village of skokie LandTrustRFQ.pdf

#641228

Villagel of

SKOKIE

REQUEST FOR QUALIFICATIONS

Specification Number: 2027-08-04

COMMUNITY LAND TRUST PARTNER SERVICES

NAME:

Due Date & Time:

Number of Copies:

3:00 Р.М., Thursday, September 3, 2026

Please submit one (1) original and two (2) copies of your response.

PLEASE MARK THE RETURN ENVELOPES:

1. Submission Due Date and Time

2. Title of Job

3. Specification Number

RETURN PROPOSALS TO:

Village of Skokie

5127 W. Oakton Street

Skokie, IL 60077

ATTN: Michael Aleksic, Assistant Finance Director

Telephone: (847) 933-8240 Email: michael.aleksic@skokie.org

LATE, FAXED OR EMAILED SUBMISSIONS WILL NOT BЕ

АССЕРТED.

GENERAL INFORMATION

INTENT & PURPOSE

The Village of Skokie (Village) is soliciting Statements of Qualifications from qualified Community Land Trust (CLT) organizations, nonprofit organizations, development partners, and consulting firms with demonstrated experience in the creation, implementation, and long-term stewardship of Community Land Trust Programs.

The Village seeks to establish a long-term partnership to create and preserve permanently affordable housing opportunities through a Community Land Trust model. The selected respondent will assist the Village in developing a sustainable program that expands affordable homeownership opportunities, preserves affordability for future generations, and support equitable community development.

This initiative advances the goals of the Housing Chapter of the Village's Comprehensive Plan by increasing access to affordable homeownership, preserving existing housing, and expanding housing opportunities for income-qualified residents.

The Village intends to identify a qualified partner capable of assisting with the planning, implementation, and long-term operation of a Community Land Trust. The selected respondent should demonstrate experience in developing affordable homeownership programs, acquiring and rehabilitating residential properties, establishing nonprofit governance structures, and providing ongoing stewardship of Community Land Trust assets.

The Village anticipates entering negotiations with the selected respondent to define the final scope of services.

BACKGROUND

The Village of Skokie is home to approximately 65,000 residents and is one of the most ethnically and culturally diverse communities in Illinois. Located approximately 16 miles northwest of downtown Chicago, Skokie offers convenient access to Interstate 94, CTA transit service, Metra rail connections, and O'Hare International Airport.

As a mature, inner-ring suburb, approximately 68 percent of the Village's housing stock was constructed between 1940 and 1969. While these established neighborhoods remain attractive, changing demographics, rising housing costs, and evolving housing preferences have increased demand for a broader range of housing options, including affordable homeownership opportunities, townhomes, multifamily housing, accessory dwelling units (ADUs), accessible housing, and housing that supports aging in place.

Approximately 61 percent of the Village's housing stock consists of single-family homes. The

Village's Comprehensive Plan identifies expanding housing choice and preserving long-term affordability as key community priorities.

In 2024, the Village adopted an Inclusionary Housing Ordinance to increase the supply of affordable housing. In May, 2026, the Village created a Community Land Trust and established a

Housing Fund (see attached) to support affordable housing initiatives and programs for income-qualified residents. Through this RFQ, the Village seeks to identify a qualified Community Land Trust partner to assist in creating a sustainable program that acquires, rehabilitates, and preserves affordable homes while ensuring long-term affordability for future generations of Skokie residents.

PROJECT DESCRIPTION

The Village intends to identify a qualified partner capable of assisting with the planning, implementation, and long-term operation of a Community Land Trust. The selected respondent should demonstrate experience in developing affordable homeownership programs, acquiring and rehabilitating residential properties, establishing nonprofit governance structures, and providing ongoing stewardship of Community Land Trust assets. The Village anticipates entering negotiations with the selected respondent to define the final scope of services.

