HomeMy WebLinkAbout07. 19-569 NOVEMBER 12, 2019 19-569 RESOLUTION
(CARRIED 7-0 LOST LAID OVER WITHDRAWN )
PURPOSE: APPROVE PROFESSIONAL SERVICES AGREEMENT FOR WEST
9TH AVENUE RIGHT-OF-WAY ACQUISITION SERVICES / THE
HIGHLAND GROUP ($108,090.00)
INITIATED BY: DEPARTMENT OF PUBLIC WORKS
BE IT RESOLVED by the Common Council of the City of Oshkosh that the proper
City officials are hereby authorized to enter into and take those steps necessary to
implement an appropriate professional services agreement with Highland Group for
providing project management and right-of-way acquisition services for the West 91n
Avenue project in the amount of one hundred eight thousand and ninety dollars
($108,090.00). Money for this purpose is hereby appropriated from:
Acct. No. 03210410-6801-04908 Paving
City
of W
Oshkosh
MEMORANDUM
TO: Honorable Mayor and Members of the Corn n Council
FROM. James Rabe, Director of Public Works
DATE: November 7, 2019
RE. Approve Agreement for Professional Services for West 9th Avenue Right-of-Way
Acquisition Services/The Highland Group (Highland) ($108,090)
BACKGROUND
The City of Oshkosh and the Town of Algoma entered into a Cooperative Plan to define the long-
term boundaries and expansion of the City of Oshkosh. The final version of that Plan is dated
January 16, 2004. The Cooperative Plan identifies certain areas of the Town of Algoma that are
to remain within the Town of Algoma, and identifies a timeline for the remainder of the Town of
Algoma to attach to the City of Oshkosh.
West 9th Avenue has long been a heavily-utilized street, providing access to Interstate Highway
41 (I-41). Many rural residents wishing to get onto I-41 to travel north or south utilize West 9th
Avenue. West 9th Avenue,from South Oakwood Road to Linden Oaks Drive,now entirely within
the City of Oshkosh, is currently a rural section, twenty-foot (20') wide street pavement within
right-of-way of varying widths. The City of Oshkosh (City) plans to reconstruct this portion of
West 9th Avenue in 2021, and needs to complete right-of-way acquisition prior to reconstruction.
West 9th Avenue, between Graceland Drive and Greenfield Trail, varies in width, as well. The
acquisition in this area will create a uniform right-of-way width.
Due to the size and complexity of the project, the City has determined it is most practical to
complete the work by engaging the services of a full-service consultant to handle all aspects of
the acquisition process The use of a single, full-service consultant to handle this project will help
ensure consistent communication with all parties involved, and promote the timely completion
by providing a project management resource to the City to aid in project tracking, public
involvement, and project coordination.
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ANALYSIS
The Department of Public Works requested proposals from five (5) consulting firms to provide
these services The Department received proposals from three (3) firms. Staff has reviewed the
proposals and costs, and have chosen Highland to perform this work. Highland was chosen due
to their successful experience performing similar work within the State of Wisconsin. Highland
also submitted the lowest total overall cost proposal received by the Department
FISCAL IMPACT
The cost of these services is estimated not-to exceed$108,090. Funds for this work were budgeted
in the 2019 Capital Improvement Program.
RECOMMENDATIONS
Chapter 12 of the Municipal Code of the City of Oshkosh provides that professional services of a
specialized nature, including engineering services, may be procured without the use of formal,
sealed quotes I have reviewed the proposal and in accordance with Section 12-16 of the Code, I
am hereby recommending the Common Council approve this agreement.
Approved,
Mark A. Rohloff
City Manager
JER/tlt
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RECEIVED
OCT -7 Z019
DEPT OF PUBLIC WORKS
OSHKOSH, WISCONSIN
CITY OF OSHKOSH
REAL ESTATE ACQUISITION PROFESSIONAL SERVICES
WEST 9TH AVENUE
SOUTH OAKWOOD ROAD — LINDEN OAKS DRIVE
Proposal Date: October 4, 2019
CITY OF OSHKOSH
REAL ESTATE ACQUISITION PROFESSIONAL SERVICES
WEST 9TH AVENUE
SOUTH OAKWOOD ROAD — LINDEN OAKS DRIVE
Section Page
TABLE OF CONTENTS 1
LETTER OF TRANSMITTAL 2
II. STATEMENT OF QUALIFICATIONS 3
1. Credentials & Experience 3
2. Recently completed work 10
3. Project Approach 11
4. Timeline 14
5. Cost Proposal 15
1
I. LETTER OF TRANSMITTAL
Thank you for considering The Highland Group (Consultant) to provide appraisal and acquisition services
for the referenced project.
Our scope of services will be as follows:
• Provide a Real Estate Project Manager • Sales Study preparation
• Attendance at project related meetings • Appraisal preparation, if required
• All documentation preparation • READS data entry and maintenance
• Preparation of all individual parcel • Objective Review of all appraisals
files • Acquisition of all parcels
• Conduct Title Searches • Right-of-way Certification
• Conduct Survey and Research Work • Recording of all documents as a pass
• Right-of-Way Plat preparation through cost
• Legal Description preparation • Right-of-way monumentation
• Appraisal Staking • Monthly Progress Report
• Preparation of the Nominal Payment
Parcel Report (NPPR) for the project
Compensation for all services indicated above is specified on page 15 of this proposal. It is understood
and agreed that this fee will be adjusted if the scope of services changes.
