Objective

The Hobby Area Management District is requesting consulting services for development of a study that guides transformation of the area surrounding the intersection of Bellfort Street, Telephone Road and Sims Bayou into a vibrant community destination. HAMD requires a special area study that can be visionary while also serving as an action-oriented "roadmap" for improvements.

Background

The Hobby area is located in Southeast Houston, approximately 11 miles from Downtown. The district encompasses 14.6 square miles and is most notably home to William P. Hobby International Airport. It is an area rich with mid-century history, including "rediscovered" neighborhoods such as Glenbrook Valley and Garden Villas. The Hobby area enjoys a healthy industrial base and includes a number of commercial corridors, several of which serve as routes leading to the airport. HAMD was created in 2007 with the purpose of strengthening the area's local economy, enhancing property values and improving the quality of life for both businesses and residents. Since its inception, the District has been instrumental in improving security and recognizing the unique identity of the area.

In 2016, the Houston-Galveston Area Council, in coordination with the City of Houston and HAMD launched a Livable Centers Study for the Hobby area with the intent of establishing a vision for future redevelopment actions. Among the recommendations of the study was focus on three "catalyst" opportunities that could spur additional reinvestment and continue the HAMD's history of leveraging partners and resources for the community's benefit. Those catalyst sites included continued focus on Broadway Street, development of a small business based industrial and innovation hub near the 1940 Air Terminal Museum, and redevelopment of the commercial center now proposed as "Bellfort Station".

The redevelopment of the Bellfort Station area is particularly critical to the larger Hobby area because its location at the intersection of Bellfort Street, Telephone Road and Sims Bayou offers:

1. Access to a variety of Hobby area neighborhoods via roadways, sidewalks, transit and (in the near future) trails;
2. The largest commercial cluster in the Hobby area with the potential to be reinvented to better meet the commercial retail and service needs of the community and travelers;
3. Possible opportunities to increase commercial office and service space, institutional space and multifamily residential units (if and of a type that is appropriate);
4. Amenities afforded by substantial green space within the floodplain along Sims Bayou;
5. Opportunities to connect local parks and other destinations in the area;
6. A highly logical and well positioned location for a light rail stop in the event that rail service is extended to connect with Hobby Airport; and,
7. An ideal community destination and potential location for density and mixed use activity.

In addition to its potential to be catalytic, Bellfort Station is a logical location for investment by HAMD because of opportunities to align with the active interest of partner organizations and entities. Partner organizations currently or potentially interested in the area include the US Army Corps of Engineers, Scenic Houston, Tax Increment Reinvestment Zone No. 8 (Gulfgate TIRZ), METRO, the City of Houston, Houston-Galveston Area Council, the Harris County Flood Control District, Texas Department of Transportation, private sector commercial and residential developers, and more.

Study Area

The focus of the Bellfort Station Special Area Study is the property surrounding the intersection of Bellfort Street, Telephone Road and Sims Bayou and extends along those complementary corridors as noted in the map provided in the full RFP. The area is primarily commercial retail and office space and offers a series of undeveloped and underdeveloped areas with a potential for infill and reinvented commercial, institutional, recreational, or residential development. The study area extends along Sims Bayou and Bellfort Street to capture open spaces and parks along the bayou, thereby gaining direct access/connectivity into a number of surrounding residential areas.

Project Scope of Work

It is the expectation of HAMD that the consultant team will present a scope of services that includes the tasks, phases, deliverables and timeline necessary to meet the objectives of this RFP. In doing so, the consultant team should, at minimum, provide the following:

1. A product that builds upon the concepts recommended by the Livable Centers Study and the work already completed or underway by HAMD and its partners, to the extent that is practical and appropriate.
2. Development of a land plan for Bellfort Station and the available spaces within the study area with consideration given to the recommendations established by the Hobby Area Livable Centers Study. The proposed land plan should incorporate the intent of HAMD to establish Bellfort Station as a "community center" - a gathering place and destination for the residents of the Hobby area and visitors from the surrounding area.
3. Coordination with HAMD and community partners throughout the plan and project development, as well as property and business owners for purposes of strengthening relationships, gaining insight and laying the foundation for reinvestment.
4. Analysis and preliminary design of transportation improvements and enhancements within the study area with emphasis on enhancing connectivity to Bellfort Station and between community destinations; increasing the convenience, safety and availability of mode choice; improvements to automobile travel; the manner in which light rail service could be incorporated (including a station in the study area); including streetscape enhancements established by HAMD; and potential mobility enhancements such as pedestrian overpasses and bridge improvements that allow for full use of space along Sims Bayou.
5. Analysis and recommendations associated with stormwater management, as well as water, wastewater and associated utilities that improve the competitiveness and attractiveness of the study area.
6. Enhancements and recreational programming along Sims Bayou. In addition to the trail extension proposed by the US Army Corps of Engineers, Sims Bayou and adjacent green spaces offer an opportunity for added stormwater management, beautification, recreational and entertainment activities, and public art, preferably in a manner that complements features of Bellfort Station and the streetscape enhancement program established by HAMD.
7. Recommendations and conceptual design/programming of improvements to Reveille Park, Stuart Park and nearby areas that strengthen each as complementary community destinations.
8. Economic development studies sufficient to determine market demand (including retail, but also the market for other opportunities as appropriate) for Bellfort Station, specific uses recommended to be added (or improvement of existing uses such as the grocery stores), recognition of economic limitations/capacities/opportunities for the area, and recommendations to improve the market competitiveness of the area.
9. A detailed and prioritized action plan for projects, policies and programs to be completed by HAMD and its partners. This is a study from which the next step will be implementation. It is the burden of the consultant team to consult with HAMD to fully understand the requirements of implementation and to prepare a scope of services that will prove that they are the most qualified to provide a pathway to success and action.

Stakeholder and Community Engagement

The Livable Centers Study included a substantial public participation process that resulted in the conceptual design for Bellfort Station. The consultant team is expected to include a more strategic participation process intended to focus on stakeholders and individuals/entities that can provide information necessary to complete the special area study. Beyond that, the consultant team will be expected to participate in a minimum of two public engagement meetings that will present the initial findings and conceptual design for feedback and the final product, as well as a series of scheduled updates to HAMD.

Submission Instructions

All requirements for submission can be found at HAMD BELLFORT STATION RFP. Questions related to the area, the project and the proposal can be directed to Tony Allender, Special Projects Coordinator by phone at 832.483.1853 or by email at tallender@haweshill.com.

Evaluation Procedures and Criteria

A Selection Committee will review complete responses received by the closing date. A score will be assigned to each proposal and used to reduce the number of proposals to no less than two. The evaluation criteria for the Selection Committee will include:

1. Capability and Experience in Land Planning, Design and Other Critical Areas. The consultant team must have demonstrated capabilities in all aspects of the process as well as all elements of the project.
2. Capability in Implementation Strategies. As mentioned in the RFP, the study is intended to be implemented by HAMD and its partners. The consultant team must indicate a possession of knowledge and experience necessary in producing implementable solutions.
3. Approach. The proposal must delineate an effective approach to achieving project objectives within the available time frame and reasonable budget.
4. Stakeholder and Community Engagement. The consultant team's approach to stakeholder and community engagement should identify the optimal methods and techniques to engage the necessary parties at appropriate stages in the process. For those instances of community engagement, the proposal should demonstrate various strategies that may be used to engage the community in a participatory manner.
5. Project Management, Organizational Structure and Key Personnel. The consultant team must have a qualified project manager. The proposal must demonstrate an effective organizational structure. Key personnel assigned to the project must possess the necessary qualifications and be available to perform the work within the project timeframe.
6. Past Performance. The consultant team must have a demonstrated track record of timely performance, quality and integrity, as evidenced by a list of client references.
7. Other Elements. HAMD's Proposal Evaluation Team may also evaluate other elements in the proposal that it deems pertinent to the consultant team's capability to perform the required tasks.