Rusk County Property RFP 8-20-24.pdf

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Request for Proposals

Rusk County Owned Waterfront/Highway Adjacent Property

900 and 906 College Avenue, Ladysmith, WI 54848

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Contact Information:

Ashley Heath

Administrative Coordinator

(715) 532-2257 aheath@ruskcountywi.us

Table of Contents

Disclosure & Disclaimer

Introduction & Background

Site Data

Location

City of Ladysmith TID #9 and TID #13

Tourism and Recreation

Desired Proposals

Purchase Price and Contract Requirements

Proposal Requirements

Selection Criteria

Submission of Proposals

Timeline

Contact Information

Exhibit A: Site Photos

Exhibit B: Inspection Report – 906 College Ave W

Exhibit C: January 2023 Appraisal – 906 College Ave W

Exhibit D: April 2024 Appraisal – Land Parcels

Exhibit E: Tax Incremental District #9 Report

Exhibit F: Tax Incremental District #13 Report mailto:aheath@ruskcountywi.us

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Disclosure & Disclaimer

This Request for Proposals (“RFP”) is being furnished to recipients by Rusk County (“County”) for the recipient’s convenience. Any action taken by the Rusk County Board of Supervisors (“County Board”) in response to submissions to this RFP, made pursuant to this RFP, or in making any awards or failure or refusal to make any award pursuant to such submissions, or in any cancellation of awards, or in any withdrawal or cancellation of this RFP, either before or after issuance of any awards, shall be without any liability or obligation on the part of the County and its employees, officers, agents, supervisors or other elected officials.

The County, at its discretion, may at any time withdraw this RFP, may accept or decline any submissions, and may waive any abnormality if the County deems appropriate and if it is in the County’s best interest.

The County has the ability to determine the responsiveness and acceptability of any submitted proposal.

The County reserves the right to reject any and all proposals without cause and in its sole discretion.

It is the responsibility of the interested respondent to fully understand and interpret all applicable laws, ordinances and building codes when preparing and submitting proposals.

The County and the selected respondent will be bound only if and when a submission, as the same may be modified, and any applicable definitive agreements and budgetary authorizations pertaining thereto, are approved by the Rusk County Board of Supervisors and then only pursuant to the terms of the definitive agreements executed among the parties.

1. Introduction and Background

The County is soliciting proposals for the purchase or long-term lease arrangement for the redevelopment of a prime property within the City of Ladysmith. The property consists of several parcels, which are depicted in Exhibit A and referred to throughout the RFP as the “Property.” The Property is located on the west side of State Highway 27 between Port Arthur Road and the Flambeau River.

This RFP provides respondents with contextual information to develop and submit a successful proposal.

The County welcomes proposals that will that maximize the value and use potential of the Property while preserving its natural, recreational, and historical character.

2. Site Data

Address: 900 College Avenue West, 906 College Avenue West

Parcel Numbers: 246-03596-000, 246-03597-000, 246-03598-000, 246-

03599-000, and 246-03658-005, 246-03560-000 (lie to the north of College Avenue)

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Aerial Image of Entire Site (taken February, 2024):

Tax Key Map of Entire Site (taken prior to demolition of hospital building):

The 900/906 College Avenue West parcels encompass approximately seven (7) acres (Parcel Nos. 246-

03596-000, 246-03597-000, 246-03598-000 and 246-03599-000):

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Aerial image of 900/906 College Avenue West (7 acres) (taken February, 2024)

Tax Key Map of 900/906 College Avenue West (7 acres) (taken prior to demolition of hospital building):

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An additional two (2) parcels of County-owned property lie adjacent to the north across College Avenue

(Parcel Nos. 246-03658-005 and 246-03560-000).

Aerial Image (2 acres) (taken February, 2024):

Tax Key Map (2 acres) (taken prior to demolition of hospital building):

Zoning: R-3 Multi-Family Residential (Parcel Nos. 246-03598-000, 246-

03599-000)

C Commercial (Parcel Nos. 246-03596-000, 246-03658-005, 246-

03597-000, 246-03560-000)

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Tax Increment District: #9 (Parcel Nos. 246-03658-005, 246-03560-000, 246-03597-000, 246-03599-000

Tax Increment District: #13 (Parcel Nos. 246-03658-005, 246-03560-000, 246-03598-000, 246-03599-000)

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Population of Rusk County: 14,186

Population of the City of Ladysmith: 3,414

Prior Use: The Property was formerly occupied by a clinic building, nursing home, hospital facility and related parking lots. The nursing home and hospital facility were demolished in late 2023/early 2024. A decommissioned clinic building still stands on one parcel of the

Property: 246-03597-000.

