Lower Hill District Housing

1. OBJECTIVE
The Urban Redevelopment Authority of Pittsburgh (the "URA") owns approximately 8.57
acres of sloped land in the Melody Tent section of the Lower Hill neighborhood of the City of
Pittsburgh (the "Site"). The Site is currently being used as surface parking and is comprised of a
portion of Block A (Parcel Nos. 2-C-303, 2-C-298, and 2-C-301) and the URA-owned portion of
Block C (Parcel Nos. 2-C-305, 2-C-300), and as further depicted in Exhibit A.
Approximately 1.75 acres of Block A is reserved for the development of mixed-income
housing by the Housing Authority of the City of Pittsburgh ("HACP"), in partnership with TREK
Development Group ("TREK"), as part of the CHOICE Neighborhood Implementation.
The URA is requesting proposals from one or more developers (the "Developer" or
"Developers") for the purchase and redevelopment of a portion of or all of the remaining 6.82
acres of the Site for the primary purpose of constructing affordable and/or market-rate multi-
unit housing. The URA will additionally consider proposals that include mixed-use and
commercial development on the Site. The selected Developer(s) will be encouraged to
coordinate with HACP and TREK when developing the Site.
2. BACKGROUND
Until the 1950s, the Lower Hill was a vibrant neighborhood of diverse residents, places of
worship, and local businesses. In the early 1950s, the site was identified as an area of
urban renewal to create a Crosstown Boulevard highway connection (I-579) and the former Civic
Arena. The URA, in partnership with the City of Pittsburgh, Allegheny Conference, and local
foundations who funded these urban renewal activities, used its power of eminent domain to
demolish the Lower Hill, which resulted in the displacement of residents and businesses. The
impacts of that decision are still relevant today.
The Site is part of a larger 28-acre redevelopment area that will have a significant impact
on the Greater Hill District and entire Pittsburgh region. Until 2025, the Pittsburgh Penguins held
development and option rights over the Lower Hill redevelopment area. The Penguins completed
construction of the FNB Financial Center and are currently engaged in ongoing construction of
Citizens Live at the Wylie, a new music venue. The continued development of the overall
redevelopment area involves transitioning land currently used as surface parking into a mix of
office, retail, housing, and urban open space. The remaining acreage of the development area is
owned by the Sports & Exhibition Authority of Pittsburgh and Allegheny County, and includes
potential development plans for a public parking facility.
Guiding the Pittsburgh Penguins' development of the Lower Hill is the Community
Collaboration and Implementation Plan (the "CCIP"), a community benefits agreement between
the Pittsburgh Penguins, the City of Pittsburgh, Allegheny County, and the Lower Hill District
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Working Group (the Lower Hill District's negotiating body). The CCIP addresses community
concerns articulated by the residents and stakeholders of the Hill District in the redevelopment
of the Lower Hill, including minority and women-owned business enterprise participation, local
inclusion practices, and affordable housing goals, some of which exceed the URA's existing
requirements for the disposition of its properties. The CCIP established the Executive
Management Committee ("EMC") to oversee the redevelopment of the Lower Hill and ensure
the objectives of the CCIP were met by the Pittsburgh Penguins. The URA continues to meet
regularly with and engage the EMC as part of its efforts to redevelop the Lower Hill. A copy of the
CCIP is attached to this RFP as Exhibit B.
3. DEVELOPMENT REQUIREMENTS
The Site is designated as the SP-11 Lower Hill Planned Development District 11 ("SP-11")
in the City of Pittsburgh Code of Ordinances, Title 9, Article IV, 909.01R, which establishes use
and dimensional regulations for development on the Site, including a requirement that 10% of
the SP-11 is used as publicly accessible open space. Further use regulations are described in the
Lower Hill Redevelopment Preliminary Land Development Plan, as amended (the "PLDP"). The
PLDP may be accessed here, and the SP-11 District zoning requirements may be accessed here.
Developers should note that, on Block A, the PLDP currently contemplates the
construction of Curtain Call, a public art installation comprised of a pedestrian connection and
garden passage, featuring rain gardens, landscaped areas, and vertical metal frames displaying
images of the Hill District community. However, to allow for flexibility to support development
plans, the URA may consider proposals that do not address Curtain Call, provided that the urban
open space requirements under SP-11 are met. The URA and SEA may consider alternative
locations for Curtain Call if the URA accepts a proposal that does not address Curtain Call.
Prior to the commencement of any construction, the selected Developer shall submit a
Final Land Development Plan ("FLDP") to the City of Pittsburgh's Department of City Planning for
approval in accordance with the City of Pittsburgh Zoning Code. The FLDP shall be consistent with
the PLDP and the applicable requirements of the SP-11. The selected Developer is responsible for
gaining all necessary approvals and entitlements for their development.
