RFQ_CITY_WIDE FORM_BASED_CAMBRIDGE_DEVELOPMENT_CODE.pdf

CITY OF CAMBRIDGE, MARYLAND

PLANNING & ZONING DEPARTMENT

1025 WASHINGTON STREET

CAMBRIDGE, MARYLAND 21613

REQUEST FOR QUALIFICATIONS (RFQ)

CITY-WIDE "FORM-BASED"

CAMBRIDGE DEVELOPMENT CODE

DUE DATE: DECEMBER 01, 2026 at 3:00 P.M. EST.

I. PROJECT SUMMARY

The City of Cambridge, Maryland is issuing this REQUEST FOR QUALIFICATIONS (RFQ). We are seeking an accomplished, professional planning firm to assist City Staff with the following tasks:

A. Draft a NEW, CITY-WIDE, TRANSECT-ORIENTED, FORM BASED, CAMBRIDGE

DEVELOPMENT CODE.

B. The NEW FORM-BASED CODE will replace the CITY'S UNIFIED DEVELOPMENT CODE that was adopted on DECEMBER 8, 2014, and utilized for the first time on JANUARY 1, 2015.

C. The City will provide funding appropriate to the scope and needs of the project.

D. Each team submitting a response to this RFQ shall convey a breakdown of their

INDIVIDUAL COSTS, as well as their anticipated OVERALL COSTS for the project.

E. The RFQ IS OPEN UNTIL: DECEMBER 01, 2026, AT 3:00 PM. EASTERN STANDARD TIME.

II. COMMUNITY BACKGROUND

Cambridge (pop. 13,058) is a maritime city located on the Eastern Shore of Maryland; more specifically the Choptank River. The Choptank River discharges into the Chesapeake Bay.

The City's downtown and waterfront are experiencing an urban renaissance. Not only are new residents moving into the area, but new shops, hotels, and restaurants continue to open at an incremental pace.

The community and its surroundings are home to a mix of attractions including: a downtown main street; the birthplace of African American abolitionist and social activist Harriet Tubman;

two National Historic Districts; a working waterfront and marina; the 400-room Hyatt Regency Chesapeake Bay Resort; qualifying events for the Iron Man and Iron Man 70.3 Eagleman triathlon race; and a nationally recognized brewery, RAR Brewing, that serves as a downtown anchor.

In addition, the multi-jurisdictional Cambridge Waterfront Development (CWDI) is making its way through the rezoning and approvals process. The project promotes a significant expansion of the downtown's urban fabric, running all the way from Cambridge Creek to U.S. Route 50.

When completed, the new waterfront community will front the Choptank River and include a high-end hotel, residential housing, dining, businesses, civic spaces, as well as other uses.

These projects have promoted an infusion of tourism in the City while providing a significant boost to the local economy through the establishment of new development and job creation.

III. THE PROJECT: GENERAL

The new code is much needed and will promote the tenants of NEW URBANISM, a planning and development approach that uses many of the same components as conventional development, but assembles them in a more integrated fashion to ensure walkable blocks and streets, mixed-use housing, shopping in close proximity, and accessible public spaces; the way that communities have been built for centuries around the world. This contrasts with the sprawling, single-use, medium density growth patterns that are typical of most development in America over the past seventy-five (75) years. Such development has been shown to inflict negative economic, health, and environmental impacts on cities.

A FORM BASED CODE can be applied to new construction, urban infill, revitalization, and preservation. It can address all scales of development across a full range of places, including main street, downtown, urban neighborhoods, suburban areas, and rural lands, as well as the civic spaces found within.

The project will draw heavily from information that is found in three (3) city documents, specifically:

A. 2026 Inspire Cambridge Comprehensive Plan (adopted less than three (3) months ago)

INSPIRE CAMBRIDGE_Comp_Plan_Pass by CC_8_10_26.pdf B. Current Unified Development Code (adopted Dec. 8, 2014, effective Jan. 1, 2015) Cambridge UDC with signed ordinances 11.05.19_201912131259525633.pdf C. Cambridge Harbor Land Use Guidelines (last revised Jan. 26, 2026, not yet adopted)

CWDI - Community Presentation July 2025.pdf

IV. THE PROJECT: SPECIFIC

The City's recently completed INSPIRE CAMBRIDGE COMPREHENSIVE PLAN utilizes a new urbanist approach to issues. The Comprehensive Plan's Future Land Use Map establishes seven districts: (1) Downtown, (2) Traditional Neighborhood, (3) Suburban Neighborhood, (4) Highway, (5) Industrial, (6) Natural, and (7) Special Overlay. The Downtown, Traditional Neighborhood, and Special Overlay districts promote walkable urbanism, while the others are https://www.choosecambridge.com/DocumentCenter/View/3905/INSPIRE-CAMBRIDGE_Comp_Plan_Pass-by-CC_8_10_26 https://www.choosecambridge.com/DocumentCenter/View/3906/Cambridge-UDC-with-signed-ordinances-110519_201912131259525633 https://img1.wsimg.com/blobby/go/a0435867-0e0b-468f-b23b-d67378251a9d/downloads/3d6a401b-7f74-4845-a61a-c975ab5efdef/CWDI%20-%20Community%20Presentation%20July%202025.pdf?ver=1790011777598 more auto-centric in nature. Two mixed-use nodes of varying intensity and scale are found within these districts. Known as NEIGHBORHOOD CENTERS & NEIGHBORHOOD CROSSROADS, these areas promote mixed-use, walkable urbanism.

