RFP-Tribal Asset Highest and Best Use Analysis.pdf

The Confederated Tribes of the Coos, Lower Umpqua and Siuslaw Indians

1245 Fulton Avenue ~ Coos Bay, Oregon 97420 Telephone 541-888-9577 ~ Fax 541-888-2853

Request for Proposals

Date: June 9, 2026

Action:

You are invited to review and respond to this Request for Proposals (RFP).

Project Title: Tribal Asset Highest and Best Use Analysis

(TAHBUA)

Contact: Jeremy Doze

1245 Fulton Avenue Coos Bay, Oregon 97420 1-541-435-7246 jdoze@ctclusi .org

Submittal Deadline July 10, 2026

Submit Proposals to: CTCLUSI Planning Department

Attention: Jeremy Doze

TAHBU

1245 Fulton Avenue

Coos Bay, Oregon 97420 mailto:jdoze@ctclusi.org

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Table of Contents

1.0 Statement of Work

1.1 Definition of Parties

1.2 Project Name

1.3 Project Location

1.4 Consultation Timeframe

1.5 Purpose & Strategic Objective

1.6 Background and Context

1.7 Scope of Work

1.8 Required Deliverables

1.9 Qualifications

2.0 Proposal Instructions

2.1 Proposal Understanding

2.2 Proposal Validity

2.3 Costs of Preparation

2.4 Proposal Format and Content

2.5 Question Submission

2.6 Confidentiality

2.7 Award

2.8 Proposal Submission

3.0 Selection Process

3.1 Business Associate Agreement (BAA)

3.2 Gratuities and Kickbacks

3.3 Indian Preference

4.0 Schedule

5.0 Costs

6.0 General Conditions

7.0 Signature

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1.0 Statement of Work

1.1 Definition of Parties

The Confederated Tribes of Coos, Lower Umpqua and Siuslaw Indians will hereinafter be referred to as the "TRIBES." Respondents to the Request for Proposals or “RFP” shall be referred to as "PROPOSER". The PROPOSER to whom the contract is awarded shall be referred to as the "CONTRACTOR."

“INDIAN ORGANIZATION” means the governing body of any federally recognized Indian tribe or entity established or recognized by such governing body. “INDIAN- OWNED ECONOMIC ENTERPRISE” means any Indian-owned commercial, industrial, or business activity established or organized for the purpose of profit, provided that such Indian ownership shall constitute not less than 51 per centum of the enterprise.

1.2 Project Name

The Tribal Asset Highest and Best Use Analysis for the Confederated Tribes of the Coos, Lower Umpqua and Siuslaw Indians

1.3 Project Location

The general project area is the Tribes 5-County service area of Coos, Curry, Douglas, Lane, and Lincoln counties in Southwestern Oregon. Primary Tribal population centers are the cities of Coos Bay/North Bend, Eugene/Springfield, and Florence.

1.4 Consultation Timeframe

Proposals Due: 2:00 p.m. PST, July 10, 2026

Start Date: July 27, 2026

Completion Date: February 26, 2027

1.5 Purpose & Strategic Objective

The Confederated Tribes of Coos, Lower Umpqua, and Siuslaw Indians (CTCLUSI) is seeking proposals from qualified firms or consulting teams to conduct a comprehensive Highest and Best Use Study of tribal assets, including land, real estate, and existing or potential revenue-generating enterprises.

The purpose of this study is to identify strategic, market-aligned opportunities that enhance long-term economic sustainability, strengthen sovereignty, and support community priorities. The selected consultant will evaluate the Tribes’ full portfolio of assets and provide actionable recommendations to

• Optimize the use of tribal lands and properties

• Strengthen performance of existing tribal enterprises

• Identify new revenue-generating opportunities

• Support informed, phased development decision-making

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1.6 Background and Context

The Confederated Tribes of Coos, Lower Umpqua, and Siuslaw Indians (CTCLUSI) is undertaking this initiative as part of a broader effort to advance long-term economic self-sufficiency and financial resilience. The Tribes seek to better understand how its portfolio of assets can be optimized to generate sustainable revenue and support community development goals. The Highest and Best Use Analysis will serve as a foundational input into the development of a comprehensive Financial Funding Strategic Plan. The intent is to translate land use and economic development opportunities into clear, financeable projects and investment pathways.

