47PB0020Q0006 Tab 2 Fort Douglas PWS 2020 04 08.pdf

PERFORMANCE WORK STATEMENT (PWS) -

APPRAISAL OF FORT DOUGLAS ARMED FORCES RESERVE CENTER (AFRC) -

LAND & IMPROVEMENTS

Salt Lake City, Utah

(Revised April 8, 2020)

(GSA Case #UT-00019-S)

1. General

This is a non-personal services contract to provide appraisal services. The Government shall not exercise any supervision or control over the contract service providers performing the services herein. Such contract service providers shall be accountable solely to the Contractor, who in turn, is responsible to the Government.

2. Points of Contact

PRIMARY

GSA Contracting Officer: David Mark (1PQC), Contract Specialist

Address: 10 Causeway Street, 11th Floor, Boston, MA 02222-1048 Phone Number: (617) 531-9092 (o) E-mail: david.mark@gsa.gov

GSA Appraisal/Contracting Officer’s Representative (COR): Craig E. Blair

Position: Regional Appraiser (7PZA) Address: 819 Taylor Street Room 11A30, Fort Worth, TX 76102 Phone Number: (817) 978-4275 (o); (817) 307-1944 (c) E-mail: craig.blair@gsa.gov

Office of the Chief of Army Reserve Representative (Client): Mr. Quincy Meade, PE

Position: Army Reserve Installation Management Directorate DAAR-IM Address: Bldg 1908, Ste 103,6075 Goethals Rd., Ft Belvoir, VA 22060-5231 Phone Number: Office (703) 806-6729 DSN: (656); Blackberry (703) 244-5785 Fax: (703) 806-7800 E-mail (NIPR): quincy.meade.civ@mail.mil E-mail (SIPR): quincy.meade.civ@mail.smil.mil

PROPERTY INSPECTION & SITE VISIT COORDINATION

U.S. Army CIV, Operations Division: Mr Robert F. Munier, RSC088, ARIM

Phone Number: (719) 366-1218 (o); (801) 209-4379 (c) Email: robert.f.munier.civ@mail.mil mailto:david.mark@gsa.gov mailto:craig.blair@gsa.gov mailto:quincy.meade.civ@mail.mil mailto:quincy.meade.civ@mail.smil.mil mailto:robert.f.munier.civ@mail.mil

3. Overview and Information

3.1 Place of Performance: Fort Douglas AFRC, Salt Lake City, Utah.

3.2 Period of Performance: Draft appraisal report is due within sixty (60) days from contract award. Contract award shall be considered as Notice to Proceed for the Contractor.

Final appraisal report is due within five (5) days of the contractor’s receipt of the Government’s comments.

3.3 Type of Contract: The government will award one (1) Firm Fixed Price Contract.

3.4 Contractor Key Personnel and Special Qualifications: The contractor must be a current Certified General Real Estate Appraiser in good standing in the state of Utah.

3.5 Government Holidays: The contractor is not required to perform services on holidays.

New Year’s Day Labor Day Martin Luther King Jr.’s Birthday Columbus Day President’s Day Veteran’s Day Memorial Day Thanksgiving Day Independence Day Christmas Day

3.6 Quality Assurance: The Government shall evaluate the contractor’s performance in accordance with the Quality Assurance Surveillance Plan (QASP). This plan is primarily focused on what the Government must do to ensure that the contractor has performed in accordance with the performance standards. It defines how the performance standards will be applied, the frequency of surveillance, and the minimum acceptable defect rate(s).

3.7 Security: N/A.

3.8 Identification of Contractor Employees: All contract personnel attending meetings and working in other situations where their contractor status is not obvious to third parties are required to identify themselves as such to avoid creating an impression in the minds of members of the public that they are Government officials.

3.9 Physical Security: The contractor shall be responsible for safeguarding all Government equipment, information and property provided for contractor use.

3.10 Post Award Conferences/Periodic Program Meetings: The Contractor agrees to participate in a kick-off meeting to be held via teleconference with GSA and Army. The meeting shall last approximately one (1) hour and is to be scheduled following award of the Task Order. This meeting shall be at no additional cost to the Government.

