Summary
The documents describe Leelanau Township's Request for Proposals (RFP) for attainable housing development on the approximately 3.5-acre portion of 824 N. Warren Street in Northport, targeting households earning 50%-120% of Area Median Income (AMI). Three developers responded: Allen Edwin Homes (AEH), LC Consultants II, LLC (with MHT Housing, Inc. and Peninsula Housing), and Homestretch Nonprofit Housing Corporation. AEH was subsequently removed from active consideration, per a July 1, 2026 committee review brief, leaving LC Consultants and Homestretch as finalists. Committee member Ann Marie Mitchell, Trustee Elizabeth Schwind, Housing North board member Joshua J. Mills, and Goodwill Northern Michigan Housing Director Nora Dunlop each submitted individual written recommendations favoring Homestretch, citing village-scale design, AMI flexibility, and faster path to shovel-readiness.
Affordable Housing Initiatives
Allen Edwin Homes' original proposal envisioned 24-36 mixed for-sale ($325,000-$375,000) and rental (80%-120% AMI) units, with a negotiable purchase price, but it was dropped from consideration.
LC Consultants' initial proposal paired a 20-unit LIHTC multifamily building (30%-80% AMI) with 20 detached rental homes (up to 120% AMI) on 3.5 acres, priced at $100,000 (multifamily) and $125,000 (single-family). A revised, scaled-back option offered only the 20-unit multifamily building on 1.7 acres, hitting the 12-units/acre R-4 density target and letting the Township retain 1.8 acres. Total development cost for the multifamily phase was $8,813,683 ($440,684/unit), funded through MSHDA 9% LIHTC and commercial debt; occupancy was projected for 2029-2030 depending on the LIHTC award round. LC requested a $300,000 tap-fee waiver and Township snowplowing, described by the committee as flexible "wants" rather than requirements. A two-story design was confirmed feasible without a height variance.
Homestretch proposed 26 attached townhome units (approximately 896 sq. ft.) on 2.7 acres, targeting 40%-60% AMI with average rents near $1,200/month, and indicated willingness to shift toward more 50% AMI units. Homestretch requested the land for $1.00 in exchange for a 50-year deed restriction, with a PILOT covering utility hookup costs. Total budget was $7,323,101 (including $365,000 in water/sewer fees), averaging $281,657 per unit, leaving a $2.4 million funding gap after $150,000 of Homestretch equity and a $500,000 deferred developer fee. Homestretch said it would lead its own grant-writing and fundraising (MSHDA MI Neighborhood, Federal Home Loan Bank AHP, local foundations, bank financing), estimating 1.5-3 years to close financing, with a "Plan B" to scale down unit count if fundraising fell short. Density was approximately 7.4 units/acre, below the 12-unit/acre target, requiring no zoning variance.
A committee evaluation matrix scored both finalists on project fit, developer experience, incentive use, design feasibility, financial viability, and land price; individual recommendations reviewed all favored Homestretch.
Financial Summary
- Homestretch: total cost $7,323,101; $281,657/unit; $1 land price; $2.4 million funding gap after $150,000 equity and $500,000 deferred fee; 26 units.
- LC Consultants (20-unit multifamily option): total cost $8,813,683; $440,684/unit; land price $100,000-$125,000; funded via MSHDA 9% LIHTC and debt; requested $300,000 tap-fee waiver.
- Allen Edwin Homes (withdrawn): for-sale units $325,000-$375,000; no final price submitted.
Action Items
The Township Board is to select a preferred developer for 824 N. Warren Street and begin negotiations. Whichever proposal is chosen will require pursuit of R-4 rezoning or a Planned Unit Development. Homestretch's timeline depends on securing roughly $2.4 million in additional grants/fundraising over 1.5-3 years; LC Consultants' timeline depends on securing a competitive 9% LIHTC award in upcoming funding rounds. A parcel split may be required depending on the selected proposal's acreage needs.