Specifically, the Tribes intend to use the results of this study to:

• Identify bankable and fundable development opportunities

• Align asset utilization with capital access strategies

• Inform future engagement with funding sources, such as the U.S. Department of the Interior and the U.S. Department of Housing and Urban Development, as well as private and institutional investors

• Establish a prioritized pipeline of projects that can be advanced through grants, financing, or partnerships

• Support data-driven decision-making by Tribal Leadership

The selected consultant’s work will therefore be expected to bridge land use, economic feasibility, and financial strategy, ensuring that recommendations are not only viable but also actionable within a funding and implementation framework.

1.7 Scope of Work

The purpose of the Project is to secure the services of a qualified consultant (the “Consultant”) to develop a coordinated Highest and Best Use study to provide strategic input to support the TRIBES efforts to expand the economic opportunities related to the TRIBES’ existing gaming operations (the Plan).

The intent of the Plan is to broadly identify categories of development and use filters to highlight the most promising enterprise candidates for land adjacent to the existing gaming operations or in land within the TRIBES Reservation (Reservation). The study will provide recommendations on type, scale and phasing of development options, as well as likely returns on investment and development role options. The purpose of the study will be to identify, evaluate, and prioritize potential economic development opportunities for the TRIBES in the context of the existing and future market and identify opportunities to further expand operations to optimize the overall effectiveness of the gaming operations to meet patron demand and maximize return.

1.7.1 Evaluation of Existing Tribal Assets and Properties

a. Inventory and Assessment of:

1) Tribal lands (trust and fee)

2) Real estate holdings

3) Existing tribal enterprises (e.g., retail, gaming, energy, agriculture, tourism)

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b. Performance review of current revenue-generating assets

c. Identification of underutilized or repositionable assets

1.7.2 Market-Driven Development Opportunities

a. Regional and sector-specific market analysis

b. Identification of viable development opportunities across sectors such as:

1) Commercial and mixed-use development

2) Housing (market-rate, workforce, tribal housing)

3) Hospitality and tourism

4) Renewable energy

5) Agriculture/Forestry and natural resource-based enterprises

c. Demand/supply analysis and competitive positioning

1.7.3 Land-Use Constraints and Infrastructure Considerations

b. Analysis of:

1) Zoning, regulatory, and jurisdictional considerations

2) Environmental and cultural constraints

3) Access, utilities, and infrastructure capacity

c. Identification of infrastructure gaps and development prerequisites

1.7.4 Phased Development Scenarios Across the Portfolio

a. Development of multiple strategic scenarios (e.g., conservative, moderate, aggressive)

b. Phasing plans aligned with:

1) Market timing

2) Infrastructure readiness

3) Capital availability

c. Integration across multiple sites and asset classes

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1.8 Required Deliverables

At a minimum, the consultant shall deliver:

1.8.1 Comparative Development Concepts

a. Conceptual development options for priority sites/assets

b. Comparative analysis of land-use alternatives

c. Visual summaries (site diagrams, land-use frameworks, or concept narratives)

1.8.2 High-Level Financial Pro Formas

a. Preliminary financial modeling for each major development concept

b. Estimates of:

1) Capital costs

2) Operating revenues and expenses

3) Return metrics (e.g., IRR, ROI, payback period)

c. Identification of potential funding sources, including:

1) Federal and tribal programs (e.g., U.S. Department of the Interior, U.S. Department of Housing and Urban Development)

2) Tax credit programs (NMTC, LIHTC, if applicable)

3) Private and impact investment

1.8.3 Strategic Prioritization of Projects

a. Ranking of development opportunities based on:

1) Financial return

2) Feasibility and risk

3) Alignment with Tribal goals and values

b. Recommended implementation roadmap, including

1) Short-term (0-3 years)

2) Mid-term (3-7 years)

3) Long-term (7+ years)

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1.9 Qualifications

The CONTRACTOR will have the following minimum qualifications:

1.9.1 A license to do business in the State of Oregon.

1.9.2 Demonstrated successful experience in economic development and financial funding strategic plan development.

1.9.3 Experience and competency working with Tribal Governments.

2.0 Proposal Instructions

2.1 Proposal Understanding

By submitting a proposal, the PROPOSER agrees and assures that the specifications are adequate, and the PROPOSER accepts the terms and conditions herein. Any exceptions should be noted in your response. It is the responsibility of the PROPOSER to inquire about any requirement of this RFP that are not understood. Responses to inquiries, if they change or clarify the RFP in a substantial manner, will be forwarded as addenda to this RFP to all parties that have received a copy of the RFP. The TRIBES will not be bound by oral responses to inquiries or written responses other than addenda to this RFP.

