Resources
Take a look around
Useful Links for Additional Research
Zoning and land use principles in the community will (drive) the project in any given location. It is critical that you understand what uses and structures are permitted at a potential development site by contacting local officials early in the development process and becoming familiar with the community’s zoning ordinance. It is highly recommended that the local municipality is engaged early in the development process.
Be aware that links often change and information/links may or may not be current.
Planning Documents
· MSDHA Statewide Housing Plan https://www.michigan.gov/mshda/developers/statewide-housing-plan
· Western U.P. Regional Housing Study & Strategy https://www.wuppdr.org/housing-data-analyses-mi-up
· Redevelopment Ready Communities https://www.miplace.org/programs/redevelopment-ready-communities/
Data Sources
· American Community Survey https://www.data.census.gov [JW1] [JW2]
· Michigan Housing Data Portal https://mihousingdata.org/data_portal
· https://ruraldatacentral.org/
· https://www.zoomprospector.com/
· HOUSING-SUPPLY-ACCELERATOR-PLAYBOOK The Housing Supply Accelerator Playbook from the National League of Cities and the American Planning Association discusses many strategies and solutions to achieve more lasting improvements in the housing supply.
· Michigan Municipal League:
Pattern Book Homes for 21st Century Michigan
· MSHDA:
[JW2]I am actually thinking just eliminate all of the separate Census data sources and use data.census.gov (not .com)
Fair Housing Resources
Green building and environmental resources
Western U.P. native plants
· https://www.upnativeplants.com/
· https://keweenaw.wildones.org/
· https://www.mtu.edu/kisma/native-alternatives/
Sustainable and green building practices
· https://peninsula-solar.com/
· https://keweenawpowerlite.com/services/renewables
· https://green.org/2024/01/30/sustainability-and-green-building-practices/
· https://sterlinghomesltd.com/green-building-sustainable-practices-in-real-estate/
· https://yardfarmer.co/blogs/sustainable-gardening-resources
Technical assistance
· Western U.P. Planning & Development Region: https://www.wuppdr.org/
· Great Lakes Housing Services: https://greatlakeshousing.org/
· Invest UP: https://www.investupmi.com/
· Keweenaw Economic Development Alliance: Home - Keweenaw Economic Development Alliance
Funders and funding programs
· USDA Rural Development programs and services: https://www.rd.usda.gov/programs-services
· USDA Multifamily Housing Programs: https://www.rd.usda.gov/programs-services/multi-family-housing-programs
· USDA Single Family Home Programs: https://www.rd.usda.gov/programs-services/single-family-housing-programs
· Michigan State Housing Development Authority (MSHDA): https://www.michigan.gov/mshda
· Michigan Economic Development Corporation (MEDC): https://www.michiganbusiness.org/
· Michigan Economic Development Corporation (MEDC) Community Development Program: https://www.miplace.org/
· Invest UP housing fund – Build U.P.: https://www.investupmi.com/index.php/building-the-u-p/
· NEZ: https://www.michigan.gov/taxes/property/exemptions/nez/neighborhood-enterprise-zone-nez-act
· MI Funding Hub: https://mifundinghub.org/
· MSHDA Housing TIF: https://www.michigan.gov/mshda/developers/tax-increment-financing-tif
· MSHDA MI Neighborhood: https://www.michigan.gov/mshda/neighborhoods/mi-neighborhood
· MSHDA Community Development Block Grant (CBDG): https://www.michigan.gov/mshda/neighborhoods/community-development-block-grant
· EGLE Brownfield redevelopment: https://www.michigan.gov/egle/about/organization/Remediation-and-Redevelopment/Brownfields
· EPA Brownfield Redevelopment programs: https://www.epa.gov/brownfields
· MI State Land Bank Blight Elimination Programs: https://www.michigan.gov/leo/bureaus-agencies/landbank/about/programs/blight-elimination-programs
· Michigan CDFI Coalition CDFI Search Tool: https://micdfi.org/cdfi-search-results/
Local resources
· Developer contacts spreadsheet https://www.wuppdr.org/up-housing-developer-resources
· WUP infrastructure and municipal contacts spreadsheet https://www.wuppdr.org/up-housing-developer-resources
· Michigan Public Service Commission - Utility Service Areas: https://data-michiganpsc.hub.arcgis.com/pages/service-areas
Supplemental documents
The following documents are provided for reference and may not be considered all inclusive.
