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NORTH CENTRAL TEXAS COUNCIL OF GOVERNMENTS
METROPOLITAN PLANNING ORGANIZATION
REQUEST FOR PROPOSALS
TO DEVELOP A NORTHWEST HIGHWAY AND PRESTON ROAD AREA PLAN
APRIL 3, 2015
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REQUEST FOR PROPOSALS
FOR THE NORTHWEST HIGHWAY AND PRESTON ROAD AREA PLAN
INTRODUCTION The North Central Texas Council of Governments (NCTCOG) is requesting written proposals from
consulting firms to produce an area plan for the Northwest Highway corridor near Preston Road and
adjacent properties, including Preston Center in Dallas, Texas. The Northwest Highway and Preston
Road Area Plan will develop a vision and provide recommendations in order to guide future policy and
public investment. Various alternatives for roadway improvements to alleviate automobile congestion
issues and improve efficiency at this intersection will be evaluated, along with future possible land
development scenarios and their potential impact to the transportation network.
NORTH CENTRAL TEXAS COUNCIL OF GOVERNMENTS NCTCOG is a voluntary association of, by, and for local governments, and was established to assist local
governments in planning for common needs, cooperating for mutual benefit, and coordinating for sound
regional development. NCTCOG’s purpose is to strengthen both the individual and collective power of
local governments and to help them recognize regional opportunities, eliminate unnecessary duplication,
and make joint decisions.
BACKGROUND Since 1974, NCTCOG has served as the Metropolitan Planning Organization (MPO) for transportation in
the Dallas-Fort Worth (DFW) Metropolitan Area. NCTCOG’s Transportation Department is responsible
for regional transportation planning for all modes of transportation. The Department provides technical
support and staff assistance to the Regional Transportation Council (RTC) and its technical committees,
which compose the MPO policy-making structure. In addition, the Department provides technical
assistance to the local governments of North Central Texas in planning, programming, coordinating, and
implementing transportation decisions.
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PURPOSE AND NEED The purpose of the Northwest Highway and Preston Road Area Plan is to develop a vision and provide
recommendations in order to guide future policy and public investment. The study will look at future
possible land development scenarios and their potential impact to the transportation network. The
diverse group of stakeholders creates an opportunity to have a visioning process that will balance the
views of homeowners, business owners, property owners, and other stakeholders in the study area. The
development of an Area Plan will work towards uniting the community in a vision to guide future land
development policy and transportation investment. The goal is to build consensus through an integrated
approach of public input and professional analysis.
The Northwest Highway and Preston Road Area Plan will include an analysis of transportation operational
improvements, land use intensity and mix (current and future), and context sensitive design opportunities.
This analysis will result in Future Land Development Strategies and Future Transportation Strategies.
This effort is anticipated to require some engineering services.
The Future Land Development Strategies will provide guidance for future land use patterns and
density in the Study Area.
The Future Transportation Strategies will provide guidance for future context sensitive design for
all modes in the transportation network. The overall Area Plan will study structural, safety, and
operational issues in the transportation network.
STUDY AREA The study focuses on the Northwest Highway corridor near Preston Rd. and adjacent properties,
including Preston Center. The study area boundary is made up of Meadowbrook Drive on the west,
Walnut Hill Lane on the north, Hillcrest Road on the east, and Greenbrier Drive on the south. The study
area includes approximately 1,630 acres in Dallas. The Study Area map shows seven numbered zones,
which are used to identify Task Force members.
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SCOPE OF SERVICES The Consultant will perform the following tasks and subtasks and will produce deliverables listed for each task: Task 1: Process Initiation The following groups will be involved throughout the study process:
1. Technical Committee (TC): The TC will be developed by the North Central Texas Council of
Governments (NCTCOG) and will include representatives from NCTCOG, City of Dallas, and
other agencies such as Dallas Area Rapid Transit (DART), Texas Department of
Transportation (TxDOT), etc. The TC will review deliverables and provide feedback at key
milestones through conference calls or meetings. They will provide information on their
agency’s priorities and plans.