2.2 Proposal Validity

Unless specified otherwise, all proposals shall be valid for ninety (90) days from the due date of the proposal.

2.3 Costs of Preparation

All cost of preparing responses to this RFP shall be borne by the PROPOSER and shall not be reimbursed by the TRIBES.

2.4 Proposal Format and Content

Your proposal must address each of the elements contained in this RFP under the same headings and numerical identifiers contained in this RFP. The proposal must include:

2.4.1 Executive Summary, including the Firm overview and strategic perspective, and a Summary of proposed approach.

2.4.2 A description of the PROPOSER’s relevant experience successfully developing comparable projects involving Highest and Best Use Analyses.

2.4.3 Methodology and Workplan with detailed approach to market and financial analysis, data collection and validation, stakeholder and community engagement, necessary analytical tools and frameworks, and integration of cultural, environmental, and governance considerations.

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2.4.4 A thorough summary of the PROPOSER’s record working with TRIBES and Tribal issues.

2.4.5 Identification, including a biography or résumé, of the staff person who would be assigned to lead the project, and identification and similar descriptions of any other staff assigned to this project.

2.4.6 A thorough description of the proposed approach and plan to provide the requested services, products, and outcomes.

2.4.7 A thorough description of the types, levels, and services to be provided.

2.4.8 A total budget accounting for the time and expenses of project tasks and sub-tasks.

2.4.9 A detailed schedule identifying project phases and milestones, and expected duration of engagement.

2.4.10 A description of the PROPOSER’s approach to identifying, avoiding, and mitigating conflicts of interest, if necessary.

2.4.11 At least three references (including the contact name, email address, and telephone number) of clients (including at least one Tribe or Tribal organization if available) who have received comparable services from the PROPOSER on comparable projects.

2.5 Question Submission

Inquiries regarding this RFP may be submitted by June 26, 2026, 2 PM PST, electronically to:

Garrett Gray ggray@ctclusi .org

No verbal interpretations shall be binding.

2.6 Confidentiality

The information contained in proposals submitted for the TRIBES consideration will be held in confidence until all evaluations are concluded and an award has been made. Pricing and other information that is an integral part of the offer cannot be considered confidential after an award has been made. The TRIBES will honor reasonable requests for confidentiality for information of a proprietary nature.

PROPOSER must clearly mark any information considered confidential. There will be no public viewing of the proposal opening.

2.7 Award

TRIBES may select the PROPOSER which, in its opinion, has made the proposal that is the most responsive and most responsible, and may award the contract to that PROPOSER. TRIBES reserve the right to waive minor irregularities. TRIBES may mailto:ggray@ctclusi.org

9 | P a g e cancel this RFP or reject any or all proposals at any time prior to an award. The TRIBES reserves the right to reject all proposals in its sole discretion. Should TRIBES determine in its sole discretion that only one PROPOSER is fully qualified, or that one PROPOSER is clearly more qualified than any other under consideration, a contract may be awarded to that PROPOSER without further action. PROPOSERS have no appeal, protest, or grievance rights related to the TRIBES’ evaluation of any proposal.

2.8 Proposal Submission

The signed proposal must be received electronically at:

Garrett Gray ggray@ctclusi.org

Subject Line: RFP - Tribal Asset Highest and Best Use Analysis

(TAHBUA)

Submissions must be received no later than July 10, 2026 2 PM PST, to be considered.

Proposals received after the due date will not be considered. There will be no public opening of proposals (see Confidentiality clause). PROPOSERs are strongly encouraged to submit proposals in advance of the due date to avoid the possibility of missing the due date because of unforeseen circumstances. PROPOSERs assume the risk of the methods of dispatch chosen. The TRIBES assumes no responsibility for delays caused by any package or mail delivery service. Postmarking by the due date WILL NOT substitute for receipt of proposal. Additional time will not be granted to any PROPOSER. Additional time may be granted to all PROPOSERs when TRIBES determines that circumstances require it. Faxed proposals will not be accepted.

