24-456 2023 Transition Land Appraisals - RFQ (ID 6428).pdf

STATE OF IDAHO

DEPARTMENT OF LANDS

DUE BEFORE 2:00:00 P.M. P.T. on AUGUST 8TH, 2023

REQUEST FOR QUOTE NO. LUMA 28

2023 TRANSITION LAND APPRAISALS

INSTRUCTIONS

All price quotes must be entered on the attached Schedule A. The signed Schedule A shall be returned to the Email listed below. The right is reserved to accept a quote on each item separately or as a whole. IDL may award Purchase Order(s) in its best interest to the qualified Supplier(s) submitting the lowest responsible and responsive quote, either by line item or in whole.

QUOTES DEADLINE AND DELIVERY REQUIREMENTS

Quotes must be received before 2:00:00 P.M. P.T. on August 8th, 2023. If you are not able to electronically transmit your quote by email you must call 208-666-8613 and your quote will be recorded over the phone. IDL is not responsible for delayed delivery of electronically submitted quotes. The date and time of electronically received quotes, to the IDL email address listed below, will be used to determine if electronically submitted quotes were received by the due date and time specified. Late Quotes will not be accepted. Fax Quotes will not be accepted. Mailed Quotes will not be accepted.

Submit In LUMA:

EVENT 28

QUESTIONS

Questions pertaining to this RFQ must be submitted in LUMA EVENT 28. The deadline for receiving questions is 12:00:00 P.M., on 8/3/2023. Responses to all questions received will be posted as an amendment in LUMA on the EVENT 28 page. Verbal questions will not be accepted.

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RFQ LUMA 28 TRANSITION LAND APPRAISALS

Quotes will be received by the Idaho Department of Lands for the following:

INSTRUCTIONS

AND

REQUEST FOR QUOTE

https://sms-idaho-prd.tam.inforgov.com/fsm/SupplyManagementSupplier/page/XiSupplyManagementSupplierPage?csk.SupplierGroup=LUMA https://sms-idaho-prd.tam.inforgov.com/fsm/SupplyManagementSupplier/page/XiSupplyManagementSupplierPage?csk.SupplierGroup=LUMA

SCHEDULE A

STATE OF IDAHO

DEPARTMENT OF LANDS

Date: _______________ REQUEST FOR QUOTE

THIS IS NOT AN ORDER

INSTRUCTIONS:

Responders must use this form in submitting prices.

Responders must submit a qualification sheet providing proof of certification per Scope of Work, Section II.

Responses due prior to 2:00:00 PM, PT on August 8, 2023

ARTICLES PRICE

A: TBD Pilgrim Cove and Miles Standish Road, McCall, Idaho 83638, Valley County.

A portion of Section 3, Township 18 North and Range 3 East, and a portion of Section 34, Township 19 North and Range 3 East of the Boise Meridian, Valley County, Idaho.

Total Acres: ±75.89-acres (including roads).

Zoning Code: RE See attached State Subdivision – White Pine Heights Plat.

Parcel ID Nos.: XR006670010030, XR006670010020, XR006670010010, XR006670010060, XR006670010060, XR006670010080, XR006670010070, XR006670010050, & XR006670010050.

Parcel Name: “White Pine”

B: 1090 Lick Creek Road, TBD lick Creek Road, Valley County, Idaho.

A portion of Section 3, Township 18 North and Range 3 East, and a portion of Section 34, Township 19 North and Range 3 East of the Boise Meridian, Valley County, Idaho.

Total Acres:±34.21-acres (including roads).

Zoning Code:

See attached State Subdivision – White Pine Heights Plat.

Parcel ID Nos.: LR006670010120, XR006670010160, XR006670010130, XR006670010170, XR006670010110, XR006670010150, & XR006670010140.

Parcel Name: “Lick Creek”

C: 2561 W. Airport Way, Boise, Ada County, Idaho.

A portion of land located in Township 3 North, Range 2 East, Section 27.

Total Acres: ±8.33 acres Zoning Code: C-2D Parcel ID Nos.: S1027233840, S1027233830, & S10272333850 Parcel Name: “Airport 7”.

TOTAL

Delivery requested per specifications

SUBMIT IN LUMA:

EVENT 28

We have stated hereon the prices at which we will furnish and at destination named above, the articles or services as specified.

Delivery will be made as specified above.