2. Task Force (TF): The TF will be developed by the City of Dallas and NCTCOG to ensure
continued community involvement throughout the development of the Area Plan. The TF will
include representatives from each neighborhood zone in the Study Area. Refer to the Area
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Plan map on the previous page to view the TF zones. The TF will facilitate communication
within their zones and provide feedback to the consultant.
The Consultant will meet with the TC and TF immediately after the project’s Notice to Proceed (NTP) for
a project startup meeting. The Consultant will provide an overview of the study process and schedule,
and will establish a system of communication between involved parties.
Roles and Responsibilities: The Consultant, in coordination with the City and NCTCOG, will host and
arrange a meeting location for the TC and TF. The Consultant will prepare meeting materials and conduct
the meeting.
Deliverables: Meeting agendas and a Summary memo of the startup meeting.
Task 2: Data Collection and Existing Conditions Analysis The Consultant will develop base data for the Study Area and provide assessments of the following:
Demographics
Aerial photography
Parcel data
Existing land uses
Existing zoning
Allowable Floor-Area Ratios (FAR)
Existing Right-Of-Way (ROW) plans and data
Utility plans (water, sewer, etc.)
Existing traffic volumes and levels of service
Demographic and Traffic projection forecast
Current development plans in progress
Previous Studies and Existing Plan Review (Including but not limited to: City
Thoroughfare Plan, ForwardDallas! Comprehensive Plan, Complete Street Design
Manual, Trail Network Master Plan, Loop 12 Improvement Justification)
Existing bicycle and pedestrian facilities
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Accident data
Origin/Destination license plate survey and analysis
Roles and Responsibilities: The Consultant will obtain any required datasets and the City of Dallas and
NCTCOG will provide data, if necessary and available. The Consultant will research and collect
additional datasets as needed. The Consultant will conduct preliminary data analysis and will summarize
existing conditions.
Deliverables: Summary report of existing conditions and data collected in the Study Area, including a
written report, GIS maps, graphics, and charts. The summary report of existing conditions provides a
baseline of information which will aide in the development of a future vision. A summary will be added to
the final report and detailed data analysis will be included in the Appendix.
Task 3: Development of the Community Vision Vision concepts for the Study Area will be guided by the Consultant in coordination with the community.
A vision builds consensus around long term goals, objectives, guiding principles and policies to steer the
direction of the Study Area. The Future Land Development and Transportation Strategies will implement
the vision to move the community towards its goals.
1. The Consultant will work with the community, stakeholders, TC, and TF to create a
vision for the Study Area. The vision should identify preferences towards elements
such as appropriate land uses, context sensitive street design, access management,
bicycle/pedestrian facilities, and desired new development and redevelopment in the
Study Area.
2. The consultant will provide a vision process framework to follow for the creation of the
area vision. This framework should describe the vision creation process. This
framework could include an established framework such as the FHWA Transportation
Visioning for Communities (T-VIZ) tool.
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Community Workshop: The Consultant will conduct a community workshop (one of three) to develop a
Community Vision, and formulate the vision guided by the community feedback. The Consultant will
provide the vision to the TC and TF for feedback.
Roles and Responsibilities: The Consultant will engage stakeholders to discuss project scoping,
visioning, and final outcomes of the Area Plan. The City of Dallas, in coordination with NCTCOG, will
host, advertise, and arrange meeting locations. The Consultant will prepare meeting materials and
conduct meetings.
Deliverables:
- Summary memo detailing vision development and input provided by the community, TC and
TF.
- Description of Community Vision for the Study Area including:
o Illustrations representing aspects of the Community Vision
o Articulation of goals, objectives guiding principles and policies which are part of the
Community Vision
Task 4: Land Use Analysis The Consultant will analyze existing land use and density options that will create guidance for the Future
Land Development Strategies including future land use patterns and intensity for the Study Area.
1. The Future Land Development Strategies should provide guidance for the future land
use patterns and intensity in the Study Area. These Strategies will establish context
sensitive and sustainable land use principles for the Preston Road and Northwest
Highway Study Area. This task will address the following items:
Analysis of allowable density and land use under existing zoning regulations.
