Request for Proposals (RFP)

Feasibility Study for Workforce Housing, Mixed-Use Development, and Infrastructure Readiness

Issued by: Eagle Harbor Township (EHT)

In Coordination With: Grant Township (GT), Open Skies, LLC., Western Upper Peninsula Planning and Development Region (WUPPDR), Keweenaw Economic Development Alliance (KEDA), County and Regional Partners

RFP Release: February 2nd, 2026

Proposal Due Date: February 27th, 2026

1. Introduction and Background

Eagle Harbor, Grant Township, and Open Skies LLC., in collaboration with Keweenaw County and regional partners, invite qualified firms to submit proposals to conduct a comprehensive feasibility study focused on residential workforce housing, mixed-use development, and related infrastructure needs.

Keweenaw County is a small, rural community facing long-standing structural challenges including population decline, limited housing availability, workforce constraints, and restricted local capacity for professional planning and project management. At the same time, significant federal and state resources are available for housing, infrastructure, and community development. Communities that possess the necessary data, feasibility analysis, and readiness are best positioned to compete for these opportunities.

This project is intended to build development readiness, resiliency, and local capacity by providing inventories, feasibility studies, and collaborative planning tools that will guide responsible land use decisions, attract investment, and support sustainable rural development.

2. Project Purpose and Objectives

The purpose of this RFP is to retain a qualified firm to prepare a feasibility study that will:

• Enhance development readiness by providing actionable data, analysis, and planning models.
• Address critical housing, workforce, and infrastructure needs in our rural community.
• Build long-term local capacity through a collaborative, multi-jurisdictional planning process.
• Position Eagle Harbor Township, Grant Township, Open Skies LLC, and the broader Keweenaw region to leverage future public and private investment.

Specific objectives include identifying:

• Appropriateness of targeted sites or other suitable sites,
• Evaluating market demand and needs assessment,
• Analyzing regulatory, environmental and physical constraints to develop, as well as potential ecological and cultural sensitivity of sites,
• Testing and evaluating different development scenarios,
• Assessing preliminary financial feasibility for each; workforce housing, mixed-use development, and supporting or stand-alone infrastructure.

3. Scope of Services

The selected consultant will be expected to complete the following tasks. Firms may propose refinements or enhancements to the tasks and scope that meet the project objectives.

Task 1: Project Initiation with Background Review and Stakeholder Engagement

• Review existing comprehensive plans, zoning ordinances, infrastructure information, and prior studies, if any for Eagle Harbor and Grant Townships.
• Meet with Eagle Harbor and Grant Township staff, Open Skies LLC representatives, WUPPDR representatives, KEDA representative and key community stakeholders to confirm goals and priorities.
• Hold public engagement workshop with area residents outlining goals and priorities.
• Prepare a summary of goals, opportunities, and constraints.

Task 2: Site Analysis

• Analyze the physical characteristics of targeted vacant parcel(s) including, but not limited to, soils, topography, proximity to or suitability for utilities (electricity, sewer/septic, water, broadband, etc.), road access.
• Analyze the physical characteristics of the developed parcel including, but not limited to, re-establishment of utilities (electricity, sewer/septic, water, broadband, etc.), rehabilitation of existing structures, other needs.
• Evaluate regulatory constraints impacting targeted parcel(s) including zoning, easements, overlays, and environmental considerations.
• Compare targeted parcel(s) to recent and comparable development projects in the region.
• Identify opportunities and limitations associated with each targeted parcel(s), and if possible and in coordination with Eagle Harbor and Grant Townships, reduce number of targeted parcels to selected parcels for consideration for Tasks 3-6 below.

Task 3: Market Demand Analysis

• Review demographic, economic, and housing trends in the immediate and regional market.
• Conduct a real estate market analysis addressing residential, mixed-use, and other applicable uses.
• Evaluate absorption rates, vacancy trends, rental and ownership data.
• Summarize which uses are market-supportable, and how those might apply to the selected parcels in Task 2.

Task 4: Development Scenarios and Highest-and-Best-Use Options

• Identify potential development scenario(s) for each of the selected parcels.
• Conduct test fits to estimate development capacity under each scenario.
• Evaluate pros, cons, and implementation considerations for each option.