The recipient must supply a statement that their company presently has no interest and shall not have any interest, direct or indirect, which would conflict in any manner with the performance of the services contemplated by the agreement. No person having such interest shall be employed by or associated with the PROPOSER during the term of this agreement.

3.0 Selection Process

The TRIBES reserves the right to reject all proposals in its sole discretion. All cost of preparing responses to this RFP shall be borne by the PROPOSER and shall not be reimbursed by the TRIBES.

Proposals from responding PROPOSERs will be scored 0 – 100 points on the following basis:

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Points Criteria

Relevant experience in asset evaluation and highest and best use analyses.

Professional, educational, and tribal experience of key personnel to be assigned to the project. The PROPOSER’s reputation for professional integrity, competence, experience, and ability to provide the required services within the project period.

Demonstrated capacity to meet the deliverable terms on-time and within budget.

Value and Cost Effectiveness. The inclusion of fee schedules in the proposal. The fee should be a “Not to Exceed” amount. Unit rates on which costs are based should be included.

The overall response to this RFP. The PROPOSER’s adherence to the format of the response requested in this RFP and the description of the proposed approach and the plan to provide the requested services, products, and outcomes.

5 Evaluation of Indian Preference in Training, Employment, Contracting (Complete Appendix B Form or submit valid TERO Certification)

100 Final Score (maximum 100 points)

3.1 Business Associate Agreement (BAA)

A Business Associate Agreement (BAA) may be required when work is performed in Tribal healthcare facilities or where access to Protected Tribal or Health Information (PHI) is possible.

3.2 Gratuities and Kickbacks

It shall be a breach of ethical standards for any person, business or Organization to offer, give or agree to give any current or former officer, agent, or employee, or for any current or former officer, agent, or employee to solicit, demand, accept, or agree to accept from another person, a gratuity or an offer of employment in connection with any decision, approval, disapproval, recommendation, preparation of any part of a program requirement or a purchase request, influencing the content of any specification or procurement standard, rendering of advice, investigation, auditing or in any other advisory capacity in any proceeding or application, or any other particular matter, pertaining to any program

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It shall be a breach of ethical standards for any payment, gratuity or offer of employment (kickback) to be made by or on behalf of a vendor, contractor or subcontractor to a higher level of contractor as an inducement for the award of a subcontract or order for procurement.

3.3 Indian Preference

3.3.1 The Indian Self-Determination and Education Assistance Act (25 U.S.C.

450b) defines “Indian” to mean a person who is a member of a Federally-recognized Indian tribe and define “Indian tribe” to mean any Federally-recognized Indian tribe, band, nation, or other organized group or community including any Alaska Native village or regional or village corporation as defined or established pursuant to the Alaska Native Claims Settlement Act.

3.3.2 In Section 3 of the Indian Financing Act of 1974 (25 U.S.C. 1452), “economic enterprise” is defined as any Indian owned commercial, industrial, or business activity established or organized for the purpose of profit, except Indian ownership must constitute not less than fifty-one percent (51%) of the enterprise. The Indian Financing Act defines “Indian organization” to mean the governing body of any Federally-recognized Indian tribe or entity established or recognized by such governing body.

4.0 Schedule

Based on the above Scope of Work, it is anticipated that the project shall be completed by February 26, 2027.

5.0 Costs

Travel by the CONTRACTOR to Coos Bay, Oregon will be required to complete the requested tasks. The contract duration is through February 26, 2027, with extensions and terms of extensions dependent on the progress of the project, funding availability, and at the sole discretion of the TRIBES. Pricing for the contract proposals is required to be submitted in the format of a “Not to Exceed” amount. Unit rates on which costs are based should be attached to the proposal.

6.0 General Conditions

The Tribe reserves the right to:

• Reject any or all submissions;

• Waive minor irregularities;

• Request clarifications;

• Negotiate contract terms;

• Cancel this RFP at any time;

• Make awards in the best interest of the Tribe.

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Submission of qualifications does not create any contractual obligation between the Tribe and the contractor.

7.0 Signature

COMPANY NAME _________________________________________________

By: ______________________________________________________(Signature)

______________________________________________________(Print Name)

(Title) ___________________________________________________________

(Date) ____________________

For Information, please contact: Garrett Gray, Assistant Planner at (541) 888-1302 or ggray@ctclusi.org