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HomeMy WebLinkAboutWashington-School-RFP-final1 | P a g e REQUEST FOR PROPOSALS Washington School Workforce Single-Family Housing Submittal Between Winnebago and School Ave., East of Bowen St. City of Oshkosh, WI May 1, 2026 2 | P a g e 1. Background. a. Project Area Map. In 2024, the City bought the former Washington School site from Oshkosh Area School District (OASD). After environmental investigations and remediation, the City demolished Washington School in 2025. The Zoning requirements can be reviewed here. In 2025, the City platted the site into 18 lots as shown in Attachment A. In the fall of 2025, the City installed sanitary sewer and water laterals for each lot to a location behind the sidewalk. As part of the utility work, the City also installed stormwater controls in the front and rear yards of the lots as required by the stormwater management plan. These storm water controls are private and will be maintained by the subdivision as a whole. The lots are prepared for home construction. b. City Development Goals - The primary City goal is to help create more Single- Family Workforce housing at a price that a City of Oshkosh family can afford. The Workforce Housing project will provide new Single -Family housing for families within 80% to 120% City Median Income from US Census based on Family size. The Oshkosh Median Incomes by Family size is contained in Attachment 2. c. Site Context - It is very important to the City and neighborhood that the new single- family homes complement and blend with the existing Stevens Park neighborhood homes. In that regard, the city has developed housing specifications that the Master Builder must follow for the Washington School lots. The City has plated the 18 lots with nine (9) lots to go to Habitat for Humanity Oshkosh. The City has issued this Master Builder RFP for remaining nine (9) lots in the Washington School Plat. The proposed Master Builder Lots are highlighted on Attachment 3. The Stevens Park Neighborhood Association has been very active for many years and has accomplished many improvement projects. The Master Builder should plan to hold and/or attend periodic neighborhood meetings regarding project progress before and during construction. d. Oshkosh House Design Book: Housing Specifications - The City recently completed a House Design Book that includes housing specifications that shall guide the design construction of all the homes at the Washington School Site. The House Design Book also includes diagrams for the construction of houses including 1-story homes, 1.5 -story homes and 2-story homes that can be built in the Washington School lots. The House Design Book specifications can be accessed here. Each home shall also be built with a basement, attached or detached garage and finished driveway and apron. The Master Builder will be responsible for constructing the 1.5- 3 | P a g e story and 2-story homes. The other nine (9) lots for Habitat for Humanity will be 1- story homes. 2. Environmental Conditions - There are no known Environmental Concerns located at the Washington School Site. The City has demolished the building and removed any hazardous material. The Phase 1 Environmental Report for the site is included here. 3. City Responsibilities: the City has prepared the lots for redevelopment. The City’s Utility design plans for the improvements are included here. The specific City Responsibilities are as follows: a. Public Utilities - The City has extended Sanitary Sewer and Water laterals from the mains into each lot and capped the laterals. b. Stormwater Control - The City has designed a Stormwater Management Plan that generally detains stormwater in the rear yards of the lots and the City has installed control structures and rough grade the stormwater detention. The City has also placed a private stormwater easement over the shared inlets in the front yards and over the perimeter of the stormwater detention in the rear yards. Builders and homeowners will be prohibited from altering the grades within the easement, and no accessory structures, substantial landscaping, or woody stemmed vegetation will be allowed within any of the easements. The prohibition of all accessory structures would include sheds, garages, fences, garden boxes, decks and patios. The City shall install the rough grading only. c. Private Utilities - It shall be the Master Builder’s responsibility to apply and extend private utilities to each new home. 4. Master Builder Responsibilities: The following requirements and conditions for the Master builder are summarized below. The specific requirements are found in the Attachments. a. The Master Builder shall be responsible for all house-related construction: from permitting, erosion control, site preparation, home construction and final driveway and landscaping installation. b. Lot Cost: Each lot the developer wishes to utilize must be purchased at $35,000.00 per lot. c. Oshkosh House Design Handbook: Housing Specifications - The City will require the Master Builder to follow the housing specifications. The City shall review all final plans for homes for conformance with the housing specifications and city code as part of the building permit review process. 4 | P a g e d. Home Buyer Approval - The City shall require the developer to find home buyers that meet the household income guidelines in addition to normal, private lending criteria. The Chart illustrating the household income based on a 4-person household size from 80% to 120% City Census Median Income is located in Attachment 3. e. Home Buyer Input - In all possible cases, the Master Builder shall provide the home buyer with an opportunity to select cabinets, countertops, fixtures, flooring, and interior and exterior colors. f. Home Buyer Residency Requirement - All home buyers selected shall be a current City of Oshkosh resident. 