city of richardson, texas collins/arapaho transit … · also, it is important to note that...

REQUEST FOR QUALIFICATIONS (RFQ 2018-01)

CITY OF RICHARDSON, TEXAS COLLINS/ARAPAHO TRANSIT-ORIENTED DEVELOPMENT

AND INNOVATION DISTRICT STUDY OCTOBER 4, 2017

DEADLINE FOR SUBMISSION – 4:00 P.M. (CDT), TUESDAY OCTOBER 31, 2017

The City of Richardson, Texas is seeking qualified candidates to respond to this Request for Qualifications (RFQ) for professional services to conduct a transit-oriented development and innovation district vision study for an approximate 1,200-acre study area. It is the City’s desire to maximize the potential for transit-oriented development in proximity to an existing light rail station and reposition the study area as a successful innovation district that is an economic driver within the city and region. The vision study should be based on sound placemaking strategies, and result in a successful environment where people will want to live, work and play. The study area is generally bounded by Central Expressway (US 75) on the west, Campbell Road on the north, Plano Road on the east, Apollo Road on the south, and Greenville Avenue/Arapaho Road on the southwest (refer to Exhibit A for project study area). The Arapaho Center Station, an existing Dallas Area Rapid Transit (DART) light rail station, is located on the western edge of the study area. The Brookings Institute defines innovation districts as “…geographic areas where leading-edge anchor institutions and companies cluster and connect with start-ups, business incubators, and accelerators. They are also physically compact, transit-accessible, and technically-wired and offer mixed-use housing, office and retail.”1 Today, the study area includes existing economic, physical and networking assets – three key components of an innovation district. Therefore, the City believes that the district’s long-term success can be built upon its tradition of pioneering technology, its proximity to major employers and research institutions, and its location within a growing and diverse economy. Background and Introduction Richardson, Texas is a community of approximately 107,400 residents in a 29 square mile area, and is a northern first-ring suburb of Dallas (refer to Exhibit B). The housing stock includes approximately 30,600 single-family units and 13,600 apartments. Richardson is a major employment center in the Dallas Fort Worth (DFW) area, known for its high-tech Telecom Corridor®, although a concerted effort has been successfully underway in recent years to diversify the local economic base for better long-term sustainability. The City is characterized by stable and progressive leadership; superior public services; excellent educational opportunities from pre-school through post-graduate study; a safe environment; an award-winning library and thriving arts organizations; amenities such as an extensive parks and trails system; a broad range of recreational opportunities; highly regarded special events; and strong community support. All of these characteristics contribute to an extraordinary

1 Source: Katz, Bruce and Julie Wagner. The Rise of Innovation Districts: A new Geography of Innovation in America. Brookings May 2014.

Request for Qualifications (RFQ 2018-01) City of Richardson, Texas Collins/Arapaho Transit-Oriented Development and Innovation District Study

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quality of life. Even with all of these assets, Richardson is experiencing the typical challenges of many first-ring suburbs, such as an increasingly diverse population, infrastructure challenges, an aging housing stock, underperforming retail development, and aging and underutilized industrial properties. Specifically as it relates to the proposed project study area, the City’s 2009 Comprehensive Plan designates the area surrounding the Arapaho Center Station as “transit village,” and the area east of the station primarily as “enhancement/redevelopment area” with the area north of Collins Boulevard primarily as “office/industry.” The Comprehensive Plan recommendations have been the basis for subsequent planning efforts within the project study area. Previous Planning Studies Portions of the approximate 1,200-acre study area have been the focus of multiple planning studies since 2000, the most recent being a baseline market analysis completed and accepted by City Council in 2013 for the East Arapaho/Collins area, followed by the Chamber of Commerce East Arapaho/Collins Task Force Report completed in 2017 (refer to Exhibit C for respective project study areas). The primary focus of the baseline market analysis was to repopulate the existing office/flex warehouse buildings which were experiencing an approximate 20% vacancy rate at that time. This baseline market analysis did not explore opportunities for the adjacent Arapaho Center Station area. The subsequent Chamber of Commerce Task Force led effort was charged with strengthening the overall economic vitality of the area and creating a “game plan” for private sector investment and supportive City action. Like the East Arapaho/Collins baseline market analysis, the Task Force did not perform an in-depth analysis of the Arapaho Center Station and its potential opportunities either. However, a key action item that resulted from the Task Force work was consensus and support amongst stakeholders for the creation of an innovation district in order to strengthen and foster investment in the area’s economic and physical assets. The Task Force Report also recommended evaluating the need for changes to zoning that may benefit the study area, as well as developing a plan for public investment and an urban design plan. The Richardson City Council is supportive of pursuing establishment of an innovation district within the study area. While the Arapaho Center Station was not included in the two aforementioned planning studies, the station area has been previously studied in 2002, resulting in the acceptance of the Arapaho Center Station Area Plan (refer to Exhibit C for project study area). This plan proposed a special mixed use designation comprised of mid-rise entertainment, restaurant and specialty retail uses adjacent to the station. Beyond the special mixed use designated area, yet within an approximate ½-mile radius of the station and east of Central Expressway (US 75), the plan recommended office, hospitality, urban residential and office/tech uses. A subsequent effort to rezone the area adjacent to the station was unsuccessful due to stakeholder opposition, and a desire by the City to delay rezoning until a proposed development plan was brought forth by developers interested in developing the area. However, despite these past planning efforts, it is important to note that today, City leadership is interested in land use and development form that will reinvigorate and maximize the immediate area adjacent to the Arapaho Center Station, as well as support revitalization of the area east of


