RFQ Affordable Housing Developer 9% LIHTC & mixed-income, mixed-use development
Sound Communities
REQUEST FOR QUALIFICATIONS
Sound Communities, an affiliate of the Norwalk Housing Authority (NHA), is seeking qualification packages from affordable housing developers with experience in financing and developing 9% LIHTC projects to co-develop a mixed-income, mixed-use project next to the South Norwalk train station in Norwalk, CT.
KEY INFORMATION
RFQ RELEASE DATE: 10/3/2025
SUBMISSION DEADLINE: Qualification packages must be submitted on or before Friday, November 7, 2025, at 5:00PM EST. Submissions received after the deadline will not be considered.
SUBMISSION PROCESS: Qualification packages must be submitted via email to SStewart@soundcommunitiesct.org.
STAFF CONTACT: Requests for Information (RFIs) should be sent via email to Sophia Stewart, Project Coordinator, at SStewart@soundcommunitiesct.org by October 24, 2025 (a pre-submission response cannot be guaranteed after this date).
I. INVITATION TO SUBMIT QUALIFICATION PACKAGES
Sound Communities, Inc. is soliciting qualification packages from affordable housing developers experienced in using Low Income Housing Tax Credits (LIHTCs) to co-develop a mixed-income, mixed-use project from initial concept to property stabilization. To be considered, respondents must submit a complete qualification package in the manner described below.
After review of all factors, including qualifications, past performance and the proposed terms, Sound Communities reserves the right to accept or reject any or all proposals or any part thereof, to waive defects in same, to waive technicalities, to accept any proposal and to award the contract to the respondent that Sound Communities, in its sole discretion, determines as the most responsible and qualified respondent, which may not necessarily be the respondent proposing the best financial terms.
Any contact related to this RFQ with members of the Sound Communities' Board of Directors, NHA Board of Commissioners, or their employees, other than the contact person shown above, during the procurement process, could result in disqualification.
II. SOUND COMMUNITIES BACKGROUND AND MISSION
Sound Communities, Inc. (Sound), a 501(c)3 non-profit organization established in 2020, is the development arm of the Norwalk Housing Authority (NHA). Sound exists to redevelop NHA's aging public housing stock and create high quality, affordable housing in Fairfield County.
Building on the success of NHA's Choice Neighborhoods Initiative (CNI), which transformed Washington Village into the modern Soundview Landing and created infrastructure and green space improvements in the neighborhood, Sound has continued to lead significant development projects in Norwalk. These include Oak Grove, which adds 69 affordable units and a Learning Center, and the redevelopment of Meadow Gardens, set to create 59 new units and a Learning Center. Both Oak Grove and Meadow Gardens were financed using 4% LIHTCs and tax-exempt bonds, among other sources. Sound is the sole developer on Meadow Gardens and is working to sole-develop its next project, currently in predevelopment at 79 S. Main Street, which is an infill new construction project of 68 affordable units for seniors. NHA issued the tax-exempt bonds on the Oak Grove and Meadow Gardens projects.
Sound's team consists of a Vice President of Development, Project Manager, Project Coordinator and Assistant Property Manager. Sound's board of directors includes the Executive Director, Deputy Director and Finance Director of the Norwalk Housing Authority. The NHA Board of Commissioners, which includes members appointed by the Mayor of Norwalk, approves all major business decisions concerning Sound Communities.
III. PROJECT OVERVIEW: SOUTH NORWALK TRAIN STATION PROJECT, 24.5 AND 26 MONROE ST, NORWALK CT
Sound intends to redevelop a parcel owned by the Norwalk Housing Authority (NHA) next to the South Norwalk Metro-North train station. Currently the 2.2-acre parcel contains NHA's offices (at 24 ½ Monroe St.) and a senior public housing development ("Leroy Downs" at 26 Monroe St.) plus on-grade parking. There is a one-way road ("State Street") that intersects the parcel and is part of an easement. (See Appendix A.) All existing structures are proposed for demolition. Tenants of Leroy Downs will be permanently relocated to a new senior development Sound is undertaking, which is targeted for completion in Summer 2028.