SEVEN FUTURE CHARACTER AREA DISTRICTS WITH NEIGHBORHOOD CENTERS & NEIGHBORHOOD CROSSROADS

This overarching template will serve as a guide for the new form-based zoning code. The code shall utilize zoning districts, known as TRANSECT ZONES or T zones (see below).

For example, T1, T2, T3, T4, and T5 (above) depict Transect zones or zoning districts. The corresponding images convey the variation in both "character" and "intensity" that one finds within a city as they transition from the most rural areas (T1) to the most urban areas (T5).

This is simply a template, as the actual zoning code that the City of Cambridge hopes to create and implement is likely to utilize additional Transect zones. For example, the T3 Transect might be comprised of three different zoning districts: T3-E (Water's Edge), T3-SN (Sub-urban Neighborhood), and T3-N (Neighborhood). All three of these districts are similar in terms of their character, which is primarily residential. However, each district is also slightly more intense than its predecessor (i.e. a shallower build-to-line, setback, lot size, etc.). The result is three variations of a T3 parcel.

V. FIVE-MEMBER COMMITTEE RESPONSIBLE FOR SELECTING THE

WINNING TEAM

Planning Department staff will establish a FIVE-MEMBER SELECTION COMMITTEE. Their primary responsibility shall be to review and score each application that is submitted in response to this RFQ to draft a new Cambridge Development Code (CDC). The occupation of each Selection Committee member is as follows:

Real World Transect

New Urban Transect

a. SELECTION COMMITTEE MEMBERS

1. PLANNING DEPARTMENT DIRECTOR

2. CITY PLANNER / URBAN DESIGNER

3. ONE (1) CITY PLANNING COMMISSION MEMBER

4. TWO (2) CITY RESIDENTS

VI. SEVEN-MEMBER STEERING COMMITTEE TO OVERSEE THE DRAFTING

OF THE NEW CODE

Planning Department staff will select a SEVEN-MEMBER STEERING COMMITTEE to provide oversight of the consultant and the process that is utilized to draft the new Cambridge Development Code.

This committee will be responsible for ensuring that the process runs smoothly, comprehensively, and in conjunction with established procedures. This is a time-consuming, year-long activity that requires a significant commitment on behalf of the Steering Committee's members.

a. STEERING COMMITTEE MEMBERS

1. ONE (1) CITY PLANNING COMMISSION MEMBER

2. ONE (1) DIRECTOR OR MEMBER OF A LOCAL NONPROFIT

3. ONE (1) RESIDENTIAL PROPERTY OWNER IN THE CITY

4. ONE (1) BUSINESS PROPERTY OWNER IN THE CITY

5. ONE (1) RETAIL PROPERTY OWNER IN THE CITY

6. ONE (1) DEVELOPER WITH CITY EXPERIENCE

7. ONE (1) DESIGNER (URBAN DESIGNER, ARCHITECT, LANDSCAPE ARCHITECT, ETC.)

The SEVEN-MEMBER STEERING COMMITTEE shall meet as frequently as once every week, and no less than once every month.

b. MEETINGS WITH STAKEHOLDERS

These meetings shall occur as needed. Groups that may request a SPECIAL MEETING with the STEERING COMMITTEE include:

1. DEVELOPERS

2. BUILDERS

3. PRESERVATIONISTS

4. ARCHITECTS

5. ATTORNEYS

6. CITIZENS

7. (other)

VIII. ADVERTISING AND EVENT COVERAGE - SIGNS, FLYERS, EMAILS, WEBSITE

City staff will work with the Consultant to format a strategy for ADVERTISING that promotes community engagement and consistent branding for all signage, emails and the website.

a. SIGNS AND FLYERS A unique layout will be used for both SIGNAGE and FLYERS that promote upcoming events. Two or three different designs shall be used.

b. EMAILS EMAILS will focus on community engagement, including upcoming activities.

Incentives for attending events shall be highlighted.

c. WEBSITE The most important type of advertising related to this project is the WEBSITE. The website will be used to:

1. Promote upcoming events and activities, including a Charrette or Workshop.

2. Depict text, photographs, maps, renderings, and other images that add support for the new document and help to explain the project’s process.

3. Communicate information from the recently completed Comprehensive Plan, address concerns about, as well as support for the new CDC, and highlight the benefits associated with the Cambridge Harbor Land Use Guidelines (a form-based code).