Scope of Qualifications

Respondents should demonstrate expertise in the following areas:

Organizational Development 이 Conducting Community Land Trust feasibility analyses

Establishing nonprofit governance structures and board development

Preparing organizational bylaws and operating documents

Developing ground lease documents, resale formulas, and affordability policies Assisting with legal formation and regulatory compliance

Real Estate Development

• Acquiring property

Rehabilitating and constructing new housing

• Engaging in Project management and construction oversight

Coordinating contractors, lenders, and public agencies

Program Administration and Stewardship

• Administering ongoing stewardship, including buyer qualification, homeowner support, and portfolio management.

Financial Capacity

• Well-versed in financing affordable housing

Administrating and successful compliance

Leveraging public and private funding sources

• Familiarity and demonstrated experience utilizing federal, state, and local housing resources

Community Engagement 이 Conducting public outreach and stakeholder engagement

Previous experience working with municipalities, nonprofit organizations, and community partners

Work practices that encourage community participation in governance

RFQ SUBMISSION

FORM AND CONTENT

Firms interested in providing the services described herein must submit a Qualifications Statement to the Village's Purchasing Office, 5127 Oakton Street, Skokie, Illinois 60077, no later than 3:00 p.m., Thursday, September 3, 2026. At a minimum, interested firms are to submit written qualifications that address the following:

Executive Summary - Outlining the respondent's interest, understanding of the local housing landscape and proposed scоpе.

Experience - A detailed description of the firm's qualifications and experience, including detailed case studies of past CLT's developed, managed or consulted on, specifically with projects that are similar in scope to Skokie's project. In the statement, include information on the firm's size, number of years in business, as well as any experience with similar municipalities.

Staff Capabilities/Resumes - Provide a detailed overview of the staff that would be assigned to this project, including resumes highlighting expertise in real estate law, nonprofit formation, land use and community development.

Financial and Legal Capacity - Evidence of capability to handle complex financial modeling, grant management and tax-exemption applications.

References - Provide at least three (3) references for similar projects that may be contacted. Include name, address, phone numbers, contact person(s) and a description of the services provided.

EVALUATION

An Evaluation Committee will evaluate all responses to this RFQ. Evaluation criteria includes, but is not limited to:

• Relevant experience of the firm

• Availability to work on the subject project

• Experience and qualifications of firm staff

• Quality of references

The Evaluation Committee will evaluate all responses, and may request interview(s) and/or additional submittals. The Evaluation Committee reserves the right to seek clarification or obtain additional information during the evaluation process. The Village of Skokie will be the sole and final authority on which firm is best qualified for the subject project.

RESERVED RIGHTS

1.

This Request for Qualifications shall be subject to the following terms and conditions:

This RFQ does not commit the Village to contract with any firm. The Village reserves the right to reject any or all responses and to eliminate any or all firms or persons responding to this RFQ from further consideration.

2. All costs incurred in connection with responding to this RFQ shall be borne by the responder.

3. All responses to this RFQ shall become the property of the Village and shall not be returned.

4. The Village reserves the right to confirm all information submitted and to request additional information if required.

5. Any material changes to this RFQ that are deemed necessary during this process will be submitted to all recipients through issuance of a written addendum.

ADDITIONAL INFORMATION

All correspondence and inquiries regarding this RFQ should be addressed to the following:

Michael Aleksic

Assistant Finance Director 5127 Oakton St.

Skokie, IL. 60077

847-933-8240 michael.aleksic@skokie.org

REFERENCES

for

VILLAGE OF SKOKIE

List below current business references for whom you have performed work similar to that described in this RFQ.

Facility:

Address:

City, State, Zip Code:

Telephone Number:

Contact Person:

Dates of Service:

Facility:

Address:

City, State, Zip Code:

Telephone Number:

Contact Person:

Dates of Service:

Facility:

Address:

City, State, Zip Code:

Telephone Number:

Contact Person:

Dates of Service:

BUSINESS ORGANIZATION:

Sole Proprietor: An individual whose signature is affixed.

