REQUEST FOR PROPOSALS MASTER PLANNING SERVICES NORTH 90

1. Invitation and Submission Information

The Town of Center (Town) invites proposals from qualified multidisciplinary planning and design teams to prepare an updated master plan for the undeveloped portion of the North 90 site. The work will address the ~80 acres outside the Phase 1 affordable housing development now being designed and will establish a realistic framework for future residential, commercial, civic/open-space, circulation, and infrastructure development.

The Town is seeking a concise, implementation-oriented Master Planning process. The selected consultant will use the substantial body of prior work as its starting point and direct the majority of the budget toward an updated concept plan, infrastructure and phasing strategy, and a clear path to implementation.

RFP Milestone Date / Time RFP issued October 29, 2026 Optional pre-proposal meeting / site visit (to follow) November 12, 2026 at 11 am MST Questions due November 19, 2026 at 4 pm MST Final addenda issued / Responses to questions posted November 25, 2026 RFP proposals due December 8, 2026 at 4 pm MST Interviews, if needed December 17-18, 2026 Anticipated award End of December, 2026

Proposal Submittal Requirements All proposals must be submitted electronically via the Rocky Mountain E-Purchasing System (BidNet) as follows:

Submission Deadline: 4:00 PM Mountain Standard Time (MST) December 8, 2026

Proposals must be submitted as one (1) complete PDF document uploaded through BidNet.

Proposals will be time-stamped by the Rocky Mountain E-Purchasing System upon receipt. Only proposals received prior to the submission deadline will be considered.

The Town will not accept hardcopy proposals or proposals submitted by any method other than BidNet.

Questions Submission Respondents may submit questions via e-mail and/or request clarifications no later than 4:00 PM MST on November 19, 2026. Please submit questions to:

David Starnes, Owner’s Representative Civistruct Strategy + Development david@civistructsd.com

Answers to questions will be posted on BidNet by November 25, 2026.

The Town may issue written addenda; respondents are responsible for acknowledging all addenda in their proposal.

2. Project Background

North 90 is an ~90-acre Town-owned property immediately north of Center at 49076 County Road B, Saguache County Parcel No. 485733200086. The property has been annexed into the Town and is close to downtown and community parks. Phase 1, at the southern portion of the site, is advancing separately with an affordable housing developer and associated public infrastructure design. This RFP is focused on the balance of the property outside that active Phase 1 area.

The Town has invested substantially in planning and predevelopment, including the 2022 MASS Design Group Predevelopment Engagement and Master Plan, a 2023 North 90 Housing Market Study, housing assessments and action planning, S.H.I.P. predevelopment assistance, survey and engineering work, and the current Phase 1 affordable housing effort. The MASS plan documented community support for a range of housing choices, commercial and entrepreneurial opportunities, extension of the existing street grid, efficient infrastructure, parks/civic uses, and phased development. The North 90 site is also located within an existing Urban Renewal District, making it eligible to utilize tax increment financing (TIF) to fund potential public infrastructure improvements.

Conditions have evolved since that work was completed. The new effort must reconcile the earlier vision with the current Phase 1 plan, test the scale and timing of future commercial and residential uses, and identify an infrastructure and phasing approach the Town can use for funding, partnerships, land disposition, and future development decisions.

3. Project Purpose and Priority Outcomes

PROJECT FOCUS An actionable master plan for the ~80 acres remaining outside the Phase 1 affordable housing development area, building from the 2022 MASS Design Group plan and subsequent housing, engineering, and predevelopment work. Proposals should leverage and synthesize prior work and concentrate resources on decisions that can help advance implementation.

The highest-priority outcomes are:

• A preferred, parcel-level conceptual master plan that integrates with Phase 1 and illustrates a feasible mix of residential, commercial/employment, civic/community, parks/open space, and circulation uses. • An infrastructure and phasing framework identifying major systems, needed extensions, constraints, approximate planning-level costs or cost ranges, and near-term investments. • A concise commercial and residential market snapshot that updates key conditions and informs land use, scale, product types, absorption, and phasing rather than duplicating prior studies. • Focused public and stakeholder input that validates or refines the earlier community vision to help inform a preferred concept. • An implementation roadmap identifying priority actions, potential development partnerships, funding opportunities, decision points, and a sequence for development.

