RFP_for_Zoning_Code_Audit_-_Version_3_-_6.3.26.docx

RFP for Zoning Code Audit RFP Schedule

· Release RFP: July 28, 2026

· Pre-Proposal Meeting / Conference (7 days following issuance): August 4, 2026

· Questions Acceptance Deadline: August 11, 2026

· Proposals Due: August 28, 2026

· Project Kick-Off: October 5, 2026 Introduction The City of Wheat Ridge is seeking proposals from a qualified consultant team to support a comprehensive analysis of the city's zoning code and to provide technical support with drafting and adopting recommended code amendments. The project implements strategies identified in the City Plan, Affordable Housing Strategy and Action Plan, and Sustainability Plan.

The project is funded through a combination of city and federal grant funds and will require coordination with city staff to support grant compliance, reporting, and billing requirements.

Background The City of Wheat Ridge is located in the northwest Denver metropolitan area, with municipal offices at 7500 W 29th Avenue, Wheat Ridge, CO 80033. The city’s area consists of about nine square miles of rolling land adjacent to the Interstate 70 transportation corridor between Denver and the Rocky Mountains. The topography is somewhat unique, with a natural ridge and Clear Creek traversing the city. The city is a suburban community of approximately 33,000 residents. The city is a home-rule municipality with eight council members representing four districts, an at-large, elected mayor, and a council-manager form of government.

Overview The city recently adopted the City Plan (otherwise known as a Comprehensive Plan), which establishes a long-term vision for growth, development, and community character over the next 15 years. A central component of the plan is the concept of Place Types, which define how different areas of the city are expected to evolve while maintaining the city’s unique “patchwork quilt” of neighborhoods and corridors.

The City Plan identifies four key outcomes related to community character that will guide future zoning and development decisions:

· Evolution of Our Places – Supporting incremental, context-sensitive change while maintaining the distinct identity of different areas

· Peaceful Coexistence – Ensuring new development is compatible with and complementary to existing neighborhoods

· Improved Connectivity and Access – Enhancing mobility, particularly for pedestrians and bicyclists

· Making Great Places – Improving the public realm and spaces between buildings to create more vibrant, livable environments

This project will serve as a key implementation step for the City Plan by aligning the zoning code with community priorities. Refer to pages 144-145 and 149-152 of the City Plan for specific implementation steps related to zoning code updates.

In addition to the City Plan, the project will support the implementation of other adopted plans to coordinate and address zoning and land use code updates, including:

· Affordable Housing Strategy and Action Plan (2023) – Identifies the need for expanded housing options, including creation of a new R-4 zone district and exploration of housing preservation strategies such as “no net loss.” Refer to pages 48-59.

· Sustainability Action Plan (2024) – Recommends removing regulatory barriers to transit-oriented development and enabling increased density, mixed uses, and more flexible development standards. Refer to page 33 of the plan.

Together, these plans establish a clear policy direction to modernize the city’s zoning framework to better support housing, sustainability, and equitable growth.

Project Goals The city received a grant from the Colorado Energy Office Local IMPACT Accelerator program to support the adoption of code amendments. Therefore, the project is structured around two complementary goals, each tied to distinct policy outcomes and funding sources:

Goal 1: Expand Housing Options and Remove Barriers to Residential Development Support implementation of housing and sustainability policies by evaluating zoning barriers that directly impact attached housing, multi-family, and mixed-use development near commercial corridors and transit areas. This goal includes a review of the zoning code and recently adopted plans to evaluate zoning tools, including the creation of a new R-4 district and housing preservation strategies, such as “no net loss.”

This goal corresponds with Task 1.A and related policy adoption support funded through the Colorado Energy Office Local IMPACT Accelerator Grant.

Goal 2: Modernize Commercial and Mixed-Use Zoning to support Economic Vitality Support implementation of the City Plan by evaluating and modernizing commercial, industrial, and mixed-use zoning regulations to promote economic vitality, redevelopment opportunities, and peaceful coexistence with adjacent neighborhoods.

This goal corresponds with Task 1.B and it is funded by city funds.

Scope of Work The scope of work is centered around three main tasks, including:

1. Zoning code analysis

2. Technical support for city-drafted code amendments

3. Supporting policy adoption The Scope of Work is intended to serve as a framework for proposals. Respondents can refine or include additional tasks based on their professional expertise and experience with similar projects.

