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RFP for Downtown Douglasville Master Plan



For the Development of a Downtown Master Plan and 10-Year Strategic Plan for Downtown Douglasville


Submit to:

Douglasville Downtown Development Authority, Attn:  Patrice R. Williams

6694 Broad Street, Douglasville, GA 30134


Request for Proposal questions can be directed to Patrice R. Williams, Downtown Development Authority Director, 678-449-3028 or williamsp@douglasvillega.gov


Request for Proposals


Table of Contents


I.            Introduction................................................................................................... 3

II.            Background and Purpose…............................................................................. 3

III.            Scope of Work............................................................................................... 3

a.     Areas of Focus…................................................................................... 4

b.     Action Plan........................................................................................... 5

IV.            Scope B.......................................................................................................... 6

V.            Selection Criteria and Process…....................................................................... 7

VI.            Submittal Format…........................................................................................ 8

Appendix A                          Map of Area Focus



I.            Introduction


The Douglasville Downtown Development Authority, in partnership with the City of Douglasville, invites multi- disciplinary teams to submit sealed proposals to provide professional services to develop a Downtown Master Plan and 10-Year Strategic Plan for Downtown Douglasville. Downtown is emerging as a destination for residents and tourists, and is in need of a Downtown Plan that provides a clear vision and achievable action items to further catalyze investment.


Proposals should demonstrate a clear understanding of the project and provide a summary of the team’s qualifications, structure, as well as proposed deliverables. Proposals should also be responsive to the items presented in this RFP, but can be enhanced where doing so benefits the project.


II.            Background and Purpose


The City of Douglasville is a growing community of approximately 35,000 residents. The community is located in Douglas County 20 miles west of Atlanta. The City is bisected by I-20 and has been noted as the shopping hub for residents west of Atlanta and east of Birmingham. The City received approximately $8 million in monies from ARC through the Livable Center Initiative (LCI) program and was the first city to successfully complete its LCI project. The existing Downtown Plan was completed in 2008. Among the projects that have been completed include a parking deck, lighting and banners project, along with streetscapes. These investments helped transform the Downtown, and were due in part to the proprieties identified in the LCI.


III.            Scope of Work


The objective for the Downtown Plan is to identify and prioritize short, middle, and long-term public investment for the next 10 years. These investments will become the City of Douglasville and the Douglasville Downtown Development Authority’s work plan by helping inform budget priorities, and should help to effect further transformational investments.


The selected consultant team will work closely with the City of Douglasville and the Douglasville Downtown Development Authority staff during the planning process and development of deliverables. Additionally, the team will need to work collaboratively with a Master Plan Citizen Committee that will include individuals from a variety of Downtown stakeholder groups, including resident, business and property owners, non-profit representatives, students and others.


In order to accomplish the stated objectives it is anticipated the Downtown Plan will seek to address the items described below. This proposed scope of work is intended to be a general outline of the work and not an all- inclusive description of the elements to be included in the Downtown Plan or accompanying planning process:


·         A summary of emerging trends, key issues, and opportunities facing Downtown, and recommendations for investments and planning mechanisms to maximize those opportunities. Particular attention shall be focused on opportunities for Downtown land use

– addressing zoning and ordinances that are intended to attract the development of smaller homes in the Downtown area;

·         An analysis of the City’s parking enterprise, with recommendations for system management improvements, investment criteria, and related policies that will position the system to play


an active role advancing community goals such as economic development and improving overall mobility into and within Downtown;

·         An inventory and analysis of existing conditions, plans, policies, demographics, resources, and other applicable categories currently influencing the form and growth of Downtown (developed in partnership with the City of Douglasville and the Douglasville Downtown Development Authority staff);

·         An extensive and innovative public engagement plan and strategy utilizing traditional and non-traditional meeting and outreach methods to encourage participation from a diverse population;

·         A series of goals and a vision for Downtown based on the public involvement strategy and based on input from the Master Plan Citizen Committee;

·         A build-out analysis identifying potential development scenarios for Downtown, and for City owned lots and properties in particular;

·         A set of recommendations and implementation steps that are prioritized into short, medium, and long-term actionable goals that enable Downtown to achieve the proposed vision that is based on best practices similar downtowns; and,

·         A methodology and framework that will enable the City of Douglasville and the Douglasville Downtown Development Authority to track and report its progress to the community on a series of indicators which represent the goals established in the Downtown Plan.


Deliverables: Compilation of all maps, photographic inventory, existing parking analysis, and other inventory documents in digital format.


