Co-Developer Services

ALLIES & ROSS MANAGEMENT AND
DEVELOPMENT CORPORATION
REQUEST FOR QUALIFICATIONS
RFQ-2026-46
FOR CO-DEVELOPER SERVICES
Due: 10:00 AM on September 21, 2026
To: Mr. Brandon Havranek
412 Boulevard of the Allies, 6th Floor
Pittsburgh, PA 15219

Allies & Ross Management and Development Corporation RFQ 2026-46 for Co-Developer Services
ALLIES & ROSS MANAGEMENT AND
DEVELOPMENT CORPORATION
Request for Qualifications
RFQ-2026-46
For Co-Developer Services
Table of Contents
SECTION I: Introduction And Background ...................................................................... 3
SECTION II: Regulatory Compliance .............................................................................. 6
SECTION III: Scope Of Services..................................................................................... 7
SECTION IV: Deal Terms ............................................................................................. 13
SECTION V: General Requirements ............................................................................. 14
SECTION VI: Content Of Response Documents .......................................................... 15
SECTION VII: Evaluation Criteria.................................................................................. 20
SECTION VIII: Procurement And Award Process ......................................................... 21
Attachment A: Instructions to Offerors
Attachment B: Certifications and Representations of Offerors
Attachment C: Co-Developer RFQ Workbook
Tab 0: RFQ Submission Checklist
Tab 2.1: Co-Developer Experience Form
Tab 2.2: Property Management Experience Form
Tab 2.3: Past Performance Questionnaire
Tab 3: References Form
Tab 7: Firm Demographics Form
Tab 8.2: MBE/WBE Past Performance Record
Tab 9.2: Section 3 Past Performance Record
Attachment D: MBE/WBE Policy Information & Participation Plan Guidelines
Attachment E: Section 3 Policy Information & Opportunities Plan Guidelines
Note: Any submission received from a contractor that does not contain such certification
and backup documentation supporting the MBE/WBE and Section 3 participation plans
acceptable to the ARMDC may be deemed non-responsive.
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Allies & Ross Management and Development Corporation RFQ 2026-46 for Co-Developer Services
SECTION I:
INTRODUCTION AND BACKGROUND
Allies & Ross Management and Development Corporation (ARMDC), a non-profit
corporation and instrumentality of the Housing Authority of the City of Pittsburgh, (HACP),
requests qualifications from eligible firms to provide Co-Developer Services for
affordable housing development opportunities in the City of Pittsburgh (Co-Developer
Services). The scope of services for the selected firm(s) (Co-Developer(s)) is detailed in
Section III of this Request for Qualifications (RFQ).
The mission of the ARMDC is to create new affordable housing and transform public
housing communities across the City of Pittsburgh. The ARMDC works cooperatively with
the United States Department of Housing and Urban Development Department (HUD),
the City of Pittsburgh, the Pennsylvania Housing Finance Agency (PHFA), and other
public entities. Because ARMDC operates as HACP's development instrumentality and
adheres directly to HACP and HUD policies and regulations, the terms ARMDC and
HACP may be used interchangeably throughout this RFQ.
In addition to the Federal laws, rules and regulations, Co-Developer Services must be
performed in compliance with all applicable Commonwealth of Pennsylvania laws and
regulations, including those governing PHFA's Low Income Housing Tax Credit program,
Allegheny County, City of Pittsburgh and HACP requirements.
The ARMDC intends to select and award multiple qualified firms to establish a pool of
pre-qualified Co-Developers. Selection under this RFQ does not constitute an executed
contract or guarantee of work; rather, awarded firms will receive an Award Letter of
Qualifications (Award Letter) valid for a term of five (5) years from the date of issuance.
As specific development opportunities arise during the five (5) year period, the ARMDC
will issue Requests for Task Order Proposals (Task Order) exclusively to a Co-Developer.
Selected Respondents for a specific development opportunity will then enter a binding,
project specific agreement, such as a Memorandum of Agreement (MOA) or Master
Development Agreement (MDA) with the ARMDC. To remain active and eligible for the
development opportunity, a Co-Developer must execute an MOA or MDA with the
ARMDC within the five (5) year term.
The ARMDC reserves the right to reject any or all submissions under this RFQ, cancel
this solicitation, or elect not to issue any future Task Orders. The ARMDC currently
anticipates issuing Task Orders for two (2) future developments following the Award
Letter.