Analysis of selected commercial properties along Northwest Highway and
within Preston Center to review ownership, property values, land/site utilization
(ratio of improvement to land value) and property turnover (recent sales vs
long-held property) using the Dallas County Appraisal Data.
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Market Analysis: Determine current and future housing, retail, and office supply
and demand.
Identification of potential opportunity areas for new development and
redevelopment.
Identification of potential context-sensitive land uses and intensities
supported by the market and the Community Vision.
Creation of land development cost/benefit analysis for the City and
property owners.
Parking Demand and Management Analysis:
Analyze current parking supply/demand with current land uses and
supply/demand for potential future development from the Market
Analysis.
The Consultant will conduct a parking utilization analysis using efficient
and accurate methods for capturing the average turn-over and duration
of parked vehicles in the study area. Innovative use of advanced data
collection technologies such as Automatic License Plate Recognition
(ALPR) or other, combined with GPS is encouraged to reduce labor
cost and improve data collection accuracy. Various technological
methods proposed by the Consultant will be considered.
Determine best parking management strategies for the Study Area.
Visual Preference Surveys will be conducted to understand community
preferences for various land uses and design in the area.
Case studies of comparable land use intensities and diversity of commercial
and residential with adjacent large arterials and tollways.
Create Future Land Development Strategies for the study area.
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Create land development scenarios and visualizations to show land use and
density options.
Community Workshop: The Consultant will conduct a community workshop (two of three) to present
information from the land use and transportation analysis (Tasks 4 and 5) and gauge community
feedback. The Consultant will provide the summary to the TC and TF prior for feedback.
Roles and Responsibilities: The Consultant will produce maps, illustrations, and other documents
detailing proposed context sensitive future land uses and development. The Consultant will produce the
land use analysis and periodically brief the TC and TF to solicit feedback.
The City of Dallas, in coordination with NCTCOG, will host, advertise, and arrange
workshop location. The Consultant will prepare meeting materials and conduct workshop.
Deliverables:
- Future Land Development Analysis, including all Market Analysis, Parking Demand and
Management Analysis, summary of Visual Preference Surveys.
- Future Land Development Strategies including descriptions with scenarios and visualizations;
treatments of parking, open space, and land use adjacency considerations; and maps of land
use and density options.
- Workshop materials, presentation, and summary of Community Workshop.
Task 5: Transportation Analysis The Consultant will analyze transportation options, integrating the analysis of land use options for the
Study Area.
The Future Transportation Strategies will provide guidance for future thoroughfare planning and context
sensitive design for the transportation network in the Study Area. Development of the Transportation
Plan will consider the City of Dallas’ Thoroughfare Plan, Complete Streets Design Manual, Trail Network
Master Plan, NCTCOG’s Mobility 2035 - 2014 Amendment, DART Transit System Plan, and other plans
from TxDOT and Dallas County as relevant.
The Future Transportation Strategies will include:
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1. Structural
Alternative roadway design elements
Bicycle and pedestrian access and improvements
Context appropriate transportation options to support the Future Land
Development Strategies
Changes in traffic patterns related to proposed land uses
Vehicle license plate origin/destination analysis to determine local versus
pass-through trips
License plate matching techniques for collecting vehicle plate
numbers and arrival times at various checkpoints and matching the
license plates between consecutive checkpoints should be provided.
This will determine the amount of local destination trips versus pass-
through trips in the study area. The Consultant will use efficient and
accurate methods for conducting this analysis. The Consultant may
propose various approaches to vehicle and license plate tracking for
an origin/destination analysis such as:
Automatic License Plate Recognition (ALPR)
Bluetooth detection technology
Video license plate recognition technology
Other
2. Safety and Operations
Traffic signals and intelligent transportation systems
Intersection safety and operations for pedestrians, bicycles, automobiles, and
transit
Access management with attention to driveway conflict points
Architectural design controls and utility modifications
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Public transportation elements
3. Conceptual Street Design Elements: In the Loop 12 Improvement Justification study,
TxDOT developed alternative designs for Northwest Highway and its intersection with
Preston Road. The Consultant will coordinate with TxDOT and the City of Dallas for
the proposed alternative designs on Northwest Highway including, but not limited to
streetscape and intersection design to meet the Community Vision for the Study Area.