Site Selection Criteria Worksheet
Site Selection Criteria Guidelines
When reviewing a potential site for development, consider the cost of the property, the cost of the project and the cost of operating or of selling the property once the project is completed. The following guidelines can be helpful in choosing a suitable site for the housing project.
Categories of factors to consider:
Site Location
Consider the property itself in terms of where it is located within the community
Review aerial maps, street and topographical maps
Review and consider zoning maps
Physical Elements of a Site
Identify existing floodplains, watersheds, wetlands, streams, and drainage systems
Determine if there are subsurface or soil conditions that will impact the project
Consider the topography of the site for development. Is the property rolling or flat, wooded or cleared?
Identify unique features, landmarks, existing improvements, buildings and their potential impacts on the project
Consider the implications of the existing vegetation and landscape for the scope of the project
Consider any known archaeological or cultural areas within the site’s boundaries. If any exist, the State Historical Preservation Office may require review and reports for the development of the property.
Determine if there are any threatened, rare or endangered species on the site
Assess the site’s suitability for sustainable design principles, energy efficient technologies, material selection, green infrastructure, etc.
Determine if there are any known conservation regulations, initiatives, and areas as requirements of or near the site
Zoning Requirements
· Review the communities’ zoning requirements to ensure the housing project conforms or can conform to the requirements
· Physical Requirements of building. If considering new construction, does the development fit within described zoning setbacks, building height and lot coverage?
· Does the proposed site zoning district provide for the housing development to be a use By Right, a Special Use, or not permitted per the zoning ordinance?
· Does the planned development fit within the community’s Master Plan, Land Use Plans or other initiatives?
· Determine if a variance will be needed
Access Requirement
Consider:
· Public Roads
· Private Roads
· Easements
What impact will the housing development have on the roads and streets, or conversely, what impact does access via the roads and streets have on the housing development? What are the access needs or issues? Is public input important to the success of the project? Will the development impact other neighborhoods?
Utilities
Consider the infrastructure that will be needed to support the housing project including:
· Water
· Sanitary Sewer
· Storm water requirements and capacity
· Internet/Technological Infrastructure
· Natural Gas (if available)
· Electrical service
Historical Preservation
It is a good idea to understand the historical significance of the housing development property. In some instances, the State Historic Preservation Office will be required to complete an evaluation of the property.
· Is the site listed on the National Register of Historic Places?
· Is the proposed site significant to the community’s history? Check with the local Historical Society, if any.
Community Services and Amenities
Is the site located near desirable services and amenities? Consider the importance of each of the below to the success of the proposed housing development:
· Public Schools and Post Secondary Education
· Transportation
· Outdoor Recreational Opportunities
· Green Spaces and Parks
· Public Safety and Services
· Shopping, Dining, and Entertainment
· Health and Wellness Services
· Employment Opportunities
· Walkability and Bikeability
Financial Factors
Site Acquisition and Relocation Costs
Don’t accept a site just because it is offered at no cost. Consider all costs associated with the site. Be sure to apply the same methodology to each site.
Establish a clear budget for a site
Analyze the costs to acquire a proposed site and determine if there are tenants that must be relocated.
Are there any factors that could inhibit site acquisition or development costs so that the funds needed don’t exceed the budgeted amount?
Demolition/Remediation
Determine need and cost for environmental evaluation/study and remediation/removal of hazardous materials of the site.
Site Preparation costs
Estimate site costs for preparations and improvements. Do streets, utilities or alleys need to be considered?
Are the site preparation and construction costs within budgeted range?
Identify improvements that may be funded by the seller
Infrastructure Improvements
What local infrastructure improvements are required and need to be completed for the Development? Who will bear the cost of those improvements?
Does the municipality plan to contribute to the improvements?
Local Economic Development Impact
How will the development on the site impact economic development goals and initiatives? Will it be a positive or negative impact on the community?
Funding Sources through Partnering
Are there opportunities to develop partnership with a site? Establish a target funding level from the partnership.
Planning Effective Public Meetings and Hearings
Effective meetings help community members better understand a project in their community and provide their input. As you plan a meeting, stay laser focused on your goal: Are you seeking input to make a decision? Then your meeting should explicitly include mechanisms to make that decision. Are you trying to improve relations between potential collaborators or your development team and the community? Plan your meeting to create or strengthen a team or improve collaboration between groups.