The Site is located within a Local Economic Revitalization Tax Assistance Act district
encompassing the Lower Hill ("Lower Hill LERTA"), which reallocates a 10-year abatement of
property tax increases attributable to the value of the improvements for any redevelopment. The
Lower Hill LERTA is a pilot financial mechanism, where the reallocated property taxes are used to
assist projects in the Greater Hill District by capitalizing the Greater Hill District Neighborhood
Reinvestment Fund ("GHDNRF"), a funding source discussed by the CCIP to support development
and address community needs throughout the Greater Hill District, as well as the Lower Hill Public
Infrastructure Fund, a fund for public infrastructure improvements in the Lower Hill. As a
condition for the transfer of each parcel, the selected Developer will be required to provide
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upfront monetization of 100% of the LERTA benefit, to be paid to the URA at property closing.
The LERTA District Legislation is attached to this RFP as Exhibit C.
All Developers are strongly encouraged to review the CCIP, as it was intended to guide
the development of the Site and established community expectations for the overall
redevelopment of the Lower Hill. Developers are encouraged to incorporate appropriate aspects
of the CCIP into their proposal. Additionally, the URA expects that the selected Developer will
engage with the EMC with respect to their proposal.
4. EXHIBITS
* Exhibit A - Development Parcel and Block Map
* Exhibit B - Community Collaboration and Implementation Plan
* Exhibit C - LERTA District Legislation
* Exhibit D - Submission Attachments
* Attachment A - RFP Summary Sheet
* Attachment B - Sources & Uses/Budget
* Attachment C - MWBE Narrative Requirements
* Attachment D - MWI Narrative Requirements
* Exhibit E - Disposition Process Overview
5. URA INFORMATION
Incorporated in 1946 as one of the first redevelopment authorities in the United States,
the URA is the City's economic development enterprise, committed to building a prosperous and
equitable economy for all of Pittsburgh. The URA helps bridge public and private interests to
invest in meaningful equitable developments that promote housing affordability, economic
mobility, entrepreneurship and neighborhood revitalization. The URA's work creates and sustains
quality jobs, thriving neighborhoods, healthy communities and sustainable businesses for the
benefit of all Pittsburghers.
Additional information regarding the URA may be found on the URA's website at
www.ura.org. Questions about the RFP should be directed to Julia McMahon, Senior Project
Manager, at (412) 255-6592 or jmcmahon@ura.org.
6. TENTATIVE SCHEDULE
A tentative schedule for the selection process is below. This schedule is subject to change.
If there is a schedule change, it will be posted as an addendum on IonWave Technologies, the
URA's online bidding platform.
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Developers must be able to meet the deadlines in the schedule below:
URA Board meeting to provide 30-day public notice
Thursday, March 12, 2026
regarding the upcoming release of the RFP
RFP issue date Monday, April 13, 2026
Proposal Due Date Tuesday, June 9, 2026
URA to review proposals Thursday, June 18, 2026
URA to conduct interviews w/ finalists Friday, June 26, 2026
URA Board authorization to select Developer and award
Thursday, July 9, 2026
exclusive negotiations
7. PROPOSAL SCOPE
Each proposal must include the following:
A. Description of the proposed development. If proposing affordable housing, proposals
including the provision of an affordable housing component should clearly state such
intention along with the number/percentage of affordable units and proposed
Pittsburgh Area Median Income levels to enable the URA to fully evaluate and
consider.
B. Schematic drawings including site plan with elevations.
C. Preliminary development pro forma, including acquisition of the Site at market value.
Based on an appraisal obtained by the URA with a date of valuation of February 26,
2026, the market value for the available portion of Block A is $6,170,000 and the
market value for Block C is $7,000,000.
D. Financing plan and statement on ability to obtain loans, e.g., bank letter of interest,
along with a statement representing availability of equity.
E. Public subsidy requested, if any. There is no commitment from the URA to provide
subsidy for this project and proposals must take this into consideration. The URA
acknowledges that the provision of affordable housing may require public subsidy.
8. STAKEHOLDER OVERVIEW
The Site is located in City of Pittsburgh Council District 6. Please see the City of Pittsburgh
Council District map here to determine current council representatives.
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Interested Developers are encouraged to meet with Registered Community Organizations
for the Greater Hill District, prior to submitting a response to this RFP, to discuss how the
proposed project relates to community plans.
The selected Developer is encouraged to actively engage with Hill District community
stakeholders, and engage with the EMC and the Hill District's Development Review Panel (DRP).
The URA will share Developer proposals with the EMC. To learn more about the DRP, click here.