If additional improvements are determined by the City and various committees and
stakeholders, the Consultant should develop enhanced conceptual street designs.
The street and streetscape designs should include the following:
Streetscape Strategy – conceptual strategies that defines the locations and
types of proposed streetscape improvements including street furniture and
landscaping
Roadway Strategy – provides cross-sections by station, if it is not typical
design, including details of proposed roadway section, landscaping, lighting,
drainage, and traffic operations improvements.
Design Implementation Scenarios – identifies at least two scenarios for
implementation, including an ultimate build scenario in which all
recommendations would be constructed and another scenario that outlines
short-term, low-cost solutions utilizing excess ROW that could be implemented
if the major corridor improvements are not immediately funded. An example of
lower-cost, short-term solutions could be a demonstration block or catalyst site
project showcasing urban design and land use elements that consider context
sensitive design.
4. The Future Transportation Strategies should also look at how to incorporate
Performance Measures by using the Framework for Highway Capacity Decision
Making as applicable.
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Community Workshop: The Consultant will conduct a community workshop (two of three) to present
information from the land use and transportation analysis (Tasks 4 and 5) and gauge community
feedback. The Consultant will provide the summary to the TC and TF prior for feedback.
Roles and Responsibilities: The Consultant will produce maps, illustrations, and other documents
detailing proposed context sensitive future land uses and development. The Future Transportation
Strategies will provide guidance for future context sensitive transportation network design in the Study
Area. The Consultant will produce the proposed roadway and streetscape designs and periodically brief
the TC and TF to solicit feedback.
The City of Dallas, in coordination with NCTCOG, will host, advertise, and arrange
workshop location. The Consultant will prepare meeting materials and conduct workshop.
Deliverables:
- Future Transportation Strategies, possible conceptual streetscape design illustrations and
cross-section plans, design implementation scenarios and associated computer visualizations
such as sections, renderings, site plans, and cost estimates for conceptual designs.
- Short term transportation priority projects should be clearly identified that will support the
Future Land Development Strategies.
- Workshop materials, presentation, and summary of Community Workshop.
Task 6: Preparation of Implementation Recommendations The Consultant will develop an implementation recommendations that will help forward the Community
Vision. Based on the detailed analyses of current conditions, public input, Future Transportation
Strategies and Future Land Development Strategies, the Consultant will provide preliminary
implementation recommendations. This should include, but not be limited to the following components:
Land use and urban design strategies, parking management strategies, and
zoning considerations to encourage desired development or implementation of the
Community Vision.
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Transportation strategies with an emphasis on developing conceptual
thoroughfare alignments and context sensitive street design incorporating
automobiles and alternative modes of transportation.
Visualizations, renderings, and maps to illustrate the above strategies.
Identification of preliminary costs and constraints to implementing the proposed
improvements identified in Tasks 3-6. The financial analysis should include a
summary identifying necessary steps forward and anticipated funding gaps.
The Consultant will coordinate with DART, Dallas County, TxDOT, and utility providers regarding the
feasibility of recommendations and to discuss the process for design and implementation.
Community Workshop: The Consultant will provide the draft of the overall implementation strategy to TC
and TF for review and will make modifications as needed. The Consultant will conduct a community
workshop (three of three) to present draft strategies to community members.
Roles and Responsibilities: The Consultant will provide an implementation strategy with preliminary
recommendations identifying funding sources, lead agencies, and a timeline for each action item. The
TC and TF will review and provide feedback on the implementation strategies and the Consultant will
incorporate the modifications. The Consultant will prepare meeting materials, and will present the draft
implementation strategy at the workshop.
Deliverables:
- Implementation strategy to advance the preferred Community Vision detailing
recommendations, visualizations, action items, time frame, funding sources, and preliminary
costs.