If submitting questions in writing, please send to:
Housing Authority of the City of Pittsburgh
Attn: Mr. Brandon Havranek
Associate Director of Procurement/Contracting Officer
Housing Authority of the City of Pittsburgh
412 Boulevard of the Allies, 6th Floor
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Allies & Ross Management and Development Corporation RFQ 2026-46 for Co-Developer Services
Pittsburgh, PA 15219
(412) 456-5000 ext. 2890
If submitting questions via email, please send to brandon.havranek@hacp.gov.
A complete submission package may be obtained from: Business Opportunities
Section of the HACP website, www.hacp.org.
TIMELINE FOR THIS RFQ
Following are the key dates and submission instructions associated with this RFQ.
September 21, 2026 Deadline for Submission of Qualifications
10:00 AM
Mr. Brandon Havranek
Associate Director of Procurement/Contracting Officer
Housing Authority of the City of Pittsburgh
412 Boulevard of the Allies
6th Floor, Procurement Department
Pittsburgh, PA 15219
August 27, 2026 Pre-Submission Meeting
10:00 AM
Join Zoom Meeting
https://hacp-
org.zoom.us/j/86707378459?pwd=5CY9TbgqDPFq0wyJRqL
S6M3etyaE2h.1
Meeting ID: 867 0737 8459
Passcode: 781739
One tap mobile
+1 (301) 715-8592 (Washington DC)
September 3, 2026 Deadline for the Submission of Written Questions
10:00 AM
Please submit questions to Brandon Havranek at
brandon.havranek@hacp.gov
Deadlines are subject to extension at the ARMDC's discretion and will be
communicated as an addendum to this solicitation.
The ARMDC will also accept submissions for this RFQ in the following methods:
In-Person Only from 8:00 a.m. until the closing time of 10:00 a.m. on September
Drop-Off 21, 2026 in the conference room of the One Stop Shop located in the
lobby of the first floor of 412 Boulevard of the Allies, Pittsburgh, PA 15219.
By Mail Submissions may be mailed via USPS at which time they will be Time and
Date Stamped at 412 Boulevard of the Allies, 6th Floor, Pittsburgh, PA
15219.
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Allies & Ross Management and Development Corporation RFQ 2026-46 for Co-Developer Services
Online For Respondents wishing to submit online, please go to the following web
address to upload documents:
LINK
Please include your name and email address when prompted before
submitting and upload all relevant attachments in the same document.
Formatting for online submission should be organized in the same
manner as if submitting the information via flash drive. The title of the
uploaded submission shall be as follows:
[Full Company Name]_RFQ #2026-46__Qualifications
In the unlikely event your submission is too large to be uploaded as a
single file, add: _Part-1, _Part-2... etc. to the end of the file name.
ALL SUBMISSIONS MUST BE RECEIVED NO LATER THAN 10:00 A.M. ON
SEPTEMBER 21, 2026, REGARDLESS OF THE SELECTED DELIVERY
MECHANISM.
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Allies & Ross Management and Development Corporation RFQ 2026-46 for Co-Developer Services
SECTION II
REGULATORY COMPLIANCE
The ARMDC requires that all Co-Developer Services be performed in compliance with
applicable local, state and federal regulations. Federal regulations include HUD Mixed-
Finance Development regulations (set forth at 24 C.F.R. Part 905, Subpart F), the Quality
Housing & Work Responsibility Act of 1998 ("QHWRA"), and Section 208 of title V of the
FY 1999 HUD appropriations Act, (Public L.105-276, 112 Stat. 2518, approved October
21, 1998) which amended the U.S. Housing Act 1937.
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Allies & Ross Management and Development Corporation RFQ 2026-46 for Co-Developer Services
SECTION III
SCOPE OF SERVICES
The selected firm(s) will provide Co-Developer Services to assist the ARMDC in its
development efforts. This work may include master planning as well as real estate
development services. Co-Developer(s) may be asked to assist with the rehabilitation,
new construction and acquisition of properties to be used for affordable, market rate,
rental, homeownership, and commercial purposes. The ARMDC may use mixed-finance
methods such as HUD programs including the Rental Assistance Demonstration (RAD)
and Choice Neighborhoods Initiative (CNI), low-income housing tax credits (LIHTC) and
other public and private sources. The ARMDC will be an active and equal partner in all
aspects of the development process.