Task 1: Conduct a zoning code analysis to align with adopted plans The consultant shall conduct a comprehensive audit of the city’s zoning code and zoning map to evaluate consistency with adopted city plans and identify opportunities to modernize regulations and remove barriers to desired development outcomes. The report shall be broken up into two components: 1) Residential and 2) Non-Residential, as detailed below:

Task 1.A: Residential Code Audit This task will focus on evaluating residential development in transit and commercial areas, such as:

1) Analyze the zoning code to identify barriers to housing in commercial areas along key corridors

2) Evaluate lot size and width requirements to allow appropriate infill development in established residential neighborhoods

3) Evaluate a new R-4 zone district allowing attached housing and multi-unit residential with appropriate limitations

4) Explore an approach to allow one-for-one replacement of residential units when redeveloping a nonconforming residential site, called a “no net loss” approach, or other housing preservation strategies

5) Identify inconsistencies, redundancies, and unclear or outdated provisions within the zoning code

6) Ensure alignment between the existing zoning code and the City Plan's goals and desired outcomes

7) Evaluate recent state land use and housing legislation impacts on the zoning code related to House Bill (HB) 26-1001 and the HOME Act The analysis shall include both a review of the zoning code and associated documents, with an emphasis on key corridors and areas identified in the City Plan. Refer to page 150 of the City Plan, pages 48-57 of the Affordable Housing Strategy and Action Plan, and page 33 of the Sustainability Action Plan for specific implementation steps related to residential zoning code updates.

Task 1.B: Non-Residential Code Audit This task will focus on evaluating non-residential development to support vibrant commercial corridors and economic vitality, such as:

1) Identifying regulatory barriers to commercial, industrial, and mixed-use development by:

a) Analyzing zoning solutions to allow appropriate temporary and short-term commercial development, including pop-up uses

b) Modernizing parking requirements to determine if flexibility can be offered, especially for existing constrained commercial sites, and exploring opportunities for shared or district parking approaches

c) Identifying other zoning code barriers to redevelopment/repurposing of existing sites and infill commercial development

2) Reviewing and recommending updates to the list of permitted uses for commercial, industrial, and mixed-use zones to balance the desire for economic development and simplifying permitted use tables with the need to ensure peaceful coexistence when adjacent to residential uses, which may include:

a) Reviewing the types of uses that may be impactful to adjacent residents, including a review of the special use and conditional use processes

b) Recommendations to streamline and simplify the use tables to make them more user-friendly, lower barriers to new businesses, and allow for flexibility

c) Aligning permitted uses to the goals and Place Types in the City Plan

3) Evaluating inconsistencies, redundancies, and unclear or outdated provisions within the zoning code

4) Ensuring alignment between the zoning code and the City Plan’s desired outcomes The analysis shall include both a review of the zoning code and associated documents, with an emphasis on key corridors and areas identified in the City Plan. Refer to pages 149-152 of the City Plan for specific implementation steps related to non-residential zoning code updates. This specific task should be billed separately from Task 1.A to ensure proper reporting for the grant funds.

Task 1.C Stakeholder Engagement to Inform Code Amendments In addition to a zoning code analysis, the consultant will lead targeted stakeholder engagement with developers and builders to understand unclear or outdated provisions of the zoning code applied in practice. Results from this engagement should help inform the findings and recommendations from the zoning code analysis.

This task can be completed through one-on-one interviews or facilitated focus group discussions and should be summarized in the final technical memorandum or report.

Task 1 Deliverables

1) Technical memorandum summarizing the residential and non-residential zoning code analysis, including identified barriers, inconsistencies, and opportunities for improvement

2) Analysis of misalignment between existing zoning, land use patterns, and City Plan Place Types

3) Summary of targeted stakeholder engagement

Task 2: Provide technical support to inform code amendments City staff will take the lead in drafting the code amendments and final ordinance for adoption. However, the selected consultant is expected to provide recommendations, best practice research, and technical guidance sufficient to support city staff in preparing draft code amendments and related policy materials.

Based on findings from Task 1, this may include, but is not limited to:

1) Providing recommendations to inform updates to zoning districts, permitted uses, and development standards

2) Providing recommendations to simplify and streamline the zoning code, both regulations and processes

3) Advising on the structure and considerations for new or updated districts (including a potential R-4 district)

4) Identifying potential future zoning map updates through analysis and recommendations on permitted uses and commercial corridors.

Task 2 Deliverables Deliverables for this task include:

1) Research and documentation of best practices and feasibility considerations

2) Term sheet and outline for proposed code amendments

3) Technical support to city staff and recommended refinements to code amendments

Task 3: Support Policy Adoption The city will lead policy adoption, but the selected consultant shall support city staff by attending planning commission and city council meetings and study sessions, preparing presentation materials, providing technical input on draft refinement, and other support as needed.

Task 3 Deliverables

1) Presentation materials for Planning Commission and City Council

2) Attendance and technical support at public meetings and hearings

3) Technical guidance on final policy language and ordinance

Project Funding The total anticipated budget is approximately $217,500, consisting of city funds and an external State of Colorado grant:

The selected consultant team is expected to understand these funding distinctions and work collaboratively with city staff to appropriately allocate billing and expenses to the correct funding source throughout the project. Because this project is supported in part by a federal grant, the selected consultant will also be expected to provide invoices, supporting documentation, and reporting materials that comply with applicable federal requirements.

Final funding amounts are negotiable and will be finalized upon contract execution. Proposals should include a clear, detailed scope of work and a fee structure that demonstrates how the core project objectives can be completed within the anticipated project budget.