The not to exceed fee is the full compensation to The Highland Group for services provided. It includes
The Highland Group's payroll costs,taxes,insurance,overhead,vacation,holiday,subsistence pay,profit
and all other indirect charges such as copies, mileage, telephone calls, maps, plats, zoning regulations,
project related office supplies and attendance at the Preliminary Project Conference meeting. Additional
meetings in person will be billed at the rate of $100.00 per man-hour.
This proposal addresses the primary objectives set forth by the City of Oshkosh (City) as well as provides
the manner in which Highland's assigned project personnel will accomplish each objective. In addition,this
proposal contains information pertaining to Highland's overall qualifications,staff experience and resumes
and a time-line depicting the project's critical dates. The Highland Group represents that they are
qualified and able to perform the services required. Because of Highland's staff of experienced
professionals,the City's involvement can be as much or as little as desired.
Each project team member understands the City's technical and procedural requirements to assure that the
work each individual produces will be exemplary. Highland will conduct staff meetings to assure that our
personnel have a thorough understanding of the standards governing the project. The Highland Group has
an experienced project team that is backed by a fully trained support staff.
We are well aware of the time frame allotted for the completion of this project. We are committed to
successfully complete this project for the City on time and within budget.
We are available to begin this project immediately.
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II. STATEMENT OF QUALIFICATIONS
1. Credentials & Experience
Acquisition Services Appraisal Services Engineering Services
THE HIGHLAND GROUP STREETLAND LLC GREMMER & ASSOCIATES
110 N. Third Street 623 Broken Arrow Road 93 S. Pioneer Rd., Suite 300
Watertown, WI 53094 Wausau, WI 54401 Fond du Lac, WI 54935
920/262-2150 715/573-1986 920/924-5720
FAX 920/262-2152 dlebrun@streetlandllc.com FAX 920/924-5725
steve@highlandgrp.orci j.panetti@gremmerassociates.com
Project management and all negotiation activities will be conducted out of the Watertown office with
Stephen D. Simpson as our contact person. All appraisal activities will be conducted out of the Wausau
office and all engineering services will be conducted out of the Fond du Lac office.
The Highland Group is an S corporation, based in Watertown,Wisconsin. Highland is a full service consultant
company to the transportation,telecommunications and utility industries. Highland includes but is not limited to
the following services:
• Fee, Easement and Lease Acquisition
• Appraisal Preparation and Appraisal Review
• Relocation Assistance
• Property Management
• Land Surveying
• Plat Preparation
• Title Work
• Legal Description Preparation
• Appraisal Staking
Stephen D. Simpson,the owner of The Highland Group, started working in the right of way industry in 1981.
While working for a major oil and gas corporation he oversaw the acquisition of easements for salt water
disposal, natural gas and crude oil pipelines and various other easements associated with the oil and gas
industry. In 1992 he assumed the position of Regional Manager for the Wisconsin office of Linderlake
Corporation Field Services Group, a right of way acquisition firm based in Alsip, Illinois.
After three years presence in Watertown, the principals of Linderlake discontinued their operations in
Wisconsin. At this point,Mr.Simpson formed a new land acquisition service company,The Highland Group,to
complete the unfinished contracts. Since its inception,The Highland Group has successfully acquired in excess of
5,100 parcels for Federal, State and locally funded projects under Wis. Stats. Ch. 32.
The Highland Group is certified as a Disadvantage Business Enterprise (DBE) and is eligible to participate on
Federal and locally financed projects sponsored by Milwaukee County and Federal projects with the Wisconsin
Unified Certification Program which includes Milwaukee County,Wisconsin Department of Transportation,Dane
County and the City of Madison.
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The Highland Group's staff consists of Steve Simpson, Negotiator/Project Manager, Sarah Lamp,
Negotiator/Relocation Specialist and Ms. Renee Held, the company's Document Specialist. The Highland
Group's team also includes Darrin LeBrun of Streetland LLC to prepare the appraisals required for assignments.
Steve and Sarah are on the Statewide List of approved LPA Fee Negotiation and/or Relocation
Consultants. Darrin is also on the Statewide List of approved LPA Fee Appraisal Consultants.
The Highland Group has teamed up with Gremmer & Associates as well to provide all required engineering
services for this project. Gremmer & Associates has been in business for over 40 years, providing full service
survey,design,and construction inspection services statewide out of their Fond du Lac and Stevens Point offices.
They have developed a strong reputation and excellent working relationship with many local communities
statewide based on a combination of strong technical expertise and excellent service. Furthermore,they have
designed several successful municipal projects for the City of Oshkosh as well as numerous private
developments in the City of Oshkosh. Their ability to effectively communicate with the local residents,
stakeholders, City staff and elected officials is what sets them apart from other engineering firms. They
continually receive positive feedback from Clients, City/Village/County staff, and the public concerning our
ability to effectively communicate the project concepts and design. Their current staff of 30 includes 15
engineers, 2 Professional Land Surveyors, and 10 engineering specialists/technicians.