Areas of Focus:

1.       Church Street Corridor – Develop a plan to maximize Church Street’s potential as the “Main Street” of the study area. The corridor improvements will include but not be limited to the following:

a.       Increased retail opportunities

b.      A variety of housing opportunities

c.       Promote opportunities for future developers to incorporate greenspaces within or contiguous to their development

d.      Identifies the West end of Church Street (currently where the County Jail is located), as a prime location for a premier mixed used development in the central downtown area.

2.       Strickland Street/Railroad Corridor – Develop a plan to maximize this area’s potential as the North entrance to the downtown. These plans will work in conjunction to existing plans related to the relocation of State Route Highway 92. The corridor improvements will include but not be limited to the following:

a.       Pedestrian  opportunities that promote connectivity to the South side of the railroad

b.      A lighting and beautification plan

c.       A plan to improve existing parks and green space including Worthan Park

d.      Uses  for vacant parcels and dilapidated properties

e.      A plan that promote quality redevelopment which may result from the relocation of State Route 92 and the closing of the Campbellton Street crossing


3.       Rose Avenue/Bankhead Corridor – Develop a plan to maximize Rose Avenue’s potential as West entrance to downtown. The corridor improvements will include but not be limited to the following:

a.       A plan to create an anchor project on 10 or more acres where the county jail is currently located

b.      A plan to create an “Entertainment District” restricted to the area along Broad Street and utilizes the outdoor spaces such as O’Neal Plaza, Plaza East and Plaza West

c.       Improved development standards for new development and renovations

d.      A variety of housing opportunities

e.      A plan to protect and preserve the City cemetery


·         The development plan will illustrate the proposed scale, character, and densities of various uses needed to support objectives outlined above. It will recommend placement of buildings, streets, parking, walks and trail, and hardscape/landscape improvements throughout the project area. It will also recommend place and types of signage throughout the project area.

·         The development plan will be accompanied with descriptive written narrative and a detailed land use summary quantifying the proposed yield of the plan, in terms of land use acreages, building areas and parking counts.

·         The development plan will also be accompanied with perspective sketches and other illustrative graphics needed to convey the development intent.

·         The development plan will qualify as a redevelopment plan under state law, and as such be eligible for related grants.

·         At the conclusion of the plan a public meeting will be conducted to discuss preliminary conclusions and plans.


Deliverables: Plans, narratives, land use summary, parking needs summary, illustrative graphics and selected base/inventory information compiled in 11x17 color hardcopy format and in digital format.


Action Plan—This plan should clearly detail the steps necessary to achieve implementation of the above development plan.


1.       Draft Action Plan—Prepare a preliminary outline of the steps necessary to achieve implementation of the development plan. The outline will consist of recommended projects to be undertaken by the City, Downtown Development Authority, and by private sector participants and others. This outline should include estimated project cost, funding options, economic benefit, and a timetable where possible. This outline will be reviewed and approved by designated City representatives. Based on approval this plan should be presented to the public.


2.       Funding Plan—This plan should accompany the action plan and identifies potential sources, strategies, procurement responsibility for funding and/or financing. This plan may entail the creation of new management entities such as C.I.D (Community Improvement Districts), T.A.D (Tax Allocation Districts), B.I.D. (Business Improvement Districts), or P.O.A. (Property Owner’s Association) as implementation mechanism.


3.       Regulation Plan—This plan should accompany the action plan and define the boundaries of the new zoning district(s) within which certain development patterns are to be promoted, and which codifies the location of and responsibility for (i.e. public vs. private) proposed improvements. This plan will define the intended physical form of future development and redevelopment.


4.       Implementation Plan—This plan should accompany the regulation plan and contain a new ordinance detailing development requirements within each district. This plan should place priority on the areas located within the Church Street corridor, Rose Avenue corridor, and Strickland Street corridor respectively. This ordinance will be designed to be “user-friendly,” with graphic illustrations of ‘appropriate’ and ‘inappropriate’ development practices.

a.  “New Ordinance”—This document should be easily adopted and address the following issues among others:

i.  Building massing and relationship to sidewalk and street

ii.  Building façade elements (i.e. placement of doors and windows), porches, canopies, etc.

iii.  Uniform Signage plan for the entire area.

iv.  Placement, treatment, and use of sidewalks and other public/private use zones (i.e. for outdoor dining or merchandising, entertaining, vending, etc.)

v.  Serve as Historic District Commercial and Residential Guidelines


5.  Identify and assist the City in preparing needed amendments to the City’s Comprehensive Plan and land-use map.



A.  Regulation plan and ordinance, formatted to be inserted into current Douglasville zoning code.

B.  Detailed action plan and funding plan to include a technical appendix.

C.  A summarized version of the intent of the master plan, regulations plan and action plan should be included for public distribution.