4. Convey the consultant’s background, projects, and credentials.

IX. GIS MAPPING AND PUBLIC ENGAGEMENT

a. GENERATE NECESSARY BACKGROUND MAPS As a small City with limited GIS capabilities, Staff will work with the Consulting Team, and the City's GIS Team to ensure that the proper base map information is provided and readily available. These documents will be used to produce maps that can be utilized during the preparation of the new CDC.

b. PUBLIC WORKSHOP AND / OR DESIGN CHARRETTE This vitally important event allows the Consultant and Staff to convey the intent, structure, and format of the document while garnering feedback on key issues from the community.

The process used to engage the public during the Comprehensive Plan, which included a two-day workshop as well as a five-day charrette established an updated document that can serve as a roadmap for the future CDC.

The staff and the consultant shall work together to determine the appropriate type of public engagement and length. Once this is determined, the consultant will:

1. Organize and lead the Workshop / Charrette in order to obtain citizen input.

2. Engage the community and gather ideas.

3. Reaffirm goals.

4. Formulate implementation strategies that are ideal for the new CDC.

Plans, renderings, and initial coding ideas that reflect concepts articulated at the event will be further vetted and compiled, ultimately resulting in a draft version of the new Cambridge Development Code. In addition, it is essential that Public Officials attend the Workshop / Charrette along with citizens, stakeholders, and the Steering Committee.

X. REGULATORY COMPONENTS TO BE ADDRESSED AS PART OF THE RFQ

A. COLLUSION AMONG RESPONDENTS

Each respondent, by submitting a proposal, certifies that it is not party to any collusive action or any action that may be in violation of State or Federal laws or regulations.

B. INTEGRATON WITH THE CAMBRIDGE CODE

The new Cambridge Development Code shall be a form-based code that is integrated into the City's existing regulatory framework. This is done by ensuring procedural consistency, adherence with both State and local legal requirements, providing clarity regarding the applicability of existing laws and regulations, and maximizing the effectiveness of the proposed code.

C. ADHEARENCE TO STATE AND LOCAL LAW'S AND REGULATIONS

1. It is imperative that one (1) or more members of the PRIMARY CONSULTING FIRM be intimately familiar with State and local laws and regulations regarding the creation of a form-based Cambridge Development Code, including AUTHORIZATION: the manner in which these types of regulations are enabled;

DISCRETION: the manner in which the regulations are written, and DELEGATION:

the manner in which the regulations are administered.

2. Pursuant to Md. Code Ann., Land Use § 1-303. Consistency - General. To be consistent with a Comprehensive Plan, a planning action must “further and not be contrary to … plan's policies; timing of the or implementation of the plan;

development; timing of rezoning; development patterns; land uses; and densities or intensities.”

3. Section 3-27 (58) of the Charter of the City of Cambridge grants planning and zoning powers. The new Cambridge Development Code must be adopted in the same manner as other zoning text amendments, which includes one or more public hearings and final approval by the City Council.

D. CRITICAL CONSIDERATIONS FOR RFQ SUBMITTAL

1. The City reserves the right to waive any irregularity or informality in a submittal that has been received; determine, in its sole discretion, whether an informality is minor or not; reject or accept any or all submittals; and select the top submittal based upon criteria that serves the City’s best interest.

2. In addition to stated qualifications, the CONSULTANT TEAM may choose to expand upon their abilities and address any issue or issues related to the project.

3. All submittals must be typed and presented in an organized fashion. Emphasis should be placed on completeness and clarity.

4. Any corrections to the submittal shall be initialed.

5. The PRIMARY CONSULTING FIRMS NAME shall appear on each page of the submittal.

6. Please submit all information as outlined. This includes all materials and items belonging to either the PRIMARY CONSULTING FIRM or the SUB-CONSULTING FIRM. Failure to submit all information may result in a lower evaluation score.

7. The City, in its sole discretion, may reject submittals that are substantially incomplete or lack key information.

8. Submittals shall not be limited to a specific page count.

9. The Submittal shall be concise and straightforward in describing the Consultant’s experience and capabilities.

b. AWARDING OF THE CONTRACT FOLLOWING CITY COUNCIL APPROVAL

1. Any contract resulting from this RFQ shall not be effective unless, and until, approved by the City Council. Once approved and signed, the City of Cambridge will issue a formal letter of award or Notice to Proceed (NTP). This document formally outlines the official "Period of Performance" start date.

c. CONTRACT COMMENCEMENT AND COMPLETION The selected firm will be required to enter into a Professional Services Contract for this project with the City.