Interested Developers are encouraged to understand the community, understand historical and
market context of the Site, and are encouraged to discuss their development plans with relevant
stakeholders and market experts as part of proposed development. The Developer must
coordinate project design and construction in accordance with the URA's standard disposition
process and may be subject to community meetings to share their development proposal with
members of the public.
9. SUBMISSION REQUIREMENTS
Each response must include the items listed below. Sample RFP submission attachments
are included with this RFP as Exhibit D.
A. Proposal Scope
B. RFP Summary Sheet
This should include the firm's name, main point of contact, and contact information.
(see 'Attachment A' to Exhibit D)
C. Table of Contents
D. Primary Qualifications
* Provide a brief narrative that explains why your firm is well qualified to work on
the project.
* Biographies of key personnel.
E. Sources & Uses/Budget
See 'Attachment B'
F. Firm or Company Profile
Provide a brief profile of your firm.
G. Experience
Briefly describe relevant experience, including the following:
* Projects with public entities similar to the URA that your firm is currently working
on or has recently completed, including information about scope and project
details.
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* Scope and success of similar projects.
* Experience utilizing public subsidy for similar development projects.
H. Timeline
Provide a timeline from due diligence to project completion.
I. Minority and Women-Owned Business Enterprise ("MWBE") Participation
The URA has a long history of diversity and inclusion within all of its programs and
other activities. The URA encourages the full participation of minority and women
business owners and professionals in this effort. The URA requires that all applicants
demonstrate a good faith effort to obtain minority and women-owned business
participation in work performed in connection with URA initiatives. The URA
acknowledges and makes a good faith effort to adhere to the City's goal of eighteen
percent 18% minority and 7% women participation. While the URA is requiring good
faith effort to meet the above goals, please note that the CCIP's MWBE participation
goals are higher than the URA's goals. The CCIP sets MBE and WBE participation goals
of 30% and 15%, respectively. MWBE participation can be satisfied by:
* Ownership/partnership of Developer;
* Employment level of minorities and/or women with the Developer;
* Staffing of minorities and/or women on the proposed project;
* Use of minority or women-owned businesses as vendors;
* Subcontracting with firms owned and controlled by minorities and/or women. If
this is to be done, that fact, and the name of the proposed subcontracting firms,
must be clearly identified in the proposal.
Please state as succinctly as possible what, specifically, your firm is doing to promote
opportunities for minority and women professionals within your organization.
The URA's MWBE requirements are included in this RFP as Attachment C. Any
questions about MWBE requirements should be directed to compliance@ura.org.
J. Minority Workforce Inclusion ("MWI") Requirements
The URA requires that all Developers demonstrate and document a good faith effort
to meet or exceed the City's 12% minority workforce inclusion goal for all URA projects
with total project costs of $500,000 or more. As a matter of policy, all proposal
packages submitted to the URA must include a MWI Narrative detailing how the
Developer plans to meet the URA's expressed MWI goal of 12%. If awarded the
project, the Developer will be asked to submit a MWI plan evidencing that 12% of the
labor hours are fulfilled by minority workers. While the URA is requiring good faith
effort to meet the above MWI goals, please note that the CCIP's goal of 20%
MWI/local inclusion is higher than the URA's goal. The URA's MWI requirements are
included in this RFP as Attachment D.
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K. References
Provide three client references related to the applicable experience. Where possible,
provide references from public entities similar to the URA. Include the reference's
name, title, address, and direct telephone number.
L. Other Information
Please provide any other information you believe is pertinent to the URA's
consideration of your firm.
10. RESPONSE SUBMISSION
Developers must submit their proposal package using IonWave Technologies, the URA's
public procurement platform. The proposal should be combined into one file in bookmarked PDF
format. Please do not send hard copies to the URA.
ALL RESPONSES MUST BE SUBMITTED VIA IONWAVE TECHNOLOGIES BY 11:59 P.M. EST
ON JUNE 9, 2026. Any responses received after the deadline or responses received outside of
IonWave Technologies will not be reviewed.
The URA will not reimburse firms for any expenses incurred in preparing responses to this
RFP. If you have any technical issues when using IonWave Technologies, please contact Ivy
Coleman, URA Program Assistant, at 412-255-6691 or icoleman@ura.org.
11. SELECTION CRITERIA
A. Process: The selection of any Developer(s) will be made by the URA Board of Directors
after receiving the recommendations of URA staff. Selection will be based on the
nature and quality of the Developer's response to the Proposal Scope and
completeness of the Submission Requirements described above. The URA reserves
the right to request that any Developer meet with URA staff in a formal interview.
B. Conflicts of Interest: Developers and their team members must have no conflicts of
interest with regard to any other work performed by the Developer for the URA, or
any related entity.