Sound is seeking a co-developer to partner on the "SoNo Train Station Project" from schematic design to property stabilization through the initial compliance period. Sound has not procured an architect for this project yet. To date, Sound has held internal meetings and commissioned yield studies to establish high-level project goals and parameters.
The Project is proposed to include 150-200 residential units, 12,000 SF of office space for NHA, tenant amenities, property management offices, parking, green space, public realm space, sustainability and energy efficient elements, and, possibly, limited retail space. Sound intends to apply to CHFA for a 9% LIHTC award (potentially a 9%/4% hybrid) for this transit-oriented, mixed-use development. The Project is expected to include a range of affordability levels from 30% AMI to market rate, plus a set-aside of permanent supportive housing units.
Due to the project's size, it is likely that construction and funding will need to be done in phases.
The Project must adhere to Connecticut Housing Finance Authority (CHFA), Connecticut Department of Housing (DOH), U.S. Department of Housing and Urban Development (HUD) and Low Income Housing Tax Credit (LIHTC) standards and guidelines in regard to procurement, design, contractor and subcontractor labor and wages, Section 3, WMBE and SBE hiring, developer fee, tenant eligibility, waitlists, reserves, and other matters, depending on final Project funding sources.
A variety of stakeholders are expected to play some role in shaping and advancing this Project, such as the NHA Board of Commissioners, NHA staff and tenants, Mayor of Norwalk, local and state elected officials, Norwalk Planning & Zoning, Norwalk Economic Development, Norwalk Redevelopment Agency, Connecticut Department of Transportation, Metro-North (MTA), CT Department of Housing, neighbors and community members, among others. This is a complex project that will transform a prime location of the city, be highly visible to Norwalk residents and visitors, and continue to establish Sound's reputation as an accomplished developer.
The property, as of September 2025, is not in a Qualified Census Tract (QCT) or Difficult to Develop Area (DDA).
The property's underwriting will benefit from strong area rents (2025):
New construction market rents at nearby developments exceed 80% AMI rents.
IV. SCOPE OF SERVICES
Sound Communities is seeking a co-developer for the SoNo Train Station Project, a mixed-income, mixed-use development that will be seeking a 9% LIHTC award through the Connecticut Housing Finance Authority. The co-developer will be a true partner that shares in the responsibilities and risks necessary to make the Project come to fruition in a cost-effective and timely manner.
Below is a list of expected tasks and deliverables that the co-developer will work alongside Sound Communities to achieve. Additional responsibilities may be required of the selected co-developer depending on the needs of the Project.
Predevelopment Activities
• Procure A&E services
• Apply for predevelopment funding
• Develop site plan and schematic design
• Present at NHA Board of Commissioner meetings with design team
• Obtain cost estimates
• Develop preliminary financing plan
• Meet with City officials and departments to foster buy-in and confirm approval processes
• Procure zoning attorney and real estate transaction attorney
• Engage staff, tenants and community members as needed to gather input and develop process to incorporate input
• Create project webpage and develop high-level communication plan
• Submit special permit application and attend Planning & Zoning Commission hearings
• Obtain environmental and hazmat assessments
• Commission a market study, traffic study, and other reports as needed
• Determine need for project-based vouchers or other subsidies and outline process to get HUD or other commitments
• Submit DEP application to CHFA/DOH and attend DEP meeting
• Advance drawings through Design Development
• Procure Construction Manager or General Contractor
• Conduct value engineering as needed
• Refine construction timeline
• Determine energy efficiency standards and sustainability goals; engage consultant
• Coordinate with Building Department, Fire Marshall and Utilities providers and stay connected throughout pre-construction
• Participate in CHRO, SHPO, DOL or other state agency correspondence as needed
• Apply for federal and state grants as needed
• Procure property manager as needed
• Identify supportive services provider and execute MOU
• Release RFP for debt/equity financing partners, evaluate term sheets, conduct interviews and make selection with approval from the NHA Board of Commissioners
• Advance drawings to 90% Construction Documents and ensure quality control
• Submit Consolidated Application for 9% LIHTC award with all required exhibits and certifications
• Oversee subcontractor bidding process, scope review and awards
• Organize and participate in closing meetings with financing partners
• Complete all due diligence and underwriting requirements
• Secure all permits necessary (zoning, demolition, foundations) and satisfy bond/surety requirements
• Execute contract with GC
• Close on financing
• Hold groundbreaking event
Construction
• Attend weekly OAC meetings
• Oversee contract administrator
• Oversee RFIs, submittals
• Conduct prevailing wage interviews
• Oversee Special Inspections
• Review, approve and process requisitions in a manner determined by Ownership
• Document construction progress and review schedule regularly
• Submit quarterly DOH reports, Affirmative Action reports and other reports
• Punch List
• Warranties, Manuals, As-builts
• Cost Certification
Lease-up & Operations
• Oversee lease-up and tenant income certifications
• Participate in operations decision-making to ensure best practices
• Form 8609 and all LIHTC compliance paperwork
V. MINIMUM REQUIREMENTS
These are the minimum threshold requirements Sound is seeking from a co-developer.