1. Before the City executes a contract, the selected firm shall furnish the City with

(1) a tax compliance form, (2) a certificate evidencing Workmen’s Compensation

Insurance with limits no less than $1,000,000 per accident or disease and (3) Comprehensive Public Liability Insurance or (4) General Liability Insurance with limits no less than $1,000,000 per occurrence. The City shall be named as an additional insured. Certificates of Insurance must be accompanied by the applicable endorsements for the specific insurance policy.

d. ACKNOWLEDGMENT OF AMENDMENTS

1. If a Consulting Team receives an amendment to this RFQ, they shall acknowledge receipt. Please sign and return the amendment via email to the Planning and Zoning Director, Brian Herrmann within two (2) business days from receipt.

e. APPLICABLE LAWS SHALL APPLY

1. The contract awarded shall be governed in all respect by the laws of the State of Maryland, and any litigation with respect thereto shall be brought in the courts of the State of Maryland having jurisdiction in Dorchester County, Maryland. The firm awarded the contract shall comply with applicable federal, State, and local laws and regulations.

f. CHANGE IN OBJECTIVES

1. The City may materially change the objectives, including additions, deletions, or other revisions within the general scope of the RFQ’s requirements. No changes shall be made without an amendment to this RFQ, signed by Planning and Zoning Director Brian Herrmann.

g. EXPENSES INCURRED

1. There is no expressed or implied obligation for the City to reimburse responding firms for any expenses incurred in preparing proposals in response to this request.

2. Materials submitted by respondents are subject to the Maryland Public Information Act, Md. Code Ann., General Provisions § 4-101, et seq. (the "MPIA"), unless exempt from public inspection thereunder. Any language purporting to render all or any portion of the proposal confidential or proprietary will be disregarded if the MPIA requires production.

h. LATE SUBMISSIONS

1. Any proposal for this RFQ that is received after the time specified for receipt will not be accepted or considered.

2. The City assumes no obligation to inform respondents of incomplete or untimely proposals.

i. WITHDRAWAL OF PROPOSAL

1. Respondents may withdraw all or any portion of a proposal at any time during and after the review and award process, up to the City Council's approval of the contract between the City and the designated firm.

j. REQUESTS FOR INFORMATION REGARDING THE RFQ

1. Requests for information by firm(s) regarding the meaning or interpretation of terms or requirements in this RFQ must be submitted to the Planning and Zoning Director, Brian Herrmann via email:

bherrmann@choosecambridge.com SUBJECT LINE SHALL STATE: "(Firm Name), RFQ for CDC inquiry"

2. Please submit questions no later than 5:00 P.M. on NOVEMBER 4, 2026.

3. Questions/responses will be posted on the City's website on NOVEMBER 10, 2026, at: Cambridge, MD | Official Website

4. From the date of release of this RFQ until the contract has been awarded, NO contact with other City personnel or City officials is permitted, EXCEPT as authorized by the contact person. Any such unauthorized contact will result in the disqualification of the firm’s submittal.

XI. TWELVE ITEMS TO BE ADDRESSED FOR THE RFQ SUBMITTAL

a. NEW URBANISTS WANT TO SEE HUMAN-SCALED DEVELOPMENT They create tools to reform zoning and street design and establish underutilized building types—like shopfront houses and courtyard units—that contribute to diverse communities. They advocate for neighborhoods that are designed around a five-minute walk (center to edge). Ideas such as this are fundamental to the New Urbanism and the Form-based Code.

The City's new Cambridge Development Code should address many -if not all- of the following concepts, as each of these ideas is not only essential to good urban planning and design, but also has its roots firmly planted in the New Urbanism. As such, please use the criteria below to provide examples of Form-based Codes that you have worked on or consulted on in the past:

1. PROVIDE A COVER PAGE

https://www.choosecambridge.com/

2. PROVIDE A COVER LETTER

A completed Cover Letter, no longer than two (2) page's in length shall be manually and duly signed in ink by a Corporate Officer, Principal, Partner, or other individual with the authority to bind the submitting company or firm by their signature.

3. TABLE OF CONTENTS

4. TEAM EXPERTISE

This is a brief description of the team’s general qualifications, including:

• The multi-disciplinary nature of the team assembled for this project.

• A listing of key personnel that would be available to work on this project, including the area of expertise (or specialty) that they bring to the process.

5. CONTACT INFORMATION

Name, address and phone number of the PRIMARY CONSULTING FIRM as well as any SUB-CONSULTING FIRMS. The location of the offices where the work will be performed, and the locations of the project manager and other key members of the project team, should be specified. Availability of key staff members at strategic times during the project should be assured and conveyed.

6. FORM OF ORGANIZATION

Convey whether the PRIMARY CONSULTING FIRM is a partnership, corporation, sole proprietorship, or other legal entity, where it is organized, and the names of the Directors, Managers, and team members participating in this project. In addition, list the Directors, Managers, and team members that are part of any SUB-CONSULTING FIRMS that are also participating in this project.

7. QUALIFICATIONS AND APPROACH

Narrative directly linking the qualifications of the PRIMARY CONSULTING FIRM with the project as defined within this RFQ. Demonstration of familiarity and experience with State and federal laws, regulations, programs, funding sources, etc. which are often applicable to community development efforts. Provide a clear summary of the proposed approach for meeting the stated needs of the City, including potential challenges in addressing the overall goals of the project.

Please define the division of activities in relation to each of the tasks identified in this RFQ, including the approximate percentage of work for which each SUB- CONSULTING FIRM will be responsible.

8. KEY PERSONNEL

Provide résumés for key staff members who are participating in the project at both the PRIMARY CONSULTING FIRM and all SUB-CONSULTING FIRMS. Résumés should include: one's title, their education, related experience, tenure with the firm, and their role with this project.