- Summary of notes from community workshop.
Task 7: Preparation of Final Draft- Preston Road and Northwest Highway Area Plan
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The Area Plan will incorporate the deliverables from Tasks 1-6 addressing feedback received from the
TC, TF, and community workshops. The Consultant will present the final draft of the Study Area Plan at
the City Council briefing or meeting as required by City staff.
Roles and Responsibilities: The Consultant will produce the Area Plan and solicit comments from the
public and stakeholders during an official review period. The Consultant will incorporate the comments
received into the final Area Plan.
Deliverables: A Draft Area Plan and associated reference and/or presentation materials for final public
meeting, scenarios for short-term, low cost improvements vs longer term, and full reconstruction will be
provided. The Consultant in coordination with the City of Dallas and NCTCOG will present at the City
Council briefing or meeting. The Consultant will provide three hard copies of the final report and one CD
copy (consisting of final report, editable files, maps, graphics, and data) to the City of Dallas, four hard
copies and one CD copy to NCTCOG, and one hard copy each to other TC and TF members.
An outline of the final Area Plan document shall, at a minimum, include:
Executive Summary
Overview of Existing Conditions
Community Vision
Future Land Development Strategies
Future Transportation Strategies
Implementation Recommendations
Appendix of data, maps, community involvement, and other related documents
Public Involvement and Outreach The Consultant will conduct the following public involvement activities:
1. Community Workshops: The Consultant will conduct three Community Workshops in
order to understand community issues and priorities and to review findings and
recommendations. The three Community Workshops will coincide with the following
tasks:
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Task 3: Development of The Vision
Task 4 and 5: Land Use and Transportation Analysis
Task 6: Preparation of Implementation Strategy
2. Task Force Meetings: The Consultant will conduct TF meetings. The Consultant will
prepare agenda, meeting materials, and provide those to TC for review two weeks
prior to TF meetings and will revise those based on the feedback. The City in
coordination with NCTCOG will arrange meeting location. The Consultant will
present and conduct the meeting, and will follow up with meeting minutes.
3. Meeting Advertisement, Preparation, and Materials: The Consultant will prepare
flyers and will assist the City of Dallas in advertising for public meetings. Meeting
materials will be provided to the TC and TF to review two weeks ahead of meetings
for review and feedback. The Consultant will make edits to meeting materials as
needed.
4. Interviews: The Consultant will conduct interviews with stakeholders to receive input
regarding the future vision and goals for the Study Area. The intent will be to gain
insight from the area’s stakeholders concerning the area’s present issues and potential
solutions. Stakeholders could include, but are not limited to:
Area landowners and business owners
Neighborhood and Homeowners Associations
Government Agencies: Cities of Dallas and University Park, DART, Dallas
County, NCTCOG, and TxDOT
Independent School Districts (ISD): Dallas ISD, Highland Park ISD
Task Force Committee
Additional Local Residents or Stakeholders
5. Public Surveys: The Consultant will create a public survey to gauge perceptions and
attitudes on a variety of existing area issues and proposed measures on topics. The
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survey should be made available through a variety of media and sources, digital and
non-digital. The topics of the survey should include, but not be limited to:
Land Uses and Development Densities
Transportation (Parking, Traffic Patterns)
6. Website: NCTCOG will host a website for the Area Plan with the Consultant
responsible for providing content. There will be an opportunity for the public to leave
comments and questions when visiting the webpage. The website should provide
clear instructions on how to engage in the planning process. The following
information will be provided on the webpage:
Meeting Announcements
Contents and Documents from Meetings
Task Deliverables
Survey Opportunities
All Other Public Documents Related to the Area Plan
Roles and Responsibilities: The Consultant will conduct community workshops and public outreach
efforts. The Consultant will prepare meeting materials for the larger community meetings and conduct
meetings. The City, in coordination with NCTCOG, will host, arrange meeting facilities and advertise for
the workshops and TF meetings.
Deliverables:
- Three Community Workshops.