Regardless of your objective, well planned meetings are essential in creating the foundation for the future housing growth in any community.
Prepare for the Meeting
Whether your goal is to get to ‘yes’ or to support relationships, it is essential to come prepared. Don’t assume that decision-making or collaboration will happen on its own—successful meetings require intention and planning. Being proactive ensures that your time, and the time of others, is respected and well spent, rather than feeling like a missed opportunity or a wasted effort.
Below are a few suggestions to consider before you begin planning:
Purpose of the meeting: is it to get to ‘yes’ or build collaborations?
Who is your audience: are you reaching out to the community, local officials, news media?
Explore how you might build active community support for the housing project plan
Understand potential opposition to your project
Your meeting’s purpose will shape the information you present and how you prepare. For example, you may aim to: educate and build support for affordable housing, introduce your development team, hear community concerns, address legal or zoning issues, or clarify required government approvals.
Notify the community
Once you have identified the meeting’s purpose, you need to decide how and when the community should be notified of the meeting, its purpose, agenda, and ground rules. If your meeting requires legal notification, be sure to consider this early as it can be more time consuming than other notifications.
Make the Meeting Inclusive
Public participation provides entities and public officials a clearer picture of what the community wants and what concerns they may have about a particular project. This helps housing developers garner support and identify necessary changes to their project.
To encourage greater attendance and engagement at public meetings and hearings, consider the following strategies:
· Be clear and concise in describing the meeting’s purpose and objectives in all materials. Make sure agendas are available before and during the meeting.
· Provide a sign-in sheet, name tags, pens, and refreshments like coffee, water, and snacks.
· Offer small incentives such as giveaways, stickers, or coloring books for children, or community-branded items.
· Choose a convenient, accessible time and location. For hybrid meetings, consider the needs of both in-person and online attendees. Include contact information for accommodation requests.
· Consider hosting the meeting at multiple times or locations to accommodate different schedules.
· Partner with a local organization to help promote and co-host the event.
· Use a variety of media—radio, newspapers, flyers, and social media—to reach a broad audience.
· Include meeting ground rules in notices to encourage respectful and inclusive participation.
Ensure everyone who wants to speak has the opportunity, and build time for public comment into the agenda.
Make the Meeting Productive
Preparation will certainly help make your meeting more productive. However, even with thorough planning, meetings can easily become derailed.
Here are some strategies to keep your meeting on track:
Assign one or two people to facilitate the meeting—this could be an organizer or an outside facilitator—and make sure they have support with tasks like note-taking, managing technology, and providing refreshments.
Ensure that all attendees are aware of and familiar with the agenda
Establish clear ground rules to guide respectful and inclusive participation
Present the project and issues in a straightforward way; avoid jargon, acronyms, and overly complex visuals
Keep discussions on topic and gently redirect if conversations begin to stray
Designate someone to take notes or record the meeting (with participants informed)
If decisions are made, clearly explain the reasoning so participants understand how conclusions were reached.
Address concerns when possible, and follow up on unresolved issues. Seeking common ground helps build trust and reduce opposition.
Manage Controversy and Follow Up
After any meeting, it’s important that community members feel heard and see their concerns addressed. Engage those with negative feedback and invite them to help find collective solutions. Follow up on unresolved issues, share outcomes, and hold additional meetings if needed. If legal concerns arise, consult appropriate counsel. Always include a contact at the end of the agenda for those seeking more information or wishing to stay involved.
RFP Formatting
A Request for Proposals (RFP) is a formal process that provides information about a project to potential respondents and allows the requesting entity to compare prospective project proposals.
A thorough RFP includes the following:
Invitation to Bid
The invitation to bid provides a brief overview and highlights the goals of the project. It should be complete and concise information to promote a response to the RFP.
Outline of offering
1. Name of issuing entity
2. Identify and describe the property
3. Describe the sale, assignment or transfer of property (if applicable)
4. Identify key terms of the sale, assignment or transfer.
Summary of submission requirements
Responses should be complete and signed; state if late submissions will be accepted or not and reserve the right to reject any or all proposals or to cancel the RFP.
