At their sole discretion, LISC NY and NCFJE reserve the right to adjust this RFQ Schedule as necessary. LISC NY will communicate adjustments to the RFQ Schedule as an amendment hereto.

RFQ Point of Contact:

Valerie White

Senior Executive Director

LISC New York | Local Initiatives Support Corporation

nylop@lisc.org 

Communications

According to this RFQ, all procurement actions facilitated by LISC NY and NCFJE will be conducted openly, transparently, and competitively. To maintain a fair and impartial competitive process, LISC NY, NCFJE, and any outside consultants assisting LISC NY or NCFJE with this solicitation shall avoid private communication concerning this procurement with prospective Respondents during the entire procurement process. Accordingly, from the issue date of this RFQ until the final award for the respective Project is announced, revised, or abandoned, Respondents are not allowed to communicate about this RFQ for any reason with any NCFJE staff or outside consultants assisting NCFJE with this solicitation except:

• Through the RFQ Point of Contact named above,
• As otherwise specified in this RFQ or
• As provided by existing work agreement(s) (if any)

Prohibited communications shall mean all contact, including but not limited to telephonic communications, emails, faxes, letters, or personal meetings, such as lunch, entertainment, or otherwise. NCFJE reserves the right to reject the proposal of any Respondent violating this provision.

OVERVIEW OF NYLOP

For years, LISC NY has partnered with MDOs/FBOs to promote community and economic development. MDOs/FBOs provide much-needed services to their communities. These services include housing, feeding those in need, helping individuals find stable, family-sustaining employment, supporting small businesses and job creation, providing wrap-around mental health services, and improving community safety to help build and stabilize vulnerable neighborhoods.

MDOs/FBOs offer vital resources that contribute to these goals, including:

• Community Relationships and Leadership
• Land in High Opportunity Areas
• Tax-Exempt Status
• Organizational Time, Volunteers, Finances, and Land

LISC NY NYLOP focuses on helping MDOs/FBOs use these resources to develop affordable housing on their vacant or underutilized property. LISC NY issued a Request for Expression of Interest (RFEI) to MDOs/FBOs to participate in the 2025 round of NYLOP. The program was expanded in 2023 to localities outside New York City.

LISC NY has engaged Censere Consulting LLC as the development consultant to lead a team of Housing Development Experts, including Goldstein Hall PLLC as the legal consultant and ESKW as the architectural consultant, to help move the MDO/FBO project from an idea to a conceptual plan to building affordable housing on their real estate. The NYLOP model calls for these organizations to work with the Housing Development Experts to develop a conceptual plan that will be used as the basis for them to issue an RFQ to select a Co-Developer Partner. 

BACKGROUND INFORMATION ON THE NATIONAL COMMITTEE FOR THE FURTHERANCE OF JEWISH EDUCATION  (NCFJE)

NCFJE is a mission-driven organization that has been serving their community for more than 84 years through a wide range of religious, educational, and social service programs. Developing housing is a natural extension of NCFJE’s longstanding commitment to supporting families and individuals in need, and aligns with its mission of fostering safe, sustainable, and inclusive communities.

NCFJE currently operates a variety of impactful initiatives, including a Bridal Boutique, an all- girls summer camp, a school focused on Rabbinic literature, and a Jewish Summer Fellowship that provides college and graduate students with immersive learning opportunities. The organization also runs a full-time women’s school for learners at all stages of their Jewish journey, and administers vital humanitarian services through its Orphan, Poor and Sick Fund, which supports Jewish communities throughout the United States and diverse populations across the Metro New York region. In addition, its Toys for Hospitalized Children program brings comfort to children and families facing medical challenges.

NCFJE owns property located at 245–259 West 20th Street (Block 770, Lot 8) in New York, New York. The organization views this site as a significant opportunity to expand affordable housing in a high-need neighborhood while building on its longstanding commitment to supportive services and community stability. Through this RFQ, NCFJE seeks to partner with a qualified co-developer to help realize a thoughtful, high-quality development that provides much-needed affordable homes and strengthens the surrounding community, aligning with and advancing NCFJE’s mission of service and impact.