Waterfront: The Property abuts Flambeau River on the southern Property boundary.

3. Location

In addition to its being adjacent to the Flambeau River, the Property has other location benefits. The

Property is close to several businesses, including Walmart, O’Reilly Auto Parts, and the newly-opened

Marshfield Clinic Health Systems hospital. The Property boasts high visibility from State Highway 27, and has access to both State Highway 27 and College Avenue1.

4. City of Ladysmith TID #9 and TID #13

The City of Ladysmith approved TID #9 in 2020 and TID #13 in 2021. TID #9 includes Parcel Nos. 246-

03658-005, 246-03560-000, 246-03597-000, 246-03599-000 #13 includes Parcel Nos. 246-03658-005, 246-03560-000, 246-03598-000, 246-03599-000, which include the parcel abutting the Flambeau River.

Attached hereto is the TID #9 and TID #13 Project Plans, which include helpful information regarding

1 The Respondent will be required to obtain any needed access permits as part of its development approvals.

P a g e | 9 development incentives that may be available. Proposers are encouraged to communicate with the City of Ladysmith for additional information.

5. Tourism and Recreation

Rusk County enjoys an active four-season tourism industry. The recreation opportunities in the warmer months are endless. Rusk County has been called a “paddler’s paradise” with its four major rivers and numerous lakes and flowages providing diverse waters for every paddler, from seasoned athlete to families with young children. The County is home to many trails for hiking and biking, including the

Sisters' Farm Trail System and the Blue Hills Trail System. It's easy to explore the land of four rivers by

ATV. You can ride from the front door of many Rusk County lodging properties into the far reaches of the area's backcountry, and you can find trails close to Ladysmith. ATV road routes are located throughout the county, allowing riders to travel from one community to another and access key trailheads. Camping areas and other lodging are located throughout the County.

When the weather cools, the County’s tourist season heats up with more than 300 miles of snowmobile trails through the Blue Hills and along the wild Flambeau, Chippewa, Jump and Thornapple rivers. Cross-country skiing, snowshoeing and ice fishing are popular draws for many winter tourists on the Sisters'

Farm Trail System and the Blue Hills Trail System.

The Property’s location adjacent to the Flambeau River creates many opportunities for development that may incorporate the natural beauty of this land while still transforming its use for many to enjoy.

There is even a possibility of beach and dock access to the Flambeau River on the south side of the

Property.

6. Desired Proposals

The County desires to obtain proposals that maximize the value and use potential of the Property while emphasizing its natural and recreational value. Proposals may include but are not limited to the following uses:

• Retail

• Hotel or other tourism-based use

• Housing/residential development

• Recreation

• Green space that capitalizes on the County’s “Four Rivers, For Everyone” tourism slogan

• Incorporate historically/locally relevant design elements

7. Purchase Price and Contract Requirements

A copy of an appraisal completed in 2024 is attached hereto as Exhibit D. Land cost shall be determined on the overall value and score of the submitted proposal. Successful submittals must include a potential acquisition price of the Property as a whole or as individual parcels. Respondents are not required to https://ruskcountywi.com/lodging/

P a g e | 10 bid on the entire Property and may submit proposals for any or all parcels. The County reserves the right to negotiate the purchase price after submittal of proposals with the prospective respondent.

The acquisition contract/offer to purchase or lease document shall be negotiated after the County’s selection of the proposal. However, each proposal must include an agreement to the contract terms summarized below:

• Indemnification of the County, its officers, employees, agents and elected officials.

• An acknowledgement that the County will not provide an indemnification of the purchaser.

• Agreement to complete all due diligence, testing, inspections and other site investigations at purchaser’s sole cost and expense. The County will agree to cooperate in the purchaser’s due diligence, testing, inspections and other site investigations within the County’s reasonable discretion and at no cost to the County.

• Agreement to secure any and all licenses, permits, or other approvals for the anticipated use and operation at purchaser’s sole cost and expense. The County will agree to cooperate in the purchaser’s approval processes within the County’s reasonable discretion and at no cost to the

County.

• An acknowledgement that the County makes no representations or warranties regarding the

Property, and acceptance of the Property “as-is.”

• The County will make available documents and records in its actual possession relating to any site improvements or conditions at no cost to the County.