Partnership: State full names, titles and addresses of all responsible principals and/or partners on attached sheet.

Corporation: State of Incorporation:

Please provide your Federal Employer Identification Number (F.E.I.N.):

Seal (affix seal below if applicable) (List Name of Officers)

President

Vice-President

Secretary

Treasurer

Attest:

Signature of Secretary

SME: 2/17/26 COTW

4/20/26 Manager's Agenda *5/4/26

THIS ORDINANCE MAY BE CITED

AS VILLAGE ORDINANCE NUMBER

26-5-C-4785

AN ORDINANCE AMENDING CHAPTER 58 OF THE SKOKIE VILLAGE CODE

RELATING TO THE ESTABLISHMENT AND ADMINISTRATION OF A

HOUSING FUND AND THE CREATION OF A COMMUNITY LAND TRUST

WHEREAS, the Village of Skokie ("Village") as a home rule unit of local government, as provided by Article VII Section 6 of the Illinois Constitution of 1970, has the authority to exercise any power and perform any function pertaining to its government and affairs except as limited by Article VII, Section 6 of the Illinois Constitution of 1970; and

WHEREAS, on May 6, 2024 the Board of Trustees adopted Village Ordinance 24-5-C-4648 amending Chapter 58 of the Skokie Village Code by adopting Article III, which outlines regulations concerning Affordable Housing, thereby emphasizing the essential interrelationship between human relations and affordable housing; and

WHEREAS, there is a continuing need to provide renovated and updated affordable housing to ensure that those who obtain affordable housing from older developments in the Village live in property that is safe and habitable and provides dignity for its occupants; and

WHEREAS, a Community Land Trust creates long-term affordability by separating ownership of land from ownership of improvements, to preserve affordability through continnous ownership cycles, and prevent the displacement of low- and moderate-income residents from our community due to increasing costs of land; and

WHEREAS, there is also the need and interest in the Village to encourage and attract new affordable housing development because housing in our community strengthens the economic vitality of the Village; and

WHEREAS, a Community Land Trust creates a pathway to homeownership and stable housing, and that intentional, inclusive affordable housing strategies foster an equitable, diverse, and inclusive community; and both WHEREAS, the Village recognizes that providing affordable housing in our community, new and restored, increases housing opportunities to maintain a diverse population, including but not limited to: family friendly housing, multi-generational housing, senior housing and accessibility; and

WHEREAS, Chapter 58, Article III, Section 58-50 was reserved for future use for direction regarding a Housing Fund and the creation of a Community Land Trust.

WHEREAS, Village staff worked with Corporation Counsel to prepare amendments to the

Skokie Village Code, which are recommended for adoption by the Village Manager; and

WHEREAS, the Board of Trustees, at a public meeting duly held on March 2, 2026 voted to concur in the aforesaid recommendation of the Village Manager;

NOW, THEREFORE, BE IT ORDAINED, by the Mayor and Board of Trustees of the Village of Skokie, Cook County, Illinois;

26-5-C-4785_ Code Amendment_Amending 58-50_ Community Land Trust

Section 1: That Chapter 58 of the Skokie Village Code be and the same is hereby amended in the manner hereinafter indicated. The new material is highlighted in bold and the material to be deleted is highlighted and stricken.

Chapter 58 - HUMAN RELATIONS4

5 Article III. - Affordable Housing

6 Sec. 58-39. Intent and purpose.

This Article shall promote the public health, safety and welfare of existing and future residents of the Village by 1) requiring certain residential developments or mixed-use developments which contain a residential component to incorporate a specified percentage of dwelling units qualifying as Affordable Housing, and 2) through housing acquired and administered by а to

Sec. 58-40. Definitions.

11 Community Land Trust.

A. Definitions.

Affordable Housing Safe, sanitary, and appropriate housing that low- and moderate-income households can own or rent without having to devote more than approximately 30 percent of their gross income for monthly Housing Expenses.

