47PB0021Q0020 Performance Work Statement 2021 04 23.pdf

- PERFORMANCE WORK STATEMENT (PWS) -

APPRAISAL OF FORMER U.S. CUSTOMS HOUSE & FEDERAL OFFICE BUILDING

(CH-FOB)

112 W. Stutsman Pembina, North Dakota 58271

(7-G-ND-0524-AA)

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.

POINTS OF CONTACT

Primary

GSA Contracting Officer: Huy Le (1PQC), Supervisory Contract Specialist Agency Name: U.S. General Services Administration Address: 10 Causeway Street, Boston, MA 02222-1048 Contact Number: (617) 565-5803 (o) Email: huy.le@gsa.gov

GSA Realty Specialist/Site Contact

Contact Name: Bettina Alcantar, Realty Specialist Agency Name: U.S. GSA Address: 819 Taylor Street Room 11A30, Fort Worth, TX 76102 Contact Numbers: (817) 850-8157 Email: bettina.alcantar@gsa.gov

GSA Appraisal/Contracting Officer’s Representative (COR)

Contact Name: Craig Blair – Regional Review Appraiser (7PZA) Agency Name: U.S. General Services Administration Address: 819 Taylor Street Room 11A30, Fort Worth, TX 76102 Contact Number: (817) 978-4275 (o); (817) 307-1944 © Email: craig.blair@gsa.gov

Subject Property Access/Inspection

Contact Name: Curtis Shumaier – Bldg. Mgr., Region 8 Agency Name: U.S. GSA Contact Number: (701) 552-9852 Email: curtis.schumaier@gsa.gov

OVERVIEW AND INFORMATION

Place of Performance: Pembina, North Dakota

Period of Performance: Draft appraisal report is due within sixty (60) days from the Notice to Proceed. Final appraisal report is due within five (5) days of the contractor’s receipt of the reviewer’s comments.

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

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

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

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).

Security: N/A.

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.

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

Post Award Conferences/Periodic Program Meetings: The Contractor agrees to participate in a kick-off meeting to be held via teleconference. The meeting shall last approximately fifteen

(15) minutes and will be scheduled following award of the Task Order. This meeting shall be at no additional cost to the Government.

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.

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

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.

OBJECTIVE

The following estimates of value are required:

Fair Market Value Disposition Value (subject to a specified 2-3 month marketing period)

The values estimates are to be based on the property’s highest and best use.

(see Exhibit C - Special Requirements & Considerations)

GENERAL REQUIREMENTS

Contractual: The contractor shall provide all personnel, equipment, supplies, facilities, transportation, tools, materials, supervision, and other items and non-personal services necessary to satisfactorily perform an appraisal of the real property as defined in this Performance Work Statement. The contractor shall perform to the standards in this contract.

Technical: 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 (see Exhibit C - Technical Scope of Work).

Key Personnel: The contractor shall designate an individual 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.

* The Dictionary of Real Estate Appraisal, 6th Edition

NOTE: 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.

Report Format: The appraisal and appraisal report shall be prepared in accordance with Standards 1 and 2 – 2(a) of the Uniform Standards of Professional Appraisal Practice (USPAP).

The report shall be prepared in a complete, narrative format (formerly known as a “Self- Contained Report).

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

DELIVERABLES

Draft Report: The contract appraiser shall deliver one (1) electronic copy of the draft appraisal report (pdf format) via email to craig.blair@gsa.gov within sixty (60) days from the Notice to Proceed. Any delays in delivery must be approved by GSA prior to the deadline.

Final Report: The contract appraiser shall deliver one (1) electronic version (pdf format) via email, as well as two (2) hard copies of the final report, 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

INVOICING & PAYMENT

Upon completion of the final report and notification of approval from GSA, submit the invoice electronically to https://www.finance.gsa.gov or an original copy of the invoice may be submitted to the following address:

GSA Financial Services Division (BCF) P.O. Box 17181 Fort Worth, TX 76102-0181

Please submit a copy of both the invoice and Release of Claims to the Contract Specialist, Huy Le, via email to huy.le@gsa.gov; and to Craig Blair at craig.blair@gsa.gov.

Please ensure that your invoice contains the PDN number located in box 4 of the GSA Form 300 in a prominent location.