3.11 Contracting Officer Representative (COR): The (COR) will be identified by separate letter. The COR monitors all technical aspects of the contract and assists in contract administration. The COR is authorized to perform the following functions: assure that the contractor performs the technical requirements of the contract; perform inspections necessary in connection with contract performance; maintain written and oral communications with the contractor concerning technical aspects of the contract; issue written interpretations of technical requirements, including Government drawings, designs, specifications; monitor contractor's performance and notifies both the

Contracting Officer (CO) and contractor of any deficiencies; coordinate availability of government furnished property; and provide site entry of contractor personnel. A letter of designation issued to the COR, a copy of which is sent to the contractor, states the responsibilities and limitations of the COR, especially with regard to changes in cost or price, estimates or changes in delivery dates. The COR is not authorized to change any of the terms and conditions of the contract.

3.12 Contractor Travel: All travel costs shall be based on the rules outlined within the Federal Travel Regulations.

3.13 Data Rights: The Government has unlimited rights to all documents/material produced under this contract. All documents and materials, to include the source codes of any software produced under this contract, shall be Government owned and are the property of the Government with all rights and privileges of ownership/ copyright belonging exclusively to the Government. These documents and materials may not be used or sold by the contractor without written permission from the Contracting Officer. All materials supplied to the Government shall be the sole property of the Government and may not be used for any other purpose. This right does not abrogate any other Government rights. Unless instructed otherwise, the value estimates and appraisal analyses are confidential and may not be disclosed to anyone other than GSA’s Review Appraiser. Additionally, the subject property may not be appraised for another party without prior written permission from GSA. The value estimates, analyses, and conclusions are confidential and may not be disclosed to anyone other than the GSA Regional Appraiser.

4 Objective/Purpose of the Appraisal

4.1 The following valuation scenarios are to be developed for the Subject Property:

4.1a Estimate the Fair Market Value of the Fee Simple Interest, As-Is;

4.1b Estimate the Special Use Value of the Fee Simple Interest, As-Is.

- With this scenario, the government seeks to capture possible assemblage value realized by the University of Utah from the opportunity to incorporate the subject property into its surrounding ownerships.

(See Exhibit C - Technical Scope of Work).

5 General Scope of Services

5.1 General Description of Services: The contractor shall provide all personnel, equipment, supplies, facilities, transportation, tools, materials, supervision, and other items and non-personal services necessary to perform an appraisal of the real property as defined in this Performance Work Statement. The contractor shall perform to the standards in this contract (See Exhibit C - Technical Scope of Work).

5.2 Key Personnel: The contractor shall provide a contract manager who shall be responsible for the performance of the work. The name of this person, and an alternate, who shall act for the contractor when the manager is absent shall be designated in writing to the Contracting Officer. The contract manager or alternate shall have full authority to act for the contractor on all contract matters relating to daily operation of this contract.

6 Report and Deliverables

6.1 Specific Scope of Work Requirements and Report Format

The appraiser(s) shall collect, verify and analyze all information necessary to produce credible assignment results, and must support all analyses and conclusions with facts and/or reason. The report shall include adequate factual data to support each rate, percentage or other figure used in sufficient detail to permit a comprehensive review of the appraisal report. The appraisal and appraisal report shall be prepared in accordance with the Uniform Standards of Professional Appraisal Practice (USPAP).

This shall be a complete, narrative appraisal report (formerly known as a “Self- Contained Report). The person responsible for the appraisal and signing the report will be the principal/ senior appraiser, and must be at minimum a State Certified General Real Estate Appraiser in good standing. The person conducting the field inspection must also have a General Real Estate Appraiser state certification as a minimum and be in good standing. An appraiser with a Trainee status must be accompanied by the principal appraiser during the field inspection.

Deviations from these specifications may result in non-acceptance of the report. The GSA Regional Appraiser will review the appraisal prior to acceptance.

6.2 Deliverables

Draft Report - The contract appraiser shall deliver one (1) electronic copy of the draft appraisal report (preferably in a pdf/Foxit Phantom format) via email to craig.blair@gsa.gov within sixty (60) days from the Notice to Proceed. It is not necessary to provide photographs or final quality graphics at this time. Any delays in delivery must be approved by GSA prior to the deadline.

