The Runway - RFQ.pdf

ISSUE DATE: May 23, 2024

RESPONSES DUE: June 28, 2024 (3pm)

TOWN OF BRECKENRIDGE, COLORADO

THE RUNWAY NEIGHBORHOOD

WORKFORCE HOUSING

PRE-DEVELOPMENT SERVICES

REQUEST FOR QUALIFICATIONS

REQUEST FOR QUALIFICATIONS

FOR PRE-DEVELOPMENT

PARTNERS

The Runway Pre- Development Partnership

PROPOSALS DUE: By 3:00 p.m. on Friday June 28, 2024

Via e-mail to Melanie Leas, Housing Project Manager at:

melaniel@townofbreckenridge.com With a copy also sent to:

website-clerk@townofbreckenridge.com

PROJECT NAME: The Runway – Pre-Development Partnership

PROJECT LOCATION: 1700 Airport Rd, Breckenridge, CO 80424

OWNER/CONTACT: Melanie Leas Housing Project Manager Town of Breckenridge 150 Ski Hill Road – PO Box 168 Breckenridge, CO 80424 E: melaniel@townofbreckenridge.com

All questions shall be submitted in writing by 3:00 p.m. on Friday, June 7, 2024, to Melanie Leas at:

melaniel@townofbreckenridge.com.

mailto:website-clerk@townofbreckenridge.com mailto:melaniel@townofbreckenridge.com mailto:jglidden@parkcity.org mailto:jglidden@parkcity.org

Introduction:

The Town of Breckenridge is a home rule municipality originally settled by prospectors in the mid-1800s.

It is the county seat and the most populous municipality in Summit County, Colorado, United States. While the Town has a long history of supporting, promoting, incentivizing, and participating in the development of workforce housing, the lack of affordable housing has been exacerbated by the COVID pandemic, price increases, demographic trends, and the surge in vacation homes and remote employment. At the end of 2023 there were approximately 1,300 deed restricted units to serve the local workforce/households, but employers are still facing unprecedented challenges, the ratio of local occupied homes to vacation homes is far from the Town goal, and only 40% of the Breckenridge jobs are filled by Breckenridge residents. The most recent Housing Needs Assessment projects the current workforce housing deficit is approximately 1,200 units. The current inventory of deed restricted workforce housing is primarily rentals in apartment complexes or home ownership in ”local” neighborhoods, although there are also some condominiums dispersed throughout Town. The Town of Breckenridge has been proactive and has been involved in some way in the development of the workforce housing either through housing regulations, developer incentives, public private partnership, land leases, or developing projects on Town-owned land. The Town recently adopted a Workforce Housing 5 Year Blueprint and established a target/goal for construction of approximately 600 new units by 2027.

The Parcel:

The Town acquired the 71-acre Block 11 property in 2003. Subsequently, portions of the property were conveyed to the Summit School District (15 acres) and Colorado Mountain College (20 acres), and a Police Station and a childcare center were built by the Town on the south part of Block 11. The balance of the Block 11 property is designated for local workforce housing pursuant to the Block 11 Master Plan – attachment A. The Plan provides for a variety of housing types and densities and includes design standards for the buildout of Block 11. Please see attachment A for more details.

The balance of the Block 11 property that is the subject of this RFQ, now referred to as The Runway, is

16.5 acres in size. It is an important site as it may be the last large vacant development tract available for workforce housing in the Town. It is a flat site and currently serves as unimproved remote/shuttle skier parking and Town storage. The Blue River runs parallel to the property to the east, and Highway 9 runs parallel to the Blue River. The attached map shows other surrounding land uses including an elementary school, multi-family residential, and a mix of service commercial, restaurants, retail, etc. on Airport Road.

There are existing deep utilities (water and sewer) that have been installed through the property. The deep utilities were installed in the location/alignment where the Town anticipated the major north/south road would be located and this road alignment should be reflected in the final development plan if possible.

Conceptual Plan: Attachment B

The Town has worked with Norris Design on a conceptual layout for this site that includes 106 units and believes that a ‘for sale’ development(s) providing affordable home ownership opportunities for local households in a single family, duplex and townhomes configuration would be the best use for this property, The incorporation of accessory dwelling units into most or all the single family and potentially into duplex housing is highly desired in order to maximize housing opportunities. It is the intent of the Town to partner with a team to perform pre-development services as described below for a workforce housing neighborhood on The Runway parcel. The goal is a neighborhood that serves the needs of local working households while complementing the community, promoting sustainability, equity and elevating/exceeding the expectations for deed restricted housing.

Pre-Development Services:

The Town is seeking to collaborate with a team to offer pre-development services, encompassing tasks such as land planning concepts, architectural services, construction cost estimates, and sustainable practices aimed at achieving net-zero energy use objectives. The chosen development team is expected to engage with Town staff at least eight times during the conceptual development phase. Moreover, the team should lead presentations to the Town Council and Planning Commission as the project progresses towards the entitlement stage. We anticipate that pre-development services will commence in August and span approximately six months. Subject to the Town's discretion. the Town reserves the ability to move forward with this team into the development phase. Work on the development phase would involve a separate contract for services. Development and construction are anticipated to begin in the Spring / Summer 2025.