• Any costs or fees incurred by the County due to purchaser’s due diligence, testing, inspections, securing of approvals, or otherwise prior to closing of the purchase shall be reimbursed by purchaser no later than closing.

The County reserves the right to require additional contract terms and provisions.

8. Proposal Requirements

Successful proposals will include all of the following (or a brief explanation of missing information) in this order:

a. Narrative Response to the RFP including background of the company and/or business submitting the proposal.

b. Summary of the proposed development and anticipated use(s) of the Property.

c. Development Team

a. Personnel assigned to the project and a bio for each.

b. Expertise and related experience of the development team.

d. Proposed Development

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a. Preliminary site and building plans.

b. Building elevations and sketches.

c. Indication of land use(s), prospective businesses, housing types, etc. with a breakdown of individual aspects or use(s).

d. Total value of the proposed project.

e. Narrative describing the development’s compatibility with the surrounding neighborhood and the community in general.

e. Project Timeline

a. Project schedule for construction and occupancy in the form of a timeline or timetable.

b. Management intentions for the Property once complete.

f. Financials

a. Explain the financial strategy for funding (including sources) and demonstrate project feasibility. Explain any grants, loans, or financial assistance programs being accessed and the team’s experience with these programs.

b. Explain financial assistance desired such as TID funding, upgrade/installation of utilities, street improvements, etc.

g. Additional Information

a. Examples of similar development projects if applicable.

b. Summary of the overall impact and tangible benefits for Rusk County including tax base generation, sales tax potential, temporary construction jobs/local economic boost, and permanent jobs.

c. Marketing approach/plan if applicable.

9. Selection Criteria

The County’s Property Committee will serve as the selection committee to evaluate proposals based on the following criteria:

• Development team’s experience.

• Financial capacity.

• Overall quality and attractiveness of the proposed development.

• Density and design.

• Neighborhood compatibility.

• Value of the estimated tax base of the proposed development.

• Use(s) suitability to the land.

• Economic impact to the City of Ladysmith and Rusk County.

• Job creation.

• Overall responsiveness to the RFP requirements.

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• Other such criteria as deemed necessary.

The County Property Committee will be assisted by the County’s Administrative Coordinator and any other professionals it deems necessary. The County Property Committee may conduct interviews with respondents. It’s anticipated that a summary presentation will be made by the chosen respondent to the County in the final selection process.

Upon selection, the County Property Committee will make a final recommendation to the County Board of Supervisors for review and approval.

The County reserves the right to reject any or all proposals, including any portion of a proposal, for any reason at the County’s sole discretion, or to accept the proposal considered most advantageous to the

County following final negotiations, evaluations and review.

The County reserves the right to combine development proposals and suggest development partnerships between development proposals.

If no development proposal is selected or the respondents are unable to finalize an agreement with the

County, the County reserves the right to advance development proposals as they come forward or to select an alternative development proposal.

This is a negotiated procurement. Negotiation is a procedure that includes the receipt of a proposal from offerors, permits bargaining, and usually affords an opportunity to revise offers before award of a contract. Bargaining, in the sense of discussion, persuasion, alteration of initial assumption and positions may apply to price, schedule, technical requirements, type of contract or other terms of a proposed contract unless modified terms are prohibited by law. Award may be made on the basis of the original proposal without negotiations with any offer.

10. Submission of Proposals

Proposals must be submitted electronically in PDF format by 5:00 PM on Friday, November 1, 2024 to:

Ashley Heath Administrative Coordinator aheath@ruskcountywi.us

Subject Line: 900 and 906 College Ave Proposal

Proposals shall be submitted on 8.5” x 11” paper with tab sections clearly separating the proposal requirements outlined previously. Any images, site plans, renderings, elevations, etc. should be scaled appropriately and displayed on 11” x 17” paper.

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11. Timeline

RFP published: Tuesday, August 20, 2024

Deadline for questions: Friday, October 11, 2024

Proposal due date: Friday, November 1, 2024 at 5:00 PM

Internal reviews: November 2024

Interviews with Property Committee: November 2024

Final recommendation and presentation to County Board: November or December 2024

Selection of proposal: November or December 2024

Agreement approval: Early 2025

Development proceeds for construction: 2025

Timeline is tentative and subject to change.

12. Contact Information

All questions regarding this RFP should be submitted in writing to:

Ashley Heath Administrative Coordinator aheath@ruskcountywi.us

Rusk County

311 Miner Ave E.

Ladysmith, WI 54848

(715) 532-2257

Addendums to this RFP will be posted on the County’s website: www.ruskcounty.org.