Co-Developer(s) will be responsible for all parts of the development process, including
but not limited to the following:
A. PRE-DEVELOPMENT:
Master Planning:
For development opportunities requiring complex community repositioning, Co-
developer(s) may be required to undertake master planning efforts and should be
prepared to lead a planning process involving the HACP/ARMDC, residents, and multiple
stakeholders to develop a master plan and/or a community revitalization master plan.
Site Control:
For development opportunities where HACP/ARMDC does not already have site control,
the Co-Developer(s) may be tasked with assisting the HACP/ARMDC in identifying,
evaluating, and/or securing suitable land or property locations. The HACP will serve as
the fee simple landowner for all development sites and will grant site control to the
development entity via a long-term ground lease. Acceptable evidence of initial site
control may include an option to purchase agreement, sales contract, or property deed.
In the event that a Co-Developer (or affiliated entity) already owns, acquires, or secures
option rights to a development site, the Co-Developer will be required to convey the
property to the HACP (or its designated entity) prior to financial closing to facilitate the
ground lease structure.
Development Team:
Co-Developer(s) will be responsible for hiring and managing all required consultants
including planners, architects, engineers, market study analysts, environmental
inspectors, construction teams, and others.
Infrastructure Planning:
Co-Developer(s) may be asked to prepare infrastructure plans that describe the location,
system requirements, and estimated cost of developing utilities, as well as, other on- and
off- site improvements that are deemed necessary.
Design:
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Allies & Ross Management and Development Corporation RFQ 2026-46 for Co-Developer Services
Co-Developer(s) will be responsible for producing design and construction documents in
accordance with design criteria approved by the HACP/ARMDC, HUD, and any other
lenders and government agencies as necessary.
Building Standards:
Any development and architectural design plans developed by the Co-developer(s) must
prioritize high-performance building standards, occupant health, and long-term operating
efficiency. Developments must comply with applicable local, state, and federal energy
efficiency mandates, including the current Enterprise Green Communities Standards,
Green Building, and ENERGY STAR certification requirements. Co-Developers may be
expected to integrate additional sustainable design practices and where feasible, designs
should align with PHFA Qualified Allocation Plan (QAP) sustainability goals, including
Passive House or other equivalent green building programs.
Accessibility and Universal Design Requirements:
All federally assisted new construction developments must strictly comply with Section
504 of the Rehabilitation Act of 1973 (Section 504), the Fair Housing Act, Title II/III of the
Americans with Disabilities Act (ADA), Commonwealth of Pennsylvania regulations, and
City of Pittsburgh Building Codes. A minimum of five percent (5%) or one (1) unit
(whichever is greater) of the total project units must be fully accessible for individuals with
mobility impairments. An additional two percent (2%) of total project units must be
equipped for individuals with hearing and vision impairments. The ARMDC strongly
encourages Co-Developers to maximize the number of adaptable units and ensure, to
the greatest extent feasible, that all units meet Universal Design and HUD visitability
standards.
To satisfy federal, state, and local accessibility mandates, the developer may elect to
design the project under the Uniform Federal Accessibility Standards (UFAS) or an
approved, equivalent UFAS-compatible standard, such as the 2010 ADA Standards for
Accessible Design. The Co-Developer must formally declare their chosen accessibility
design standard during early schematic design. The selected standard will be reviewed
for all compliance reviews including but not limited to individual housing units, interior and
exterior routes and parking, shared common areas and amenities, as well as any non-
housing program facilities.
Predevelopment Schedules:
Co-Developers will be expected to submit predevelopment schedules to the ARMDC for
approval. The schedules will detail all steps necessary to obtain funding and required
regulatory approvals. The timeframes for predevelopment schedules will be set forth in
the project specific MOA or MDA.
Predevelopment Budgets:
Co-Developer(s) will be expected to prepare and submit predevelopment budgets to the
ARMDC for approval. The budgets will detail the estimated cost of each predevelopment
activity, timing, and funding sources along with any commitment letter(s). Co-
Developer(s) are generally expected to fund and cover pre-developent expenses required
to bring a project to financial closing. While ARMDC or HACP may, at its sole discretion
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Allies & Ross Management and Development Corporation RFQ 2026-46 for Co-Developer Services
and subject to available resources, elect to provide predevelopment cost assistance or
loans, any such financial participation must receive prior HUD approval and strictly adhere
to HUD's Safe Harbor Standards. The schedule for providing predevelopment budgets
will be set forth in the project-specific MOA or MDA.