5. Master Builder Proposal Elements: a. The Master Builder shall be responsible for all house-related construction: from permitting, erosion control, site preparation, home construction and final driveway and landscaping installation. b. Proposal Content and Organization: To achieve a uniform review process and a degree of comparability, the proposals shall be organized in the following order and contain all of the following elements : i. Title Page: Show the proposal title, name of firm, address, telephone number(s), name of a contact person, date, and other relevant company information. ii. Builder Qualifications and Credentials: Provide a narrative describing the builder’s background, history, and construction experience, including comparable projects successfully completed by the builder. 1. Contractor(s) License # ___________________ 2. Provide Evidence of City’s Insurance Requirements 3. Provide names and contact information for three project references. iii. Team Members: State the names and titles of key members of your building team, including proposed Subcontractors (if possible, provide resumes for the identified members), Real Estate Sales, Financial Institution, if any, Closing agent, and/or any key other members. iv. Builder Legal Structure: Provide evidence of corporate status including, where applicable, Articles of Incorporation or a partnership certificate or agreement. In addition, identify by name and title entities holding an ownership interest of 20% or more. 5 | P a g e v. Project Description: Provide a one-to-two-page narrative describing what is proposed for construction and the expected timetable for construction. vi. Financial Concept: Provide a description of anticipated general financing for the construction of the project. Include the following details: 1. State of builder’s financial ability and resources at the builder’s disposal. 2. Business concept including target market for the planned houses and what the anticipated offer prices for the homes would be. 3. Required investment and expected level of City participation in the project (if any). This must be clearly outlined. 6. Optional Master Builder Submittals a. Option - Floor Plans and Elevations: Builders are invited to provide floor plans and elevations of homes that they have built or will build at the desired maximum home/lot package prices. These plans are not required for the RFP submittal. b. Option - A Neighborhood meeting with the Master Builder and City staff assisting may be scheduled at the City’s request. 7. Estimated Project Timeline a. Proposal Submittal deadline: June 5, 2026, 4:30 PM b. Questions due by: May 22, 2026 c. Answers released: May 27, 2026 d. City Option - Interviews/presentations: June 8 – 12, 2026 e. Master Builder Selection: June 12, 2026 f. Development Agreement executed between City and Master Builder: June 26, 2026 g. Construction Completion: no more than 2 years from date of executed Development Agreement. 8. Decision Criteria. The City will consider the Proposals from the responsible Master Builders using the following criteria: a. Master Builder Team experience in building and selling homes that are within the target design/quality and price the City seeks. b. Master Builder Team capacity, both staffing, technical and financial, to complete all the houses as specified in the RFP. c. Proposed Schedule for construction start, phasing and completion. 6 | P a g e d. Master Builder Team proposal to deliver the homes/lots according to plans and according to price points. Staff will review the Proposals and conduct research into the Master Builder proposals. Staff will make a Master Builder recommendation to the City Council. The City Council will make the final Master Builder selection. 9. Terms and Conditions a. The City may request answers to specific questions about the proposals orally or in writing prior to making a final selection. Questions by interested Developers along with the City’s responses will be publicly available to others upon request. Selection will be based on the overall strength of each proposal. The City reserves the right to accept or reject any or all proposals or portions thereof without stated cause. b. It is possible for the Master Builder to propose to build less than 9 houses. The Master Builder proposal shall indicate upon which lots the Master Builder would build. If there is a minimum number of houses that are necessary for a Developer to build to make this financially viable, then that minimum number needs to be identified. The City reserves the right to select more than one Master Builder if multiple proposals are in the City’s best interest. c. Upon selection of a Master Builder(s), the City shall attempt to negotiate and reach a final Development Agreement with the Master Builder. If the City, for any reason, is unable to reach a final Development Agreement with this Master Builder, the City then reserves the right to reject such Master Builder and negotiate a final Development Agreement with another Master Builder who has the next most viable proposal. Either the Master Builder or City may walk away without further obligation to each other if the parties are unable to reach an acceptable Development Agreement. A tentative acceptance of a proposal and negotiations towards a Development Agreement does not in and of itself result in the Developer acquiring any interest in the property or the project. The City may also elect to reject all proposals and re-issue a new RFP. d. The City reserves the right to waive any formalities, defects, or irregularities, in any proposal, response, and/or submittal where the acceptance, rejection, or waiving of such is in the best interests of the City. The City reserves the right to disqualify any proposal, before or after opening, upon evidence of collusion, intent to defraud, or any other illegal practice on the part of the Builder. e. Any current licensure or non-discrimination claims against the Builder and those having occurred in the past five years, especially any resulting in claims or legal judgments against the Builder must be disclosed in the proposal. Selected 7 | P a g e Builders shall provide the City with proof of a contractor’s license as per DSPS (Department of Safety & Professional Services). 