4. Scope of Services

Respondents may refine the following tasks to improve value within the available budget. Any proposed exclusions, assumptions, or optional tasks must be clearly identified.

Task 1 — Project Initiation and Prior Work Synthesis • Conduct a kickoff meeting and site tour with Town staff, Downtown Colorado, Inc., Town’s Owner’s Representative, and key project partners. • Review relevant prior plans, studies, surveys, utility information, grant materials, and the current Phase 1 site and infrastructure plans provided by the Town. • Prepare a concise baseline memorandum or annotated summary identifying adopted/confirmed direction, changed conditions, information gaps, and decisions that need to be resolved through this process. • Confirm project goals, evaluation criteria for concepts, engagement strategy, base mapping, schedule, and decision-making process.

Task 2 — Focused Market and Development Snapshot Prepare a planning-level update sufficient to guide the master plan. The analysis should rely on existing studies and readily available data, supplemented by targeted interviews and selective field/market observations. • Residential: summarize current and near-term demand indicators; feasible housing types, tenure, affordability/price positioning, and target users; likely absorption and phasing considerations; and known or planned competitive supply in Center and the broader San Luis Valley. • Commercial/employment: assess the realistic potential for community-serving retail and services, local entrepreneurship/live-work, community-serving or visitor-oriented uses, employment/job-training uses, and other commercial opportunities appropriate to Center. Address likely scale, timing, site requirements, and the relationship to downtown so that North 90 complements rather than undermines existing businesses. • Conduct targeted interviews with a limited set of local employers, brokers/developers, housing partners, business owners, economic development organizations, or service providers. • Translate findings into clear program guidance and planning assumptions for the concept alternatives.

Task 3 — Existing Conditions and Development Framework • Confirm the planning area and relationship to the Phase 1 development and infrastructure design. • Compile a base map using information supplied by the Town; identify key property, access, utility, drainage, topographic, environmental, adjacency, and regulatory considerations at a planning level. • Establish principles for land use, connectivity, block and lot structure, parks/open space, circulation, community character, and efficient infrastructure extension. • Identify major constraints and opportunities that impact the concept design.

Task 4 — Concept Alternatives and Preferred Master Plan • Prepare up to two distinct concept alternatives for the remaining North 90 property. Alternatives should be realistic and sufficiently different to illuminate choices in land use mix, commercial location/scale, housing mix and density, open space, circulation, and phasing. Include commentary on market support, infrastructure efficiency, cost and funding implications, compatibility with Phase 1 and existing Center, community goals, flexibility, and implementation risk. • Refine a preferred concept based on Town, stakeholder, and public input. The preferred plan should include a land use plan, approximate acreage and development program by use, circulation and connectivity, parks/open-space framework, conceptual block/parcel pattern, key design principles, and illustrative character considerations. • Clearly distinguish illustrative elements from recommendations requiring later survey, engineering, entitlement, environmental review, or market validation.

Task 5 — Infrastructure, Phasing, and Implementation • Coordinate with the Town and its Phase 1 engineer to understand current designs, available capacity, connection points, and infrastructure already planned or constructed. • Prepare a planning-level infrastructure framework for water, wastewater, stormwater/drainage, streets, multimodal facilities, electric/gas/communications, and other major public improvements. Detailed engineering design is not required. • Identify major backbone improvements, off-site needs, system constraints, easements/rights-of-way, sequencing dependencies, and opportunities to avoid duplicative investment. • Define potential development phases tied to market absorption and infrastructure delivery. Include planning-level quantities and order-of-magnitude cost ranges for major infrastructure, using available cost information and clearly stated assumptions. • Prepare an implementation action plan covering the first 0–2 years, 3–5 years, and longer term. Address responsible parties, funding/grant opportunities, public-private partnerships, land disposition or developer solicitation, additional due diligence, approvals, and key decision points.