- TF meetings.
- Meeting materials.
- Summary memos of public involvement efforts and discussions from the feedback received
from Community Workshops, TF meetings, surveys, and interviews.
- Project website materials.
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Project Management The Consultant, City of Dallas, and NCTCOG will coordinate on items related to project management
throughout the development of the Area Plan including:
1. Overall Project Timeline:
The overall timeline goal for project completion will be no more than 12-14 months of the
Notice to Proceed (NTP). The Consultant is encouraged to provide a detailed aggressive
project schedule for identified task projects and deliverables.
2. Community Workshops, Stakeholder Interviews, City Council Briefing:
The Consultant will provide all meeting materials to the TC and TF two weeks in advance
of meetings for review, and will incorporate changes into the materials.
The facilities, to be determined, will be arranged with the assistance of the City of Dallas,
will include adequate tables, chairs and parking. Presentation equipment, exhibits,
handouts, and related materials will be the responsibility of the Consultant.
3. Communication:
Communication to the TC, TF, and community members will be an essential part of
executing a successful plan. The Consultant is encouraged to prepare a Public
Involvement Plan to outline the methods of communication and public outreach efforts.
The Consultant is expected to conduct monthly conference calls or meetings with TC and
TF members to provide briefings as needed as the project progresses.
4. Documentation of Drafts and Final Report:
Proper documentation of all research, analysis, and public comment is required.
Development of a written study, inclusive of all illustrations, charts, and tables in both
printed and electronic format is required.
5. Monthly Billing and Progress Reports:
The Consultant will provide monthly billing and progress reports to NCTCOG.
SCHEDULE AND BUDGET
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This project has an anticipated Notice to Proceed (NTP) date of May 29, 2015. This project will have a
budget of approximately $350,000.
CONSULTANT SELECTION CRITERIA The Consultant Selection Committee (CSC) will review all proposals and select a firm it considers
qualified to undertake the project. The following criteria will be used to evaluate the proposals:
1. Project Understanding 30 percent
2. Scope of Services 25 percent
3. Project Management/Staff Qualifications 20 percent
4. Knowledge of Dallas-Fort Worth Area 10 percent
5. Firm Qualifications/Consultant References 10 percent
6. Project Schedule 5 percent If the CSC determines interviews will be required before a final decision can be made, the
interviews will take place at the North Central Texas Council of Governments office in Arlington,
Texas the week of May 4, 2015. Proposers should be willing to attend interviews if necessary.
Consultants who are invited to an interview will be notified the week of April 27, 2015 that an interview
has been scheduled.
Other requirements are that the Disadvantaged Business Enterprise participation should meet the 31.26
percentage goal identified for this type of procurement and that an Affirmative Action Plan is included in
the proposal. Failure on the part of a majority contractor to meet this goal or to show meaningful good
faith efforts may be grounds for finding the proposal nonresponsive.
Following final negotiations of the work plan and costs satisfactory to NCTCOG, the consultant will be
asked to execute a contract with NCTCOG. A Notice to Proceed will be issued upon execution of the
contract. NCTCOG reserves the right to reject any and all proposals, to contract for any or all portions
of the project with the selected consultant, or to hire multiple firms.
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The successful responder(s) to this Request for Proposals is expected to provide qualified personnel to
accomplish each portion of the work in this study.
NCTCOG will maintain the right to request the removal of any personnel found, in its opinion, during the
course of work on this project, to be unqualified to perform the work.
The Sample Contract, provided in this transmittal, contains federal requirements which must be included
with all proposals submitted. Appendices C through K of the sample contract contain compliance
requirements and certification forms which must accompany the proposal. Failure to comply with these
requirements may result in finding the Proposal non-responsive.
All questions regarding the services required shall be directed in writing by email to
[email protected] by the close of business on Friday, April 10, 2015. All questions and responses
will be posted on NCTCOG’s website at http://www.nctcog.org/trans/admin/rfp/ by the close of business
on Wednesday, April 15, 2015. NCTCOG reserves the right to respond to inquiries as it deems
necessary.