The Contractor agrees to provide a briefing and be available for questions upon delivery of the draft report, to be held via teleconference with GSA and Army. The meeting shall be scheduled following receipt of the draft report – and after the opportunity for a review by GSA and Army - and should last approximately 1 hour. Any comments will be provided to the appraisers, with the final appraisal report due within 5 days of the appraisers’ receipt of said comments. This meeting shall occur at no additional cost to the Government.

Final Report - The contract appraiser shall deliver three (3) hard copies of the final report, as well as one (1) electronic version (preferably in a pdf/Foxit Phantom format) via email to craig.blair@gsa.gov no later than five (5) days from the appraiser’s receipt of the reviewer’s comments on the draft . Any delays in delivery must be approved prior to the deadline. The hard copies of the final report, with all corrections made, shall be mailed to the following address:

Craig Blair - Regional Appraiser

Real Property Utilization & Disposal (7PZA) General Services Administration 819 Taylor Street, Room 11A30 Fort Worth, TX 76102

7. Procedures for Invoicing and Payment

a) All invoicing shall be done electronically in accordance with the instructions detailed below. Password and electronic invoice access shall be obtained through GSA web site http://www.finance.gsa.gov.

b) The contractor shall submit a draft invoice to the COR and CO for review. After review by the Government, the COR will notify the contractor that they are approved to submit a final invoice through the Electronic Funds Transfer (EFT) system. All final payments will be made electronically via the EFT system. Invoicing for work not authorized by the COR shall not be approved or paid for.

d) Invoices must include the following information:

• Contractor Information

• Tax ID number (EIN number)

• Contract number and PDN number (as shown in Blocks 3 and 4 of the GSA 300)

• Invoice date

• Payment Address

• Summary describing the work performed

• Contact person with phone number

e) The Contractor shall submit a GSA Form 1142- Release of Claims with submission of the final invoice at the completion and acceptance of all work under this contract. A copy of the form should be sent via email to the Contracting Officer and COR, identified above.

f) Failure to comply with the procedures outlined above shall result in the Contractor’s delay of payment.

8. Attachment and Technical Exhibit List

a. Exhibit A - Performance Requirements Summary

b. Exhibit B - Deliverables Schedule

c. Exhibit C - Technical Scope of Work

Government Furnished Data

SEE ADDENDA (to be provided separately after contract award) http://www.finance.gsa.gov/

EXHIBIT A

Performance Requirements Summary

The contractor service requirements are summarized into performance objectives that relate directly to mission essential items. The performance threshold briefly describes the minimum acceptable levels of service required for each requirement. These thresholds are critical to mission success.

Performance Objective

Standard Performance Threshold (This is the maximum error rate)

Method of Surveillance

PRS # 1.

The contractor shall provide a draft appraisal report on or before 60 days following Notice to Proceed.

The contractor-provided draft appraisal report is delivered on-time after it is first subjected to the contractor’s internal QA/QC process and prepared in accordance with the Uniform Standards of Professional Practice (USPAP) and GSA specifications contained herein.

5% Inspection and Agency Review

PRS # 2.

The contractor shall provide the final appraisal on or before 5 days from receipt of the reviewer’s comments.

The contractor provides the corrected final appraisal report on-time and prepared in accordance with the Uniform Standards of Professional Practice (USPAP) and GSA specifications contained herein.

Zero instances of material failure

Inspection and Agency Review

EXHIBIT B

Deliverables Schedule

Deliverable Frequency # of Copies Medium/Format Submit To

Verbal Progress Report

Within 20 days from Notice to

Proceed.

N/A Email or via phone

CRAIG BLAIR

(817)-978-4275 (O)

(817)-307-1944 (C)

CRAIG.BLAIR@ GSA.GOV

Draft Report

60 days or less from Notice to

Proceed.

PDF/Electronic

CRAIG.BLAIR@ GSA.GOV

Final Appraisal

Report No more than 5 days from receipt of reviewer’s comments.

