners, businesses, developers, non-profits, institutions, residents and staff with clear and concise land use regulations, packaged in a legally defensible document, that will manifest the vision articulated by the 2021 Imagine Nashua Master Plan.

Multidisciplinary teams, which may be a single firm or a consultant team consisting of individuals and/or firms with specialized expertise, are encouraged to submit a proposal. It is anticipated that work will begin in the spring of 2023 and the completed code will be adopted by the City in summer/fall of 2024.

This RFP is a competitive process to select a proposer that best meet the needs of the City based on qualifications, service, capabilities, and prices, as well as other factors. This RFP contains instructions governing the proposals to be submitted, the materials to be included, and the requirements that must be met to be eligible for consideration.

Background

The City of Nashua, New Hampshire is a vibrant, thriving former mill town that was first settled in 1655 and officially declared a City in 1853. Situated along the Merrimack and Nashua Rivers, the "Gate City" is the doorway to New Hampshire from Massachusetts, and 45 miles from Boston. With a population of 91,000 residents inhabiting 32 square miles, Nashua is New Hampshire's second largest City. Surrounded by towns sporting quintessential colonial New England charm, Nashua serves as the hub of the region. Nashua offers residents and visitors a vibrant arts community that includes galleries, music and theater, an array of dining destinations, tax-free shopping at local boutiques and specialty stores or your favorite well-known retailers. A progressive public-school system, extensive parks, and an active Recreation department all lend to Nashua being a wonderful community in which to raise a family.

Nashua is the only city in America to be ranked #1 Best Place to Live by Money magazine twice, and was just named in the top 100 cities across the nation for 2022, including best in New Hampshire. Its traditional New Hampshire heritage, combined with progressive New England urban qualities and vitality, attracts people in every stage of life.

Nashua operates under a City Charter form of government led by a working Mayor and fifteen-member Board of Aldermen.

The City has a very strong economy, as a key commercial and industrial center for the state and the region. It serves as a retail hub due to NH's lack of a sales tax and proximity to the Massachusetts market. The City enjoys a AAA bond rating from both Fitch Ratings, Inc and S&P due to its strong budgetary performance and financial management.

Past and Present Planning Work

The City updated its Master Plan over the course of 2020 and 2021 and adopted the plan in October 2021. This comprehensive plan established the following vision:

Nashua is committed to being a welcoming, diverse, and forward- thinking city that offers a variety of economic, housing, educational, and recreational opportunities throughout a vibrant and resilient community that provides a high quality of life.

The Master Plan articulated numerous goals in pursuit of this vision, several of which point towards adoption of a form-based code. The City recognizes the need to plan for development demands and through the Master Planning process, has identified the priority redevelopment locations listed below and conducted modest visioning for these areas. Some of these areas as well as others should be considered as candidates for form-based regulations.

Project Objectives

The objective of this project is to develop a new Land Use Code that is grounded in the principles of new urbanism and smart growth and strives to manifest and build on the vision set forth in the 2021 Master Plan. The Code will be approachable, user-friendly, illustrative, and will provide clear and concise development standards that will reduce the need for variances and the number of existing non-conformities. This should be accomplished through district revisions tailored to the existing built environments while also contemplating reasonable future expansion and densification.

The Code will provide standards that promote interconnected pedestrian and bicycle facilities, mixed-use development, and a quality urban experience through the enhancement of the public realm and streetscape All existing neighborhoods should be entitled to incremental growth by right, but not be subject to rapid densification, unless appropriate and accommodated by existing City infrastructure.

Scope of Services

The Proposer shall prepare and submit to the City for approval a project management plan that specifies a schedule of work, the roles and responsibilities of the Proposer and any sub-contractors, identifies specific work tasks, milestones, review/comment milestones and a public outreach plan. Additionally, the Proposer shall be available remotely to participate in meetings at least every two weeks with the City's Project Manager and meetings with specific City Departments, key stakeholders, and outside agencies, as necessary.