The Highland Group is comprised of a seasoned team of real estate specialists and support staff that are
committed to providing timely and quality service to our clients. Our team includes senior level staff with
expertise in real estate acquisition for highway improvement projects. The project personnel have the
necessary technical and specialized skills,as well as the competence and experience to complete projects within
established parameters of time and budget.
Proiect Manager/Negotiator — Mr. Stephen Simpson serves as the project liaison between the agency and
Highland in the role of Project Manager. He is available for acquiring the parcels needed for the project if
desired. Steve has 36 years of experience in the Right-of-Way Industry. Since the Watertown office was
established in 1992,Steve has functioned as Project Manager on title,appraisal/appraisal review,relocation
assistance and acquisition projects for the Wisconsin Department of Transportation Northeast Region,Southeast
Region and Southwest Region,as well as numerous county and municipal transportation departments. Steve has
experience in negotiating agreements at city, county, state and federal levels since 1981. In addition to his
governmental agency work,he has performed acquisitions on a wide variety of projects for private industry,
including telecommunications and major oil and gas exploration companies.
Negotiator/Relocation Specialist — Ms. Sarah Lamp, has ten years experience as a relocation/negotiation
specialist. Sarah has negotiated the acquisition and provided relocation services for the Wisconsin Department
of Transportation Northeast Region,Waukesha County Transportation Department,Village of Mount Pleasant
for the Foxconn related projects and the City of Oshkosh. She has also negotiated parcels for the Wisconsin
Department of Transportation, Southeast Region, the City of Kenosha, Kenosha County, Racine County, Rock
County, Washington County, the Village of Pleasant Prairie, and Fond du Lac County. She has acquired
approximately 560 parcels for local and county municipal transportation departments.
Sarah has successfully relocated many displaced person(s) and businesses. Some of the displacees include the
relocation of twelve (1 2) residential families and eleven (11) businesses on Janesville Road in the City of
Muskego for the reconstruction of CTH "L" in Waukesha County and the relocation of ten (10) residential
families for the Foxconn related projects in the Village of Mount Pleasant. Sarah has experience with the
preparation of Conceptual Stage and Acquisition Stage Relocation Plan(s) including submittal of amendments
for multiple phases of a project and early acquisition of relocation parcels. She developed the Conceptual
Stage Relocation for 14 residential parcels and 8 business parcels for STH 32 in Racine County. She also
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developed the Acquisition Stage Relocation Plan for the WisDOT Northeast Region STH 15 Hortonville Bypass
consisting of 18 residential relocations and 3 business relocations and successfully relocated eight(8)residential
families and two (2) move only relocations for that project.
Sarah currently assists the Statewide Relocation Facilitator at WisDOT-BTS in the review of business relocation
claims and computations. She assisted with the full revision of Chapter 5 of the Real Estate Program Manual to
accommodate ACT 243 2018 and associated documents utilized by relocation specialists statewide assuring
compliance with both State and Federal statutes. She is also assisting with updating relocation procedures for
both state and LPA projects.
Documents Specialist— Since 1992, Ms. Renee Held has prepared appraisal reports, acquisition documents,
tracking reports,updating computer files and the like. Renee has the responsibility for the preparation of the
acquisition documents for the field staff and is experienced in the preparation of documents for local public
agencies, Wisconsin Department of Transportation and private industry. Ms. Held is responsible for the
maintenance of the project files. Renee is responsible for assuring that title reports are current and accurate
and she is instrumental in securing the Partial Release of Mortgages needed to obtain clear title. Renee is an
integral member of the project team.
Project Appraiser — Mr. Darrin LeBrun, is a Certified General Appraiser with 22 years of experience in
appraising real estate under Chapter 32.In the past two years,Darrin has completed over 200 appraisals on
right-of-way acquisition projects for local public agencies.Mr.LeBrun holds appraisal certifications in Wisconsin,
Michigan and Minnesota and is pre-qualified with both Michigan DOT and Minnesota DOT for Level 2
(Advanced)appraisals. He has passed all of the course work required for the MAI designation and will soon be
completing the Appraisal Institutes comprehensive general exam. Mr. LeBrun has taken additional college
course work in mathematics and computer programming,applying his knowledge of programming and statistics
for his analysis of real estate markets. Darrin has experience serving as expert witness in trials and
condemnation commission hearings.
Project Surveyor—Mr. Jay Panetti is a Professional Land Surveyor with 21 years of experience in surveying
and preparing right-of-way plats for transportation and municipal projects. He is the Survey Coordinator for
Gremmer's Fond du Lac office,and is responsible for setting horizontal and vertical control,determining existing
righ-of-way,preparing right-of-way plats and Transportation Project Plats(TPP's),and construction staking for
all transportation projects out of the Fond du Lac office. Jay utilizes Trimble Total Station, robotic, and GPS
survey equipment to complete his various survey and plat tasks. Jay is proficient with Civil 3D, WISCORS,
SDMS, and utilizes GST and TSC software for post-processing field data.