Firm ______________________________________________

Street _____________________________________________

City State Zip Code ________

Phone Fax __________________

E-Mail ____________________________________________

Taxpayer ID# ______________________________________

Signed by _________________________________________

Printed Name ______________________________________

Title ______________________________________________

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Requisition Number: LUMA 28 https://sms-idaho-prd.tam.inforgov.com/fsm/SupplyManagementSupplier/page/XiSupplyManagementSupplierPage?csk.SupplierGroup=LUMA https://sms-idaho-prd.tam.inforgov.com/fsm/SupplyManagementSupplier/page/XiSupplyManagementSupplierPage?csk.SupplierGroup=LUMA

INSURANCE REQUIREMENTS

a. Contractor shall obtain and maintain insurance at its own expense as required herein for the duration of this Agreement, and comply with all limits, terms and conditions stipulated. Policies shall provide, or be endorse to provide, all required coverage. Contractor shall provide certificates of insurance or certified endorsements as applicable for the insurance required. Contractor shall not commence work under this Agreement until satisfactory evidence of all required insurance is provided to the State.

b. All insurance, except for Workers Compensation, and Professional Liability/Errors and Omissions shall be endorsed to name the State of Idaho, the State Board of Land Commissioners, and the Idaho Department of Lands as Additional Insured.

c. All insurance shall be with insurers rated A-, VII, or better in the latest Bests Rating Guide, and be in good standing and authorized to transact business in Idaho. The coverage provided by such policies shall be primary. Policies may contain deductibles, but such deductibles shall not be deducted from any damages due the State.

d. If any of the liability insurance required for this Agreement is arranged on a “claims-made” basis, then “tail coverage” will be required at the completion or termination of this Agreement for a duration of twenty-four (24) months thereafter. Continuous “claims-made” coverage will be acceptable in lieu of “tail-coverage” provided the retroactive date is on or before the effective date of this Agreement, or twenty-four months “prior acts” coverage is provided. Contractor will be responsible for furnishing certification of “tail coverage” or continuous “claims-made” coverage.

e. By requiring insurance herein, the State does not represent that coverage and limits will necessarily be adequate to protect Contractor, and such coverage and limits shall not be deemed as a limitation on Contractor’s liability under the indemnities granted to the State.

f. Contractor shall maintain insurance in amounts not less than the following;

(1) Commercial General and Umbrella Liability Insurance

Contractor shall maintain commercial general liability (CGL) and, if necessary, commercial umbrella insurance with a combined single limit of not less than $1,000,000 each occurrence, $2,000,000 annual aggregate. The CGL shall be written on standard ISO occurrence form (or a substitute form providing equivalent coverage) and shall cover liability arising from premises, operations, independent contractors, products-completed operations, personal injury, advertising injury, and liability assumed under an insured contract including the tort liability of another assumed in a business contract.

(2) Automobile Insurance

The Contractor shall maintain automobile liability insurance which shall provide a minimum $1,000,000 combined single limit per occurrence and shall include coverage for owned, non-owned, and hired automobiles.

(3) Worker’s Compensation Insurance

The Contractor shall maintain worker’s compensation insurance in amounts as required by statute in all states in which the Contractor performs work, and employer’s liability insurance with a limit of $100,000 Bodily Injury by Accident each Accident; $100,000 Bodily Injury by Disease – each employee; and $500,000 Bodily Injury by Disease – Policy Limit.

(4) Professional Liability/Errors and Omissions Coverage

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The Contractor shall maintain professional liability insurance covering any damages caused by an error, omission or any negligent acts. Combined single limit per occurrence shall not be less than $1,000,000, or the equivalent. Annual aggregate limit shall not be less than $2,000,000.

g. The Contractor shall require all subcontractors utilized in performance of this Agreement to provide certificates of insurance to the State evidencing insurance coverage with the required additional insured endorsements as set forth in the preceding paragraphs.

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INDEMNIFICATION

a. Contractor shall indemnify, defend, and save harmless the State, its officers, agents, employees, and volunteers from and against any and all liability, claims, damages, losses, expenses, actions, settlements, attorneys’ fees, and suits whatsoever caused by, arising out of, or in connection with Contractor’s acts or omissions under this Agreement or Contractor’s failure to comply with any state or federal statute, law, regulation, or rule.

b. Upon receipt of the State’s tender of indemnity and defense, Contractor shall immediately take all reasonable actions necessary, including, but not limited to, providing a legal defense for the State, to begin fulfilling its obligation to indemnify, defend, and save harmless the State. Contractor’s indemnification and defense liabilities described herein shall apply regardless of any allegations that a claim or suit is attributable in whole or in part to any act or omission of the State under this Agreement. However, if it is determined by a final judgment that the State’s negligent act or omission is the sole proximate cause of a suit or claim, the State shall not be entitled to indemnification from Contractor with respect to such suit or claim, and the

State, in its discretion, may reimburse Contractor for reasonable defense costs attributable to the defense provided by any Special Deputy Attorney General appointed pursuant to section c.

c. Any legal defense provided by Contractor to the State under this section must be free of any conflicts of interest, even if retention of separate legal counsel for the State is necessary.

