MASTER PLAN REQUEST FOR QUALIFICATIONS

Overview and Statutory Requirements The Shelby Township Planning Commission is seeking qualification packages from community planning consulting firms to prepare an update of the township’s five year plan which was last adopted in 2009. The current master plan was completed during a period of limited land development due to depressed economic conditions. The amount of development that has occurred during the last five years may not realistically necessitate a complete update of the entire master plan. Multiple sections of the plan, however, may benefit from some revisions. The purpose of this outline is to identify some sections of the plan that qualify for some reexamination. Challenges and Opportunities The 2009 master plan identified six major planning challenges and opportunities. These challenges represent a good starting point for considering updates to the master plan as they all remain relevant today. 

Preserving Open Space and Natural Features. Shelby Township has an historic identification with the community’s natural features. Often there is an impression by the public that this identification is more symbolic than real and that the preservation of open space and natural features should be a more important priority in the planning and development process. The township’s most significant concentration of natural features including woodlands, wetlands and floodplains occur along the Clinton River that cross the northeast and southwest portions of the community. Land along the Middle Branch of the Clinton River in the northeast portion of the community is privately owned and largely undeveloped. The Planning Commission has an opportunity to influence the development of this property that is consistent with the goal of preserving natural features. For example, innovative design techniques that allow development without compromising the integrity of natural systems should be explored for these undeveloped areas of the township.

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Planning for a Diverse Housing Market. The township’s land use pattern is dominated by detached single family homes on individual lots at an average density of approximately two units per acre. This development pattern reflects market preferences and demographic trends that dominated the housing market over the past 50 years. The township’s changing demographic profile suggests that the continued demand for this type of housing may no longer be supported to the same degree that it has in the past.

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The challenge to the planning commission is to respond to new residential products and projects in a manner that respects the integrity of existing single family neighborhoods, preserves privacy, minimizes opportunities for nuisances and maintains property values. 

Upgrade Older Retail Corridors. The township’s two main retail corridors (Van Dyke and Auburn Road) feature development patterns that do not fully conform to accepted planning and zoning practices. The planning challenge is invigorate the redevelopment of older buildings and enhance the draw to the retail areas. The Township’s Downtown Development Authority is just completing an update to their plan to address the changing needs of 24 Mile Road and Van Dyke planning area. Ideas from this plan should be incorporated into the overall township master plan update for existing retail corridors

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Limit Further Reductions in the Industrial Tax Base. The township down zoned several sites in recent years from industrial zoning classifications to residential ones. These changes responded to an increased demand for residential development coupled with a perception that the quantity of land zoned for manufacturing purposes far exceeded future demand. Current economic conditions suggest that these premises may no longer be applicable. The planning commission is seeking ways to better utilize existing industrially-zoned property to maximize the tax base and generate jobs. Foremost among these challenges is finding an appropriate reuse for the former Visteon site at the intersection of Mound Road and 23 Mile Road.

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Coordinating Land Use and Transportation. A commonly expressed concern about development is the lack of coordination between land development and road improvements. The Macomb County Department of Roads and the Planning Commission have established and nurtured a partnership over the years that respond to this concern. A change to the Michigan Planning Enabling Act requires communities to include a complete streets component into any new master plan. A complete streets policy refers to a document that “provides guidance for the planning, design, and construction of roadways or an interconnected network of transportation facilities being constructed or reconstructed and designated for a transportation purpose that promotes complete streets.” The planning consultant should provide an effective means of coordinating road improvements with land development.

Existing Conditions Analysis Changes have occurred to the existing conditions analysis of the master plan over the past five years. Sections of the plan that will require some reexamination during the master plan updated as part of this planning process include the following: 

Regional Analysis. This analysis should consider changes to land use planning and zoning polices for those communities that share a common boundary with Shelby Township.

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Physical Features. There have not been any changes to the township’s natural features over the past five years; therefore limited update of this report will be required.

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Existing Land Use. The last comprehensive land use inventory was prepared in 2008.

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Population Characteristics. When 2009 plan was prepared, the results of the most recent census were not available.

Goals and Objectives Previous citizen engagement initiatives have typically fallen short of expectations. There are a limited number of residents that are actively involved in the master planning process. The township is seeking a an innovative approach to public engagement. Master Plan Elements The board framework or character plan that appeared in the 2009 identifies and describes individual land use categories and their relationship to each other. This framework plan continues to remain relevant as there have not been any major land use changes that depart from this plan since the plan was completed. The township is seeking more detailed recommendations in the following areas. 

Northeast Area Development Plan. Sections 1 and 2 in the northeast corner of the township are two of the least developed square miles in the township. The absence of utilities partially explains this condition. This area of the township also contains significant environmentally sensitive natural features associated with the Middle Branch of the Clinton River. Property owners in these sections have petitioned the township for a Sanitary Sewer Special Assessment District (SAD). This will greatly increase the likelihood of development in this area of the township. The Planning Commission is seeking Low Impact Development strategies for this area of the township along with recommendations on how to accommodate development without compromising the integrity of the natural systems that are found in sections 1 and 2.