TECHNICAL EXHIBIT LIST (Attached)

Exhibit A - Performance Requirements Summary Exhibit B - Deliverables Schedule Exhibit C - Technical Scope of Work

ADDENDA

- Location Map

- Aerial Photo

- Exterior Photo

- Legal Description

- Surveys

- Sample Historic Preservation Covenants

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

Constructed in 1932, the building originally served as a Custom and Immigration office and U.S.

Post Office. It later evolved into the Custom House and Federal Office Building (CH-FOB). In September of 2020, the US Customs and Border Protection (CBP) agency vacated the CH-FOB and consolidated into the Main Port Building (ND0545AO) of the Pembina Land Port of Entry.

Currently, the old CH-FOB building is 100% vacant. There is little backfill potential, and GSA has declared the property excess to its needs. The property has been given to the office of Real Property Utilization and Disposal (RPU&D) for disposal. An appraisal is required in support of that effort.

Property to be Appraised

The site consists of 0.62 acres and is rectangular in shape. The CH-FOB was built upon it in 1932 and is listed on the National Register of Historic Places. It was designed in the Colonial Revival style and is one of just three postal buildings in North Dakota designed in this manner.

The building contains 15,058 SF and consists of 3 stories (including basement). The appraiser will need to consider the impact of the historic-related use restrictions on marketability and value, if any (see sample Historic Preservation Covenants in the Addenda).

Some asbestos-containing material (ACM) may be present in roofing components, floor tiles, mastics and other building materials. In addition, some lead-based paint (LBP) may also be present at this location. These can be maintained through the implementation of an Operations and Maintenance (O&M) Program. A properly developed O&M Program is sufficient to maintain the property in accordance with current regulatory requirements. The appraiser may assume this will be properly managed in place for purposes of this assignment.

Purpose Of The Appraisal

Estimate Fair Market Value Estimate Disposition Value (based on a specified marketing period of 2-3 months).

The values estimates are to be based on the property’s highest and best use.

Property Rights to be Appraised

Fee simple interest.

Intended Use of the Appraisal

The intended use of the appraisal is to assist the General Services Administration (GSA) in disposing of the property, which is excess to the needs of the Government. The most likely method of disposal will be a competitive sale using GSA’s online auction program. The Government will act as the owner/broker.

Intended User of the Appraisal

This appraisal is exclusively for GSA’s use.

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. Disposition Value : The most probable price that a specified interest in property should bring under the following conditions:

(1) Consummation of a sale within a specified time, which is shorter than the typical exposure time for such a property in that market.

(2) The property is subjected to market conditions prevailing as of the date of valuation.

(3) Both the buyer and seller are acting prudently and knowledgeably.

(4) The seller is under compulsion to sell.

(5) The buyer is typically motivated.

(6) Both parties are acting in what they consider to be their best interests.

(7) An adequate marketing effort will be made during the exposure time.

(8) Payment will be made in cash in U.S. dollars (or the local currency) or in terms of financial arrangements comparable thereto.

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

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.*

* Dictionary of Real Estate Appraisal, 6th Edition

Emphasis on Market Analysis, Marketability Study, Analysis of Highest and Best Use

This appraisal assignment is complicated by a few issues that make the highest and best use determination and valuation analysis particularly challenging. For example, the building is a large, special purpose facility. It is also historic-designated, being listed on the National Register of Historic Places. Finally, it is located in an extremely remote, rural area near the U.S.- Canadian border.

Therefore, it is important that a thorough market analysis as well as marketability study be developed to realistically assess reuse/ development potential and the subject’s competitive position. Some information will no doubt need to be obtained from interviews with city/county/state government officials and members of the local professional real estate community.

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 it is determined that the Cost Approach is not applicable, a land valuation must still be performed to support the concluded highest and best use.

SPECIAL REQUIREMENTS & CONSIDERATIONS

Historic Status

The building is listed on the National Register of Historic Places and will be subject to various restrictive use covenants. The appraiser will need to evaluate the impact this could have, if any, on highest and best use, marketability and value. A template of covenants typically included in the deed language is provided in the Addenda of these specifications.

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 two 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.

ADDENDA

- Location maps, aerial photos and site sketches

- Representative photographs of building

- Legal description

- Survey

- Building floor plans

- Building condition report

- Select excerpts from Targeted Asset Review

- Draft leases for agencies that will remain (Sale with Leaseback Provision)

- Location of current tenants that will remain