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the station. The Arapaho Center Station is the one remaining DART station within the city that does not have a recently completed station area plan with a clear vision established to leverage public and private investment. Study Area Location The Collins/Arapaho Transit-Oriented Development and Innovation District study area is an approximate 1,200-acre gross area (approximate 990 net acres) generally bounded by Central Expressway (US 75) on the west, Campbell Road on the north, Plano Road on the east, Apollo Road on the south, and Greenville Avenue/Arapaho Road on the southwest (refer to Exhibit A). The study area is comprised of approximately 280 parcels exclusive of rights-of-way and drainage channels. Land Uses and Existing Improvements Existing uses within the study area primarily include office, industrial and warehouse/flex space, with limited restaurant, multi-family, retail, auto sales, and convenience store with fuel sales uses. An infill mixed-use development exists at the northwest corner of the study area, at the intersection of Campbell Road and Central Expressway (US 75). Duck Creek traverses the northeastern portion of the study area, a portion of which is located within a man-made drainage channel. The study area does not benefit from an anchor institution – such as an academic or medical research and development institution – being located within its boundaries. However, the University of Texas-Dallas, known for its highly regarded science, engineering and business programs, is located approximately three miles west of the study area on Campbell Road, within the City of Richardson. Additionally, Richland College, part of the Dallas County Community College District and home to the Richland College Technology, Engineering, and Advanced Manufacturing (TEAM) Center is located within the City of Dallas, approximately five miles south of the study area. Nearly half of the existing buildings (48.1%) were constructed during the 1980s, with another 21.6% being constructed during the 1970s (refer to Exhibit D). Existing building conditions and site improvements are indicative of properties developed during those time periods. Since 2010, the core of the study area has been experiencing reinvestment with properties undergoing significant building renovation and/or redevelopment (10.7%). Also, it is important to note that approximately 92% of the study area is zoned industrial districts [I-M(1), I-FP(2), PD/I-M(1), and PD/I-FP(2)]. As noted previously, the City of Richardson has historically attracted a concentration of high-technology and telecommunications companies to its Telecom Corridor®. Large national corporations, such as Texas Instruments, Ericsson, and Rockwell Collins attracted suppliers and complementary businesses to the area, forming a dense, commercial and light industrial district focused around the telecommunications, semiconductor design and manufacturing, and other high-tech industries. Following the dot-com bust in early 2001, several national telecommunications companies located in or near the study area, including Alcatel and Nortel, were subject to consolidation or closure. Many of those companies’ suppliers and other businesses left the area