IV.            Scope B


In coordination with the City of Douglasville and the Douglasville Downtown Development Authority’s Downtown Master Plan and 10-Year Strategic Plan for Downtown Douglasville, the Development Authority of Douglas County is seeking a sub-proposal for redevelopment options for the Old Jail property. The plan should examine the land suitability, highest and best use of the site, impact the property can have on the downtown and fiscal impact of various development recommendations. The following recommendations will not be considered: low-income housing, adult entertainment establishments, detention facilities, and recycling centers.


The Old Jail property consists of 10.2 acres on the west end of the Historic Downtown Douglasville district. Currently the property is used by film production companies, paying a daily rental rate for use of property. The property has been very successful for feature films, commercials and shows.  A recommendation that continues this relationship would be acceptable. Douglas County Government has clear title to property and is currently zoned CG- General Commercial. The Development Authority of Douglas County has been charged by Douglas County Government to identify the highest and best use for the future use of the Old Jail property.


This supplemental plan will be funded by The Development Authority of Douglas County in conjunction with the downtown master plan RFP to be funded by the Douglasville Downtown Development Authority.


The City of Douglasville and Downtown Development Authority STRONGLY encourage each consultant to visit the noted areas of focus to gain a better understanding of the area and components of the proposal.


V.            Selection Criteria and Process


Please provide a total cost estimate for the project. The consultant must detail the use of budgeted funds for this project. If your cost estimate is greater than the budgeted amount please provide a detail of overages with an explanation and alternatives.


The Downtown Development Authority (DDA) will judge the request for proposals in cost area, qualifications of the firm and individuals who will be working on the project, timeframe and project approach.

The DDA and Master Plan Citizen Committee will recommend the top (3) finalists to the Mayor and City Council for the final selection. The top (3) finalists will be required to make a presentation to the Mayor and City Council prior to final selection.


Final decisions on awarding a contract will be based on the following criteria:

1.       Specialized experience of the team and related experience on projects of similar scope;

2.       Past performance by the lead consulting firm, sub-consultants and their employees on similar projects;

3.       Proposed project approach, including team organization and structure, proposed schedule, an understanding of the Project objectives;

4.       Quality and completeness of the proposal;

5.       Qualifications, references, and capability of key staff;

6.       Demonstrated experience and creativity conducting a public engagement strategy to produce positive outcomes;

7.       Recent experience maintaining schedules and budgets on projects;

8.       Reasonableness of project costs; and

9.       Understanding of the area and context where the project is located


All proposals submitted shall become the property of the City of Douglasville and the Douglasville Downtown Development Authority. The City of Douglasville and the Douglasville Development Authority reserves the right to reject any or all proposals, to advertise for new proposals, or to accept any RFP responses deemed to be in the best interest of the community.


VI.            Submittal Format


All interested consultants are encouraged to send an email to Douglasville Downtown Development Authority Director Patrice R. Williams (williamsp@douglasvillega.gov) registering their intent to respond to this RFP.


·         Question Period


Any questions regarding the proposal may be submitted by email to the Douglasville Downtown Development Authority Director Patrice R. Williams (williamsp@douglavillega.gov). No questions other than written will be accepted. Questions must be submitted by Tuesday, October 3. Responses will be sent to all registered participants no later than Friday, October 7, 2016.


·         Submittal Requirements


Ten (10) bound color copies, one unbound color copy and one digital/electronic copy of the overall report are due close of business Monday, October 17, 2016, and shall be mailed or delivered to the following address:


Douglasville Downtown Development Authority Attn:  Patrice R. Williams

6694 Broad Street

Douglasville, GA 30134


Project description and bidder information must be completed and written on the outside of the SEALED proposal package.


Proposals must include the following items:

·         Brief Business Profile

·         Indicate year business established

·         Name and telephone number of the designated contact

·         Cover letter, including a project understanding and approach;

·         Proposed scope of work;

·         One to three examples of references from projects of similar size and scope that have been successfully completed by team including project owner, contact name, contact information, project dates, and project value.  Local or state references are preferable;

·         List and provide qualifications of subcontractors who will be utilized in the performance of this project

·         Itemized budget, including consultant fees and direct expenses;

·         Proposed staffing, including resumes for all project staff (team organizational chart, etc.); and

·         Proposed timeline.