Jay has been the lead surveyor and right-of-way plat preparer for more than 60 transportation projects over
the past 10 years,including both rural and urban highways across a wide variety of project improvement types
(majors,realignment,reconstruct,resurface,&structures). Jay's recent right-of-way plat experience includes a
23 parcel TPP along STH 23 in Fond du Lac County, a 25 parcel TPP along USH 61 in Grant County, a 6
parcel TPP along STH 32/57 in Brown County, a 31 parcel TPP along STH 67 in Sheboygan/Manitowoc
Counties, and an approximate 100-parcel TPP along STH 28/67 in Dodge County.
Jay also has extensive experience in performing property and boundary surveys, which is highlighted by the
over 50 boundary surveys he's completed for private clients over the past few years.This includes serving as
the lead surveyor on dozens of certified survey maps, subdivision and condominium plats,ALTA/ACSM Land
Title Surveys, and plats of survey.
Jay will be responsible for the existing right-of-way survey/determination,preparation of the Transportation
Project Plat, appraisal staking, and final monumentation for the project.
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STEPHEN D. SIMPSON EXPERIENCE
Project Manager/Negotiator
Project Manager
Overall supervision of various projects in compliance
EDUCATION with the Wisconsin Real Estate Program Manual for the
Wisconsin Department of Transportation; Northeast
• Bachelor of Business Administration—University of Region,Southeast Region and Southwest Region. Duties
Oklahoma on these projects included acquisition, title research,
• Effective Speaking, Human Relations and Acquisition Stage Relocation Plan and implementation
Relocation Courses and the supervision and review of appraisal and
• WisDOT Eminent Doman Appraisal Seminar acquisition document preparation. Responsibilities
o Pre-Trial preparation for Relocation Agents, included quality assurance, staff training and
Negotiators and Appraisers administration, scheduling and budgets, as well as
• IRWA Course 501 —Residential Relocation functioning as liaison to the general public and the
Assistance Department. Addressed and resolved contractual
o IRWA Course 502—Business Relocation matters and developed budgets for new projects.
o IRWA Course 505—Advanced Residential
Relocation Responsible for overseeing the acquisition of copper
• IRWA Course 205—Bargaining Negotiations and fiber telecommunications rights-of-way for various
o IRWA Course 401 —Appraisal of Partial projects for TDS Telecom —Midwest Region (Madison,
Acquisitions WI). The projects involved title research and acquisition
of parcels as well as coordination with local officials
PROFESSIONAL LICENSES and client company engineering and administration.
Wisconsin Licensed Appraiser#932-004 Relocation Specialist
Wisconsin Notary Public Prepared the Acquisition Stage Relocation Plan for four
residential units on Good Hope Road in Menomonee
PROFESSIONAL MEMBERSHIPS Falls, one business in Pleasant Prairie, two residential
units on Rawson Avenue in the City of Franklin and one
International Right of Way Association—Badger Ch. residential unit on CTH "ES" in Mukwonago. Served as
17 relocation agent for the relocation of three families in
Juneau,Wisconsin,four families in Menomonee Falls and
assisted in the relocation of four additional families in
Menomonee Falls.
Real Estate Specialist
Duties included developing and maintaining land
acquisition programs for various clients. Responsible for
functioning as liaison between various governmental
agencies and private industry and the general public.
Coordination with outside legal counsel, as well as
subcontracting entities such as surveyors and brokers
when required. Total financial accountability for the
projects, including subcontractor procurement, project
time and materials was also required.
Real Estate Review Appraiser
Reviewed appraisals prepared for the Wisconsin
Department of Transportation, Winnebago County
Highway Commission, Walworth County Highway
Department, Kenosha County Department of Public
Works,Waukesha County Transportation Department,
Dodge County,the City of West Allis,the City of New
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Berlin, the City of South Milwaukee, the City of Oak
Creek and the Village of Menomonee Falls.
SARAH J. LAMP
Real Estate Specialist
EXPERIENCE
EDUCATION Real Estate Specialist
Negotiated the acquisition of parcels for the Wisconsin
▪ University of Wisconsin—Milwaukee, B.F.A. in Department of Transportation, Northeast Region and
Painting and Drawing and Art Education Southeast Region, Waukesha County Transportation
• IRWA Course 501 —Residential Relocation Department, the City of Kenosha, Kenosha County,
• IRWA Course 502—Business Relocation Racine County, Rock County, Fond du Lac County,
• IRWA Course 504—Computing Replacement Washington County and City of Waupun.
Housing Payments
• IRWA Course 506—Advanced Business Relocation Relocation Specialist
▪ IRWA Course 100—Principles of Land Acquisition Assisted in the development of Conceptual Stage
• NHI Course 141050—Fed Aid R/W Requirements Relocation Plan for the Wisconsin Department of
for LPAs Transportation Southwest Region for STH 32,developed
the Acquisition Stage Relocation Plan for the Northeast
PROFESSIONAL MEMBERSHIPS Region for USH 14.Assisted in the relocation of twelve
(12) residential families and eleven (11) commercial
International Right of Way Association— Badger Ch. businesses on Janesville Road in the City of Muskego for
17 the reconstruction of CTH "L" in Waukesha County.