The successful Proposer will develop and deliver a professional Land Use Code, meant to supersede the current Land Use Code for the City of Nashua, that will aid the City in achieving the vision and goals articulated by the 2021 Master Plan. The Proposer will have overall responsibility for the creation of the City's Land Use Code update, lead the Code update efforts, and will be responsible for the timely completion of the Code update. All work shall be completed in accordance with applicable City standards and within the agreed upon timeline. This includes, but is not limited to, preparing and maintaining a detailed project timeline (the general timeline is expected to commence shortly after the new year in 2023 and is expected to last 12-18 months), and the tasks listed below to be detailed and agreed upon in the final contract with the selected Proposer:

1. Interviews. The successful Proposer will interview appropriate stakeholders involved with the project. These interviews will occur with a staff steering committee and a community steering committee. Focus groups will also be held with the Planning Board, Zoning Board of Adjustment, Conservation Commission, Historic District Commission, the Board of Aldermen, and others at various points in the process.
2. Site Analysis. The successful Proposer will become familiar with historical forms and patterns of development, general location of land uses, and the basic market environment in the City.
3. Engagement Process
   1. Coordination with City Divisions
      
      1. The selected consultant team will primarily coordinate with the City's Planning Manager for the Code update. However, there are several other City Departments that have a vested interest in the outcome of the project. An internal steering committee will be convened including the Mayor (or designee) and members from the following Divisions: Corporation Counsel, Public Works, Economic Development, Community Development, etc. The Proposer will be responsible for facilitating these meetings and coordinating input from these City Departments.
   2. Engagement with Outside Stakeholders (ad hoc)
      
      1. The selected consultant team will coordinate with outside agencies that provide services and/or expertise within the City of Nashua including but not limited to non-profits, business groups, engineers, surveyors, attorneys, and other design professionals.
   3. Engagement with the Community
      
      1. The selected consultant team will conduct general outreach for the Code, creating and updating a project website, leading three public meetings, soliciting feedback and conducting technical analysis with subsequent recommendations for the Code update.
      2. The selected consultant team will present to the Planning Board and Board of Aldermen as part of the Code adoption process.
4. Code Drafting
   1. The new code should include the following:
      
      1. Overview, including definitions, principles, intent, and an explanation of the regulations and land use permitting process in clear and concise language.
      2. Zoning Map delineating district boundaries, the location of streets, public spaces, natural amenities, and other special features. Mapping will be completed by City Staff with design input from the consultant team.
      3. Building Types & Lot Standards governing basic building form, placement, and fundamental elements to ensure that buildings complement existing development and enhance the streetscape. Building standards should be based on existing building types as well as new building types that will add vitality to the streetscape, provide new housing choices, and new venues and amenities.
      4. Frontage Types that are context sensitive and minimize the need for zoning relief.
      5. Use Regulations that simplify use categories for all districts, and minimize the emphasis on use for form-based districts
      6. Public Realm and Streetscape Standards that define the types of spaces appropriate for various districts and locations, and promote walkable spaces in close proximity to residences and workplaces.
      7. Parking & Access Standards that are context sensitive, encourage alternative forms of transportation, and discourage vehicular oriented development.
      8. Landscape Standards that are context sensitive, enhance commercial development outcomes, reduce the need for buffers, and integrate green infrastructure design principles for MS4 compliance.
      9. Special Standards as needed to address aesthetic or nuisance related concerns, such as loading, trash areas, noise, light, or life/safety issues.

This process is anticipated to be funded over two fiscal years (July-June), with a total budget of $225,000. Funding has been allocated by the Board of Aldermen.

Solicitation Schedule

• Announcement of Successful Consultant Team — No later than 2 weeks after interviews*
• Contract Negotiations Commencement — No later than 1 week after announcement*
• Contract Approval — March 14th, 2023*
• Contract Commencement — April 3rd, 2023*
• Final Draft Presented to the Board of Aldermen — August 8th, 2024*

* Tentative dates. A second round of interviews may be required which would extend the overall schedule 2-3 weeks.

A full version of the RFP document can be found here: https://www.nashuanh.gov/bids.aspx?bidID=387

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