1. Number of copies needed, date, time, and place for submission
2. How the proposal should be marked (i.e. particular title of the project proposal)
3. Response timeframe
Contact person
1. Name, phone, email address, and fax number
2. Request all inquiries be in writing no later than a given date
3. Indicate that if questions arise, all will be answered in writing and available to all who have requested a copy of the RFP
Disclaimer
Include a disclaimer noting that no representations or warranties, expressed or implied as to the accuracy and/or completeness of information provided.
Site Tour and Meeting
On-site briefings or property walk-throughs can provide a unique opportunity for you to meet with candidates that you hope to receive a response to your RFP. This can provide time for respondents to view the property between the issuance of RFP and the receipt of RFP.
1. Designate time, place and contact person
2. Schedule shortly after the request for RFP is issued
3. Registration for meeting can be required
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Property description
This section helps your respondents understand the property to be developed. Include studies or information for the site, such as water/sewer access, easements, concept drawings, etc.
Location and site information:
1. Street address, map and parcel number if available
2. Deed description or survey (if available)
3. Plat map if applicable
4. Studies, blueprints, plans etc.
Buildings and improvements:
If the property has any structures, include size, age, type of construction, condition, occupancy, use history, etc.
Zoning, deed restrictions, easements, or covenants:
Zoning maps and applicable Zoning Ordinance sections should be included. If there are any special restrictions, easements, or covenants, these should be listed as well.
Infrastructure and utilities:
Identify what utilities are available at the site or within a reasonable distance. This should include water, sewer, gas, and electricity.
Respondent’s responsibility for due diligence:
State that respondents are responsible for their own review and analysis of the project.
Development Guidelines
This section will restate the project goals and guidelines of the project. These can include:
Development objectives:
Development objectives include the target population, desired type of housing such as rental, for sale, multi-family or single-family housing, and affordability level (percentage as compared to the AMI) of the housing units.
Design guidelines:
If the development is to have specific requirements or preferences for the type of construction, site design, unit configuration, and specific amenities, this is the section where these requirements must be clearly stated. To promote more interest and creativity, allow for some flexibility regarding specific requirements.
Price and financial guidelines:
If the cost of the project is a factor in the decision process, this should be stated.
Lease Term (if applicable):
If applicable, outline the lease provisions for the property. This could include the term, affordability, payment terms, lease termination, tax compliance, lease amendments and assignments of the lease.
Implementation Guidelines:
It is important to include the steps that follow the awarding of the proposal. The successful project respondent should know the timeframe for the execution of the Project Agreement (if applicable) and other necessary documents.
Other Resources:
The more resources a prospective project respondent has, the more accurate and competitive the bidding process can be.
Evaluation Criteria
Be sure to include information on what the criteria will be in evaluating the proposal.
1. Develop minimum threshold criteria:
You should state in the RFP your minimum criteria, such as having all required documents submitted as outlined in the RFP, and the required level of respondent experience (i.e., number of projects, or years of experience). Criteria regarding the respondent’s availability, affordability, and financial resources are all generally found in this section. Consider what additional specific minimum criteria should be included that may be unique to the project.
Price criteria:
The evaluation criteria should state any parameters regarding the cost of a project.
Comparative evaluation criteria:
Any additional evaluation criteria that will be considered for each proposal should be included. These are generally weighted criteria that can often include affordability or what income level is to be served, the capacity of the respondent, project design, and an understanding of project requirements as well as challenges.
Submission Requirements
The RFP should require consistency. This can be accomplished by using standardized forms provided in a bid packet or one-stop application.
Required submissions can include:
1. Respondent & project team
2. Project concept
3. Financing and financial analysis
4. Project design
5. Implementation and timeline
6. Management plan
7. Any required certifications.
8. Number of copies of the proposal
Selection Process
The RFP should outline a selection process that includes how and when proposals will be reviewed and awarded.
1. Include a statement that all proposals submitted by the deadline will be opened in public and logged
2. Identify the party responsible for reviewing the submissions, and state all information contained in the proposal is public
3. Describe how and when the winning respondents will be notified
4. Provide information on the process following the award to the winning respondent.
Execution of Agreements
Any contract should be reviewed by an attorney as it pertains to local and state laws. Encourage winning respondents to consider attorney review of any legal documents. Be sure the RFP contains a clear timeline from award to execution of agreements.
Attachments
It is important to include attachments that fully describe the project such as:
1. Assessor’s maps or plat maps
2. Surveys
3. Environmental evaluation reports
4. Engineering site plans
5. Historical significance reports
6. Zoning information
7. Selection rating criteria