The first step in the conceptual planning process is for LISC NY’s experts to work closely with NCFJE to refine and advance a shared vision for the project. NCFJE intends to develop an affordable housing community containing approximately 109 residential units as-of-right (or so many units as can be built), maximizing the site’s development potential and responding to the significant demand for affordable housing in the neighborhood. The proposed concept plan includes a thoughtfully designed, multi-story residential building that efficiently utilizes the urban infill site while promoting high-quality living environments for residents. The development will incorporate approximately 10,114 square feet of dedicated community facility space to support resident services, programming, and neighborhood engagement (see Attachment A). Given the site’s transit-rich location and walkability, the project will not include on-site parking, prioritizing residential density and community-serving uses instead. This configuration is intended to integrate seamlessly with the surrounding Chelsea neighborhood, delivering much-needed affordable housing alongside supportive spaces that strengthen community cohesion and advance NCFJE’s mission. As part of the visioning process, NCFJE and its partners will continue to assess potential challenges and refine the plan to ensure feasibility, while remaining open to adjustments that best achieve the project’s goals.

SUMMARY OF SERVICES 

SUMMARY OF SERVICES

The Co-Developer and NCFJE shall co-manage a full-service development team to refine and implement the Site Concept Plan and direct the Project's design, development, and financing. The Co-Developer, subject to the financing and implementation plan, shall propose and incorporate a variety of funding sources, including Low-Income Housing Tax Credits (LIHTC), Bond Financing, Federal Home Loan Bank, Permanent Debt, CDBG, HOME Investment Partner(s)ships (HOME), Private Foundation Funds and such other sources as may be available and appropriate. The Co-Developer is expected to be experienced with the requirements of all financing programs proposed for use. NCFJE will undertake no financial or guaranty obligations unless explicitly accepted in writing by NCFJE.

The selected Co-Developer will implement the development program pursuant to the Master Development Agreement (MDA) between the Co-Developer and NCFJE.

KEY EXPECTATIONS OF NATIONAL COMMITTEE FOR FURTHERANCE OF JEWISH EDUCATION

·       Predevelopment Funding and Guarantees – NCFJE expects the Co-Developer to provide one hundred (100%) percent of the pre-approved third-party predevelopment costs and all Guarantees.

·       ROFR – Pursuant to IRC Section 42 Right of First Refusal, the Co-Developer shall offer NCFJE the Right of First Refusal.

NCFJE will be co-owner and must be included in and approve critical decisions in all aspects of the Project's planning and development, including, but not limited to, preparing documents, discussions with potential and selected investors, meetings with contractors, consultants, and stakeholders, and selecting key team members. Any reference in this RFQ to NCFJE having rights of review, approval, etc., shall mean NCFJE or their affiliates.

ROLE OF CO-DEVELOPER

Predevelopment

·       NCFJE will be involved in the predevelopment process and review and must approve all project contracts, invoices, and draws for approval. Such approval shall not be unreasonably withheld.

·       Investor Solicitation—NCFJE will review the Co-Developer's construction financing and equity investor solicitation, list of potential investors, and responses. The Co-Developer shall conduct the investor solicitation process in a way that ensures maximum participation. Such approval shall not be unreasonably withheld.

·       Participation in Site/Unit Designs—NCFJE expects the Co-Developer to review and incorporate the completed site conceptual design into the design documents. NCFJE will be involved throughout the design processes to finalize the site plan, the building designs, and the floor plans. NCFJE will also review and approve the construction drawings and specifications. Such approval shall not be unreasonably withheld.

·       Preferred Property Management Concept – Subject to lender and investor approval, NCFJE expects to be the participate in selecting the residential property manager. Such approval shall not be unreasonably withheld.

·       Marketing and Lease-up - The property manager(s), selected by the Co-Developer with the approval of NCFJE, shall create and implement a marketing and lease-up strategy for the rental units and, if applicable, commercial or retail space to ensure that stabilized occupancy is achieved in compliance with all applicable financing and land-use agreements.

Financing

·       Predevelopment Funding – NCFJE shall be responsible for zero (0%) percent of the pre-approved third-party predevelopment costs.

·       Development Fees—NCFJE or their affiliates will act as co-developer and receive a negotiated share of the Developer Fee.

·       Asset Manager—NCFJE will have asset management responsibilities related to units in which they or their affiliates have an ownership interest.

 MINIMUM REQUIREMENT FOR CO-DEVELOPER

Respondents to the RFQ must meet the following minimum requirements:

·       Must have at least five (5) years of experience developing affordable housing of comparable size and scope to the Projects outlined in this RFQ, including knowledge of and experience with 4% or 9% (LIHTC) Low-Income Housing Tax Credits.

·       Must have developed and completed at least two projects of comparable size and scope to the Project outlined in this RFQ within the last five (5) years.

