IGA WITH TOWN OF CAVE CREEK REIM OF APPRAISALS.PDF
Extracted text (via pymupdf)
9622 characters
Page 1 of 8 REQUEST FOR PROPOSAL (RFP) PROJECT NAME: SPUR CROSS RANCH CONSERVATION AREA VALUATION REQUEST FOR PROPOSAL PROJECT NAME: Spur Cross Ranch Conservation Area Valuation Distribution Date: XX.XX.XXXX Due Date: xx.xx.xxxx Page 2 of 8 REQUEST FOR PROPOSAL (RFP) PROJECT NAME: SPUR CROSS RANCH CONSERVATION AREA VALUATION STATEMENT OF WORK Summary Identification: Please note, this RFP contains a portfolio of properties to be reviewed as such, however it is required that a report is prepared for each property individually and not in one comprehensive report. Desert Foothills Land Trust (DFLT), Maricopa County (MC), and the Town of Cave Creek (TOCC) are considering the purchase of vacant land for open space and conservation, to expand the surrounding Spur Cross Ranch Conservation Area (SCRCA). Client(s): Desert Foothills Land Trust Maricopa County Town of Cave Creek Intended Users: Desert Foothills Land Trust Maricopa County Town of Cave Creek No other intended users Purpose & Intended Use: The purpose of the appraisal is: The co‐clients intend to use the appraisal to identify a parcel or parcels of land best suited for the acquisition of open space and conservation. The intended use of the appraisal is: To facilitate a fee transfer of property to Desert Foothills Land Trust, or other appropriate conservation entity, for the conservation of open space. Page 3 of 8 REQUEST FOR PROPOSAL (RFP) PROJECT NAME: SPUR CROSS RANCH CONSERVATION AREA VALUATION Report Format: The report must be prepared in accordance with the requirements of: The Appraisal Report option of the Uniform Standards of Professional Appraisal Practice (USPAP) Standard Rule 2‐2(a). The report will be subject to review and the contractor will be required to clarify any issues in writing. Failure to do so may result in the report being considered unacceptable. A copy of this Request for Proposal (RFP) must be included in the Addenda of the appraisal report(s). Two (2) hard copies, as well as one (1) electronic copy of the report(s) will be required. Please include the Project Name on the cover and in the letter of transmittal of the finished report. The appraiser shall provide all professional credentials both in the appraisal report, and with the RFP. Additionally, in the cover please include the following: The number of appraisals performed in the Spur Cross Ranch Conservation Area or north Cave Creek area in the past 24 months The number of appraisals performed for the purpose of open space/ conservation acquisition What percentage of the final report will be completed by a Certified General Appraiser or an intern or trainee Appraisal Standards: The appraisal report(s) must conform to: The current edition of the Uniform Standards of Professional Appraisal Practice (USPAP) Page 4 of 8 REQUEST FOR PROPOSAL (RFP) PROJECT NAME: SPUR CROSS RANCH CONSERVATION AREA VALUATION Property Description(s): The following parcels are considered priority parcels for possible open space and conservation acquisition. The following parcels are not listed according to priority. 1. Cross Family LLC Parcel(s) ID Address or location Size (acres) 202‐18‐018C Adjacent to Spur Cross Ranch Conservation Area 1.21 202‐18‐010L Adjacent to Spur Cross Ranch Conservation Area 19.37 202‐18010C Adjacent to Spur Cross Ranch Conservation Area 2.5 202‐18‐010K Adjacent to Spur Cross Ranch Conservation Area 4.9 2. Hoyle Parcel(s) ID Address or Location Size (acres) 202‐18‐010G 44015 N Spur Cross Rd. Cave Creek 85331 8.77 3. Spur Cross Ridge LLC Parcel(s) ID Address or Location Size (acres) 202‐18‐024B Adjacent to Spur Cross Ranch Conservation Area 8.57 202‐18‐024A Adjacent to Spur Cross Ranch Conservation Area 1.55 202‐18‐018D Adjacent to Spur Cross Ranch Conservation Area 7.18 Page 5 of 8 REQUEST FOR PROPOSAL (RFP) PROJECT NAME: SPUR CROSS RANCH CONSERVATION AREA VALUATION 4. Spur Cross Land LLC Parcel(s) ID Address or Location Size (acres) 202‐18‐018K Adjacent to Spur Cross Ranch Conservation Area 4.44 202‐18‐018L Adjacent to Spur Cross Ranch Conservation Area 8.86 5. Velocity Squared Group LLC Parcel(s) ID Address or Location Size (acres) 202‐18‐018J Adjacent to Spur Cross Ranch Conservation Area 13.23 202‐18‐018H