PROFESSIONAL LICENSES Developed the Acquisition Stage Relocation Plan for the
Wisconsin Department of Transportation Northeast
Region STH 15 Bypass and successfully relocated eight
Wisconsin Notary Public (8) residential families and two (2) move only
relocations. Recently relocated four (4) residential
relocations for the Waukesha West Bypass and nine(9)
residential relocations for the Foxconn related projects
for the Village of Mt. Pleasant.
Currently assisting the Bureau of Technical Services,
Statewide Relocation Facilitator with review of business
relocation claims and updating relocation procedures,
including the Real Estate Program Manual and updates
to the relocation portion of the Local Public Agency
Manual.
Properly Management
Oversight of demolition contracts for eight(8)raze and
removals for the Wisconsin Department of
Transportation Northeast Region STH 15 bypass.
Currently assisting the Property Manager for the
Northeast Region office selling surplus land for the past
two and a half years.
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,
RENEE B. HELD
Documents Specialist
EDUCATION EXPERIENCE
• Graduate—Hartford Union High School, Hartford, Documents Specialist
Wisconsin Responsible for the final preparation of Before and
o Word Perfect 6.1 for Windows—Moraine Park After appraisals in MS Word format for the Wisconsin
Technical College Department of Transportation highway acquisition and
o Microsoft Word—Moraine Park Technical College wetland mitigation projects. Duties included
proofreading appraisal reports for grammar and
spelling and data conversion of appraiser's reports into
a D O.T. — supplied computer format. In addition, is
responsible for the preparation of acquisition documents
for all projects.
Preparation of easement acquisition documents for
several system expansion projects for TDS Telecom and
its associated local operating companies in Central
Wisconsin. Duties included preparation of acquisition
documents and establishing a file management system
for the accurate tracking of project property documents,
both for public recording and archiving purposes. In
addition, as a Notary Public, witnessed and notarized
document execution in the course of easement
acquisition.
Documents Clerk
Prepared final title reports from Title Specialist field
reports for the State Highway 67 expansion project for
the Wisconsin Department of Transportation, District
Three.
Prepared Right-of-Way acquisition documents for
system capacity expansion projects (fiber optic) for
Illinois Bell Telephone on the Wisconsin/Illinois border.
Administrative Assistant
Duties varied and included purchasing, typist,
receptionist,document preparation and general clerical
support of regional operations office in Watertown,
Wisconsin.
Secretary
Performed office management and general and project
related clerical duties for a metal building contractor.
General office and real estate related clerical duties
for two Wisconsin Real Estate Brokerage firms.
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DARRIN J. LEBRUN
Appraiser/Negotiator
EXPERIENCE
EDUCATION
Project Manager
• Bachelor of Science Geography, Land Use Darrin LeBrun is the owner Streetland LLC. Prior
emphasis and English minor,University of Streetland, Darrin formed the real estate services
Wisconsin—Eau Claire, 1989 section in 2000, where he was project manager and
• North Central Technical College—IT Software lead appraiser until March of 2017. Projects include
Developer Associates(In Progress) appraisal and full-service real estate acquisition for
local public agencies(LPA)the Wisconsin Department of
Appraisal Institute Transportation (WisDOT) Bureau of Aeronautics(BOA)
• Advanced Market Analysis—Highest& Best Use and WisDOT Bureau of Highway Real Estate (BHRE).
▪ Advanced Income Capitalization Lead appraisal consultant and project manager for STH
• Advanced Sales Comparison& Cost Approaches 93,Cedar Road to 1-94;CTH R,Oriole Lane to Sherman
• Uniform Appraisal Standards for Federal Land Street, Marathon County; USH 10, Marshfield to
Acquisitions Stevens Point; USH 12, IH-90/94 to STH 33; USH 41,
Oconto to Peshtigo; USH 41 Oconto and Peshtigo
International Right-of-Way Association Bypasses,STH 96 Reconstruction,Village of Little Chute;
• Business Relocation Assistance STH 26,N.County Line to Rosendale(STH 23);and USH
• Advanced Residential Relocation Assistance 53,Livingston Street to West George Street,City of La
• Easement Valuation Crosse.
• Valuation of Contaminated Properties
Appraiser
PROFESSIONAL LICENSES Specializes in right-of-way acquisition appraisals to
include complex acquisitions from commercial,industrial,
Wisconsin Certified General Appraiser No. 1041 agricultural, and residential properties. In its first year
Wisconsin Assessor 2—No. WI17648CA of operation, Streetland LLC has completed work on
Minnesota CGA No 40613336 over 200 appraisals to include work on 69 parcels with
Michigan CGA No. 1201008287 24 relocations for the N. Webster Avenue project in
Wisconsin Notary Public Green Bay. Darrin has been an expert witness
providing testimony for work in condemnation
AGENCY QUALIFICATION proceedings. He has completed appraisals on tribal
lands for Bureau of Indian Affairs,Office of the Special
Wisconsin Department of Transportation Trustee (OST). This includes work on the following
• Local Public Agency (LPA) Approved Appraisers reservations: Red Cliff, Bad River, Lac Courte Oreilles,
o LPA Approved Negotiators Lac Du Flambeau,Keweenaw Bay,and Ho-Chunk lands.
Has also appraised railroad corridors, contaminated
Minnesota Department of Transportation properties, dairy farms and landlocked parcels.