10. Development Agreement Parameters a. Selected Developer must enter into a Development Agreement in a form provided by and acceptable to the City and approved by the Common Council, prior to lot conveyance. The Development Agreement will be drafted at a later date; however, it will contain at least the following minimum provisions: • Construction/Minimum Build Specifications • Developer shall construct a code-compliant new home that complies with the City’s minimum housing specifications, which will be incorporated into the Development Agreement as an Exhibit. • Developer shall be responsible for all design, engineering (if required), permitting, inspections, construction, and construction management. • Sale Requirements /Owner-Occupancy and AMI Qualification • Developer shall sell the home to a buyer who is a current City of Oshkosh resident and who will occupy the home as their primary residence. • Developer shall sell the home to a buyer meeting the income qualification for the program, which is 80% - 120% AMI, using the City’s stated AMI source and methodology. • Developer obligations include locating, screening, and verifying prospective buyers, compiling documentation, and submitting eligibility materials to the City for review and verification prior to closing. • City Verification • The sale of the home may not close until the City has had the opportunity to verify buyer eligibility based on documentation provided by Developer. The City reserves the right to undertake any steps it believes is necessary to fully verify the qualifications of the buyer. The Developer agrees to fully cooperate with the verification process. • 5-Year Owner-Occupancy • A homeowner meeting the income qualifications must use the property as their primary residence for a minimum of five years. Developer’s obligations include ensuring the qualified buyer remains the owner and occupant of the home for five (5) years after closing, or, if the home is sold during that period, 8 | P a g e ensuring it is sold to a program-eligible buyer meeting the same Oshkosh residency, owner-occupancy, and AMI requirements. It is the developer’s responsibility to use appropriate and lawful methods to ensure the five-year period is met. This may include contracts, deed restrictions, or other lawful and enforceable methods to accomplish this requirement. • Penalty/Recoupment • If the Development Agreement is breached - including failure to meet the requirements for buyer eligibility, primary residence, or the 5-year ownership requirement - the City will recoup from the Developer, the full cost of all City of Oshkosh infrastructure expenditures attributable to the lot that resulted in its initial affordability and the achievement of the City’s housing goals. The amount of infrastructure expenditures that the City will recoup will be reduced annually through the five-year occupancy requirement in accordance with a schedule to be provided and defined in the Development Agreement. • The Development Agreement will further define the applicable Developer obligations, including default events, enforcement rights, documentation and notice requirements, etc. between the City and the Developer. • Insurance, Indemnity, other standard municipal contract terms 11. RFP Submittal Requirements a. Master Builder responses to the RFP must be submitted by the due date and time as indicated in this RFP to be considered. The Master Builder shall submit their proposal as described below: b. Submit one (1) electronic copy of the proposal via file sharing. Email subject line should contain “Washington School Site Redevelopment - Workforce Single- Family Housing Submittal” c. Submit three (3) bound originals (hardcopy) of the completed proposal. d. Submit one (1) digital copy of the completed proposal (USB/Jump Drive). e. The hard copies and jump drive shall be submitted to: City of Oshkosh Community Development Department Attention: Community Development Director, Sara Rutkowski Address: 215 Church Ave. Room 201 Oshkosh, WI 54901 9 | P a g e f. The Master Builder shall be responsible in obtaining confirmation from the City that the City has received the Master Builder’s response to the Request for Proposal (RFP). 12. City Contact Information Sara Rutkowski, Community Development Director srutkowski@oshkoshwi.gov 920-236-5055 Census Oshkosh 4- Person Household Median Income = $106,094 106094 28% of income for PITI Monthly Mortgage Payment Loan Amount of 95% Downpayment of 5% Annual Private Mortgage Insurance (approximate) House Purchase Price: Loan + Downpayment 80.0%$84,875 $23,765 $1,230 $190,615 $10,026 $2,000 $200,641 100%$106,094 $29,706 $1,676 $259,733 $13,662 $2,600 $273,395 120.0%$127,313 $35,648 $2,129 $329,935 $17,355 $3,100 $347,290 Assumes Taxes and Insurance of about $7,000 per year. 30-year fixed @ 6.7% interest Many variables - including credit score 1