9. REFERENCES AND EXPERIENCE

List any individuals whom the City can call for reference regarding key personnel from both the PRIMARY CONSULTING FIRM and the SUB-CONSULTING FIRMS.

Ideally, such individuals will convey the person's name and phone number.

City Planning Staff will inquire about:

• The projects that were worked on;

• Similarities in terms of scope to this proposal; and

• Their past performance.

10. PROJECT TIMELINE

Provide an approximate project timeline and anticipated completion date.

The project timeline should include a schedule that encompasses all components from start to final delivery.

The proposal must also specify the intended role(s) of City Staff and identify the key points throughout the project in which a significant staff contribution will be necessary.

11. PERSONNEL HOURS AND COST

A cost proposal to complete each of the tasks (as conveyed) shall be provided to the City. The cost proposal should include hourly billing rates for each professional title, a distribution of hours by task, and reimbursable direct expenses, including major public gatherings. Overhead rates must be shown.

12. COMPARABLE PROJECTS

Please provide ONE OR MORE SAMPLE CODE DOCUMENTS that include the various elements that are conveyed below.

Please state whether or not the code has been adopted into law.

If this document is not what was originally proposed by the consultant, please include the code that was formally adopted by the jurisdiction and a brief explanation of the differences between the two.

PHOTOS of areas that have been "updated" or "improved" as a result of the code are encouraged. Please cite the regulation(s) that spurred the changes.

Emphasis should be given to codes that promote a NEW URBANIST approach to development and include the various tools listed below. For example, a Form-based Code that has a Transect-based approach and promotes both Light Imprint infrastructure and Parking reforms would be an ideal submittal.

• Reference name, with current contact information.

• Type of form-based code:

o City-wide Unified Development Ordinance o County-wide code o Downtown code, etc.

o Neighborhood code, etc.

o Floating code o Overlay code o Optional or parallel code o Transect-based code o Code based on street types o Code based on building types o Code based on lot types

• Type of development:

o Greenfield o Infill / redevelopment area

• Components of the code:

o The Rural to Urban Transect o Mixed-use “Neighborhood Centers” & “Neighborhood Crossroads” o Traditional Neighborhood Development (TND) o the Pedestrian Shed & the 5-minute walk o Light Imprint infrastructure, including FEMA floodproofing o Missing Middle Housing o Context-based and interconnected street design o Parking reform o Tactical Urbanism o Light Imprint Stormwater (Low Impact Stormwater) o FEMA floodproofing

• Current status of code:

o Code is currently in progress o Code has been completed o Code has been adopted, etc.

• Public involvement.

• Client type:

o Public Sector (municipal or county) o Private Sector

• Was a “vision plan” created as part of this process, or done separately?

o If possible, please provide a link to the “vision plan” that was used to promote the code – be it a Comprehensive Plan, Master Plan, etc.

• Size and scale of the geographic area.

XII. PLANNING ELEMENTS TO BE CONSIDERED WHEN DRAFTING THE RFQ

a. Please read the information provided below. No action is required. These elements are typically found in a City-wide, Form-based, Unified Development Code.

1. ADMINISTRATION

Such standards include the Introduction (Background, explanation of a FBC, Transect, Pedestrian Sheds, How to Use the Code), Purpose & Intent, Applicability and Jurisdiction, Relationship to the Comprehensive Plan, Official Regulating Plan and/or Zoning Map, Transitional Provisions, and Severability. All explanations of the regulations and the process should be in “clear,” “user-friendly” language.

2. REGULATING PLAN

The map of the “regulated area” designates the locations where different building form standards apply. It is very similar to a zoning map, only with more detail.

Depending on how it is implemented, such a plan may depict the underlying Transect Zones along with the location of streets, blocks, public spaces (such as greens, squares, and parks), and other special features.

3. BUILDING FORM STANDARDS

Such standards govern basic building form, placement, and fundamental urban elements, ensuring that all buildings complement neighboring structures and the street. These standards should be based upon study of building types appropriate for the region, climate, and neighborhood vitality.

In Cambridge, numerous residential properties are impacted by the FEMA Flood Insurance Rate Maps (FIRMS). While the Base Flood Elevation (BFE) has a freeboard requirement of two feet; street oriented, walkable architecture is still possible; albeit more difficult. Of course, most lots are built out. Commercial and mixed-use development, which is somewhat scarce along our waterfront has the option to be flood-proofed.

4. CIVIC SPACES

As opposed to requiring a specific amount of open space, proper civic space standards prescribe the type and character of the site. This results in well-designed and well-located parks, greens, squares, and plazas. These are critical components of a vibrant community, providing public gathering places for residents and visitors, opportunities to address stormwater, ways in which to reduce the heat island effect, and a means for addressing public health benefits.

5. STREET STANDARDS

Pre-approved thoroughfare components and assemblies that can be combined to form both new and reconfigured streets within each transect zone should be considered. These should address the needs of motorists, pedestrians, bicyclists, and transit riders. In addition, to ROW and travel lane width, design specifications for the type of frontage, drainage, planter, landscaping, lighting, sidewalk, curbing, trees, and parking should be considered.

