RFP for Architectural Services
REQUEST FOR QUALIFICATIONS/PROPOSALS
Sound Communities Inc., an affiliate of the Norwalk Housing Authority, is seeking qualification packages/proposals from architectural firms with experience in affordable and mixed-income multifamily housing and mixed-use developments for a multi-phase construction project in partnership with National Housing Trust.
KEY INFORMATION
RFQ RELEASE DATE: 6/1/2026
SUBMISSION DEADLINE: Proposals must be submitted on or before Thursday, July 2, 2026 at 5:00PM EST. Submissions received after the deadline will not be considered.
SUBMISSION PROCESS: Proposals must be submitted via email to lmarlin@soundcommunitiesct.org. No hard copies please.
STAFF CONTACT: Questions and requests for information should be directed via email to Leala Marlin, Project Manager, at lmarlin@soundcommunitiesct.org by June 22nd.
I. INVITATION TO SUBMIT PROPOSALS
Sound Communities Inc. (Sound) and its development partner, National Housing Trust (NHT), are soliciting proposals from architecture firms with experience designing affordable and mixed-income multifamily and mixed-use developments. Sound and NHT are undertaking a multi-phase, transit-oriented development located at 26 Monroe Street in Norwalk, Connecticut that aims to break ground in late 2028 or early 2029. To be considered, respondents must submit a complete proposal in the manner described below.
A qualified firm will have experience in yield studies, zoning review, master planning, schematic designs, tenant engagement, design development, renderings, sustainable design, construction documents, reviewing third-party cost estimates, reviewing bid documents, contract administration, product/material submittal review, field reports and as-built drawings.
In addition to providing the services above, a qualified firm may be expected to attend and present at meetings of the Norwalk Planning & Zoning Commission, Norwalk Housing Authority (NHA) Board of Commissioners and NHA Resident Advisory Board.
After review of all factors, including qualifications, past projects, references and proposed fee terms, Sound and NHT reserve the right to accept or reject any or all proposals or any part thereof, to waive defects, to waive technicalities and to award the contract to the respondent that Sound and NHT determine to be the most responsible and qualified respondent, which may not necessarily be the respondent proposing the lowest fee.
NOTE: Any contact related to this procurement with staff or board members of Sound, NHT, or NHA, other than the staff contact listed above could result in disqualification of an application.
II. DEVELOPMENT TEAM
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. Recent projects include Oak Grove, which added 69 new affordable units and a Learning Center, and the redevelopment of Meadow Gardens, which will create 59 affordable units and a Learning Center. Both Oak Grove and Meadow Gardens were financed using Low Income Housing Tax Credits and state grants. Sound's team consists of a Vice President of Development, Project Manager, Project Coordinator and Property Manager. Sound's board of directors includes NHA's Executive Director, Deputy Director and Finance Director.
National Housing Trust ("NHT"), a not-for-profit corporation formed in 1986 in the District of Columbia, creates and preserves affordable homes to provide opportunity, advance racial equity, reduce economic disparities and strengthen community resilience through practice and policy. NHT created NHT Communities ("NHTC") in 1999 as the not-for-profit real estate development arm of NHT, which has extensive experience in financial structuring, project management and asset management of affordable housing communities. Since its creation, NHTC has participated in the preservation and improvement of over 10,000 affordable units in 13 states and the District of Columbia. NHTC maintains an ownership interest in nearly 3,500 units in 30 apartment communities across nine states, including Connecticut, and the District of Columbia.
III. PROJECT DESCRIPTION: 26 MONROE ST, NORWALK
Sound and NHT (the "Development Team") are working to redevelop 2.2 acres of land owned by the Norwalk Housing Authority (NHA) next to the South Norwalk Metro-North train station. Existing structures on the site include the Norwalk Housing Authority's offices, a senior public housing development and on-grade parking. There is also a one-way road ("State Street") that intersects the parcel and is part of an easement. (See Exhibit A.) All existing structures are proposed for demolition. Tenants of Leroy Downs will be permanently relocated to a new senior development located nearby which is targeted for completion in Summer 2028.
The land at 26 Monroe offers a valuable opportunity to create a mixed-use development with ground-floor office/commercial/amenity space and a mix of affordable and market-rate residential units. This vision is well supported by the City of Norwalk and Norwalk Redevelopment Agency, who completed a South Norwalk Train Station Area Study to outline community needs and planning recommendations given the City's goals around affordability, walkability, and economic development. Additional planned City investments will enhance the transformation of this area.