If the consultant team believes additional tasks, technical analyses, engagement activities, or other services would strengthen the overall project outcome, proposals may include optional or supplemental services as a separately identified component. These items should include a description of the added value provided, associated costs, and any other relevant information. The city may elect to include some, all, or none of the additional services during contract negotiations, depending on project priorities, available funding, and the final agreed-upon scope of work.

Project Schedule The project is anticipated to kick off in early October and will take approximately 12-18 months to complete. The proposals shall include a project schedule that details milestones and deliverables.

Evaluation Criteria Proposals will be evaluated by a selection committee using the following criteria. The City reserves the right to base its evaluation on a “Should Cost” analysis to reflect the real costs to the City arising out of, or incidental to, the award. The City shall look to substance more than format and shall perform its cost and price evaluation on the basis of probable real costs.

1. Understanding of Scope of Work (25%) Proposals will be evaluated on how clearly and accurately the consultant team demonstrates an understanding of the project goals, tasks, and deliverables described in this RFP. This includes the ability to articulate:

1. The two-part structure of the zoning audit, residential (Task 1.A) and non-residential (Task 1.B).

1. The policy context driving this project and demonstrated understanding of the goals in the City Plan, the Affordable Housing Strategy and Action Plan, and the Sustainability Action Plan.

1. The federal grant requirements of the Colorado Energy Office Local IMPACT Accelerator Grant and the importance of proper expense allocation and documentation between funding sources.

1. The city’s role as the primary author of code amendments, and the consultant’s role in providing analysis, best practice research, stakeholder engagement, and technical support.

1. The scope and nature of deliverables, including the technical memorandum, targeted stakeholder engagement, and policy adoption support materials.

2. Qualifications of Firm and Subconsultants (20%) Proposals will be evaluated on the qualifications, skills, and experience of the consultant team, including any proposed subconsultants, to complete the work described in this RFP. Relevant qualifications include:

1. Experience conducting zoning code audits, land use analyses, and map analysis, particularly in suburban communities of comparable size and character to Wheat Ridge.

1. Familiarity with the scope of work, including experience modernizing zoning codes to support residential infill opportunities such as missing middle housing, and non-residential zoning by right-sizing regulations to support economic vitality

1. Demonstrated capacity to manage federally funded planning projects, including compliance with grant reporting and documentation requirements.

1. Qualifications and relevant experience of key personnel assigned to the project, including project managers and technical leads. Resumes or qualifications summaries should be included.

1. Experience of any proposed subconsultants, and a clear description of their role in the project.

References from comparable prior projects will be considered as part of this category. The City may contact references provided.

3. Proposed Approach to Providing Services (25%) Proposals will be competitively evaluated on the quality, clarity, and feasibility of the consultant’s proposed approach to completing the scope of work. The city will look for:

1. A clear and well-structured project work plan describing how the consultant will approach each task, including the zoning code analysis for residential (Task 1.1) and non-residential (Tasks 1.2), technical support for code amendments (Task 2), and policy adoption support (Task 3).

1. A project schedule with defined milestones and deliverables that demonstrates the ability to complete the project within the anticipated 12–18 month timeline, based on the anticipated project kick-off date.

1. A description of how the consultant team will coordinate with city staff, maintain clear communication, and support grant reporting obligations throughout the project.

4. Related Experience and References (15%) Proposals will be evaluated on the consultant’s demonstrated experience completing projects of similar scope, scale, and complexity. The city is interested in the firm’s experience in:

1. Zoning code audits and comprehensive code updates for municipalities with a similar size and character to Wheat Ridge.

1. Projects that addressed housing diversity and affordability, including creation of new residential zone districts, removal of barriers to attached housing, or other relevant strategies.

1. Projects that help modernize commercial, industrial, and mixed-use zoning to help promote economic redevelopment and vitality.

1. Work completed in collaboration with community planning departments, providing technical support and analysis.

1. Experience working within grant-funded project structures, including federally funded programs with specific reporting and compliance requirements.

Proposals shall include a minimum of three (3) references from comparable projects completed within the past five (5) years. References should include the project name, client name, and contact information, project description, and the consultant’s specific role. The city reserves the right to contact references as part of the evaluation process.

5. Price (15%) The total anticipated budget for this project is approximately $217,500, funded through a combination of city funds and a Colorado Energy Office Local IMPACT Accelerator Program grant. Proposals will be evaluated on:

· The overall reasonableness of the proposed fee relative to the scope, complexity, and quality of work described in the proposal.

· The consultant team’s ability to deliver the core project objectives within the anticipated project budget.

· How effectively the proposed budget allocation aligns with the scope of work, project priorities, and anticipated level of effort for each task.

· The consultant’s approach to separately tracking and billing costs associated with grant-funded tasks versus city-funded tasks in accordance with grant compliance requirements.

· The value provided relative to cost, including the quality, completeness, and feasibility of proposed deliverables.

· If the proposal exceeds the anticipated budget, the clarity and justification of any additional tasks or services, including a description of the value each addition would provide to the overall project outcome.

The City reserves the right to negotiate scope and fees with the selected consultant. Final funding amounts are subject to confirmation upon contract execution.