Housing that is affordable for targeted households identified in this Article. "Affordable Housing" is divided into tiers based on availability to households at distinct income levels.

Affordable Housing Compliance Plan. A plan submitted by a Developer or owner of a

Governed Development describing how a development shall comply with the requirements of this Article.

Affordable Housing Fund. A fund to be established by the Village.

Affordable Housing Unit. A residential dwelling unit that meets the criteria for affordable housing, whether owner-occupied or leased to tenants.

Affordable Owner-Occupied Units. Affordable housing units marketed and offered for sale to eligible households subject to an affordable unit covenant.

Affordable Rental Units. Affordable housing units marketed and offered for rent eligible households subject to standard lease terms.

to

Area Median Income (AMI). The median income level for the Chicago-Naperville-Elgin, IL-IN-WI Metropolitan Statistical Area, as established and defined in the annual schedule published by the Secretary of Housing and Urban Development, and adjusted for household size.

Certificate of Qualification. A certificate establishing a qualified household's eligibility to purchase or lease an affordable dwelling unit based on income eligibility using income and asset limits, in accordance with the Village's policies and procedures.

Community Land Trust. A legal entity created by the Village and authorized by the Village Board of Trustees to acquire, hold, and convey title to real property for the purpose of preserving and increasing the amount of housing available in the Village to low- and moderate-income households.

Consumer Price Index (CPI). Consumer price index for the Chicago-Naperville-Elgin area as published annually by the U.S. Department of Labor, Bureau of Labor Statistics.

26-5-C-4785_ Code Amendment_ Amending 58-50_ Community Land Trust

Developer. A private party responsible for obtaining approvals and entitlements from the Village, including zoning, subdivision, and building permit approvals, for a Governed Development.

Eligible Household. For purposes of this Article, incomea household with an annual less than 60% to qualify as low-income, and 80% to qualify as moderate income, respectively, of the Area Median Income (AMI).

Eligible Activities. The housing activities set forth in this Article for which the Housing Fund may provide financial support.

Governed Development. Any residential or mixed-use development with a residential component that is required to provide affordable housing units under provisions of this

Projects at one location undertaken in phases, stages or otherwise developed in distinct parts shall be considered a single Governed Development.

Article.

Housing Expenses.

a) For Affordable Rental Units - rent and utilities; and b) providing

For Affordable Owner-Occupied Units - principal and interest of any mortgages placed on the unit, property taxes, condominium or homeowner's association fees, if applicable, and homeowner's insurance.

ofHousing Fund. The Housing Fund established by this Article for the purpose financial resources to preserve and increase the amount of housing available in the Village to low- and moderate-income households.

Maximum Resale Price. The maximum price, at which an owner-occupied affordable unit may be sold to another eligible household, based on a valuation formula incorporating appraisal data, a maximum appreciation factor, and allowances for capital improvements, all as set forth in a schedule to be published by the Village on an annual basis.

Market Rate Housing Units. All owner occupied or rental dwelling units in a Governed Development that are not classified as affordable housing units.

Nursing Facilities. This means either a Skilled nursing facility or an Assisted-living facility as defined in Section 118-32 of the Code.

Sec. 58-50. Housing Fund.

A. Housing Fund Established

1.

2.

Creation and Administration. There is hereby established a Housing Fund, to be held as a separate fund within the Village, for the purpose of advancing affordable housing opportunities. The Village, by and through the Village Manager or designee, shall be responsible for the day-to-day investment and fiscal maintenance and management of the Housing Fund.

Purpose. The purposes of the Housing Fund are to (a) provide financial resources to address the affordable housing needs of individuals and families of low-to-middle income who live or work in the village by promoting, preserving, and producing long-term affordable housing; (b)

26-5-C-4785_ Code Amendment_ Amending 58-50_ Community Land Trust