·       Must have experience successfully accessing private equity, debt financing, government grants, and/or loans and/or be able to do so reasonably.

ROLE OF CO-DEVELOPER

Throughout the development effort, including each component phase, the Co-Developer will work closely with all stakeholders, including NCFJE and its consultants, the surrounding community, the municipalities, and appropriate federal/local agencies. In addition, the Co-Developer will ensure that the development plan is approved, financed, and implemented promptly.

General

·       Assist NCFJE with refining their Site Concepts to achieve the desired objectives for the Projects.

·       Implement Development Efforts – Provide the necessary expertise, supervision, and guarantees to implement all aspects of the development fully and expeditiously as required by the Master Development Agreement (MDA). The MDA is a contract between NCFJE or an affiliate thereof and the Co-Developer that details the obligations of both parties and specifies the standards and conditions that will govern the development of the Site.

·       Acquisition Financing – Co-Developer will obtain all financing necessary to satisfy all site acquisition requirements in a manner mutually agreeable and acceptable to all lenders, investors, and parties in interest.

·       Hire and Manage Additional Consultants and Development Team Members Necessary for Planning and Implementation – The Development Team shall include, at a minimum, the Co-Developers, Project Architect, Attorney, Energy Consultant, and Property Manager. Proposed Development Team members must be submitted with the Offeror’s response to this RFQ.

·       Partner with NCFJE to Develop Funding Applications as Necessary to Fully Implement the Development Strategy - Procure other consultants or contractors and coordinate all tasks required for all financing applications, finalizing the site-specific development plans and all implementation tasks. At a minimum, the Co-Developer will jointly procure, oversee, and manage consultants appropriately as necessary to complete funding applications, master planning, architectural, environmental review, market analysis, geotechnical studies, civil, mechanical, and electrical engineering, and any other activities deemed necessary by the Co-Developer and NCFJE. Respondents are strongly encouraged to demonstrate participation on their team, whether by joint-venture arrangements or otherwise, of local expertise in areas relevant to the planning and development process, including LIHTC financing, design, and construction matters.

·       Maintain Communication Regarding Project Progress with NCFJE, Lenders, Investors, All Key Stakeholders, and the Larger Public – NCFJE will establish a regular schedule of team meetings in which the Co-Developer will participate. Moreover, the Co-Developer will be responsible for submitting monthly progress reports to NCFJE in such formats and media as it might direct on the project status and schedule, including but not limited to design, permits, financing, resident coordination, etc.

·       Develop and Maintain Quality Control Measures—The Co-Developer is responsible for ensuring the Project is constructed and managed with the highest-quality materials and workmanship. In addition, the Co-Developer will be required to implement quality assurance and control measures to ensure adequate performance by all parties in all aspects of the program.

·       Develop and Maintain a Detailed Development Schedule and Critical Path Schedule - The Co-Developer will develop and maintain a detailed schedule of events predicated on financing deadlines that include predevelopment activities, construction start, project stabilization, and permanent loan close. In addition, they will develop a Critical Path Schedule for all phases of construction, lease-up, and stabilization.

·       Be Responsive to Local Community, Neighborhood, and Governmental Interests – The Co-Developer will work with NCFJE to promote and maintain good relations with community and neighborhood groups and federal, state, and local governments.

·       Compliance with Laws and Regulations – The Co-Developer will comply with all applicable federal and local laws, rules, and regulations for the activities required by the Master Development Agreement.

·       Local Contracting—The Co-Developer shall undertake reasonable efforts to involve qualified local consultants and contractors in the redevelopment effort. For this purpose, "local" means firms located in the locality in which the Project is being developed. It is important to note that any proposed architect of record and engineers must be licensed to work in the State of New York and included in the Respondent's Statement of Qualifications in response to this RFQ.

Predevelopment

·       Planning and Design –The selected Co-Developer and NCFJE shall work jointly to lead a progressive architectural team rendering a signature state-of-the-art design in affordable housing utilizing the Principles for Building Resilience in housing in New York State.

·       Prepare Development Plans—In consultation with NCFJE, the residents, the community, leaders, and other interested stakeholders, the Co-Developer will refine the concept plan for the Project to be consistent with program goals and acceptable to NCFJE.

·       Plans and Specifications—Subject to the review and approval of NCFJE, the Co-Developer, jointly with NCFJE, will be responsible for refining and finalizing the infrastructure and building plans and specifications prepared to date by NCFJE to ensure they comply with the requirements of all permitting and regulatory entities. All such documents and designs will be subject to NCFJE’s review and approval.

