Introduction

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.

1. Create draft regulations for "Transit Community Middle Housing" that would allow administrative approval by the new "Summary Review" process in PA 25-1.
2. Include standards for density, height, setback, impervious surface, and other standards that would be desirable by municipalities for regulating residential uses.
3. Establish, as needed, a "Summary Review" process and include standards for "health and safety" concerns to be used in project evaluation.
4. 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.
5. 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.

1. Review the opportunities and challenges of allowing "Transit Community Middle Housing Development" subject to "Summary Review" in existing residential zones.
2. Identify the most appropriate residential zoning districts to allow "Transit Community Middle Housing Development" subject to "Summary Review"
3. 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.
4. Include standards for density, height, setback, impervious surface, and other standards that would be desirable by municipalities.
5. 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:

1. A written evaluation of existing zoning regulations that includes:
2. A map or maps identifying of all zoning districts impacted by mandatory and optional zoning changes detailed above;
3. Evaluation of existing conditions in identified districts to determine current compatibility with "Transit Community Middle Housing";
4. Recommendations for zoning changes that better reflect existing conditions and balance current and future needs;
5. Identification of all sections of municipal zoning code to be amended based on recommendations;
6. Proposed language options for each amendment; and
7. Identification of and recommendations for necessary map amendments.
8. A written proposal for the "Summary Review" process that includes:
9. Evaluation of current municipal administrative review procedures;
10. Recommendations for new or altered review procedures to accommodate new statutory requirements; and
11. Recommendations for regulatory changes to formalize the "Summary Review" process, including standards for "health and safety" concerns to be used in project evaluation.
12. 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:

1. Firm Profile: Background, ownership, size, office location(s), and areas of expertise.
2. Relevant Experience: Examples of similar work for municipalities, COGs, or other regional agencies.
3. Project Team: Qualifications of key staff and areas of expertise.
4. Current Projects: Summary of current projects with description of capacity to undertake and complete this proposed RiverCOG project.
5. 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.
6. References: Contact information for at least three relevant clients.
7. 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.

1. 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.
2. 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.
3. Compliance with Laws: Statement of compliance with all federal and state laws and local ordinances.
4. 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:

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

Information and Questions

1. 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.
2. 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

1. Deadline: Monday, February 2, 2026, 4pm EST.
2. Format: Submit one (1) electronic PDF copy via email to Vicki Harris, vharris@rivercog.org
3. 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

1. RFP Issued: January 9, 2026
2. Proposals Due: February 2, 2026 no later than 4pm EST
3. Interviews (if needed): February 9 – 20, 2026 (virtual)
4. Selection: February 24, 2026
5. Notification: February 26, 2026

Reservation of Rights

RiverCOG reserves the right to reject any or all proposals, to waive informalities, to accept proposals in whole or in part, and to award contracts deemed to be in the best interest of the region. Award of contract is dependent on availability of funds.

Freedom of Information

Respondents are advised that any and all materials submitted in response to this RFQ/RFP shall become the sole property of RiverCOG and shall be subject to the provisions of §1-210 of the Connecticut General Statutes (re: Freedom of Information), upon the conclusion of the RFQ/RFP.

Rejection Rights: Waiver; Notification in Writing.

RiverCOG reserves the right, in its sole discretion, to:

1. Accept or right to reject any or all of the proposals submitted for consideration.
2. Waive any informalities and/or technicalities; however, notwithstanding the foregoing, RFP responses arriving late or not meeting these minimum requirements may be disqualified.
3. Amend or cancel this RFP, prior to the due date and time, if it is deemed in the best interests of RiverCOG to do so. Nevertheless, RiverCOG reserves the right to cancel the RFP or portions of the draft RFP scope at any time or for any reason before execution of an agreement between RiverCOG and the selected consultant.
4. Negotiate separately in any manner necessary to serve the best interests of the RiverCOG. or,
5. Re-solicit if deemed to be in their best interest to do so. Respondents whose responses are not accepted shall be notified in writing.

Incurred Costs of Proposal Preparation; Payment. No reimbursement will be made by RiverCOG or any of its municipalities for any costs incurred by Respondent in the preparation of a response to this RFP or during the selection process. Moreover, no payment shall be made for consultant work made prior to execution of an agreement.

Proposals to Be In Effect. Each proposal shall state that it is valid for a period of not less than one hundred and twenty days from the date of receipt.

Affirmative Action. RiverCOG and its member municipalities participating in this RFP are equal opportunity employers and require an affirmative action policy from all Respondents as a condition of doing business with the RiverCOG or its member municipalities, as per Federal Order 11246. By responding to this RFP, all Respondents agree to this condition of doing business with the RiverCOG or its member municipalities and, should they choose to audit for compliance, the Respondent agrees to cooperate fully.

Minority-owned Business Enterprise (MBE)/ Woman-owned Business Enterprise (WBE)/ Small Business Enterprise (SBE). It is the policy of RiverCOG to practice nondiscrimination based on race, color, sex, or national origin in the award or performance of this contract. All firms qualifying under this solicitation are encouraged to submit a proposal and selection will be based on and conditioned upon satisfying the requirements described in this RFP and Proposed General Scope. These requirements apply to all proposers, including those who qualify as an MBE, WBE or SBE. Proposals from firms that help RiverCOG meet MBE, WBE, or SBE goals will be given favorable consideration.

Length of Service. It is expected that the agreement and work covered by this RFP and Proposed General Scope shall extend for twelve months from the date of execution of an agreement between the RiverCOG and the consulting firm(s) or team(s). No delivery of services shall start without written contract issued by the RiverCOG. Nothing in this RFP or in a resulting contract will guarantee work to the consulting firm(s) or team(s). Services will be on-call as needed by municipalities.

Disclaimer. RiverCOG is providing the Respondents with data that it believes to be accurate; however, Respondents should not rely on that statement alone. RiverCOG is not making any representations or warranties with respect to the accuracy or completeness of the data or any other reports, information or documents provided to Respondents. Respondents should draw their own conclusions/make their own assumptions and assess risk based upon the due diligence it performs.

Submittals:

An electronic submittal is required and must be received by 4pm on Monday, February 2, 2026. Digital storage media may be mailed to RiverCOG, 145 Dennison Rd., Essex, CT, 06426. Emailed submission shall be addressed to Vicki Harris, at vharris@rivercog.org.