The Lower Connecticut River Valley Council of Governments (RiverCOG) is soliciting proposals from qualified consultants, firms, or teams to provide zoning review and development services to RiverCOG and its member municipalities in compliance with new Connecticut statutory requirements under November Special Session Public Act 25-1 (PA 25-1).

Services will include reviewing existing municipal zoning regulations and incorporating required changes under PA 25-1 with particular attention to section 16 requiring that municipalities allow "transit community middle housing development" in all commercial and mixed-used zoning districts.

Background

RiverCOG serves the Lower Connecticut River Valley region, working with 17 member municipalities to foster sustainable development, coordinate planning, and manage regional programs. The selected consultant or team will provide guidance to our member municipalities to update their zoning regulations and zoning maps in response to PA 25-1. Responses from national firms familiar with housing best practices are encouraged. CT specific experience is not required. A contract award under this RFP will enable RiverCOG and its 17 member municipalities to engage consultant services for region-wide and local regulation review and development.

Scope of Services

The consultant(s) will work with RiverCOG and up to 17 participating RiverCOG Member Municipalities, Land Use Staff, and Land Use Commissions to provide the following services:

• Assist municipalities in addressing the new requirement of allowing "Transit Community Middle Housing" Subject Only to "Summary Review" in all Commercial and Mixed-Use Zoning Districts.
• Create draft regulations for "Transit Community Middle Housing" that would allow administrative approval by the new "Summary Review" process in PA 25-1.
• Include standards for density, height, setback, impervious surface, and other standards that would be desirable by municipalities for regulating residential uses.
• Establish, as needed, a "Summary Review" process and include standards for "health and safety" concerns to be used in project evaluation.
• For portions of commercial zoning districts that are currently incompatible with "Transit Community Middle Housing," recommend changes to better balance the needs of current and future uses.
• Work with municipal land use staff to ensure understanding of PA 25-1 requirements and appropriate implementation and application of recommendations, including the summary review process.
• Provide Guidance to Municipal Land Use Staff and Commissions on Optional Application of "Transit Community Middle Housing Development" in Residential Zones for towns upon request.
• Review the opportunities and challenges of allowing "Transit Community Middle Housing Development" subject to "Summary Review" in existing residential zones.
• Identify the most appropriate residential zoning districts to allow "Transit Community Middle Housing Development" subject to "Summary Review"
• Where appropriate, create draft regulations for "Transit Community Middle Housing" that would allow administrative approval by the new "Summary Review" process in PA 25-1.
• Include standards for density, height, setback, impervious surface, and other standards that would be desirable by municipalities.
• Work with municipal land use staff to ensure understanding of PA 25-1 requirements and appropriate implementation and application of recommendations, including the summary review process.

Deliverables

For each participating municipality, consultant will provide the following:

A written evaluation of existing zoning regulations that includes:

• A map or maps identifying of all zoning districts impacted by mandatory and optional zoning changes detailed above;
• Evaluation of existing conditions in identified districts to determine current compatibility with "Transit Community Middle Housing";
• Recommendations for zoning changes that better reflect existing conditions and balance current and future needs;
• Identification of all sections of municipal zoning code to be amended based on recommendations;
• Proposed language options for each amendment; and
• Identification of and recommendations for necessary map amendments.
• A written proposal for the "Summary Review" process that includes:
• Evaluation of current municipal administrative review procedures;
• Recommendations for new or altered review procedures to accommodate new statutory requirements; and
• Recommendations for regulatory changes to formalize the "Summary Review" process, including standards for "health and safety" concerns to be used in project evaluation.
• A presentation for Land Use Staff and Commissions explaining recommendations, implementation steps, and appropriate application to be given at Commission Meetings.

Timeline

The new statutory requirements under PA 25-1 for Transit Community Middle Housing Development in commercial and mixed-use zoning districts is effective July 1, 2026. RiverCOG would like to assist as many interested municipalities as possible in adopting compliant regulations before that time.

Proposal Requirements

Interested consultants shall submit proposals including:

• Firm Profile: Background, ownership, size, office location(s), and areas of expertise.
• Relevant Experience: Examples of similar work for municipalities, COGs, or other regional agencies.
• Project Team: Qualifications of key staff and areas of expertise.
• Current Projects: Summary of current projects with description of capacity to undertake and complete this proposed RiverCOG project.
• Approach: Description of how the firm would provide services across the scope areas including regular project reporting, the number of in-person meetings that will be attended, the number of digital meetings that will be attended and the number of hours that will be committed to each municipality to complete the project. Any innovative approaches that would save time, in order to have as many zoning regulations updated by July 1, 2026.
• References: Contact information for at least three relevant clients.
• Fee Schedule: Hourly rates by staff and service provided, reimbursable costs and total project cost. Please include an estimated per-meeting cost for in person and virtual municipal meetings.

Response Requirements

By responding to this RFP Respondents will affirmatively represent that they have read, examined and understand the Project as set forth in the Proposed Scope of Work and can perform the work to achieve the objectives of the Project, including the provisions of paragraph XII, below. The following information must be submitted with the proposal. Any additional information should be contained in a clearly marked appendix.

Current Projects & Contractual Commitments: A list of current projects/contractual commitments with end dates for each. Please include an explanation of how this project will fit in with existing work.

Proof of Insurance: Proof of appropriate insurance (general liability, auto, workers compensation, and/or professional liability coverage) for the firm and its subcontractors. RiverCOG requires Consultants to provide and maintain adequate professional liability for errors and omissions in the minimum amount of Three Million Dollars ($3,000,000) and automobile liability insurance in the minimum amount of One Million Dollars ($1,000,000). The Consultant(s) and subcontractors shall carry workman’s compensation insurance. Proof of adequate insurance must be included in the bid application.

Compliance with Laws: Statement of compliance with all federal and state laws and local ordinances.

Representation of the Respondents Pertaining to Due Diligence: Provisions will be incorporated into any Agreement/Contract.

Evaluation Criteria

Proposals will be evaluated on the following criteria:

• Demonstrated expertise and relevant project experience.
• Depth and qualifications of project team.
• Understanding of CT PA 25-1 and municipal land use regulation processes in Connecticut / Lower Connecticut River Valley Region.
• Proposed approach to the project.
• Project timeline.
• Fee schedule and overall value.

Information and Questions

Addenda and Supplements. In the event that it becomes necessary to revise any part of these instructions, a supplement will be posted to https://www.rivercog.org/publicnotices. Respondents are free to amend or replace an already- submitted proposal up until the RFP submission deadline.

Inquiries. Questions may only be submitted in writing and sent to Vicki Harris at vharris@rivercog.org. All questions submitted and responses will be made publicly available at https://www.rivercog.org/publicnotices. The identity of persons submitting questions will not be posted.

Submission Instructions

Deadline: Monday, February 2, 2026, 4pm EST.

Format: Submit one (1) electronic PDF copy via email to Vicki Harris, vharris@rivercog.org

Questions: Submit questions to Vicki Harris via vharris@rivercog.org. Questions received close to the submission deadline risk not being answered. All questions and answers will be posted anonymously on the RiverCOG website by January 27, 2026, along with the RFP (https://www.rivercog.org/publicnotices/).

Timeline

RFP Issued: January 9, 2026

Proposals Due: February 2, 2026 no later than 4pm EST

Interviews (if needed): February 9 – 20, 2026 (virtual)

Selection: February 24, 2026

Notification: February 26, 2026

THIS DESCRIPTION IS INCOMPLETE DUE TO SPACE RESTRICTION - PLEASE READ THE COMPLETE RFP AT WWW.RIVERCOG.ORG/PUBLICNOTICES