Performance Work Statement Ogden UT.pdf

PERFORMANCE WORK STATEMENT (PWS)

APPRAISAL OF FORMER U.S. FOREST SERVICE FEDERAL BUILDING

507 25th Street, Ogden, UT 84401

Case #7-G-UT-0547-AA

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

GSA Contract Personnel:

Name Huy Le Anthony Prata Title Contracting Officer Contract Specialist E-mail huy.le@gsa.gov Clarence.pittman@gsa.gov Phone Number (617) 780-9672 (202) 316-0149

Acquisition Management Division Public Buildings Service – New England Region U.S. General Services Administration 10 Causeway Street, Suite 1100 Boston, MA 02222

GSA Project Manager:

Latrina Blocker

Project Manager Public Buildings Service | Greater Southwest Region (R7) Real Property Utilization & Disposal (7PZB) 819 Taylor Street, 11th Floor 7PZ | Fort Worth, TX 76102-6114 O: (817) 850-5516 C: (469) 853-1947 latrina.blocker@gsa.gov

GSA Appraiser:

Craig Blair Public Building Service | Greater Southwest Region (R7) Regional Review Appraiser Real Property Utilization & Disposal Division 819 Taylor Street, 11th Floor 7PZ | Fort Worth, TX 76102-6114 O/C: (817) 307-1944850-5516 craig.blair@gsa.gov mailto:latrina.blocker@gsa.gov mailto:craig.blair@gsa.gov

Property Inspection Contact:

Gordon Fitzhugh - GSA Building Manager

324 25th Street, Ogden, UT 84401 Cell: 801-462-1601 gordon.fitzhugh@gsa.gov

3. Overview and Information

3.1 Place of Performance: Ogden, Utah

3.2 Period of Performance: Draft appraisal report is due forty-five (45) days from Notice to

Proceed. Final appraisal report is due within five (5) days of the contractor’s receipt of reviewer’s comments (if any).

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

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 Juneteenth Christmas Day Independence 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. 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.

http://gsa.gov/

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 Task Order.

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.

4 Objective

4.1 The purpose of the appraisal is to:

Estimate the Fair Market Value and Disposition Value of the fee simple interest of the subject property. The value estimates are to be based on the property’s highest and best use. The Disposition Value should be based on a 2-to-3-month marketing time and shall be submitted by separate letter. (See Exhibit C - Technical Scope of Work)

5 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 Appraisal Expectations and Report Format

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

This shall be a complete, narrative appraisal report format (formerly known as a “self-contained report”). The person responsible for the appraisal will be the principal/senior appraiser signing the report, 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 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. A GSA Review 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 format) via email to craig.blair@gsa.gov within forty-five (45) 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.

Final Report - The contract appraiser shall deliver one (1) electronic version of the report (preferably in a pdf 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.

7. Evaluations and Award

7.1 Basis of Award: GSA intends to award a Task Order to the technically acceptable contractor offering the lowest price.

7.2 Proposal Submission Instructions: Your proposal must include the following items, as applicable:

7.2.1 Provide a copy of your Utah General State Certification for Real Estate Appraisal.

7.2.2 Identify the number of days to be utilized with the applicable rate, including labor categories.

7.2.3 If applicable, provide a price breakdown and description for all proposed travel and travel-related costs. Travel costs must be in accordance with the Federal Travel Regulations.

7.2.4 Provide a signed copy of the attached Federal Tax Certification and Felony

Conviction.

8. Procedures for Invoicing and Payment

8.1 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

Also, please provide a copy of the invoice and Release of Claims to:

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.

9. Attachment and Technical Exhibit List

a. Exhibit A - Performance Requirements Summary

b. Exhibit B - Deliverables Schedule

c. Exhibit C - Technical Scope of Work

ADDENDA - Government Furnished Data (Files to be provided post-award)

Location Map Plat Map Legal Description/ Attorney’s Opinion of T Building Floor Plans Weber County Parcel Searches Information from Appraisal Request Checklist Sample Historic Preservation Covenant Language Representative Subject Property Photos http://www.gsa.gov/portal/category/100120 http://www.gsa.gov/portal/category/100120 https://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

45 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.

1 Electronic (PDF) copy CRAIG.BLAIR@GSA.GOV

EXHIBIT C

Technical Scope of Work

Property to be Appraised

The subject property is an approximately .60-acre site, improved with the old U.S. Forest Service Federal building. The property address is 507 25th Street, in Ogden, Utah. The building has a basement, four stories above grade as well as three penthouse levels and was built in 1934. It contains 53,221 SF and is in fair to average condition for its age. There are 5 surface parking spaces.