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throughout the 2000s, leaving relatively high levels of vacancy in predominantly older buildings, many of which are also functionally obsolete. Today, vacancy rates have rebounded and some investment has occurred; however, much of the built environment today is still reflective of its past. Accessibility/Transportation The study area is served and shaped by several major transportation corridors: Central Expressway (US 75), a regional expressway; Campbell Road, Collins Boulevard, Plano Road, Arapaho Road, Glenville Road, and Greenville Avenue, all arterial roadways; the DART light rail right-of-way; the Central Trail hike and bike trail; Collins Boulevard multi-use trail and on-street bicycle routes; several minor arterials and/or collector roadways; and the Kansas City Southern Rail right-of-way, an active freight rail line through the city. The Arapaho Center Station, situated generally along the western edge of the study area, is located along the existing DART light rail Red/Orange Line between Central Expressway (US 75) and Greenville Avenue, south of Collins Boulevard and north of Arapaho Road. Approximately one-fourth of the study area is within a ½-mile radius of the Arapaho Center Station. This existing light rail station has been in operation since 2001, and was the end-of-the-line station for the DART Red Line until December 2002, when transit service was expanded north to Plano. The light rail station is located within the existing DART right-of-way west of Greenville Avenue. DART owns approximately 14.5 acres east of Greenville Avenue, inclusive of an approximate 1,100-space parking lot and bus transit station. Due to the location of the rail station, riders must walk via the Greenville Avenue tunnel to access the station and/or parking and bus transit facilities; riders are not able to access the rail station from properties west of the station. This rail station serves on average approximately 1,160 riders per weekday.2 Given the significant underutilization of the existing DART-owned surface parking lot at the Arapaho Center Station, the potential exists for transformation of this property into transit-supportive development to create additional ridership. Other Information Due to Central Expressway (US 75) being a significant barrier, combined with the existing development patterns on the west side of the expressway, transit-supportive development for the rail station on the west side of the expressway is likely not feasible so this area has been excluded from the study area. However, any opportunities to provide improved connectivity to attract ridership from areas west of Central Expressway (US 75) to the DART station may be explored. Richardson is served by four DART light rail stations along the DART Red/Orange Line, including CityLine/Bush Station, Galatyn Station, Arapaho Center Station, and Spring Valley Station. All except the Arapaho Center Station have benefited from transit-oriented mixed use development, the most notable being the CityLine/State Farm development. New development activity within recent years in proximity to the Arapaho Center Station and east of Central Expressway (US 75), includes:

408-unit multi-family development and 153,000-square foot adaptive reuse office/flex space development to the north;

2 Source: DART Reference Book. March 2017


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1.26 million-square foot multi-building data center complex to the northeast; and

12,800-square foot adaptive reuse restaurant development to the west of the station. Additionally, the four rail stations are also connected via the Central Trail hike and bike trail, the central spine of the city’s extensive approximate 40-mile hike and bike trail system. Approximately one-half of the study area – primarily the western portion, in addition to the Arapaho Road and Campbell Road corridors – is included in the City’s Tax Increment Financing (TIF) District #1.

Purpose of the Plan The purpose of the Collins/Arapaho Transit-Oriented Development and Innovation District Study is to create a redevelopment and reinvestment strategy that reflects an understanding of community goals, market realities, physical constraints, political priorities, and public and private financial resources. It is the City’s desire to create a plan to reposition the study area as a successful transit-oriented development and innovation district, one that fosters an innovative ecosystem comprised of physical, economic and networking assets. Additionally, the City is interested in land use and development form that maximizes transit-oriented development opportunities adjacent to the existing light rail station. The plan must include a transit-oriented component for the Arapaho Center Station, and exploit the benefits and opportunities associated with having a light-rail transit station to serve the area. Lastly, the vision established for the overall study area should foster mobility, walkability, accessibility, and revitalize this area of Richardson, consistent with the 2009 Comprehensive Plan recommendations. This plan shall:

Establish a market-supported vision grounded in evidence for the study area.

Create an environment that will allow the transit-oriented development and innovation district to be an economic driver for the innovation economy within Richardson and the surrounding region for many years to come. The district should be well-connected with the region and evolve over time so that the district is sustainable for the longer term and does not become isolated and obsolete.

Identify, leverage and maximize opportunities, and demonstrate the potential of these opportunities in terms of capacity, density, site design elements, and integration with existing and future development within the study area. For the area immediately adjacent to the Arapaho Center Station, transit-oriented development principles should be employed to maximize development opportunities.

Reflect stakeholder and other community input and aspirations for the study area.

Create a district character that will demonstrate a type of urban development that blends and connects research-oriented sectors (such as applied sciences), smaller scale manufacturing, creative fields and innovation cultivator uses, with residential, retail/commercial, cultural, open space, and/or institutional uses. The district should become a place where people can live, work, and play, in addition to facilitating economic growth within the city and surrounding region.