3 signed hard copies/postal delivery; 1 PDF/ Electronic

CRAIG.BLAIR@GSA.GOV

EXHIBIT C

Technical Scope of Work

BACKGROUND

The subject property was established in October 1862 during the Civil War, as part of a small military garrison located about three miles east of Salt Lake City, Utah. Its original purpose was to protect the mail route and telegraph lines along the Central Overland Route, and to oversee Mormon settlement. The post was officially named “Fort Douglas” in 1878.

Fort Douglas saw considerable activity during World War I, and operations continued through WWII. However in 1947, the War Department announced the fort would be classified as surplus and eventually closed down. Disposal activities slowly began to occur. Conveyances were made to several recipients, including the U.S. Forest Service, U.S. Veterans Administration, U.S. Veteran Affairs, U.S. Bureau of Mines, U.S. Department of Navy, the City of Salt Lake and finally, the University of Utah.

In 1988, Fort Douglas was recommended for closure by the Defense Secretary’s Base Realignment and Closure Commission. While much of the acreage was subsequently conveyed to the University of Utah, the remaining land was retained by the Federal Government for use as a military Reserve Center for the 96th Army Reserve Command. In addition, 4 acres were retained as a cemetery, under the care of the VA.

Recently, the Army looked into options that include keeping the facilities in their current location, or possibly having the University of Utah construct new facilities at a different location that would be more suited to their modern requirements. Conceivably, some sort of exchange might be worked out; the University is very interested in the current reserve center, as it largely surrounds it and is in need of expansion. The purpose of this appraisal is to assist Army management in their decision-making process, by estimating the value of the current Fort Douglas land and improvements.

PROPERTY TO BE APPRAISED

- Land

The survey for the overall subject property indicates two parcels totaling 49.76 acres (similar to the

49.68 acres reported in the Utah Natural Resources Survey). Parcel 1, the largest, has 46.66 acres; Parcel 2 has just 3.10 acres. Both are irregularly-shaped, with terrain that is predominantly flat to gently rolling. The property is not located within a floodplain, and there are no wetlands present. The site is very scenic, with its open areas and stands of historic, old-growth trees.

- Building Improvements

Depending on which inventory is reviewed, the Fort Douglas ARC includes either 19 or 21 buildings and associated parking areas. For purposes of this assignment, the property includes the 21 buildings listed in the table on the following page (The discrepancy appears to be that two of the buildings are found on Parcel 2, which is physically separated from Parcel 1 by Hempstead Rd;

however, both parcels are being valued here). The types of uses include classroom training, administrative services, vehicle maintenance and storage. The 88th RSC owns the land and buildings, although a few are leased. The buildings are described next:

- 88th Readiness Division Facilities -

Bldg. No. Size (SF) Year Built/Age (Yrs) Comments 1 158 18 Access Control Facility

115 1,800 44 Organizational Classroom

131 25,200 1960/60 ARC Building

100 57,244 1939/81 ARC Building, “James C. Bungard Hall”

107 33,240 1905/115 ARC Building, “H. Lynn Ostler Hall”

104 8,082 1910/110 ARC Building

106 33,240 1904/116 ARC Building, “Edward C. Watson Hall”

105 33,240 1910/110 ARC Building, George W. Latimer Hall”

102 33,240 1910/110 ARC Building, “Theron N. Draper Hall”

103 33,240 1910/110 ARC Building, “Franklin L. McKean Hall”

108 33,240 1904/116 ARC Building, “Victor L. Olson Hall”

116 44,000 44 AFRC Building

132 4,294 1960/60 AR Vehicle Maintenance Shop

134 14,193 1969/51 Vehicle Maintenance Support Activity/

Equipment Concentration

35 3,378 1942/78 Originally Fire Station. Storage Building, General Purpose, Installation. Leased to

Utah National Guard.

127 6,000 77 Storage Building, General Purpose, Installation

101 31,233 1886/134 Originally stables. Storage Building, General Purpose, Installation

114 1,566 65 Storage Building, General Purpose, Installation

2 2,856 18 Exchange Main Retail Store

109 915 1910/110 Transformer Substation

28 2,800 1884/136 Originally a bakery. Currently Veteran’s

Organization offices and Army storage

TOTALS 21 403,159

= Historic Designated

= Recommended for Re-evaluation; Historic Significance

- Site Improvements

Generally typical for the area and include sidewalks, lighting, landscaping and some fencing.