• Selected firm must be able to start work immediately upon being selected and must adequately staff the project to meet established responsibilities and deliverables
• Co-developer fee up to 50% of total developer fee, depending on contribution of predevelopment funding and organizational capacity
• Co-developer ownership stake not to exceed 40%, terminating at year 15 with Sound Communities being given Right of First Refusal (even if co-developer is a non-profit)
Sound Communities is contributing the land to the project. The City of Norwalk's current appraised value is north of $11,000,000. This reflects the high housing need and demand for the area as well as its gentrifying nature. Developable land adjacent to Metro-North stations in Fairfield County is extremely rare, creating a very unique transit-oriented development opportunity. Further, Sound Communities and the Norwalk Housing Authority have established relationships with most of the State and local agencies, authorities, and elected officials that will be vital to the success of the project. Respondents are asked to recognize the value Sound is bringing to the partnership in their proposed terms.
VI. SUBMISSION INSTRUCTIONS
Firms responding to this RFQ are required to submit by e-mail a complete, signed qualification package by 5:00PM EST on Friday, November 7, 2025, to SStewart@soundcommunitiesct.org with the subject line "SoNo Project Co-Developer." Late submissions may not be considered.
Qualification Packages must include the following:
1. Cover Sheet - Complete and sign the attached Proposal Cover Sheet (Exhibit A)
2. Company Background
a) Mission and History
b) Services and Activities
c) Geographic Footprint
d) Organization Chart
e) For-Profit vs Non-Profit designation
3. Company Track Record - including relevant experience in: LIHTC developments, mixed-income, mixed-use and TOD developments, green-building and sustainability programs, Brownfields and other public grant programs, and partnering with Housing Authorities or other non-profits.
4. SoNo Train Station Project
a) Describe how the Company will staff the duration of the project and provide resumes or bios of key staff and their home-base.
b) Describe interest and capacity to manage the property once operational, if applicable.
5. References - Provide the names and contact information of three (3) clients for whom you performed services of a similar nature. One (1) reference must be a from a Housing Authority.
6. Claims or Disputes - Indicate any claims, disputes, or arbitration proceedings that have occurred on any projects in the last five (5) years. Indicate who they were with and the current status of each, even if pending.
7. Exhibits
Exhibit A: Proposal Cover Sheet
Exhibit B: Signed RFQ Certification
Exhibit C: Signed Debarment Certification
Exhibit D: QAP Scoresheet
Exhibit E: 5-Year Project History
Exhibit F: Proposed Terms
In submitting a qualifications package, the respondent acknowledges that neither NHA nor Sound Communities will compensate the respondent for any submission or contract negotiation costs, including costs for preparation, appearances, interviews, and/or travel expenses.
Respondents who are invited for an interview may be asked for their recent financial audit.