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Planning for a Diverse Housing Market. The township seeks to consider and evaluate different housing prototypes and infill development options that may be necessary to accommodate housing demand based on the township’s changing demographic profile.

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Complete Streets Plan. This element of the master plan is a requirement of the Michigan Planning Enabling Act. Within the context of the master plan update, there are several transportation issues that need to be addressed. These involve pedestrian improvements, the realignment of an existing road and traffic calming measures.

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The township has maintained a long term policy of extending sidewalks along major road and through township parks. The master plan will provide an opportunity for the Planning Commission to interact with the Sidewalk Committee to the township’s sidewalk plan. Another issue involves the realignment of the Dequindre Road between 23 Mile Road and 24 Mile Road. The city of Rochester Hills Thoroughfare Plan recommends the realignment of Dequindre Road and the construction of a new bridge over the Clinton River. The realignment of Dequindre Road would significantly improve the traffic flow in this area of the township. The feasibility of making this improvement should be explored as part of the master plan process in cooperation with Rochester Hills. Realignment of 22 Mile Road from Shelby Road west to Ryan Road has also been an issue with the township and the Macomb County Department of Roads. A stumbling block in moving this project into the Transportation Improvement Plan has been the double railroad crossing located just west of Shelby Road near the entrance to River Bends Park. This is a private railroad spur that serves the former Visteon facility to the north and another parcel located adjacent to this spur. Abandonment of the railroad tracks is preferable for road realignment. Traffic calming along Lakeside Boulevard is one remaining issue that should be addressed during this process. The concern for traffic calming is particularly challenging along Lakeside Boulevard in front of the live-work units. Slowing traffic along Lakeside Boulevard would improve the pedestrian environment and assist motorist identify businesses on the ground floor of these units. 

Retail Needs Study. As the township begins its five year master plan update there is a need to examine existing and anticipated retail needs on a more detailed basis. During the last recession, the number of retail vacancies grew creating a potentially blighting influence and raised serious questions about how much retail development is needed in the community. A review of these needs has been completed on a smaller scale recently with the DDA plan update for property at the intersection of 24 Mile Road and Van Dyke.

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Brownfield Redevelopment. The township has several older industrial corridors along 22 Mile Road, Ryan Road and Hamlin Road that are designated on the current master plan as industrial improvement areas. Some of the sites may have environmental challenges that limit their reuse potential. The township is seeking to explore the development potential of these sites including the use of brownfield incentives. The redevelopment of the Visteon site was identified as one of the township’s top ten priorities for 2014. The township needs to take a more assertive posture in moving this site towards redevelopment. As one step to accomplishing this objective, the township assembled a small group of stakeholders to identify strategies for accomplishing this objective. The master plan process could further assist in this process by examining alternative redevelopment design options that may be appropriate for this site.

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Consultant Qualifications The Planning Commission is seeking a community planning consultant possessing a strong combination of qualifications and skills in preparing master plans. Examples of successful projects, plans and related experience should be documented by the consultant team. Submission Format and Content All expenses involved with the preparation and submission of responses to the RFQ shall be borne by the proposers. Submittals must include six (6) copies of the RFQ response and one electronic copy (PDF). Every effort should be made to make the submittal as concise as possible. Submissions must address the following sections in order to be considered complete. 

Qualifications and Experience Cover Letter – RFQ responses should include a cover letter providing an introduction/summary of the consultant’s qualification and experience as they pertain to the scope of this RFQ.

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Proposed Development Vision and Program – Responses should include a conceptual description of how the consultant will approach the project, identify key factors in creating a viable master plan. Submittals should also describe in concept how the consultant will address the range of development and design issues facing the township as part of the master plan update.

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Company Profile – Provide the following information principal consultant and any subconsultants on the team: o A brief history of the firm including the year that it was established and firm’s area of expertise. o Names and resumes of the proposed staff to be involved in the project. o Relevant experience in projects of a similar nature. List of current ongoing projects, their current status and projected completion date. o Provide an organizational chart of staff proposed to work on this project along with corresponding company and office locations. o Provide names and addresses, and phone numbers of three to five references for similar projects.

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References – Provide names and addresses, phone numbers of three (3) to five (5) references for similar projects.

Evaluation Criteria The Planning Commission will evaluate responses based the criteria stated in this document. The Planning Commission reserves the right to accept or reject any or all responses or to select the consultant that, in the opinion of the Commission, will be the best interest of and/or the most advantageous to assist the township in preparing the master plan update. Master Plan RFQ

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Response Deadline Responses to this RFQ must be submitted in hard copy (6 copies and one PDF) by no later than 4:00 P.M. Thursday, December 18, 2014. Responses received after this deadline will not be considered. Please address responses to: Township Clerk Shelby Township Municipal Building 52700 Van Dyke Shelby Township, Michigan 48316 Background Information and Inquiries The township’s current master plan and other related information is available on the Shelby Township web site www.shelbtwp.org. Questions regarding the RFQ should be directed to: Glenn Wynn, AICP Planning Director Shelby Township Municipal Building 52700 Van Dyke Shelby Township, Michigan 48316 586-803-2048 [email protected]

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