Schedule:

Qualifications:

Qualifications shall be no more than twenty (20) pages and shall include:

1. Firm overview, history and overall interest in the project

2. Related Experience: Provide examples of similar mountain resort projects including:

a. Services provided

b. Start and completion dates

c. Construction cost – proposed and final costs

d. Sustainability practices incorporated

3. Project Team:

a. Development Team

b. Construction Services

c. Architecture Services

d. Sustainability Services

e. Mechanical Services *Town initially contracted with Norris Design for conceptual plans. We are open to submittals that include an alternative landscape / planning consultant to supplement the team.

4. Fee Structure: for pre-construction services

5. Sustainability Experience: detail experience in any or all of the follow:

a. Electrification

b. Heat pumps

c. Geothermal

d. Solar

6. References: Provide client references. These may overlap with related project experience.

Please include:

a. Name

b. Title

c. Company

d. Phone Number

e. Email Address

7. Insurance and Bonding: The qualified applicant must provide a statement of insurance and bonding capabilities *Statement of Insurance: The Consultant shall provide a written statement of acknowledgment of the insurance requirements. If entered into an agreement with the Town the Consultant shall procure and continuously maintain throughout the term of this Agreement the following minimum insurance coverage: workers compensation and a minimum of 1,000,000 coverage in general liability insurance.

T h e • T o w n • o f B r e c k e n r i d g e

0 300 600 1200 Scale: 1”=600’

PA

GE �

The Vision Plan is based on several design principles:

Create a framework that relates to the block spacing in historic Breckenridge and provides a pedestrian scale experience;

Integrate this neighborhood into the immediate context as well as Breckenridge as a whole to create a feeling of connection to the entire town;

Develop a philosophy of mixed blocks that contain a variety of housing types and residents with different economic levels;

Capitalize on the flexibility that the mixed blocks provide to create a place that can develop over time and respond to the current market demands;

Establish a unique and appealing gateway to the Town;

Become a sustainable model community.

Framework

The Block 11 framework uses an angled grid that responds to the river corridor and creates a diverse visual edge adjacent to Highway 9. This angled grid also creates opportunities for buffering the industrial uses along the western edge of the property.

Three street types within the community create a hierarchy for the vehicular circulation: alley, the local town street standard, and the pedestrian neighborhood street.

The block spacing is similar in size to the blocks within the historic town.

North

This community will represent the core values of Breckenridge in a tangible way that relates these critical issues to the resi-dents of the Town, this neighborhood’s resi-dents, and the travellers along Highway 9.

This in an opportunity to create a place that will represent Breckenridge as a whole. proposed

Colorado Mountain College (CMC)

Existing river trail (Soft Surface)

Existing Blue river recreation path (Concrete) proposed Bus Stop/ Comfort Station

Existing Ball Fields proposed Ball Field Expansion potential dog park

Existing upper Blue Elementary School proposed College parking (+/-400 spaces) proposed Skier parking (+/-500 spaces)

Existing light industrial Buildings possible Vehicular access

Existing Breck terrace apartments

Valley Brook Neighborhood police Station proposed Childcare Facility

HigH way 9 a irport roa d

C o u N t y r o a d

B l u e R i v e R

V A L U E S

V a l l

E y

B r o o k proposed New location of Blue river

Valley Brook - Excluding Childcare and Polic Station

4.27 Acres including Easements,

3.4 Acres w/o Easements

30-50 units, including Townhomes and Manor Homes

Block 11 - Excluding CMC Site

25.4 acres including Easements

19.6 acres w/o Easements

9.0 acres of undeveloped School district property

180-350 units, all unit types included possible Storage areas

VISION PLAN

THE RUNWAY NEIGHBORHOOD |

FEBRUARY 2024

CONCEPT 1

NORTH SCALE

0’ 100’ 200’

BLUE 52

NEIGHBORHOOD

ULLR

NEIGHBORHOOD

ARTIST’S

POINT

OVERLOOK

PARK

BRECKENRIDGE

TERRACE

WINTER SKI & SUMMER

RIVER ACCESS PARKING 3.5 AC

~500 PARKING SPACES

GRAPHIC IS CONCEPTUAL AND FOR ILLUSTRATIVE PURPOSES ONLY

SNOW STORAGE

~1 AC

SKIER PARKING ACCESS

FRACTION ROAD

ALLEY

ALLEY

UPPER BLUE

ELEMENTARY

B

LU

E R

IV

ER

A

IR

PO

R

T R O

A D

H

IG

H W

AY

RIVER

PARK

FLO

RA

D O

RA

D

R

IV

E

BIOSWALE MEDIAN

COVERED PARKING

0.25 AC DOG PARK

GATED ACCESS

RIVERBANK RESTORATION

ENTRY MONUMENT

6.5’ SIDEWALK

10’ SIDEWALK

RIVER ACCESS TRAIL

LINEAR PARK

TRAIL CORRIDOR &

GREENWAY, TYP

SAFE ROUTES TO SCHOOL

PATHWAY

POTENTIAL PEDESTRIAN BRIDGE

BRECK E-RIDE

BUS STOP

FLO

R

A D

O R

A D

R

IV

E

ALLEY

A B A’

B’