Evaluate existing and future market conditions, including current demand and projections for short-term, medium-term and long-term demand by product type and strategies for business retention and attraction.


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Serve as a guide for public and private decision-making and investment in the coming years as it relates to land use changes, urban design, accommodations for mixed-use development, pedestrians and bicyclists, and associated improvements related to transportation, mobility and infrastructure.

Include realistic strategies and action items (including financial) for implementing the final transit-oriented development and innovation district vision study plan, which can be applied to encourage and enhance public and private sector investment that will incrementally result in transformation of the area.

Identify leadership entities (internal and/or external) that can implement the innovation district’s portion of the vision study plan, including providing development related services (e.g. land development, tenant leasing, property management) and cultivating relationships amongst businesses within the study area.

Furthermore, the vision study should take into consideration the goals and recommendations set forth in previous planning and study efforts where consistent with the transit-oriented development and innovation district vision, particularly the Chamber of Commerce East Arapaho/Collins Task Force Report (2017). Preliminary Scope of Services, Tasks and Deliverables The consultant firm/team selected will generally be responsible for:

An analysis of the supply and demand for various types of land uses and product types based on existing and future market information and demographics. The analysis should take into consideration which industry clusters and/or research areas to advance, and an assessment of the region’s economic strengths. Land use recommendations should also consider market demand for higher density housing, retail/commercial, cultural and institutional uses. The results of the market analysis must be communicated to the City early in the project development in the event the results depict a market not supportive of a transit-oriented development and innovation district, since this could have a significant effect on the project scope.

An evaluation of existing conditions and how they will impact the preferred development/redevelopment scenario.

An examination of the existing zoning and development regulations to determine barriers or changes needed to existing regulations in order to allow land uses necessary for supporting a successful transit-oriented development and innovation district, and recommend new land use policies and/or strategies where needed.

Providing recommendations for enhancing the physical appearance and overall impression of the study area through urban design improvements, including but not limited to: utilizing transit-oriented development principles and maximizing development opportunities adjacent to the Arapaho Center Station; determining whether urban design street cross-sections should be implemented for existing and future streets throughout the study area since public roadways provide opportunities to further define the identify and character of the district; and identifying potential gateway locations. If the area adjacent to the Arapaho Center Station and the remaining balance of the study area are determined to be distinct and


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separate areas through this study process, then the vision study plan should address how to create synergistic relationship opportunities between the two areas.

An access and circulation plan for the study area including: roadway improvements; upgraded pedestrian, bicycle and bus amenities; and transit station parking needs.

An open space plan identifying areas where people can gather, socialize, recreate, network and/or share ideas. These areas could also potentially become locations for living labs for testing and/or implementing new innovative ideas.

An analysis of existing infrastructure (public and private) to determine if it is adequate, or if upgrades to the infrastructure are needed, to support the transit-oriented development and innovation district vision. Analysis should also take into consideration the study area being digitally accessible (e.g. high-speed internet, wireless networks).

A plan for public involvement in the study process, including objectives, draft agendas and appropriate staffing for community meetings, workshops, charrettes, etc. Plan should include opportunities for stakeholder input in order to assist with identifying new and emerging areas of growth that could be particularly of interest as it relates to the innovation district. In addition, the consultant firm/team may also be expected to provide materials suitable for posting on public websites and social media.

Developing a strategic implementation strategy, including a prioritized list of public improvements, potential catalyst projects, recommended regulatory measures, financing mechanisms, and identifying leadership entities (internal and/or external) for implementing the vision study plan. Criteria should also be included for measuring the success of the implementation strategy over the plan horizon, including financial analysis for any specific projects or improvements recommended.

Proposing any unique recommendations that may be appropriate for the study area. Given the size of the study area, the City is willing to consider dividing the study area into multiple sub-district areas if appropriate – similar to what was done in the Main Street/Central Expressway Study (accepted by City Council January 2013) – in order to exploit existing strengths and opportunities within the individual sub-district areas while overall still achieving the common goal of creating a successful transit-oriented development and innovation district. This phase of the vison study does not include preparation of a new zoning code or development regulations; however, if recommended, a draft ordinance for public hearings could be part of a future project phase. The consultant firm/team will be responsible for the preparation of graphics for presentations, public meetings and the final report, including but not limited to the following items below. All graphics, reports and other documents shall be provided in digital format and in hard copy form where appropriate.