Financing

·       Produce an Overall Financing Plan –The Co-Developer, in conjunction with NCFJE, will finalize the financing plan for the overall development effort. The comprehensive financing plan and market analysis will be developed alongside the development plan. The development plan shall reflect the realities of the overall financing plan, market analysis, and programmatic goals of NCFJE.

·       Financing Application(s) – Per the Master Development Agreement, the Co-Developer will be required to pursue diligently and use best efforts to obtain all financing necessary to implement the development plans in a timely fashion, which may include, but not be limited to - tax credits, tax-exempt bonds, federal/state/local funds, and private debt.

·       Maximize the Leveraging of Public and Private Resources – NCFJE and Co-Developer shall maximize and leverage public and private resources to pursue all reasonable financing and funding sources from wherever situated. The parties shall jointly coordinate, discuss, and negotiate all financing terms with financial institutions and private partners, etc. Said negotiations shall be subject to review and approval by NCFJE. Any identity of interest between the Co-Developer and any lender, syndicator, or other financing Partner(s) must be timely disclosed, and the Co-Developer must demonstrate how the proposed terms are most favorable to other terms available in the market.

·       Obtain Equity Investment –Utilizing an open and competitive process, NCFJE and the Co-Developer shall obtain equity financing commitments with the best terms currently available per the Master Development Agreement. NCFJE intends to participate in developing the solicitation documents for investors by reviewing the letters of interest received and ranking and scoring all responses. All investors for the Project will require the approval of NCFJE and the co-developer.

·       Guarantees—In accordance with the Master Development Agreement, provide all guarantees required for the successful financing of the development effort, including completion guarantees, operating deficit guarantees, tax credit adjuster or recapture guarantees, and guarantees of performance under the Agreement. In addition, NCFJE will require that the Co-Developer demonstrate financial ability to honor the guarantees.

·       Operating Feasibility – As required in the Master Development Agreement, structure such reserves and other devices as necessary to guarantee the long-term operating feasibility of the Project reasonably.

·       Accounting/Financing—Pursuant to the Master Development Agreement, NCFJE and the Co-Developer shall maintain all accounting and finance records, and the Co-Developer shall ensure Project financing is available at the appropriate times and utilized in the appropriate manner.

Construction

·       Hire a Qualified General Contractor or Construction Manager to Oversee Construction Activities – NCFJE and Co-Developer will create and implement a competitive process for selecting the most qualified General Contractor or Construction Manager. During construction, the Co-Developer shall provide oversight and management of construction activities to ensure the expeditious implementation of the Project, subject to the review and approval of NCFJE. As regular on-site construction monitoring is critical to the success of the Project, the Co-Developer must have a reasonable on-site presence during the term of construction. Any identity of interest between the Co-Developer and the General Contractor or Construction Manager must be disclosed and approved by NCFJE, lenders, and investors.

·       Facilitate Necessary Site Improvements – According to the Master Development Agreement, the Co-Developer, in cooperation with NCFJE, shall initiate and complete site work and infrastructure construction with review and approval by NCFJE.

·       Implement Development Program – Per the final development plans approved by lenders, investors, and regulatory agencies and subject to review and approval of NCFJE, the Co-Developer will develop all improvements associated with the development program.

Ownership and Asset Management

·       Organize Ownership Entity—Upon completion of the development plan, NCFJE and the Co-Developer will jointly structure and organize an ownership entity approved by NCFJE and meeting the requirements of any and all other financing entities. Said entity shall be subject to approval by lenders, investors, et al.

·       Ensure the Short- and Long-Term Viability of the Project – NCFJE and Co-Developer shall jointly develop and implement marketing, re-occupancy, asset, and property management plans to ensure the Project’s short- and long-term viability.

If your business or non-profit is selected as a finalist, you will be notified via email. Being selected as a finalist does not guarantee acceptance as Master Developer for these sites. As a finalist, additional documentation will be required, including but not limited to tax returns/990s, Certificate of Good Standing from the New York Secretary of State (except if you're a micro-entrepreneur), a 501(c)(3) letter for non-profits, and an SSN,TIN/ITIN and/or EIN for the applicant and/or the business in order for us to perform the due diligence required by the program’s funding source.

This due diligence inquiry may include background search that we will conduct at our expense. If the due diligence step is successfully completed, we will ask for W-9 and appropriate banking information so that we may transfer funds by ACH to your designated account.