Any attorney appointed to represent the State must first qualify as and be appointed by the

Attorney General of the State of Idaho as a Special Deputy Attorney General pursuant to Idaho

Code Sections 67-1401(13) and 67-1409(1).

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APPRAISER INSTRUCTIONS/SCOPE OF WORK (SOW)

IDAHO DEPARTMENT OF LANDS

REAL ESTATE SERVICES BUREAU

2023 Transitional Land Appraisals

I. APPRAISAL STANDARDS

The appraisal must conform to the current version of the Uniform Standards of Professional Appraisal Practice, (USPAP), adopted by the Appraisal Standards Board of the Appraisal Foundation. Any departure or deviation from USPAP or from the standards of this contract shall be by prior written approval from the Client.

II. APPRAISER QUALIFICATIONS

The appraiser shall be a Certified General Appraiser in the State of Idaho in accordance with Title 54, Chapter 41, Idaho Code – Idaho Real Estate Appraisers Act, and must be designated as a member of the appraisal institute (MAI). The appraiser shall have experience in appraising commercial properties, subdivision analysis, including underperforming properties and/or underdeveloped land zoned for commercial and residential purposes.

III. TYPE OF REPORT

The appraisal report, as described in USPAP, shall be used to support the appraisal of the individual properties. The narrative appraisal report shall include photos, addenda, plats, maps, and contain sufficient information to enable the intended users of the appraisal to understand the appraisal report properly.

IV. CLIENT

The Idaho Department of Lands (“IDL”), acting for and on behalf of the State Board of Land Commissioners.

V. PURPOSE OF APPRAISAL REPORTS

To determine the fee simple market value of IDL endowment properties as described in Section VIII of this Scope of Work.

VI. INTENDED USE AND INTENDED USER

The intended use of the appraisal is to determine the appraised value of each subject property which may be used i) for disposition purposes; ii) to establish ground lease terms; and/or iii) in connection with standard real estate asset management practices.

The intended users include i) the State Board of Land Commissioners (“Land Board”); ii) IDL; iii) consultants, agents and contractors to the Land Board and/or IDL; and iv) prospective property purchasers and/or lessees.

VII. PROPERTY INSPECTIONS

The contract appraiser selected for the assignment shall make a detailed inspection of the subject property as identified in Section VIII of this Scope of Work and all of the market properties used in direct comparison and conduct as many investigations and studies as necessary to derive sound conclusions to prepare the appraisal report. Please notify the Contract Representative in advance of appraiser’s inspection of the properties.

VIII. PROPERTIES TO BE APPRAISED:

A. TBD Pilgrim Cove and Miles Standish Road, McCall, Idaho 83638, Valley County. “White Pine”

(area in light blue): A portion of Section 3, Township 18 North and Range 3 East, and a portion of Section 34, Township 19 North and Range 3 East of the Boise Meridian, Valley County, Idaho.

See attached State Subdivision – White Pine Heights Plat. Parcel ID Nos.: XR006670010030, XR006670010020, XR006670010010, XR006670010060, XR006670010060, XR006670010080, XR006670010070, XR006670010050, & XR006670010050.

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Zoning is RE and the total acreage is ±75.89-acres (including roads). Plat notes indicate 25 lots will be allowed to use the access roads, common areas and the beach in Pilgrim Cove/Cove Replat Subdivisions.

Appraisal assignment instructions: Mineral rights will be retained by the State of Idaho for disposition.

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B. 1090 Lick Creek Road, TBD lick Creek Road, Valley County, Idaho. “Lick Creek (area in light blue)”: A portion of Section 3, Township 18 North and Range 3 East, and a portion of Section 34, Township 19 North and Range 3 East of the Boise Meridian, Valley County, Idaho. See attached State Subdivision – White Pine Heights Plat. Parcel ID Nos.: LR006670010120, XR006670010160, XR006670010130, XR006670010170, XR006670010110, XR006670010150, & XR006670010140. The total acreage is ±34.21-acres (including roads). Plat notes indicate 25 lots will be allowed to use the access roads, common areas and the beach in Pilgrim Cove/Cove Replat Subdivisions.

Appraisal assignment instructions: Mineral rights will be retained by the State of Idaho for disposition.

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C. 2561 W. Airport Way, Boise, Ada County, Idaho. “Airport 7”: A portion of land located in Township 3 North, Range 2 East, Section 27. Parcel ID Nos.: S1027233840, S1027233830, & S10272333850. Zoning is C-2D and the total acreage is ±8.33 acres.

Appraisal assignment instructions: Develop and report a range in market rent (as percentages) for a potential ground lease for the subject property (Airport 7 property only) derived from the fee simple value. Easements are typical and for Airport Way & Vista Ave. IDL Will provide Environmental Assessment. Hypothetical condition the property is free and clear of any environmental issues and soils are stable for developing the site to its highest and best use.