C. Qualified Buyer: the selected Developer must be a "Qualified Buyer." A "Qualified
Buyer" is not delinquent in the payment of any municipal or county real estate taxes
or Pittsburgh Water bills; has no outstanding Federal or Commonwealth of
Pennsylvania income or other tax liens; has no outstanding recorded and/or
unrecorded judgments against it; is not currently in default of any contracts or
agreement with the URA; is not currently involved in any ongoing litigation with the
URA; and is making good faith efforts, as determined at the URA's sole discretion, to
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resolve any open City of Pittsburgh Department of Permits, Licenses, and Inspections
enforcement cases or citations.
D. RFP Compliance: All Developers must adhere to the instructions contained in this RFP
in preparing the submitted proposal.
E. Waiver of Defects: The URA shall be the sole judge as to which Developer best meets
the selection criteria. The URA reserves the right to reject any or all proposals
submitted. The URA reserves the right to reject any proposal for failure to comply with
the requirements of this RFP. The URA further reserves the right, in its sole discretion,
to waive any such defect(s) or failure(s). Submission of a response indicates
acceptance by the firm of the conditions contained in this RFP.
F. Nondiscrimination: Each Developer agrees not to discriminate, whether in
employment, contracting or otherwise, in violation of any federal, state, or local law
and/or on the basis of sexual orientation, gender identity and/or gender expression.
12. DISPOSITION PROCESS
URA Disposition Process - The selected Developer will be required to follow the URA's
Disposition Process. As part of this process, the Developer must show that all funds needed for
the fully realized project are available at the time of closing. In order to ensure that the site will
be responsibly redeveloped, the URA will review the Opinion of Probable Cost and construction
plans against the evidence of financing to determine if the information presented is reasonable
and corresponds. The URA will not close on a property until all the terms of the disposition
process are fulfilled. See "Exhibit E" for the URA's Disposition Process Overview.
Property transfer of the Site to the selected Developer is subject to Pittsburgh City Council
approval as a property within the Greater Hill District redevelopment area.
The Developer must be willing to enter into a written Disposition Contract with the URA,
and any other agreements required by the URA at its sole discretion, and comply with all
applicable requirements of the Urban Redevelopment Law, 35 P.S. 1701 et seq. The Disposition
Contract is the binding document that details the Developer's plan to design, finance, purchase,
and construct the redevelopment project. Taxes, liability insurance, site security, historic
preservation, and all aspects of owning and redeveloping the property shall be the full
responsibility of the Developer at the time of sale, as specified in the Disposition Contract. The
Disposition Contract will include, but is not limited to, the following terms and conditions:
* Bonding: Per the Urban Redevelopment Law, projects involving the sale of URA land
must have a payment and performance bond for 100% of the contract price.
Developer shall include the cost for the same in its project sources and uses.
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* Costs: The Developer shall be responsible for all closing costs, including, but not
limited to, realty transfer taxes and recordation fees, as well as a non-refundable
carrying cost payment due to the URA prior to Board approval of Redeveloper's
proposal and a closing fee paid to the URA.
* Reversion Right: per the Urban Redevelopment Law, the URA must retain a reversion
right in land that it sells for redevelopment projects, until completion of the same and
confirmation that the project was developed in accordance with the stated project
plans. This reversion right will not be subordinated to any financer.
* Covenants: per the Urban Redevelopment Law, the URA must attach certain
covenants to the land at the time of sale, including anti-discrimination provisions
and a limitation restricting changes in use or major changes to the building for twenty
(20) years after sale.
* Participation in Proceeds of Future Sales: The Disposition Contract and Deed will
entitle the URA to 4% of the net proceeds of the first sale of the Property and to 2% of
the net proceeds of any subsequent sale, in perpetuity.
The URA Board must approve any and all Developers who purchase URA property. Upon
URA Board approval, the Developer's purchase of the property will occur after execution of a
Disposition Contract, approval of the final construction documents and issuance of a building
permit. The purchase of the property will occur simultaneously with the closing on the
Developer's construction financing. The URA reserves the right to select, reject, and/or make no
selection through this RFP at its sole discretion.
13. LEGAL INFORMATION
A. The URA shall have the right to verify the accuracy of all information submitted and
to make such investigation as it deems necessary to determine the ability of each
Applicant to perform the obligations in the response. The URA in its discretion
reserves the right to reject any response when the available evidence or information
does not satisfy the URA that the Developer is qualified to carry out properly the
obligations of the response.
B. The selected Developer shall be given an opportunity to inspect the property. If the
Developer is selected and elects to proceed after exercising its due diligence, it shall
acquire or take possession of the property in "AS-IS" CONDITION.
C. The sale of the property in no way guarantees or warrants grading permits, building
permits, zoning variances or financial viability. The URA reserves the right to refuse to
sell the property until a Developer is able to obtain all necessary permits.
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