PURPOSE OF THE APPRAISAL

The following valuation scenarios are to be developed:

Estimate the Fair Market Value of the Fee Simple Interest, As Is; and

Estimate the Special Use Value of the Fee Simple Interest, As-Is.

- With this scenario, the government seeks to capture possible assemblage value realized by the University of Utah from the opportunity to incorporate the subject property into its surrounding ownerships.

PROPERTY RIGHTS TO BE APPRAISED

The property right to be valued is the fee simple interest.

INTENDED USE OF THE APPRAISAL

The intended use of the appraisal is to assist the Army in evaluating disposal alternatives for this property.

INTENDED USER OF THE APPRAISAL

This is appraisal is intended for use by the U.S. Army and GSA only.

DEFINITIONS

a. Fair Market Value

The most probable price that a 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. Implicit in this definition is the consummation of a sale as of a specified date and the passing of title from seller to buyer under conditions whereby:

(1) Buyer and seller are typically motivated;

(2) Both parties are well informed or well advised, and acting in what they consider their best interests;

(3) A reasonable time is allowed for exposure in the open market;

(4) Payment is made in terms of cash in United States dollars or in terms of financial arrangements comparable thereto, and;

(5) The price represents the normal consideration for the property sold unaffected by special financing or sale concessions granted by anyone associated with the sale.*

b. Fee Simple Estate (Interest)

Absolute ownership unencumbered by any other interest or estate, subject only to the limitations imposed by the governmental powers of taxation, eminent domain, police power and escheat.*

c. Highest and Best Use

The reasonably probable use of property that results in the highest value. The four criteria that the highest and best use must meet are legal permissibility, physical possibility, financial feasibility, and maximum productivity.*

EMPHASIS ON MARKET ANALYSIS, MARKETABILITY & ANALYSIS OF HIGHEST & BEST USE

This appraisal assignment is particularly challenging due to several issues – for one, the historic nature of the facilities; another, their present condition; and a third, their function layouts, as a few obvious examples. In addition, markets are possibly volatile if not on the verge of recessionary, largely due to the impact of the COVID-19 pandemic. Properly dealing with the issues present is key to a credible highest and best use determination and valuation analysis. Therefore, it is important that both a thorough market analysis and a marketability study be developed to realistically assess reuse/ development potential and the subject’s competitive position in the market area.

* Dictionary of Real Estate Appraisal, 6 th Edition

It is expected that the appraisal will contain a detailed amount of data and discussions regarding reuse, including current planning and zoning information, building functionality and condition. Much of this information will need to be obtained from interviews with city/county/state government officials, Army representatives, members of the local professional real estate community and perhaps even personnel from the University of Utah’s planning/economic development departments, as appropriate.

- Consideration of Parcelization in the Proposed Reuse Scenario

In addition to the jurisdictional zoning overlay and community master plan, the appraisers should consider the viability of dividing the property into sub-parcels (given its relatively large size and potentially high demand), to determine whether or not this might optimize its marketability and value. If multiple parcels are determined to be desirable and most feasible, a discount should be considered in the event the property is marketed in its aggregate (a “bulk value”).

Valuation Analysis

All three approaches to value must be considered and all applicable approaches developed and presented in the report. If an approach is not applicable, then an explanation must be provided as to why. Detailed descriptions and photos of the comparables must be included in the report, and individual data sheets are required. Note: Even if the Cost Approach is not applicable, a land valuation analysis must be developed, to support the highest and best use determination.

Exposure Time/Marketing Time

In addition to researching and reporting the reasonable exposure time indicated by historic sales data, the Appraiser must also develop and report an opinion of the reasonable estimated marketing time it will likely require to sell the subject property at the concluded Fair Market Value.

Deliverables and Billing Instructions

Draft Report - The contract appraiser shall e-mail one copy of a draft report within 60 (sixty) days of the Notice to Proceed to craig.blair@gsa.gov (preferably in a pdf format). It is not necessary to provide photographs or final quality graphics at this time.

- Final Report - The contract appraiser shall deliver three hard copies of the final report, as well as an e-mailed version (preferably in a pdf format), to craig.blair@gsa.gov no later than 5 days from the appraiser’s receipt of the reviewers comments on the draft.