• Level 2 Advanced Appraiser
Negotiator
Michigan Department of Transportation Is knowledgeable in all aspects of the real estate
• Level 2 Advanced Appraiser acquisition process and has served as both a relocation
agent and negotiator on smaller projects. Negotiator
PROFESSIONAL MEMBERSHIPS for four partial acquisitions from commercial properties
for CTH HH,Holmgren Way to Ashland Avenue,Village
of Ashwaubenon. Negotiated 21 partial acquisitions
International Right of Way Association—Ch. 17
from residential properties for USH 53,Livingston Street
Appraisal Institute—Candidate for Designation
to West George Street, City of La Crosse; and
approximately 20 partial acquisitions along CTH P(Old
USH 10)in Milladore and Auburndale in Wood County.
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2. Similar work recently completed by the proposed Consultant team members.
Since the inception of The Highland Group in 1995, we have appraised and acquired in excess of 5,100
parcels for WisDOT and Local Public Agencies under Wis. Stat. Chapter 32. These parcels were acquired in
accordance with WisDOT's Real Estate Program Manual and the LPA Manual.
The following is a partial list of projects completed by The Highland Group
Local Public Agencies—
City of Waupun
• Project I D.#6090-26-23,STH 49,Main Street(93 parcels, 1 relocation)
City of Brookfield
• Project I.D.#2721-09-20,Burleigh/Lilly Road (21 parcels)
• Project I D #3240-08-20,Sheridan Road (24 parcels)
Fond du Lac County
• Project I.D.#4831-04-21,CTH VV,Fond du Lac(29 parcels)
City of Kenosha
• Project I.D.#3230-07-00,75th Street(67 parcels)
• Project I.D.#3240-08-20,Sheridan Road (24 parcels)
Kenosha County Department of Public Works
• Project I.D.#201 1-01 16.13,CTH"G"(22 parcels)
• Prolect I D.#201 1-01 16,CTH"G"(25 parcels)
• Project I.D.#3728-01-20,22nd Avenue/CTH "Y (12 parcels)
• Project I.D.#3766-01-22,CTH"E"(1 10 parcels)
Village of Mt. Pleasant
• Project I D #MP081717,RC092617,Foxconn(9 acquisition/relocation parcels)
• Project I.D.#TMP-008,Stuart Road,(49 parcels)
• Project I.D.#TMP-003,Pike River Restoration Project,Phase III (14 parcels)
• Project I.D.#TMP-002,Pike River Restoration Prolect,Phase II(10 parcels)
• Project I D #TMP-001,Pike River Restoration Project,Phase I (12 parcels)
City of New Berlin
• Project I.D.#K-362&W-1 36,Moorland Blvd.,(17 parcels)
• Prolect I.D.#2722-06-70,W.National Ave,(15 parcels)
• Project I.D.#2783-0-02,S Calhoun Rd.,(39 parcels)
Village of Pleasant Prairie
• Project I.D.#3729-00-04,39th Avenue(18 parcels)
Racine County
• Prolect I.D.#3755-02-70,CTH"D",(45 parcels)
• Project I.D.#2704-02-73,CTH"C"/Airline Rd.,(13 parcels)
• Project I.D.#2400-04-70,CTH"Y"/Meachem Rd.,(43 parcels)
Rock County
• Project I.D.#41-0716 00,CTH"A"(57 parcels)
• Project I.D.#150533,CTH"MM"(16 parcels)
• Project I.D.#5989-02-85 & 3662-00-01,CTH"S"(63 parcels)
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Washington County Highway Commission
• CTH"N" Reconstruction Project(21 parcels)
• CTH "Y" Reconstruction Project(27 parcels)
• CTH"X","H"/"XX" Reconstruction Protect(54 parcels)
• CTH"Q" Reconstruction Project(59 parcels)
• CTH"A" Reconstruction Protect(104 parcels)
Waukesha County Transportation Department
• Project I.D.#2788-00-22,Waukesha West Bypass Phase II(49 parcels)
• Project I.D.#2788-00-22,Waukesha West Bypass relocations(5 parcels)
• Protect I.D.#2788-00-22,Waukesha West Bypass Phase I(32 parcels)
• Project I.D #2753-06-71,CTH"VV",Menomonee Falls(40 parcels)
• Project I.D.#2753-06-70,CTH"VV",Menomonee Falls(55 parcels, 1 relocation)
• Project I.D.#06-2380(13)(A),CTH"L",Muskego(28 parcels,23 relocations)
• Protect I.D.#04-2779(13),CTH"Y",New Berlin(36 parcels)
Wisconsin Department of Transportation—
Northeast Region
• Project I.D.#1114-10-21,STH 26,Rosendale(51 parcels)
• Project I.D #1146-75-21,STH 15,Hortonville Bypass(10 early acquisition relocation parcels)
• Project I.D.#9532-03-21 &9532-03-22,STH 160,Pulaski (72 parcels)
• Protect I D.#4075-20-21,STH 146,Little Chute(135 parcels)
• Project I.D.#4075-21-21,STH 96,Kaukauna (99 parcels)
• Project I.D.#9180-18-21,STH 22,Oconto Falls(93 parcels)
Southwest Region
• Project I.D.#6707-00-24,STH 146,Columbia County(27 parcels)
• Project I.D #1066-02-21,194,Dane County(32 parcels)
Southeast Region
• Project I D.#4010-05-21,STH 144,Washington County(115 parcels)
3. Description of project approach and commitment to this project in order to ensure its
successful and timely completion.