VII. SCORING CRITERIA
Criteria/ Points
Terms of Respondent's Proposal (Exhibit F) 15
Successful track record of financing and developing 9% LIHTC developments in Connecticut 10
Experience partnering with Housing Authorities or nonprofit developers and familiarity with HUD policies and subsidies 5
References, including at least one from a Housing Authority 5
Staffing capacity and in-house construction knowledge 5
Experience with transit-oriented development and coordinating with transportation agencies 5
Experience building mixed-use developments 3
Experience with 4% and 9% hybrid-financed projects 2
Maximum Points = 50
VIII. RFIs
Requests for Information (RFIs) may be submitted via email to Sophia Stewart at SStewart@soundcommunitiesct.org with the subject line "RFI - Co-Developer RFQ" on or before October 24th. Inquiries will be responded to via email and all RFIs and their responses will be posted to the Norwalk Housing Authority website on the "Doing Business" page under "About Us."
IX. SELECTION PROCESS
1. All qualification packages submitted on or before Friday, November 7, 2025, at 5:00PM EST will be reviewed by a member of the Sound Communities or Norwalk Housing Authority team for compliance with the submission requirements of the RFQ.
2. A selection committee will score each complete response.
3. Top scoring responders will be invited to attend an in-person interview and may be asked to submit additional organizational information.
4. Sound Communities intends to negotiate with the top-ranked firm(s) to reach a joint venture partnership agreement. If an agreement cannot be reached, Sound Communities will terminate negotiations with the firm and proceed to the next highest rated firm.
5. Upon successful negotiation of an agreement, Sound Communities will recommend an award pending the approval of the Norwalk Housing Authority Board of Commissioners.
X. RFQ TERMS AND CONDITIONS
The Respondent may change or withdraw a response at any time prior to the response submission deadline. All changes or withdrawals must be made in writing. Oral/Verbal changes, modifications, or withdrawals will not be recognized and will be disregarded. Written modifications will not be accepted after the RFQ Submission Deadline.
Sound Communities reserves the right to request clarifications of information submitted and to request any necessary supporting documentation or information of one or more responders after the RFQ Submission Deadline.
Submissions shall be firm for a period of 90 days following the RFQ Submission Deadline.
Submissions shall be considered public information unless advised otherwise by the responder. The responder shall include a separate letter stating which parts of the submission are deemed confidential and/or proprietary information not to be released.
Sound Communities reserves the right to reject any and all submissions, to waive informalities or irregularities in the submissions received, and reject nonconforming, nonresponsive, conditional or qualified submissions, and to select the submission and consultant which, in the judgment of Sound Communities, best serves the interests of Sound Communities.
All submissions shall be made without any prior understanding, agreement, or accord with any other person submitting a qualification package for the same service. By delivering a response to this RFQ, the Respondent represents that their submission is in all respects bona fide, fair, and not the result of any act of fraud or collusion with another person engaged in the same line of business or commerce.
The Respondent certifies by submission of a proposal that it is not a debarred, suspended, or ineligible contractor by any Agency of Federal of State government. No proposal received from a debarred, suspended, or ineligible contractor will qualify for an award.
Termination for Cause and for Convenience
Sound Communities may terminate this contract in whole, or from time to time in part, for Sound Communities' convenience or the failure of the Contractor to fulfill the contract obligations (cause/default). Sound Communities shall terminate by delivering to the Contractor a written notice of termination specifying the nature, extent, and effective date of termination. Upon receipt of the notice, the Contractor shall: (1) immediately discontinue all services affected (unless the notice directs otherwise), and (2) deliver to Sound Communities all information, reports, papers, and other materials accumulated or generated in performing the contract, whether completed or in process. If the termination is for the convenience of Sound Communities, Sound Communities shall be liable only for payment for services rendered before the effective date of the termination.
If the termination is due to failure of the Contractor to fulfill its obligations under the contract (cause/default), Sound Communities may (1) require the Contract to deliver to it, in the manner and to the extent directed by Sound Communities, any work described in the Notice of Termination; (2) take over the work and prosecute the same to completion by contractor of otherwise, and the Contractor shall be liable for any additional cost incurred by Sound Communities; and (3) withhold any payment to the Contractor, for the purpose of set-off or partial payment, as the case may be, of amounts owned by Sound Communities by the contractor. In the event of termination for cause/default, Sound Communities will be liable to the Contractor for reasonable costs incurred by the Contractor before the effective date of the termination. Any dispute shall be decided by the Contracting Officer.