Early feasibility studies suggest that the project may have two phases and could yield approximately 200 units. There will also be a property management office, conference room, package room and file storage as part of the residential space. Tenant amenities may include a community room, TV lounge, fitness center and roof deck, or other ideas as proposed by the design team or recommended by key stakeholders. There will also be a public realm component, such as a plaza, green space or seating area, to serve the broader community, especially those that frequent the train station or use one of the bus lines that pass the site. The new NHA offices are estimated to require 12,000 square feet on the ground floor of the first phase.
The Development Team intends to apply to the Connecticut Housing Finance Authority (CHFA) for a 9% Low Income Housing Tax Credit award for this transit-oriented and mixed-income project (with units ranging from 30% of area median income to market-rate). More than half of the units in each phase must be two-bedrooms or larger. Further, the design will need to maximize the number of potential points the project can score on the LIHTC application, based on the most current Qualified Allocation Plan (QAP). The 2026 QAP can be found on the CHFA website (https://www.chfa.org/developers/tax-credit-program/lihtc/) and may be revised before the 26 Monroe project is ready to apply. Each phase of the project will need to apply for tax credits.
The project must adhere to standards and guidelines set by the City of Norwalk, 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) program, in addition to international building code and best practices. These agencies also inform policies around procurement, environmental reviews, prevailing wages, tenant notices, local hiring, and other regulations that will apply to this project.
A variety of stakeholders are expected to play some role in shaping and advancing this project, including the NHA Board of Commissioners, NHA staff and tenants, the Mayor of Norwalk, Norwalk Planning & Zoning, Norwalk Economic Development, Norwalk Redevelopment Agency, Connecticut Department of Transportation, Metro-North (MTA), CT DOH, state and local elected officials, local businesses, and community members. 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 Norwalk-based developer. The architect should be comfortable presenting concepts to diverse audiences and getting buy-in to support the design.
IV. SCOPE OF SERVICES
The following generally highlights the services that the firm will be required to perform. In some instances, the firm may procure and manage a subcontractor with the requisite experience to perform certain duties. Consultants currently expected to be subcontractors to the lead design firm include MEP engineer, structural engineer and landscape architect.
1) Review zoning regulations and site constraints and participate in meetings with Planning & Zoning to develop site plans and schematic designs, with multiple options for review by the Development Team.
2) Participate in stakeholder and tenant engagement meetings to refine larger goals around walkability, transit connectivity, retail space and green space.
3) Incorporate Development Team and stakeholder feedback from schematics to advance into design development.
4) Prepare site plan and other design documents required for the special permit application to be submitted to Planning & Zoning in Fall 2026, with support from the team's zoning attorney, traffic consultant, and site/civil engineer (each of these consultants will be procured directly by the development team). This process includes meetings with city agencies (DPW, Transportation, Mobility and Parking, the Fire Marshal) and public hearings. Meetings may be virtual or in person.
5) Advance drawings to 100% design development, including project elements related to sustainability and energy efficiency standards.
6) Present design to Norwalk Housing Authority's Board of Commissioners.
7) Review and provide feedback on third-party hard cost estimates.
8) Provide complete construction documents that conform with generally accepted architectural and engineering standards and are in accordance with all applicable codes and regulations to be included in the Development Team's LIHTC application (target deadline of January 2028). Provide specifications that reflect relevant requirements, standards, and product availability.
9) Supply other necessary forms and certifications to submit for project funding through the Department of Housing, Connecticut Housing Finance Authority, and other sources.
10) Provide services to assist in the bidding and award of the construction contract and major subcontracts.
11) Provide plans and specifications needed to secure all necessary permits and approvals, including Demolition permit, Zoning permit, and Building Permit prior to financial closing. Incorporate comments as needed.
12) Provide construction administration services during the construction phase(s).
V. SUBMISSION INSTRUCTIONS
Respondents must submit one original and complete proposal no later than 5:00pm EST on July 2, 2026. Proposals must be emailed to lmarlin@soundcommunitiesct.org. No hard copies please.
In submitting a response to this RFP, the respondent acknowledges that the Development Team will not compensate the respondent for any submission or contract negotiation costs, including costs for preparation, appearances, interviews, and/or travel expenses.