6. BUILDING OR LOT TYPES

These can be useful in form-based codes where the goal is to enable a fine– grained mix of building typologies, of various intensity, in predominantly walkable neighborhoods. For example, in addition to TRANSECT ZONES, an area that desires a variety of building typologies (i.e., detached houses, cottage courts, two-family units, courtyard apartments, live-work units, residential over commercial etc.) may benefit by including BUILDING TYPOLOGIES as part of the criteria of the code.

7. ARCHITECTUAL STANDARDS

While some form-based codes do not regulate architecture strictly, others limit such regulations to the more intense zoning districts. This is done to promote a consistently high level of design for an area’s most visible development. In addition, it ensures that new and renovated buildings in these locations must reflect the historic traditions and unique characteristics of the community.

8. LANDSCAPE STANDARDS

Landscaping and trees provide aesthetic, ecological, and health and safety benefits to a city. These affect local neighborhoods, streets, and thoroughfares, as well as public spaces. They impact the city’s aesthetics and walkability, its health and safety, and its overall environment and energy use. Such standards are vital to the city.

9. STORMWATER STANDARDS

Best practices for stormwater treatment include Low Impact Development (LID) or green infrastructure techniques, such as vegetation, soils, and natural processes to manage stormwater and create healthier built environments with fewer negative impacts on the surrounding green space and wildlife. Such infrastructure can be installed along streets, in public spaces, and on private properties and can be small scale and cost effective.

The alternative to this is a district-wide system that crosses property lines and creates a centralized location to capture, treat, and hold runoff. These consist of biofiltration basins, regional stormwater retention basins, or constructed stormwater wetlands that often function as a new public space as well.

10. PARKING STANDARDS

Such standards ensure that the parking needs of new land uses and development are met, and parking areas are designed and located in a manner that promotes walkability. The community hopes to add a significant number of on-street parking spaces. This should dramatically reduce the need for off-street surface parking and stimulate new and unique approaches and opportunities.

11. NON-CONFORMITIES

These standards provide for the removal and termination of nonconforming uses, structures, sites, and signs. They specify the circumstances and conditions under which legal nonconformities are permitted to continue or expand.

12. ENFORCEMENT

The Zoning Administrator shall ensure compliance with all of the procedures and standards of the new development code. Failure to adhere to the regulations could result in possible violations.

13. PROCEDURES

This section addresses issues such as: conformity with the code; pre-application conferences; application forms, fees and deadlines; public notice requirements, public hearing procedures, time limits for re-submission of an application, expiration of permits and approvals, and written interpretation, etc.

14. ADMINISTRATIVE BODIES AND STAFF

This section addresses the specific role and responsibility that various bodies have regarding a given approval process. Bodies include: the City Council, the Planning Commission, the Board of Appeals, Historic Preservation Commission, Code Enforcement and Administration, etc.

15. DEFINITIONS

A glossary that ensures the precise use of technical terms. It should be located at the back of the document as opposed to the front.

XIII. PROCESS FOR SELECTING THE WINNING TEAM TO DRAFT THE CODE

A. RFQ SUBMITTALS SHOULD EITHER BE

MAILED TO

OR

DROPPED OFF

AT THE ADDRESS LISTED BELOW:

Brian Herrmann; CNU-a, LEED ap.

Director of Planning and Zoning Public Works Building 1025 Washington Street Cambridge, Maryland 21613

B. SCORING FOR SELECTION OF THE WINNING TEAM TO DRAFT THE CODE

Evaluation Committee Criteria Maximum

Score

1. Experience, qualifications, availability, and references of the Project Director. 10 points

2. Experience, qualifications, availability, and references of the (1) Project Director, (2) Project Manager, (3) team members, and (4) Consultants; as well as their knowledge of:

• form-based codes

• the rural to urban transect

• mixed-use “urban centers” and “crossroads” (or the equivalent)

• traditional neighborhood development (TND)

• the 5-minute pedestrian shed (walk radius)

• light imprint stormwater infrastructure, including FEMA floodproofing

• missing middle housing

• context-based, interconnected street design, & other new urban tools.

20 points

3. Entire team (those listed in #2) experience w/ Form-Based Codes, including a city-wide CDC. 10 points

4. Entire team (those listed in #2) experience w/ drafting & adopting a FBC in a similar sized city. 10 points

5. Entire team (those listed in #2) experience with Form-Based Codes, including:

• Thoroughfares: Highways, Boulevards, Avenues, Drives, Streets, Roads, Alleys, & Lanes

• Light Imprint / Low Impact Stormwater standards

• FEMA floodproofing requirements

• State laws vs. local laws, including the manner of enabling, writing, and implementing.

