SOLICITATION NOTICE
R -- Port of Portland Terminal 2 Appraisal (Moorage and Upland Storage)
- Notice Date
- 7/20/2007
- Notice Type
- Solicitation Notice
- NAICS
- 531390
— Other Activities Related to Real Estate
- Contracting Office
- US Army Engineer District, Seattle, ATTN: CENWS-CT, PO Box 3755, Seattle, WA 98124-3755
- ZIP Code
- 98124-3755
- Solicitation Number
- W912DW-07-Q-0088
- Response Due
- 7/30/2007
- Archive Date
- 9/28/2007
- Small Business Set-Aside
- Total Small Business
- Description
- Original: 27 June 2007 Updated: 19 July 2007 STATEMENT OF WORK Contract Real Estate Appraisal and Consultation Services Port of Portland Terminal 2 lease Portland, Oregon I INTRODUCTION A well supported and impartial real estate appraisal serves a very important function in real property transactions, and holds an indispensable role in ensuring proper expenditures of public funds and resources. It is essential that appraisal reports are well documented and conclusions based on logical analyses of relevant market data. There are supplemental content and documentation standards for appraisal reports to be used by Appraisers who may be required to testify as expert witnesses in federal cour t. The Statement-of-Work for Contract Real Estate Appraisal Services identifies the subject of the assignment, establishes type of appraisal or consultation exercise to be completed, and describes special requirements to be considered, if any. II DESCRIPTION OF WORK REQUIRED INTENDED USE and PURPOSE The purpose of this assignment is to establish fair market rent for occupancy of a portion of the Port of Portland facilities. The Intended Use of this appraisal/consultation assignment is to assist the Client Agency in setting a record of market rental ra te, and for reference in negotiating for occupancy of certain real property owned by the Port of Portland. CLIENT and INTENDED USER(S) The U. S. Army Corps of Engineers (USACE) is the Contractors Client and Intended User. The Port of Portland is the owner of the property that is the subject of this assignment, and may be provided a copy of the appraisal/consultation report, during or po st negotiation, at the sole discretion of the client. There are no other Clients and distribution of the appraisal report and/or its findings are not authorized without written permission of the client. All work products prepared for the government may be subject to disclosure under the Freedom of Information Act. DATE OF VALUE A current date of value is required. Typically, the date of inspection by the appraiser, no more than 30 calendar days preceding the report delivery date, shall be utilized as the Effective Date of Value. ESTATES AND INTEREST APPRAISED The Army Corps and Engineers intends to lease dock space from the Port of Portland for mooring of two dredge vessels. This assignment is to estimate the fair and reasonable annual market rent for the facilities proposed to be occupied, including approxima tely 4.2 acres of open yard storage area on the dock, and a combined total of approximately 700 lineal feet of vessel moorage along berths 203 and 204 as described in the proposed lease document. (see following sections for details) PROFESSIONAL AND GOVERNMENTAL REGULATIONS AND STANDARDS In addition to the scope of work outlined in this document, the appraisal/consultation exercise is to be prepared in conformance with 49 C.F.R.?24 and other applicable requirements, including, to the extent appropriate: the Uniform Appraisal Standards for Federal Land Acquisition (UASFLA aka The Yellow Book http://www.usdoj.gov/enrd/land-ack/ ) except as modified by EC 405-1-04; the current edition of the Appraisal Foundation's Uniform Standards of Professional Appraisal Practice (USPAP http://www.apprai salfoundation.org ) except as modified by EC 405-1-04; and the applicable laws or public policy. REPORT TYPE The report must be credible and performed in a manner commensurate with that of the Contractors peers for an assignment of this type. All relevant methods of analysis shall be performed, sufficient data collected and analyzed, and a written report that fu lly describes the elements to be Self-Contained in format. DEFINITION OF MARKET VALUE Market Value as defined in UASFLA should be utilized in all appraisal assignments. Here, the assignment is to establish fair market rental rate, thus a variation of the definition would be: The fair rent al value of a property is the amount which, in a competitive market, a well-informed and willing lessor would accept for the temporary use and enjoyment of the property. CONTACTOR QUALIFICATIONS The Contract Appraiser must be a state licensed Certified General Real Estate Appraiser or have an equivalent Reciprocal License to practice real estate appraising in the State of which the real property is located; be in Good Standing with the State and Federal Regulatory Licensing Agencies; and meet the Competency Rule of USPAP as it applies to this appraisal assignment. SCOPE OF WORK Major components of the assignment would include, but not necessarily be limited to: a) inspection of subject and understanding of the terms of the proposed lease (rental amount proposed by the Port will be disclosed to the contractor) and the basis upon which it is derived; b) research market for competing facilities in the Portland area, including the subject Port of Portland facilities (and perhaps Southwestern Washington as well depending on the quantity of data available) and establish comparables consisting of space avai lable offerings and actual existing comparables leases; c) analyze and establish market rent for the subject. Although a consultation/rental survey assignment, the work product and report are expected to substantially comply with USPAP and UASFLA standards. Furthermore, the contractor shall pay special attent ion to the following: 1) Both prospective lessor and lessee agree that the existing vacant warehouse on site will not be used for storage purposes other than vehicle parking, and thus no rental amount due other than the underlying land area. 2) There are certain improvements to the lease area required prior to occupancy such as a portable office building, water and sewer lines, shore power, etc. (see list). It is intended that the cost of these improvements will be initially borne by the Port , and subsequently charged back to the lessee (perhaps prorated over the anticipated 5 year term of the lease). The significance to the appraisal/consultation assignment is to identify the items on this list, if any, that typically are included in similar lease arrangements. In other words, the lessee will pay the cost of improvements only if the item is not typically included in the base rent. For the extra items required by the lessee, an appraisal/valuation is not required under this assignment (reas onableness of the actual costs of construction will be separately audited by the client). 