To maintain a fair and impartial competitive process, written questions will be the only opportunity for respondents to inquire as to form and content. The team will only answer written inquiries received by e-mail before the RFI deadline of July 2nd. Please send inquiries to Leala Marlin at lmarlin@soundcommunitiesct.org.
Each submission must contain the following information:
1. Signed Cover Letter on Company Letterhead
2. Firm Overview
• Detailed explanation of the firm's history, size, office locations, and services offered
• Description of firm's commitment to diversity, equity, and inclusion
3. Project Experience Past Five (5) Years
• Include projects that have been completed and are relevant to 26 Monroe (i.e. transit-oriented developments, multi-phase developments, Fairfield County, CHFA-financed, mixed-income, mixed-use, etc.)
4. Client References
• The Respondent must provide a list of three (3) past clients that may be contacted directly by the Development Team
5. Written Qualifications and/or Resumes of Key Staff to be assigned to 26 Monroe
6. Proposed Fee and Terms
Submission Attachments:
• Signed RFQ Certification (Exhibit B)
• Signed Debarment Certification (Exhibit C)
• Proposed Fee & Terms (Exhibit D)
• Copy of business licenses and Connecticut registration
• Copies of any federal or State of Connecticut minority- and/or women-owned business certifications, if applicable
VI. SELECTION PROCESS
All proposals submitted on or before July 2, 2026 at 5:00PM EST will be scored by a selection committee made up of the Development Team. Interviews will be held with the top-scoring firms. References will be checked for the top-scoring firms.
Scoring Criteria:
Criteria Max Points
Company Overview/History 10
Relevant Project Experience 15
Team Qualifications 10
Fee and Terms 10
Signed Certifications 5
Total 50
The Board of Commissioners of the Norwalk Housing Authority must give final approval of the award, as recommended by the selection committee.
VII. TERMS AND CONDITIONS
The respondent may change or withdraw a response at any time prior to the response submission deadline. All changes or withdrawals shall 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.
The Development Team reserves the right to request clarifications of information submitted and to request any necessary supporting documentation or information of one or more respondents 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 respondent. The respondent shall include a separate letter stating which parts of the submission are deemed confidential and/or proprietary information not to be released.
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 award.
Termination for Cause and for Convenience
The Development Team may terminate this contract in whole, or from time to time in part, for its convenience or the failure of the Contractor to fulfill the contract obligations (cause/default). The Development Team 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 the Development Team 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 the Development Team, it 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), the Development Team may (1) require the Contractor to deliver to it any work described in the Notice of Termination; (2) take over the work and prosecute the same to completion by contract or otherwise, and the Contractor shall be liable for any additional cost incurred by the Development Team; and (3) withhold any payments to the Contractor, for the purpose of set-off or partial payment, as the case may be, of amounts owed to the Development Team by the Contractor. In the event of termination for cause/default, the Development Team 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.
The Development Team shall have exclusive ownership of, all proprietary interest in, and the right to full and exclusive possession of all information, materials and documents discovered or produced by Contractor pursuant to the terms of this Contract.
In the event that insufficient funds are appropriated and budgeting or funding is otherwise unavailable in any fiscal period for this Project, then the Development Team 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 the Development Team. No guarantee, warranty or representation is made that any particular work or project will be assigned to any firm(s).
VIII. INSURANCE REQUIREMENTS
The Contractor shall furnish evidence of the following forms of insurance from a company with B+ or better rating in the current edition of Best's Rating Guide which must be maintained through completion of the scope of work. Funders may have
1. Professional Liability: Minimum Coverage $1,000,000
2. Comprehensive General Liability with broad form Comprehensive General Liability endorsement and auto (non-owned and hired): Minimum Coverage $1,000,000 per occurrence and $5,000,000 in aggregate including umbrella and excess liability
3. Worker's Compensation and Employer's Liability: per statutory requirements by applicable law; minimum coverages $100,000 each employee, $500,000 policy limit
4. Automotive Liability (owned vehicles), if applicable: Minimum Coverage $1,000,000
5. Valuable Papers Destruction Policy in an amount sufficient to cover loss or damage to originals or reproductions, whether they be tracings, blueprints, specifications, manuscripts, data, disks, etc.
6. The Contractor must provide a copy of each applicable policy to the Authority. Insurance coverage must be maintained until completion of the project. All insurances must include the following endorsements:
Sound Communities, Inc.
24 ½ Monroe Street
Norwalk, CT 06854
Link to Exhibit B- RFP Certification