20 points

6. Team member's illustrative and graphic skills. 15 points

7. Quality of the Codes provided for review, specifically: the format, ease of use, renderings & graphics, and infusion of new urban elements that are both commonplace and unique. 15 points

TOTAL POSSIBLE SCORE 100 Points

C. ACTIONS TO BE TAKEN BY THE FIVE (5) PERSON SELECTION COMMITTEE:

1. SHALL RECEIVE TEAM PROPOSALS THAT ARE SUBMITTED BY 3 PM, TUESDAY,

DECEMBER 1st 2026.

2. EVALUATION OF THE SUBMITTED PROPOSALS SHALL OCCUR FROM TUESDAY,

DECEMBER 1st 2026 – WEDNESDAY, DECEMBER 16th 2026.

3. ON WEDNESDAY, DECEMBER 16th 2026 THE SELECTION COMMITTEE SHALL

GATHER AT 10 AM IN THE CONFERENCE ROOM OF THE CITY'S PUBLIC WORKS

BUILDING IN ORDER TO SUBMIT AND TALLY THEIR FINAL SCORES.

4. THIS PROCESS SHALL INCLUDE THE FOLLOWING STEPS:

• THE SELECTION COMMITTEE SHALL ELECT A CHAIRMAN.

• PRIOR TO MEETING, ALL COMMITTEE MEMBERS SHALL REVIEW THE

"EVALUATION COMMITTEE CRITERIA."

• HAVING READ THE FULL PROPOSAL FROM EVERY SUBMITTING TEAM, THE

SELECTION COMMITTEE MEMBER SHALL ASSIGN EACH TEAM WITH AN

APPROPRIATE SCORE.

• COMMITTEE MEMBERS SHALL TALLY UP THEIR FINAL SCORES AND PROVIDE

THEM TO THE COMMITTEE CHAIRMAN.

• THE COMMITTEE CHAIRMAN SHALL THEN COMBINE THE INDIVIDUAL SCORES

IN ORDER TO ESTABLISH THE TOP THREE TEAMS.

• BASED ON THE HIGHEST SCORE, TEAMS WILL BE RANKED FROM FIRST PLACE

TO THIRD PLACE.

5. ON WEDNESDAY, DECEMBER 16th, 2026, AT 1 PM THE CITY’S PLANNING AND

ZONING DIRECTOR SHALL ANNOUNCE THE FIRST-PLACE TEAM.

6. ON THURSDAY, DECEMBER 17th EVERY PARTICIPATING TEAM SHALL RECEIVE AN

EMAIL THAT CONVEYS THE FINAL RESULTS OF THE RFQ PROCESS.

7. THE CITY AND THE WINNING TEAM SHALL IMEDIATELY BEGIN THE PROCESS OF

NEGOTIATING A CONTRACT FOR SERVICES.

8. IF FOR SOME REASON THE CITY AND THE WINNING TEAM ARE UNABLE TO

REACH AN AGREEMENT FOR A CONTRACT, THE SAME NEGOTIATION PROCESS

SHALL TAKE PLACE WITH THE SECOND-PLACE TEAM, ETC.

XIV. CRITICAL DATES - FROM RELEASE OF RFQ TO THE START OF THE PROJECT

a. SUBMITTAL SCHEDULE AND REGULATIONS

i. REQUIREMENTS AND PROCEDURES The schedule listed below is the City’s intended course of action for this project.

Schedule Item Date

PUBLIC NOTICE OF RELEASE OF REQUEST FOR QUALIFICATIONS (RFQ) WEDNESDAY

10/28/2026

ALL QUESTIONS REGARDING THE RFQ SHALL BE EMAILED TO THE

PLANNING & ZONING DIRECTOR: bherrmann@choosecambridge.com

WEDNESDAY

11/04/2026 (5 PM.)

ANSWERS TO THE AFOREMENTIONED QUESTIONS SHALL BE PROVIDED

TO THE PARTICIPATING TEAMS (UNANIMOUSLY) ON CITY'S WEBSITE.

TUESDAY

11/10/2026

SUBMISSION OF EACH TEAM'S PROPOSAL IS DUE ON THIS DATE.

A COPY OF EACH TEAM'S SUBMITTAL WILL BE PROVIDED TO EACH

MEMBER OF THE SELECTION COMMITTEE FOR THEIR REVIEW.

3:00 PM EST.

TUESDAY, 12/01/2026

--PROPOSALS REVIEWED AND SCORED BY SELECTION COMMITTEE.

--CITY SHALL ANNOUNCE THE WINNER OF THE RFQ PROPOSAL.

10:00 AM. EST.

1:00 PM. EST.

WEDNESDAY,

12/16/2026

EVALUATION COMMITTEE SHALL SEND AN EMAIL TO EVERY

PARTICIPATING TEAM WITH THE FINAL RESULTS.

THURSDAY

12/17/2026

CONTRACT NEGOTIATIONS SHALL OCCUR BETWEEN THE CITY AND THE

TEAM THAT IS SELECTED AS THE WINNER.

THURSDAY - 12/17/26

MONDAY - 01/04/27

PROPOSED CONTRACT TO BE PRESENTED AT CITY COUNCIL MEETING. MONDAY - 01/11/2027

MONDAY - DATE TBD

CONTRACT TO BE SIGNED BY BOTH THE CITY MANAGER AND THE

PROJECT MANAGER.