Immediately upon the project being awarded,our appraiser,Darrin LeBrun,will begin gathering data for
the sales study.
As the real estate acquisition is locally funded, approvals of the sales study, Nominal Payment Parcel
Report and any appraisals will be made by staff of the City. Highland can provide an Appraisal Reviewer
for an additional cost if the City will not be approving appraisal reports. The appraisal reports will be
prepared to State of Wisconsin Real Estate LPA Manual specifications. Any needed corrections will be
made by our appraiser and the final reports will be approved by the City.
Due to the timeline of the project, Highland presumes that the establishment of landowner compensation
shall be an ongoing process performed on a timely basis by the City taking a maximum of one(1) week to
review and approve the Sales Study,Nominal Payment Parcel Report,and any nominal parcels that need
to be appraised.
All appraisals will be performed to ensure that:
✓ Proper formats are utilized per the City contract
✓ Appraisals are complete to Manual standards
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✓ Mathematical calculations are correct
✓ Fair market values are established for the takings
The actual format and level of documentation of an individual appraisal depends on the complexity of the
appraisal itself, however, in each instance, it will be consistent with the format stated in the Manual and
comply with the Uniform Standards of Professional Appraisal Practice.
The appraiser will be available to meet with the City,or its attorneys to provide expert witness testimony,
as required, in the event that court appearances are necessary to determine the compensation for any
particular parcel.
Acquisition Procedures
The negotiator's prime concern will be to acquire the necessary rights-of-way in a professional,
competent manner while adhering to the guidelines established by the City and the Manual and to provide
these services in accordance with project deadlines. We also realize that our negotiators will be viewed
as direct extensions of the City when in contact with the affected landowners and the general public. In
this respect, professionalism and honesty in these phases of public relations will be stressed and enforced
by Highland.
We propose not to appraise any of the parcels up front but to include all parcels on the project in the
Nominal Payment Parcel Report. After the Nominal Payment Parcel Report has been approved,a nominal
offer will be mailed to the nominal owners.A meeting will be set up with the nominal owners 4 to 5 days
after the mailing to discuss the offer and the project's affects on their property. During the first meeting,
the negotiator will reiterate the purpose and extent of the project and ensure that the landowner has
received a copy of "The Rights of Landowners Under Wisconsin Eminent Domain Law" brochure
describing the land acquisition process and the owner's rights. The negotiator will present each landowner
with an offering price letter in the amount that has been established and approved as just compensation
for the property.
The value of these parcels will be determined using the Sales Study prepared for the project with $250
set as the minimum nominal value used for Temporary Limited Easements. In an effort to expedite
negotiations with landowners who do not accept the initial offer,we recommend that the final value of the
remaining parcels be increased by 10%to 15 % and rounded up to the nearest$50 increment. We feel
that these offers will aid us in acquiring the majority of the parcels as Nominals. This strategy should also
adequately protect the City from any owner that accepts the Nominal offer and later decides to appeal.
We may encounter an owner that will reject the Nominal offer and request an appraisal and then obtain a
second appraisal in the hopes of financial gain that is greater than what the statute calls for,namely just
compensation. In the event the owner is unwilling to accept the offer at this time or exercises their right to
an appraisal, Darrin LeBrun of Streetland LLC will prepare a complete summary report.
Upon receiving an approved offering price report from the City for appraisals,the negotiator will begin
to personally meet with the landowners to secure executed conveyance documents. If efforts to reach the
landowner in person are not successful,or if the landowner resides out-of-state,the negotiator will contact
the owner via certified mail. The initial letter will explain why the contact is being made, what
improvements are involved, if any, and what property interest is required. In addition, an offer will be
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made with an explanation regarding the determination of value. Thorough instructions will be provided so
that the landowner understands what actions are required of him/her for proper execution of the required
documents.
Owners will have 60 days to obtain a second appraisal at the City's expense. The City is not obligated to
pay for the appraisal fee if the owner's appraisal is not turned in within 60 days from the date the offer
was made. However, the appraisal will be considered in order to determine just compensation. If a
second appraisal is received from the landowner,the appraisal will be submitted to the City together with
The Highland Group's review and recommendations. The owner's appraisal invoice will be submitted to
the City for consideration.
Closings will be performed in accordance with the Manual. If a purchase agreement has been signed,the
check will be delivered in person by the negotiator, who will provide the conveyance document and
closing statement for signature by the landowner. If the conveyance document has been previously signed,
the check and closing statement will be mailed to the owner via Certified Mail with instructions to sign and
return the original closing statement.
To assist the City in assessing the progress of the negotiations,Highland shall submit a written progress
report to the City on a monthly basis. It is our understanding from Kerry Paruleski,the Statewide LPA
Coordinator that all local public agencies will be required to input data into WisDOT's Real Estate
Automated Data System (READS) for projects overseen by the State regardless of where the funding is in
the project. The Highland Group's staff is proficient in entering data into READS for acquisitions,
relocations,property management and appraisal services and will input all project and parcel information
for the Madison Street project into READS per the State's requirements.