Framework/Vision Plan, created by surveying, inventorying and mapping the physical context—amenities and constraints—of the study area, including major vegetation,


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waterways, utility installations, public facilities, surrounding land use and the transportation infrastructure

Base Maps

Presentation Materials, including PowerPoint slides and/or other graphics or appropriate documentation at the scale and level of detail necessary for the public meetings

Finished Graphics and Text, including PowerPoint slides and other documentation for inclusion in the final report and presentations to appropriate Boards, Commissions and the City Council

Meetings with Staff and City Council

Coordination and progress meetings between the consultant firm/team and Staff will be required throughout the study process. Some of these meetings may take place via teleconference, if appropriate.

The consultant firm/team should anticipate community workshops with Staff at appropriate points in the study process.

A meeting to introduce the consultant firm/team to the City Council will be scheduled shortly after the selection process. Additional City Council meetings will be required throughout the duration of the study; some, though not all, may require attendance by representatives from the consultant firm/team.

Meetings with the City Plan Commission may be appropriate as well (as determined by the City).

Project Schedule It is the City’s objective to complete this project within an 8-month time frame. The following tentative schedule has been presented to City Council for the completion of the study:

TASK APPROXIMATE SCHEDULE

RFQ issuance/responses received October 2017

Consultant selection November 2017

Scope of work/fee/schedule and contract development with selected Consultant

December 2017 to January 2018

City Council kick-off meeting and contract execution

February 2018

Project initiation March 2018

Project completion (includes project acceptance/adoption by CPC and City Council)

October 2018

Budget The anticipated budget for this project is approximately $350,000.


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Skills Required The desired consultant firm/team should provide leadership and technical assistance to develop a transit-oriented development and innovation district vision study. Consultants should have extensive successful urban planning and redevelopment experience, including land use, zoning, transportation, market analysis, economic development, parking, streetscape design, and design guidelines disciplines. Additionally, the firm/team must have extensive public engagement experience, employing a variety of proven successful engagement strategies. The firm/team should also be able to demonstrate proven and effective plan implementation strategies associated with adopted transit-oriented development and innovation district vision studies. Consultants are encouraged to partner, if appropriate, to assemble the right combination of skills to address the preliminary scope of services described herein. Qualifications Response Format/Submission Requirements The consultant firm/team shall submit five (5) bound hard copies of Statement of Qualifications, and one (1) additional copy in digital form by 4:00 P.M. (CDT), TUESDAY OCTOBER 31, 2017. Qualifications responses received after this time and date will not be accepted nor considered. Faxed applications will also not be accepted. Additionally, receipt of insufficient copies of the qualifications or not providing the required information in the desired format may result in elimination from the selection process. The submission shall include the following information in the order listed below, with each section clearly labeled and separated by tabs and with pages numbered. Also, submission responses shall be prepared using a font of no less than 10, on 8 ½” x 11” paper with foldouts as required. Cover Letter (five pages maximum)

Experience and qualifications of the firm/team.

Relevant experience with similar projects, including any unique qualifications or special services that enhances the firm’s/team’s ability to perform the work described in this RFQ.

Identify the project manager and a description of this person’s experience with similar type projects.

Identify consultant team personnel and respective firm name (if more than one firm represented on the team) for persons participating on the project team, including explanation of each person’s relationship to the overall project work plan.

Familiarity with Richardson and its regional context.

Identification of the contact person during the selection phase, including name, address, telephone, email and fax numbers; this contact must be available during normal business hours.

Team Member Qualifications

Resume/Bio for the project manager and each team member.

Availability and manpower estimates for the project manager and team members who will be committed to completing the project through acceptance/adoption by City Council.


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Describe the lead consultant firm’s personnel resources that are available to the project manager in the event such resources are required to remain on schedule or address unique challenges presented during the project.

Method and Approach (four pages maximum)

Narrative describing the consultant firm’s/team’s overall method and approach to developing a transit-oriented development and innovation district vision study, including market analysis and public input process.

Experience and Examples of Comparable Projects

Samples of final documents and graphics from comparable projects completed within the previous five years, with contact information for the client (name of client project manager with phone number, email address).

References

Provide five current references (within the past three years) for each individual and/or firm that will have significant and specific responsibility for this project. References provided shall be for work completed for similar type projects.