Task 6 — Focused Community and Stakeholder Engagement Design an efficient, accessible, and bilingual engagement process that builds upon the extensive 2022 outreach. At minimum, assume: • One focused round of stakeholder interviews or small-group discussions, coordinated with Task 2 interviews where practical. • Collaborate with local efforts to administer a housing survey, drafted, administered, and analyzed by community leaders, to incorporate the results into plans. • One public workshop or open house timed to review alternatives and inform selection/refinement of the preferred concept. • One presentation/work session with the Town Board and/or Planning Commission at a key decision point. • Concise bilingual materials and a short online or intercept feedback option, if feasible within budget. • An engagement summary documenting who participated, what was heard, and how input influenced the preferred plan.

The Town can assist with outreach, meeting logistics, local distribution, translation coordination, and identification of stakeholders. Respondents should state their assumptions regarding these roles and any translation/interpretation costs.

Task 7 — Final Master Plan and Presentation • Prepare a draft Final Master Plan, a public review draft, and a final North 90 Master Plan integrating the work products above. • Provide editable source files, GIS/CAD base information developed under the contract, high-resolution graphics, and an accessible PDF suitable for posting and grant applications. • Present the final plan to the Town Board and incorporate one consolidated round of final comments.

5. Required Deliverables

Deliverable Minimum Content

1. Baseline / Prior Work Summary Confirmed direction, changed conditions, gaps, base map, goals, and decision criteria
2. Market Snapshot Concise residential and commercial findings with program, absorption, and phasing implications
3. Concept Alternatives Up to two alternatives with program/acreage summaries and comparative evaluation
4. Preferred Master Plan Illustrative land use/site framework, development program, connectivity, open space, and design principles
5. Infrastructure & Phasing Framework Major systems and improvements, phases, and order-of-magnitude cost ranges
6. Engagement Summary Activities, participation, themes, and documented influence on the plan
7. Implementation Roadmap Near-, mid-, and longer-term actions, roles, funding/partnership opportunities, and decision points
8. Final Plan Package Final report PDF, presentation, graphics, and editable source/base files
9. Available Information

The Town anticipates making relevant materials available to the selected consultant via BidNet, including the following:

• Town of Center Predevelopment Engagement / Master Plan, MASS Design Group (2022) • North 90 Housing Market Study (2023) • Town of Center Housing Assessment (2021) and Housing Action Plan (2022) • S.H.I.P. predevelopment assistance report and development feasibility materials • Available boundary/topographic survey, annexation and property information, utility mapping, and prior infrastructure cost information • Current Phase 1 affordable housing site plan, civil plans, utility coordination, cost estimates, and related grant information, as available • Other applicable Town plans, codes, and background information

7. Budget and Schedule

The Town anticipates a total not-to-exceed contract amount of approximately $50,000, inclusive of labor, travel, meetings, printing, translation/interpretation, and other reimbursable expenses. Funding is provided through a DOLA Local Planning Capacity Grant; the selected consultant must comply with applicable grant, contracting, invoicing, documentation, and record-retention requirements communicated by the Town.

Respondents should propose a scope and fee that can be fully delivered within this amount. The Town encourages teams to identify efficiencies, combine related interviews and meetings, use existing data and mapping, and focus graphics and analysis on decisions essential to implementation. Optional services may be listed separately but may not be used to shift a core requested deliverable outside the base fee.

The Town’s desired project duration is approximately 6-8 months from notice to proceed. Respondents should propose a detailed schedule showing major tasks, engagement points, review periods, and final adoption/presentation. The final schedule will be coordinated with DOLA grant deadlines and the ongoing Phase 1 work.