For purposes of delivery of the final product, Highland will prepare a file for each affected parcel
containing its original documents and submit the file to the City's Project Manager. Throughout the
negotiation process, we realize the importance of providing meticulous negotiation diaries. Each contact
will be thoroughly explained, dated and each diary form signed in accordance with WisDOT's
requirements. Prior to submitting the project files to the City, all of the files will be reviewed for accuracy
and completeness.
Condemnation
In the event a negotiated settlement cannot be reached with an owner who has received an appraisal,
Highland will consult with the City to determine if the offer should be increased prior to issuing a
Jurisdictional Offer. Highland will prepare a Jurisdictional Offer, Lis Pendens and Award of Damages for
approval by the City's Project Manager. Highland personnel will be available to assist the City regarding
settlement,pre-trial hearings and trial preparation. The appraiser will be prepared to defend his finding
of value and to testify at the condemnation proceedings regarding the appraisal determination
representing current fair market value.
If the statutory 20-day waiting period for the landowner to consider the Jurisdictional Offer expires or the
owner rejects the Jurisdictional Offer,the negotiator will proceed to acquire the property interests needed
for the project by issuing an Award of Damages.
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4. Timeline
PROJECT MANAGEMENT SCHEDULE/TIMELINE
Gremmer & Associates will complete the Transportation Project Plat, legal descriptions, and relocation
order within 1 month of the City setting the final proposed right-of-way and TLE's for the project.
Completion of each real estate task of the following timeline is contingent on the filing of the relocation order
by September 18,2020 and the completion of staking project by the date set forth below. Any delay in these
tasks will delay each subsequent step.
City awards contract... 10/15/19
Gremmer completes existing r/w survey... 6/1/20
City mails introduction letters by... 7/1/20
City stakes project by... 7/31/20
Sales Study completed by... 8/31/20
Nominal Parcels
Nominal Payment Parcel Report Completed by... 9/14/20
City approves NPPR by... 9/18/20
Make all Nominal offers by... 9/30/20
Appraisal Nominal Parcels, if required
Appraisals completed on or before... 1 1/18/20
City approves appraisals on or before... 1 1/25/20
Make all appraised offers on or before... 1 1/30/20
*owner's appraisal due 2/2/21
Last day to send Jurisdictional Offer... 2/5/21
*JO's expire 2/25/21
Take occupancy by... 2/26/21
Project acquired on or before... 3/1/21
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RECEIVED
OCT 21 2019
5. Cost Proposal. DEPT OF PUBLIC WORKS
OSHKOSH, WISCONSIN
Service Provided Method of Estimated Unit Total
Payment Number Price Estimated Cost
Appraisal Fees
Nominal Payment Parcel Report Lump Sum 1 $6,000 $6,000
Standard Abbreviated Per Parcel TBD $1,000 TBD
Objective Reviews Per Parcel TBD $100 TBD
Sales Study Lump Sum 1 $7,500 $7,500
Acquisition Fees
Negotiations Per Parcel 45 $1,100 $49,500
Utility Conveyance of Rights Per Parcel TBD $1,100 TBD
Right of Way Certification Lump Sum 1 $1,620 $1,620
Engineering Fees See Workbook Below for Details $37,970
Total $102,590
NOTE: Documents to be recorded will be sent to the Register of Deeds together with a letter from
the City informing the ROD to invoice the City directly for the recording fees.
GREMMER 8 ASSOCIATES,INC
TPP PROPOSAL-ESTIMATED HOURS PER TASK
9TH AVENUE
CITY OF OSHKOSH
PROJECT TOTAL TASK
TASK MANAGER PLS ESII ADMIN HOURS TOTALS
ADMIN&COORDINATION
CITYJTHG COORDINATION/INTERNAL CONTROLS INVOICING,ETC 6 4 10
10
RAN PLAT
RESEARCH 4 4
HORIZONTAL CONTROL 8 8 16
EXISTING RNJ SURVEY 16 16 32
REVIEW TITLE SEARCHES 45 46
PREPARE EXISTING RW BASE MAP 40 40
COORDINATE WITH CITY STAFF RE PROPOSED R.N./AND TLE'S 6 6
PROPOSED RAN PLAT 60 60
PARCEL DESCRIPTIONS 24 24
APPRAISAL STAKING 16 16 32
FINAL MONUMENTATION 16 16 32
291
TOTAL HOURS 6 235 56 4 301 301
RATE/HOUR $135 00 $95 00 $74.00 $95.00
SUBTOTAL IGREMMER LABOR) $810 522,325 54,144 5380 6 27,659.00
REIMBURSIBLES REIMBURSABLES $186.00
MILEAGE(320 MILES Lai,$0.58/MILE1 S186
SUBTOTAL(GREMMER) 5 27,845.00
SUBCONSULTANT(ASSURANCE TITLE)FOR TITLE SEARCHES(45 PARCELS AT 5225/PARCEL) SUBCONSULTANT S 10,125.50
TOTAL $ 37,970.00
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