The legal description is as follows:

Part of Lots 6 and 7, Block 16, Plat A, Ogden City Survey, Weber County, Utah; Particularly described as follows to-wit: Commencing at the Northwest corner of said Lot 6, which said corner is coincident with the Southeast corner at the intersection of 25th Street and Adams Avenue, in said Ogden city, running thence South along the east side of Adams Avenue 165 feet, running thence East 165 feet, running thence North 165 feet to the south line of said 25th Street 165 feet to the Point of Beginning.

The building is currently vacant. It is listed on the National Register of Historic Places, so, any revisions to its interior or exterior would need to be approved by the State Historic Preservation Office (SHPO). Preservation requirements will be memorialized in an historic preservation covenant as part of the deed; a generic sample of this document is attached.

In addition, the old FB is reportedly deficient in seismic protection. The estimate of repairs needed to shore up the subject’s seismic protection are as much as $23 million according to GSA, but needs to be independently verified during the course of the investigation.

The age of the building, despite what may have received exceptional care and maintenance as an historic facility during its occupancy, should call into question such potential issues as dated finishes and outdated functional space layouts. The appraise sure be careful to capture these and other appropriate features that might impact its marketability and value in the current environment, There are no known environmental contamination or other issues present.

Aerial photos and other representative photos of the subject are provided in the Addenda, along with additional descriptive information.

Purpose Of The Appraisal

1) Estimate the Fair Market Value of the fee simple interest, subject to outstanding rights, reservations and conditions present. This estimate is to be based on the property’s highest and best use.

2) Estimate the Disposition Value of the fee simple interest, subject to outstanding rights, reservations and conditions present. This estimate is also to be based on the property’s highest and best use. A limited marketing period of 2-3 months is to be assumed. (NOTE:

this analysis may be in a letter format but must be submitted under separate letter.

The Government will act as the Owner/Broker. The proposed method of sale will be a negotiated or competitive sale of the property using GSA’s on-line auction process (Websites:

realestatesales.gov) and www.propertydisposal.gsa.gov ).

Property Rights to be Appraised

The fee simple interest of the property subject to any existing easements for public roads, highways, public utilities, railroads, pipelines, etc., is to be appraised.

Intended Use of the Appraisal

To assist GSA in disposing of the property, which is excess to the Government’s needs. The most likely method of disposal will be either a negotiated or competitive public sale.

Intended User of the Appraisal

U.S. General Services Administration.

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.

http://www.propertydisposal.gsa.gov/ http://www.propertydisposal.gsa.gov/

(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. 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.*

d. Highest and Best Use

The reasonably probable use of property that results in the highest value. The four criteria 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, Analysis of Highest and Best Use

It is important that a thorough market analysis and highest and best use analysis be developed to realistically assess reuse/ development potential, and to adequately support the value estimate concluded for the subject. Included in the report should be a thorough discussion of the real estate market, incorporating relevant economic indicators (population and employment trends, etc.);

supply and demand factors (existing inventories, vacancies, competitive projects, absorption rates and projected inventories); area master plans under consideration, etc.

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. Brief descriptions and photos of the comparables – including land sales, to the extent possible - must be included in the report; preferably with individual data sheets.

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 45 (forty-five) 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 an e-mailed version of the final report again, 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.

No hard copies of the appraisal report are required.

(see Section 6 and Section 8, Performance Work Statement)

ADDENDA (Files to be provided post award)

Location Map

Ogden FS Building - 507 25th St - Google M

Plat Map

Plat Map 01-014 Jan 2023.pdf

Legal Description/ Attorney’s Opinion of Title

Ogden FB 207 25th St_Warranty Deed.pdf

Utah - Ogden - Forest Svc Bldg - Title

Building Floor Plans

2023.02.09_UT0010_

F04_Square Footage_T

2023.02.09_UT0010_

F03_Square Footage_T

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F02_Square Footage_T

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F01_Square Footage_T

2023.02.09_UT0010_

FP3_Square Footage_T

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FP2_Square Footage_T

2023.02.09_UT0010_

FP1_Square Footage_T

2023.02.09_UT0010_

FB1_Square Footage_T

Weber County Parcel Searches

Parcel Search taxes.pdf

Parcel Search bld chara.pdf

Parcel Search bld chara.pdf

Completed Appraisal Request Checklist

Completed Appraisal Request Checklist.docx

Sample Historic Preservation Covenants

Sample Historic Covenants (16).pdf

Representative Building Photos