8. Proposal Requirements

Proposals should be concise and should not exceed 25 single-sided pages, excluding covers, dividers, resumes, and required forms. Include the following:

1. Cover Letter. Identify the prime consultant, authorized representative, contact information, and commitment to the proposed team and schedule.
2. Project Understanding. Demonstrate understanding of Center, North 90, the relationship to Phase 1, the prior planning foundation, the limited budget, and the decisions this process must resolve.
3. Approach and Scope. Describe the proposed methodology, task plan, deliverables, engagement approach, quality control, assumptions, Town responsibilities, and any recommended scope refinements.
4. Team and Organization. Identify the project manager, key staff, subconsultants, roles, availability, office locations, and resumes. Explain how planning, market/development, site design, infrastructure, engagement, and implementation expertise will be integrated.
5. Relevant Experience. Provide up to five comparable projects, emphasizing small-community rural master planning, phased public land development, housing and commercial feasibility, infrastructure planning, public engagement, and implementation.
6. Client References. Include client references for at least three projects.
7. Schedule. Provide a task-level schedule and identify any timing assumptions or constraints.
8. Fee Proposal. Provide a not-to-exceed fee by task and team member, hourly rates, estimated hours, reimbursables, and optional services.
9. Required Disclosures. Identify actual or potential conflicts of interest, pending claims material to performance, and any exceptions to the Town’s anticipated contract terms.
10. Acknowledgment of Addenda. List all RFP addenda received.
11. Evaluation and Selection

A Town Evaluation Committee will review responsive proposals. The Town may select a consultant based on written proposals alone, request clarifications, conduct interviews, or negotiate scope and fee with the highest-ranked team.

Anticipated evaluation criteria are:

Evaluation Category Weight Understanding of North 90, prior work, Phase 1 coordination, and project priorities 20% Proposed approach and scope, deliverables, and implementation / community engagement focus 30% Qualifications and relevant experience of the firm and key personnel, including experience in rural, community-based planning efforts 30% Schedule, availability, and project management 10% Fee, allocation of effort, and overall value 10%

The Town may consider demonstrated knowledge of the San Luis Valley and experience administering publicly funded planning work as part of the relevant-experience and project-understanding criteria.

10. General Terms and Conditions

Right to Reject and Modify. The Town may reject any or all proposals, waive informalities, request additional information, cancel or revise this RFP, negotiate with one or more respondents, and award in the Town’s best interest. Issuance of this RFP does not obligate the Town to award a contract. Proposal Costs. All costs of preparing, submitting, and presenting a proposal are the respondent’s responsibility. Public Records. Proposals may become public records subject to applicable Colorado law. Respondents should clearly identify information claimed to be confidential and provide the legal basis for that claim; the Town cannot guarantee confidentiality. Contract and Funding. Award is contingent upon successful negotiation, Town authorization, availability of funds, and compliance with applicable DOLA grant requirements. The selected consultant may be required to execute the Town’s professional services agreement and provide insurance certificates before commencing work. Insurance. The selected consultant must maintain insurance appropriate to the services, including commercial general liability, automobile liability, workers’ compensation, and professional liability/errors and omissions coverage, in limits acceptable to the Town. Indemnification. The final agreement will include indemnification obligations consistent with Colorado law and proportionate to the consultant’s negligent acts, errors, or omissions. Conflicts and Ethics. Respondents must disclose actual or potential conflicts. No public official or Town employee may have an improper interest in a resulting contract. The selected consultant must comply with applicable ethical requirements. Ownership and Use of Work Product. The Town will have rights to use final work products and supporting files prepared under the contract. The agreement will address ownership, consultant instruments of service, reliance, and use of third-party materials. Compliance. The selected consultant must comply with applicable federal, state, and local laws, nondiscrimination requirements, accessibility expectations, and any grant-specific provisions provided by the Town. No Detailed Design Authorization. This RFP is for planning-level services. Subsequent surveying, engineering, architecture, environmental review, entitlement, or construction services are not authorized unless separately contracted. Appendix — Reference Materials

The following materials will be issued with the final RFP and will be made available via BidNet.

• MASS Design Group, Town of Center Predevelopment Engagement / Master Plan (2022) • North 90 Housing Market Study (2023) • Town of Center Housing Assessment (2021) • Town of Center Housing Action Plan (2022) • S.H.I.P. Predevelopment Assistance Report • Current Phase 1 site and infrastructure plans and related mapping, as available • Town of Center Urban Renewal Authority plans • Available survey, utility, cost, annexation, and property information