Qualification responses shall be submitted by the submission deadline to:

City of Richardson Purchasing Manager City Hall, Room 101 411 W. Arapaho Road P.O. Box 830309 Richardson, TX 75083-0309

City Resources Electronic files of GIS data maps and aerial photos can be requested from the City, along with other relevant documents. The City will not be responsible for developing base maps, graphics, exhibits, etc. Additionally, past planning studies for the study area may be of interest to candidates considering responding to this RFQ. Refer to Exhibit E for a list of planning studies and corresponding websites. Questions or Requests for Additional Materials Prior to Submission of RFQ Any persons with questions or request for maps or other materials prior to submission of the RFQ, shall email a written request by 4:00 P.M. (CDT), TUESDAY OCTOBER 24, 2017 for information/ clarification to:

Tina M. Firgens, AICP Planning Projects Manager City of Richardson [email protected]


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Answers will be provided to all candidates receiving RFQ’s as a written addendum. Candidates should not rely on any oral communication concerning this RFQ and oral responses will have no binding effect. Reservations The City, through its duly authorized officials, reserves the right to reject any part of, or all statements without the imposition of any form of liability. Nothing herein is intended to exclude any responsible firm or in any way restrain or restrict competition. The City reserves the right to award this RFQ to the most qualified firm/team that offers the best combination of qualifications and experience to the City taking into consideration the selection criteria contained herein. Ethical Standard No City of Richardson official or employee shall have interest in any contract resulting from this RFQ. Individuals with a possible conflict will enact a public disclosure record by completing a “Statement of Financial Interest” form. Reimbursements There is no expressed or implied obligation for the City to reimburse responding firms for any expenses incurred in preparing statements of qualifications in response to this RFQ and the City will not reimburse responding firms for these expenses, nor will the City pay any subsequent costs associated with the provision of any additional information or presentation (including travel costs), or to procure a contract for these services. Disclosure There will be no disclosure of the contents to competing firms until the contract is awarded. All statements of qualifications will be kept confidential during the contract negotiation process. Once the contract has been awarded all statements of qualifications will be open for public inspection, except for trade secrets and confidential information, which the firm identifies as proprietary. Default The City reserves the right to terminate this RFQ process immediately for failure to meet delivery or completion schedules, or otherwise perform in accordance with the requirements of the same. Selection Within 10 to 14 business days of the submittal deadline, it is the goal of the City to invite one or more firms/teams for an interview before a panel of Staff members. Submittals will be reviewed by the City based on:

Responsiveness to the RFQ

Overall qualifications and experience

Demonstrated competence with comparable projects

Proposed project methodology and approach

Interview

Experience with government entity clients


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Availability to respond to the needs of the City in a timely manner

Satisfactory client references

Other relevant factors One or more firms/teams may be asked to submit a proposal for final consideration. The goal of this RFQ is to select and recommend a firm or team of firms to the City Manager’s Office for negotiation of contract terms, including a fair and reasonable price. Consultants are encouraged to partner, if appropriate, to assemble the right combination of skills to address the preliminary scope of services described herein. The City is under no obligation to award a contract. If no firm/team submits an acceptable proposal or if conditions change, the City reserves the right to reject all of the submittals.


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EXHIBIT A


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EXHIBIT B


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EXHIBIT C


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EXHIBIT D


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EXHIBIT E

Below is a list of past planning studies for the study area which may be of interest to candidates considering responding to this RFQ. All documents are available on the City’s website at cor.net/carfq.

Richardson Comprehensive Plan (2009) Chamber of Commerce East Arapaho/Collins Task Force (2017) East Arapaho/Collins Enhancement/Redevelopment Study: Baseline Market Analysis (2013) Arapaho Center Station Area Plan (2002) Richardson DART Station Area Market Analysis (2003) ULI Panel Study (2000)

Information related to past City of Richardson enhancement/redevelopment projects are available at http://www.cor.net/index.aspx?page=448 Information regarding the University of Texas-Dallas may be found at http://www.utdallas.edu/about/

Information regarding Richland College may be found at https://alt.richlandcollege.edu/about/

http://www.cor.net/carfq

http://www.cor.net/index.aspx?page=448

http://www.utdallas.edu/about/

https://alt.richlandcollege.edu/about/

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