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IX. MARKET VALUE

The market value definition that will be stated and used in developing and reporting this appraisal is the definition as stated in the Idaho Administrative Code:

“The most probable price at a specified date, in cash, or on terms reasonably equivalent to cash, for which the property should bring in a competitive and open market under all conditions requisite to a fair sale, the buyer and seller each acting prudently and knowledgeably, and assuming the price is not affected by undue stimulus”.

For “Airport 7” only, the Market Value will be as if remediated.

X. REPORTING

The reports shall be in conformance with the current edition of USPAP standards and shall include all supporting material in the addenda such that the report is easily understood by the parties and by a potential review appraiser.

The final report shall include, at a minimum:

a. The Scope of Work, other assignment instructions, and engagement letter will be included within the Addenda to the appraisal report.

b. Color photographs and maps of comparable properties shall be included in the appraisal report. IDL will accept aerial photographs for comparable properties.

c. The appraisal report(s) will be reviewed for compliance with the terms of this Scope of Work (including all cited standards) and USPAP. Any findings of inadequacy shall require clarification and/or correction.

d. The report must be sufficiently descriptive to enable the reader to ascertain the adjustments made to the comparable sales and estimated market value of the respective interest in the property. The appraiser will analyze and report in reasonable detail any prior sales of the property being appraised.

e. Include in the addenda a list of all sales considered in the comparable sales approach.

Cite pertinent facts such as date, size, buyer, seller, price, terms, and location.

f. Develop and report a range in market rent (as percentages) for a potential ground lease for the subject property (Airport 7 property only) derived from the fee simple value.

XI. PREAPPRAISAL MEETING AND QUESTIONS

The client will be available for a pre-appraisal meeting to provide any information available on the properties prior to inspection/observation.

XII. APPRAISAL ISSUES

Should the appraiser identify controversies, inconsistencies or issues during the course of this assignment, or to resolve problems and clarify any questions regarding letters of engagement or other issues, he/she will immediately notify Contract Officer Representative (COR).

XIII. PROVIDED INFORMATION

Prior to the completion of the final appraisal report, State Subdivision – White Pine Heights plat will be provided to the appraiser to be used for valuation purposes and included in the final appraisal report. All surveys, easements, and permits across the subject properties will be provided by IDL.

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XIV. XI. EXTRAORDINARY ASSUMPTIONS

None at this time.

XV. HYPOTHETICAL CONDITIONS

For the “Airport 7” property, it is a hypothetical condition that the property is free and clear of any environmental conditions.

XVI. DEFINITION OF TERMS

Unless specifically defined herein or in either USPAP or Idaho Code, definitions of all terms are the same as those found in “The Dictionary of Real Estate Appraisal” (Appraisal Institute), current edition. USPAP shall take precedence in any differences among definitions.

XVII. JURISDICTIONAL EXCEPTIONS

None.

XVIII. DELIVERY DATE

The target period of performance for the delivery of the draft appraisal report to the Contract Supervisor shall be 70 calendar days from the date the contractor has received a signed copy of the contract. Appraiser must provide the appraisal services within the performance period specified, and/or otherwise state an alternative period of performance with justification for the change.

Work may commence once the contractor has received a signed copy of the contract and a Notice to Proceed from Kevin Graham, Contract Supervisor. The final appraisal report(s) shall be delivered to Kevin Graham, Contract Representative.

Upon completion of the investigations and studies, the appraiser shall prepare and furnish an ELECTRONIC copy (.pdf) of the DRAFT appraisal report to IDL. IDL will have the opportunity to address any outstanding issues, questions or inconsistencies and will perform an appraisal review for quality assurance/control. Upon completion and approval of IDL’s review, the appraiser shall prepare and furnish two (2) electronic copies of the final appraisal report(s) to IDL.

XIX. DELIVERY DATE SUMMARY

Pre-appraisal Meeting TBD ± 1-5 Days from date of award

Draft Appraisal Report(s) 70 Days from date of award

Final Appraisal Report(s) Draft Appraisal Report(s) may be corrected during 15 day appraisal review time.

Late Fees A late fee of $200/day may be charged

XX. APPRAISAL REVIEWS

All appraisal reports will have an appraisal review for compliance with appraisal instructions and USPAP prior to acceptance by IDL. The review appraiser will have permission to contact the appraiser during the review.

XXI. QUOTES

All quotes submitted must be itemized for each property and include an overall fee for the project.

For example:

Parcel A (“White Pine”): $fee Parcel B (“Lick Creek”): $fee Parcel C (“Airport 7”): $fee Total: $fee

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XXII ATTACHMENTS:

State Subdivision – White Pine Heights Plat

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