Local, County, and State Governmental Approvals:
Co-Developers will be expected to obtain all required governmental approvals such as
permits, street vacation, zoning, land use, erosion control, and environmental
remediation.
B. FINANCING
Financing Plans:
Co-Developer(s) will assist the ARMDC in developing financing plans that leverage public
and private investment and minimize the amount of required ARMDC/HACP financing.
All financing terms will be subject to review and approval by the ARMDC.
Project Budgets:
Co-Developer(s) will be responsible for developing and maintaining accurate
development and operating budgets that ensure long-term feasibility and do not require
more subsidy than agreed to by the ARMDC.
Financing Applications:
Co-Developer(s) will take primary responsibility for preparing financing applications
including, but not limited to, HUD Mixed Finance Proposals, tax credit applications, tax-
exempt bond applications and other state, local and private funding source applications.
All financing applications will be subject to ARMDC approval before submission.
Guarantees:
Where feasible, Co-Developer(s) will provide guarantees including, but not limited to,
completion guarantees, operating deficit guarantees, and tax credit adjuster or recapture
guarantees. The ARMDC will not be required to provide any financial guarantees but may
choose to do so in exchange for an increased share of total developer fee.
C. DEVELOPMENT/ CONSTRUCTION
Insurance and Real Estate Taxes:
Co-developer(s) will maintain necessary insurance during all development phases,
subject to ARMDC's requirements. Co-developer(s) will work with the ARMDC to ensure
exemption from real property and sales taxes as appropriate or to negotiate a payment in
lieu of taxes (PILOT) with applicable taxing authorities.
Contractor Selection:
Co-Developer(s) will competitively select the most qualified and financially reasonable
general contractor (GC) and sub-contractors and will provide supporting documentation
to the ARMDC. The ARMDC will maintain the right to review and approve proposed GC
and sub-contractors.
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Allies & Ross Management and Development Corporation RFQ 2026-46 for Co-Developer Services
Value Engineering:
If necessary, Co-Developer(s) may be asked to lower development costs through value
engineering. The ARMDC will maintain the right to participate in the value engineering
process.
Construction Oversite:
Co-Developer(s) will oversee construction activities by coordinating with all development
team members, hosting job-site meetings, and managing the construction schedule so
that the timelines established in the MOA or MDA are met. The ARMDC will maintain the
right to attend all construction meetings and participate in oversight activities.
MBE/WBE and Section 3:
The ARMDC has a specific interest in promoting partnerships with local community
groups and smaller locally based developers, as well minority-owned, women-owned,
veteran-owned, and Section 3 businesses. The ARMDC may request that Co-
Developer(s) create joint ventures or other partnerships with these entities.
MBE/WBE Participation: Project-specific commitments will require Co-
Developer(s) to actively meet or exceed HACP's established participation targets,
currently set at 25% for Minority-Owned Business Enterprises (MBE) and 10% for
Women-Owned Business Enterprises (WBE). Specific, final goals will be outlined
in the project-specific MOA or MDA.
* Please see Section IV, Tab 8 for more information regarding MBE/WBE
Participation submission criteria for this RFQ.
* Please see Attachment D for additional information regarding the
ARMDC's MBE/WBE Participation requirements.
Section 3 Participation: Co-Developer(s) will create, execute, and manage
Section 3 plans that deliver targeted employment, job training, and business
opportunities to Section 3 workers and eligible businesses. Final participation
goals, monitoring protocols, and reporting requirements will be incorporated into
the project-specific MOA or MDA.
* Please see Section IV, Tab 9 for more information regarding Section 3
Participation submission criteria for this RFQ.
* Please see Attachment E for additional information regarding the
ARMDC's Section 3 Participation requirements.
Compliance:
Throughout the development and construction process, Co-Developer(s) will ensure
compliance with all applicable federal, state and local regulations including, but not limited
to: Davis Bacon And Related Acts, Section 504/UFAS/ADA, the Build America, Buy
America Act (BABA), Environmental Protection Agency, HUD's Design Standards and
Procurement Standards, PHFA's tax credit Qualified Allocation Plan (QAP), City of
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