In the event that funding is unavailable in any fiscal period for this project, Sound Communities shall have the unqualified right to terminate the Work Order(s), or Agreement upon written notice to the Contractor, without any penalty or expense to Sound Communities. No guarantee, warranty or representation is made that any particular work will be assigned to any firm(s).
APPENDIX 1
Site Map
Parcel ID: 2-55-30-0
EXHIBIT A
PROPOSAL COVER SHEET
Company Name:
Company Address:
Proposal Contact Person:
Phone: Email:
Company Diversity Metrics /Company Ownership Company Employees
Percentage of company owners and/or executive management who identify as:
_____ % Black/African American
_____ % Native American
_____ % Asian
_____ % Latino/Hispanic
_____ % Women
Percentage of full and part-time employees who identify as:
_____ % Black/African American
_____ % Native American
_____ % Asian
_____ % Latino/Hispanic
_____ % Women
NOTE: Percentages will not total 100%. Informed estimates are acceptable.
WMBE Certification Number (if applicable, not required).
Verification Statement
The undersigned proposer hereby states that by completing and submitting this form s/he is verifying that all information provided is, to the best of his/her knowledge, true and accurate, and agrees that if NHA discovers any information herein is false, that shall entitle NHA to not consider nor make award or to cancel any award with the undersigned party.
Signed: _________________________ Date:________________
Print Name:________________________________________________
EXHIBIT B
RFQ CERTIFICATION
I certify that any and all information contained in this RFQ is true.
I certify that this RFQ is made without prior understanding, agreement, or connections with any corporation, firm or person submitting a RFQ for the same materials, supplies, equipment, or services and is in all respects fair and without collusion or fraud.
I agree to abide by all terms and conditions of the RFQ.
Company Name:
Address:
Phone:
Authorized Representative:
Name:
Title:
Signature:
Date:
EXHIBIT C
DEBARMENT CERTIFICATION
The undersigned, a Respondent of the Request for Qualifications (RFQ) issued by Sound Communities, hereby certifies to Sound Communities on behalf of itself and each member of Respondent's team, as follows:
In accordance with HUD 24 CFR 85.35, Respondent certifies that neither Respondent nor any member of the Respondent's team is debarred or suspended or is otherwise excluded from or ineligible for participation in Federal Assistance programs under Executive Order 12549 "Debarment and Suspension."
Authorized Representative:
Name:
Title:
Company:
Signature: _______________________________________________________
EXHIBIT D
QAP SELF-SCORING
DEVELOPER: _____________________________________________________
1. Number of LIHTC Program Projects
Circle the applicable points for the developer's LIHTC projects in operation for more than 5 years.
Projects Points
6 or more 3 points
4-5 2 points
2-3 1 point
1 0 point
2. Years of LIHTC Program Experience
Circle the applicable points for the developer's years of LIHTC ownership.
Years Points
10 or more 2 points
5-9 1 points
1-4 0 points
3. Developer LIHTC Program Performance
For the respondent's most recent 9% awards (at a minimum, last two 9% projects).
Initial Closing & Cost Cert
Initial Closing within 8 months of award 2 points
Initial Closing within 10 months of award 1 point
Initial Closing after 10 months of award Points 0 point
Final Cost Cert <5% CHFA approved budget 2 points
Final Cost Cert between 5-10% CHFA approved budget 1 point
Final Close >10% CHFA approved budget 0 point
EXHIBIT E
FIVE-YEAR PROJECT HISTORY
Attach a list of developments completed/underway over the past 5 years and label it Exhibit E.
Include the following information:
• Project Name
• Project Address
• Total Development Costs
• Unit Mix (AMI)
• List of Funding Sources
• General Contractor
• Co-Developer (if applicable)
• LIHTC Investor/Syndicator (if applicable)
• Current Project Status or Year Completed
EXHIBIT F
PROPOSED TERMS
Attach the respondent's proposed terms, considering:
• Predevelopment funds contribution, at risk
• Developer fee
• Deferred developer fee
• Ownership
• Ability to meet liquidity and balance sheet minimums for loans
• Guarantees during construction through compliance period
• Right of First Refusal
• Information in the RFQ