On-Call Consultant Services

Agency: American Planning Association
State: Federal
Type of Government: State & Local
NAICS Category:
  • 541611 - Administrative Management and General Management Consulting Services
  • 541618 - Other Management Consulting Services
Posted Date: Jun 4, 2021
Due Date: Jun 11, 2021
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On-Call Consultant Services Tahoe Regional Planning Agency

Stateline, NV




Tahoe Basin Housing Initiative - On-Call Services


To assist with the Tahoe Living: Housing & Community Revitalization Strategic Initiative, TRPA is seeking consultant expertise in policy changes that will positively influence the number of multi-family "missing middle" housing units that are built in the Tahoe Basin while supporting TRPA environmental thresholds and regional goals such as walkability, reduced vehicle-miles per capita, scenic and water quality. TRPA is seeking to develop a consultant referral list to draw from on an on-call basis when specific expertise is needed. Following is an outline of potential planning and environmental services and expertise being requested in this RFQ, as well as potential related tasks. Please note that the following tasks will require the contractor to discuss and refine work products with TRPA staff. Depending on responses and qualifications, TRPA may award multiple contracts under this RFQ. Responses should include a statement of qualifications and experience working on the following key tasks:

Peer review or development of policy changes (estimated timeline: July – September 2021)

Site Constraints

Previous discussions with stakeholders and partners have revealed that TRPA's existing site constraints, which include density, height, and coverage allowances, are too rigid to allow or incentivize developers to build smaller homes that are affordable to the local workforce. In September, TRPA staff will bring a proposal to stakeholders that will include an incentive package with considerations for allowing additional height, coverage, and density allowances for workforce housing. Tasks within this section may include:

  • Peer review and feedback on the feasibility, completeness, and possible impacts and benefits of draft proposals. Impacts and benefits could include economic, neighborhood compatibility, environmental, overall housing supply, and other categories.
  • Develop recommendation for height allowance in specific areas that considers neighborhood compatibility, scenic, economic, and other applicable considerations.
  • Develop recommendation for density allowance in specific areas that could include associated maximum unit size.
  • Creation of conceptual renderings of missing middle housing types under different policy scenarios (e.g. ADUs, fourplexes, etc.)

Development Rights

TRPA's development rights and growth management system is deeply intertwined with the cost and feasibility of housing. Consultant expertise is needed to help understand the potential economic and environmental implications of changes to the development rights system or maintaining the status quo. Changes could include tying residential development rights to size rather than number of units, incentivizing conversion of commercial and tourist development rights to residential, and finding other ways to increase the residential development right pool. This task could include developing policy recommendations, and/or peer review of recommendations drafted by TRPA staff for feasibility, effectiveness, legal and technical adequacy.


Like many communities, TRPA's permitting system contains legacy requirements that often advantage larger, more expensive homes over smaller homes more suitable for the local workforce or local residents. These requirements, such as additional hearing and noticing requirements, and intensive environmental review processes can slow or stall projects. Consultant expertise is needed to draft or review potential policy changes, provide information on best practices, and evaluate costs and benefits of different policy choices.


Mitigation and impact fees are required to have a nexus between the impact and the fee, but these fees often become a barrier to entry for smaller homes, as the cost of the fees are disproportionately high based on the overall cost of construction. Other fees too, such as application fees are often tied to the actual cost to the agency and can be a barrier for smaller-scale projects. Consultant expertise is needed to understand other successful models of capturing the necessary costs of infrastructure improvements and mitigation projects in association with development, understanding ways that workforce housing may bring other financial benefits to a community which may offset the loss of fees, and how the combination of these factors can result in changes to fee structures associated with project development. Tasks could include reports on best practices, development of new fee structures and cost recovery models, code development, and peer review of draft code developed by TRPA staff.

Housing Data Collection and Analysis

This task involves collecting and analyzing data to inform the housing policy decisions described in Task 1, including both primary and secondary data collection, and literature review. A variety of data types may need to be collected and analyzed, including:

  • Occupancy and use data on different housing types, including multi-family, single-family, accessory dwelling units, employee housing, etc., both within and outside the Tahoe region;
  • Local resident and worker characteristics, remote worker characteristics that could impact housing choice and needs;
  • Home sales and rental rates;
  • Local revenues generated by housing type through sales and property taxes, other local expenditures;
  • Other data collection as needed to answer relevant housing questions;

Draft Code language (estimated timeline: September 2021 – January 2023)

Using the proposal(s) above, it is anticipated that draft code language will be presented to stakeholders beginning in January 2022, however multiple code amendment packages may be brought to stakeholders. Tasks within this section may include:

  • Development of or review of draft code language

Environmental analysis, review, and development (estimated timeline: September 2021 – March 2022)

Environmental review of products from #1 and #3, above, may be required. TRPA anticipates that the focus of environmental review would primarily be in the areas of scenic, transportation, air quality, water quality, and public services, but other areas may require detailed analysis as well, depending on the proposals under review.

  • Preparation of environmental documents or components of environmental documents ranging from Findings of No Significant Effect (FONSE) through Environmental Impact Statements (EIS) to meet TRPA environmental review requirements.
  • Review of and input on the legal and technical adequacy of project and programmatic environmental documents produced by TRPA staff in accordance with Chapter 3 of the TRPA Code of Ordinances and Article VII of the BI-State Compact (Public Law 96-551).
  • Presentations to TRPA staff, Housing Working Group, Local Government and Housing Committee and Governing Board, as necessary.

Schedules for the completion of work products will vary and will be determined as individual work orders are issued. In general, most work order deliverables will be scheduled for completion within 10 to 120 days of assignment in order to fulfill TRPA's statutory requirements for project review.

Although prior work experience in the Lake Tahoe Basin is not required, applicants should describe prior work experience in the basin and their familiarity with the TRPA regulations, the overall regulatory context in the Lake Tahoe Basin, TRPA application and project review and permitting.

Please visit https://www.trpa.gov/contact/request-for-proposals/ for the full RFQ.

Request Type
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Friday, June 11, 2021
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