SPECIAL CONSIDERATIONS

- Historic

Fort Douglas is a recognized National Historic Landmark and preservation of the NHL was identified as one of the key issues raised during the closure and realignment. In 1970 portions of Fort Douglas were nominated to the National Register of Historic Places as a historic district and in 1974 the National Historic Landmark designation was approved. Most but not all of the existing buildings are listed on the National Register of Historic Places. The few that are not are considered eligible and have been recommended for inclusion (see previous color-coded Building Summary).

There will likely be a restrictive use covenant accompanying the conveyance documents, requiring oversight and approval from historic preservation officials prior to any repairs or alterations to the designated buildings within the District. Offsetting these limitations to some extent will be the potential for historic tax credits for improvements made. Additional information regarding the historic nature of this property is provided in the Addenda. To the extent practical, the appraiser should consider the impact on value, if any, from the historic nature of the subject property.

- Environmental

The buildings are known to have some asbestos-containing materials (ACM’s) and lead-based paint (LBP) present. These contaminants have historically been managed in place through operation and maintenance (O&M) agreements. As a result, the facilities have been safely utilized, and will presumably continue to be, until vacancy. However, it should be noted that the buildings have been altered over time, to uses other than residential quarters (i.e., office space). They would likely require remediation if ever again considered for target housing. For purposes of this assignment, no further remedial action will be taken by the Government. To the extent practical, the impact of these issues should be taken into consideration in the valuation analysis.

- Fort Douglas Cemetery

There is an historic cemetery associated with Fort Douglas, located well off-site. However, responsibility for its care and maintenance has been transferred to the Department of Veteran Affairs, and it is not included in this appraisal assignment.

- Easements, Licenses & Permits

There are numerous easements criss-crossing the base. These include roads/streets; electric power and lighting; pipeline (various); and fiber optic lines. None appear to adversely impact on the use of the property, and many exist to benefit the property. Nevertheless, this should be confirmed by the appraiser (see Addenda for list of known easements). There is currently a Use Permit to the Navy and a License to Use agreement with the National Guard. It is assumed these will be terminated upon disposal of the subject property.

- Effect of Novel Coronavirus (COVID-19)/ Future Market Conditions

Given the threat currently posed by the COVID-19 virus, the appraiser must follow CDC protocol and other Federal, State and Local safety guidelines in conducting the physical inspection of the subject property and comparable sales. The appraiser’s safety is of paramount importance and in no way should he/she proceed with interior inspections, meetings, etc. if doing so poses a risk in any way.

The appraiser should remain in close communication with the GSA reviewer in the event that Federal, State and/or local restrictions arise during the course of the assignment that might result in delay of delivery. If the scope of the assignment is limited or otherwise impacted in any way by this issue, this needs to be clearly disclosed in the appraisal report.

The following language, or similar, is suggested for inclusion in the appraisal report:

“On March 13, 2020, the United States Government declared a “National Emergency Concerning the Novel Coronavirus Disease (COVID-19) Outbreak”, which was in effect on the Effective Date of this Appraisal Report. [In addition, on_____________, 2020 the (state or local) __________ Government declared ____________________, which was in effect on the Effective Date of this Appraisal Report.] This appraisal report was performed pursuant to the Uniform Standards of Professional Appraisal Practice (“USPAP”) and was based on information and comparable sales available on that date. At this time, the effect of COVID-19 on the future value of the Subject Property or the value of the real estate market in the area of the Subject Property is unknown and not possible to predict.

Government Furnished Data

The following documents are available and will be provided to the successful Offeror:*

- Ft. Douglas Location Maps, Aerial Photos

- Survey with Legal Descriptions

- Site Plan (Sketch – 2014)

- Summary from Site Visit (12/19)

- Facility Information (2014)

- Cultural Resources Management Plan (12/09)

- Cultural Resources Survey (1/05)

- Natural Resources Survey (5/10)

- Historic Preservation Plan (5/96)

- Historic Building Treatment Guidelines (12/18)

- Environmental Condition Report (2/13)

- Archaeological Resources Management Plan (2/11)

* These documents will be provided in separate pdf files, as a supplement to this primary PWS document.