PRIOR TO, OR AFTER

CITY COUNCIL MEETING

COMMENCEMENT OR OFFICIAL BEGINNING OF THE PROJECT. FOLLOWING CITY

COUNCIL APPROVAL

Should an issue arise with any of the dates listed above, the City may extend one or more of the proposed deadlines. All applicant's shall be notified of a new schedule, including new dates/times.

VII. PROCESS FOR REVIEWING THE COMPLETED CAMBRIDGE

DEVELOPMENT CODE

A. DRAFT DOCUMENT TO BE POSTED ON THE CITY'S WEBSITE

a. Following completion of the 1st DRAFT OF THE CODE, the Planning Department shall work with the CONSULTANT to post the document on the City's website.

b. A site-specific website may also be created.

c. Public comment will be taken "digitally" or "in person" for 45 days.

d. Comments will be reviewed by both Planning Department staff and the Consultant.

e. The CONSULTANT shall have 20 days to address comments and concerns. After which, a fully updated and revised 2nd version of the Code will be distributed and posted on the City's website.

B. PLANNING COMMISSION SHALL REVIEW THE DRAFT

a. Planning Department staff and the Steering Committee will meet with members of the Planning Commission to discuss revisions to the document.

b. The CONSULTANT will make the recommended changes within 20 days.

c. The Document will then be presented to the full Planning Commission. Both the

Steering Committee and the CONSULTANT will be present to answer questions and address concerns.

d. Again, the CONSULTANT will make recommended changes within 20 days.

e. The Planning Commission shall propose a recommendation to City Council.

C. CITY COUNCIL SHALL REVIEW THE DRAFT

a. Planning Department staff and the Steering Committee will meet with members of the City Council to discuss proposed changes to the document.

b. The CONSULTANT will make the recommended changes within 20 days.

c. The Document shall be presented to the full City Council for approval. Two hearings shall occur. The CONSULTANT may be asked to attend these meetings.

d. FINAL SUBMITTAL OF UNIFIED DEVELOPMENT CODE:

Once complete & approved for adoption the following items shall be submitted:

1. One (1) original, type-written version of the Cambridge Development Code (CDC).

2. Seven (7) printed copies of the CDC, and

3. One (1) digital version of CDC.

X. OTHER FORM-BASED CODES THAT THE PLANNING STAFF HAVE WORKED ON

A. Daufuskie Island Code – Daufuskie Island, South Carolina https://www.beaufortcountysc.gov/planning/Daufuskie-Island-Code.html This island-wide form-based code, while structured somewhat similar to a Smart Code is quite unique in terms of its regulatory approach and graphics.

B. The Beaufort Code – Beaufort County, South Carolina https://library.municode.com/sc/beaufort_county/codes/community_develop me nt_code

This award-winning “county-wide” code contains both “form-based” and “conventional” zoning districts.

C. The Port Royal Code – Port Royal, South Carolina https://library.municode.com/sc/port_royal/codes/development_code

This form-based code is unique in that it addresses the entire Town of Port Royal SC.

D. Victoria Place Overlay District – Thomasville, Georgia https://thomasville.org/uploads/groups/3/Documents/Planning/Victoria-Park- Overlay-District.pdf

This form-based code was written to address a downtown redevelopment area.

E. Community Development Code – Crystal River, Florida https://library.municode.com/fl/crystal_river/codes/code_of_ordinances?nodeId

=PTIICOOR_APXACODECO

This form-based code addresses the entire City of Crytal River, Florida. If a "connection error" arises, please click on the following text at the bottom of the page: "Appendix A - Community Development Code" https://www.beaufortcountysc.gov/planning/Daufuskie-Island-Code.html https://library.municode.com/sc/beaufort_county/codes/community_development_code https://library.municode.com/sc/beaufort_county/codes/community_development_code https://library.municode.com/sc/beaufort_county/codes/community_development_code https://library.municode.com/sc/port_royal/codes/development_code https://thomasville.org/uploads/groups/3/Documents/Planning/Victoria-Park-Overlay-District.pdf https://thomasville.org/uploads/groups/3/Documents/Planning/Victoria-Park-Overlay-District.pdf https://thomasville.org/uploads/groups/3/Documents/Planning/Victoria-Park-Overlay-District.pdf https://library.municode.com/fl/crystal_river/codes/code_of_ordinances?nodeId=PTIICOOR_APXACODECO%20 https://library.municode.com/fl/crystal_river/codes/code_of_ordinances?nodeId=PTIICOOR_APXACODECO%20

PROPOSED COVER LETTER

(to be submitted with proposal)

RFQ DESCRIPTION:

CITY OF CAMBRIDGE, MARYLAND

PLANNING SERVICES FOR A NEW FORM-BASED

CAMBRIDGE DEVELOPMENT CODE

DUE DATE: NO LATER THAN DECEMBER 1, 2026 @ 3:00 P.M. EST

Signature Date

Title Telephone

Company Address