3) The draft lease agreement contains a provision that usage of the berths for tying up of vessels will not be exclusive to the lessee. When the lessees vessels are not in port, the Port retains the prerogative to sublease the berthing space to other vessels on a transient basis. While this arrangement may be typical of similar facilities, the rental survey needs to address its affect on market rent accordingly. 4) For industrial/commercial moorage, the ability of a facility to accommodate vessels of certain depth/draft is significant. 5) Contributory rental value of the land area shall be broken out from the total rent estimated. DESCRIPTION OF THE SUBJECT PROPERTY The subject real property proposed to be leased include approximately 4.2 acres of land area and approximately 700 lineal feet of dock space along Berths 203 and 204 at the Port of Portland Terminal 2. Terminal 2 is located at 3556 NW Front Avenue, Portla nd, OR 97209. The tax parcel for the portion under the proposed lease is 1N1E20-0800. There is an existing vacant warehouse on site that is to be excluded from the rent estimate (see scope of work instructions in the preceding section). In addition, cer tain tenant improvements will be installed by the lessor and charged back to the lessee (see list, and see scope of work instructions in the preceding section). A portable office trailer is proposed to be rented and installed on si te, with the rental amount paid by the lessee. Please see photo and map for depiction of the subject. Complete legal description and final proposed lease agreement to be provided upon award of appraisal contract. OSTENSIBLE OWNERSHIP The property owner of record is: Port of Portland. The Point-of-Contact is Lorali Sinnen, Property Manager II, (503) 944-7538. PREVIOUS OWNERSHIP AND/OR CLIENT/INTENDED USER RELATIONSHIPS Descriptive disclosure is required within the appraisal report of any previous Appraiser Client/Intended User/Ownership/Advocate relationship, and/or appraisal assignment, real estate consultation services performed on the subject property by the Apprais er and/or their firm or affiliates. If the Appraiser had a previous relationship and/or appraised the subject property for the Property Owner/Seller/Occupant/Tenant/Intended User in this transaction, the Appraiser is to notify the Client immediately prior to acceptance of any contract for services for possible disqualification of appraisal services in this transaction. HIGHEST AND BEST USE The report shall contain a highest and best use analysis concluding to a specific highest and best use as if vacant and if improved, as improved . The UASFLA requires the highest and best use analysis to make a Larger Parcel determination, and the va luation to be based on economic principles. For this assignment, the Highest and Best use analysis may be an abbreviated notation because of the apparent nature of the shipping terminals highest and best use. The larger parcel analysis is also unnecessar y in this instance. HYPOTHETICAL CONDITIONS and/or EXTRAORDINARY ASSUMPTIONS See Scope of Work section above. At this time, the Client is unaware of any other Hypothetical Conditions or Extraordinary Assumptions required for this appraisal/consultation assignment. If the Appraiser should become aware of needed changes or modifica tions to this assumption, he/she shall notify the Corps of Engineers Point of Contact for discussion and concurrence on how to proceed. APPRAISER COORDINATION WITH PROPERTY OWNER(S) FOR INSPECTION The Appraiser is required to make a personal, physical property inspection and the Property Owner(s), or his/her designated representative, is to be given the opportunity to accompany the Appraiser on the subject property inspection. A description of the notification and extent of effort to contact and arrange for the opportunity for the Property Owner(s) to accompany the Appraiser at the time of the inspection of the subject property is to be included in the report. SCHEDULING The report shall be submitted no-later-than thirty-five (35) calendar days after the contract is awarded by the Seattle District Contracting office. Note: It should be understood, that the contracting process can take up to thirty (30) days itself, prior to the awarding of the contract. NUMBER OF COPIES AND WHERE TO FORWARD Five original copies of the final report, an electronic copy, and a copy of the Contractors invoice, including the Purchase Order Number on it, should be submitted to Alfred Chai, Supervisory Review Appraiser, U. S. Army Corps of Engineers, Seattle Distri ct, Technical Resources Branch, CENWS-RE-TR P. O. Box 3755, Seattle, Washington, 98124-3755. APPRAISAL REVIEW The appraisal will be reviewed for compliance by a qualified USACE Review Appraiser. If the initial product submitted for review is deemed not acceptable, the Review Appraiser is to communicate and work with the Appraiser to the greatest extent possible t o facilitate the Appraiser's development of an acceptable product, and the contractor agrees to be appropriately responsive and cooperative. Responses to questions or follow-up work product shall be completed and returned to the USACE Review Appraiser wit hin fourteen (14) calendar days from the date of query. PAYMENT TERMS The associated fee of $ was quoted by (reserved until afte r award) for the contract appraisal/consultation services described in this Appraisal Scope-of-Work document. Work will be accepted and payment authorized upon appraisal review and approval. Payment will be authorized by the Review Appraiser and/or the T echnical Point of Contact identified below. The original invoice including the Purchase Order Number on it, should be sent to the following address: U. S. Army Corps of Engineers Finance Center ATTN: CEFC-AO-O 5722 Integrity Drive Millington, Tennessee 38054-5005 TECHNICAL POINT OF CONTACT The point of contact for technical appraisal issues after award of contract will be Alfred T. Chai, Supervisory Review Appraiser, U. S. Army Corps of Engineers, Seattle District, Technical Resources Branch, P. O. Box 3755, Seattle, Washington, 98124-3755. Telephone No. (206) 764-3560, FAX: (206) 764-6579.
- Place of Performance
- Address: US Army Engineer District, Seattle ATTN: CENWS-CT, PO Box 3755 Seattle WA
- Zip Code: 98124-3755
- Country: US
- Zip Code: 98124-3755
- Record
- SN01348317-W 20070722/070720224538 (fbodaily.com)
- Source
-
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