Task 5: Preliminary Financial Feasibility

• Prepare high-level pro forma analyses for each development scenario.
• Estimate development costs, revenues, timelines, and potential return on investment.
• Identify potential funding and financing considerations where appropriate including, but not limited to – tax incremental financing, Brownfield opportunities, others?

Task 6: Final Report and Presentations

• Prepare a comprehensive final report summarizing analysis, findings, and recommendations.
• Present findings and recommendations at a joint Eagle Harbor Township and Grant Township Board Meeting at project completion.

4. Project Schedule

The anticipated project schedule is as follows:

Milestone

• RFP Issued: February 2, 2026
• Proposals Due: February 27, 2026
• Consultant Selection and Contract Approval: March 9, 2026
• Project Initiation and Background Review: May 12, 2026
• Site Analysis: June 30, 2026
• Market Demand Analysis: July 31, 2026
• Development Scenarios: July 31, 2026
• Preliminary Financial Feasibility: October 31, 2026
• Final Report and Board Presentations: December 15, 2026

5. Collaboration and Stakeholder Engagement

The project will emphasize multi-jurisdictional collaboration and cross-sector partnerships. The consultant will work closely with Eagle Harbor Township, Grant Township, Keweenaw County, and supporting organizations including economic development, planning, conservation, and community partners. The ability to pull in more agencies/groups/clubs/businesses/residents is highly encouraged.

This collaborative approach is intended to align community prosperity, workforce needs, and environmental stewardship, ensuring that project outcomes benefit multiple jurisdictions and stakeholders.

6. Proposal Submission Requirements

Proposals should include the following components:

1. Cover Letter summarizing the firm's understanding of the project and interest in the work.
2. Firm Qualifications and Experience, including relevant project examples.
3. Proposed Approach and Methodology, clearly addressing the scope of services.
4. Project Team, including roles, responsibilities, and key personnel qualifications.
5. Proposed Schedule, aligned with the project timeline.
6. Cost Proposal, including a detailed fee breakdown for each scope and task item.
7. References from a minimum of three similar projects.

7. Evaluation Criteria

Proposals will be evaluated by the RFP committee, consisting of members of the Community Benefits Land Committee, using a Rubric scoring method and based on:

• Demonstrated understanding of the project and rural community context.
• Relevant experience with feasibility studies, housing, mixed-use development, and infrastructure planning.
• Quality and clarity of the proposed methodology.
• Qualifications and experience of the project team.
• Ability to meet the proposed schedule.
• Cost-effectiveness, overall value and total cost with willingness to provide in-kind donation or support.

Award of Contract/Rejection of Proposals – A contract for services will be awarded to the firm that Eagle Harbor Township finds to be the most advantageous based on the evaluation criteria herein.

8. Conditions and Additional Information

• Eagle Harbor Township and Grant Township reserve the right to reject any or all proposals, waive formalities/informalities, and negotiate scope/tasks and fees with the selected firm. The final consultant selection is subject to Eagle Harbor Township Board approval (lead applicant.)
• The respondent hereby recognizes and acknowledges that funding for this project is being provided by public funds received from a Michigan Department of Labor and Economic Opportunity – Office of Rural Prosperity (LEO-ORP) 2025 Rural Readiness Grant Program. If, for any reason and at any time, funding from LEO-ORP becomes unavailable, Eagle Harbor Township may terminate this agreement with no further liability.
• Contract entered into as a result of this RFP will have a fee structure with a specified maximum cost not to be exceeded. Negotiations may be undertaken with those respondents whose proposals as to price and other factors show them to be qualified, responsible, and capable of performing the work.
• Payment for services will be made according to a contractual agreement to be negotiated upon selection of a firm. EHT, GT, and Open Skies LLC shall not be liable for any costs, including but not limited to travel and RFP preparation costs, for respondents to this RFP prior to contract award.
• Additional information, data, and background materials will be made available to the selected consultant upon contract execution.

9. Submission Instructions

Proposals must be received by 5:00PM February 27th, 2026.

Submissions shall include one hard copy including cover letter and required information, or a digital copy in PDF of the entire packet. Interested consultants may contact Rich Probst (Eagle Harbor Township) prior to submittal deadline to review existing documents, or gather more information.

Contact:

Rich Probst, Eagle Harbor Township – Supervisor

321 Center Street, Eagle Harbor, MI 49950

Office – (906)289-4407; Cell – (906) 281-4049

supervisor@eagleharbortwp.org