Adjacent to Spur Cross Ranch Conservation Area 12.96 The above priority parcels for conservation are shown on the parcel map included as Exhibit 1. Ownership/Occupant: The ownership of each priority parcel is outlined in the table(s) above. Both parcels 1. Cross Family LLC and 2. Hoyle, have improvements which may include residences, patios, and other permanent structures. It is the understanding of the clients that there are no occupants of any of the priority parcels. A title report will not be provided as part of this assignment. Authorization: The appraiser will be required to contact the owner(s) of the properties and/or conduct an on‐site inspection of all or some of the properties. Properties without a physical address and/or without improvements may not need an on‐site inspection. Zoning: The Maricopa County GIS layer shows all of the above properties fall under the DR‐190 zoning, allowing for 190,000 square feet per lot (minimum lot size). The appraiser is to independently verify zoning and other salient facts and features. Definition of Market Value: Page 6 of 8 REQUEST FOR PROPOSAL (RFP) PROJECT NAME: SPUR CROSS RANCH CONSERVATION AREA VALUATION Market Value is “the most probable price, as of a specified date, in cash, or in terms equivalent to cash, or in other precisely revealed terms, for which the specified property rights should sell after reasonable exposure in a competitive market under all conditions requisite to a fair sale, with the buyer and seller each acting prudently, knowledgably, and for self‐interest, and assuming that neither is under undue duress.” [The Dictionary of Real Estate Appraisal, 6th Edition, 2015, p. 141] Property Interest: The rights to be appraised are the fee simple estate. All rights shall be conveyed. Date of Value: The effective date of value should be the last property inspection date. Extraordinary Assumptions: If there is a discrepancy with regards to the acreage (County Assessor vs. GIS), the contractor should invoke an extraordinary assumption that the information provided by County assessor is correct. Unless otherwise noted or discussed with the client, the appraiser may not assume or invoke any extraordinary assumptions. Hypothetical Conditions: Unless otherwise noted or discussed with the client, the appraiser may not assume or invoke any hypothetical conditions. Special Instructions: The appraiser is to have a discussion with the project manager(s) prior to completing the final report(s). Supplemental Standards: In addition to the above, DFLT, MC and the TOCC require the following: A table of contents Page 7 of 8 REQUEST FOR PROPOSAL (RFP) PROJECT NAME: SPUR CROSS RANCH CONSERVATION AREA VALUATION (IF APPLICABLE) Federal Emergency Management Agency (FEMA) flood map panel number and map date for all subject parcels and, if relevant, for comparables. A minimum of five sales required in the market approach. Include photos (aerial photos of large tracts, regular at grade photographs of smaller parcels). Data on similar property listings/offerings of properties in the immediate neighborhood, when relevant, and in addition to comparable sales. Recent color aerial photos of subject parcels. Topographical map, site map, etc., are required as relevant to the valuation assignment. Confirmation data to identify the source, telephone number, and appraiser who conducted the confirmation interview. DFLT’s standard practice of using sales comparables involving conservation groups and governmental agencies mirrors that of UASFLA Section D‐9 (Yellow Book). These sales are discouraged but not prohibited, they must not represent a majority of the number of sales comparables used in the appraisal, and they must not be given primary weight in the final analysis. Submission of Proposals: To bid, review the documents, include all required materials, and submit your proposal via email to vpreston@dflt.org, RJ.Cardin@maricopa.gov, AND lkautzman@cavecreekaz.gov Attn: Project: Spur Cross Ranch Conservation Area Valuation. Proposals must be received on or before May 1, 2020 no later than 5:00 pm. Bid proposals will be evaluated and award of the assignment will be based on price, experience, and service as it affects quality and on‐time delivery. If you do not plan on submitting a proposal, a timely phone call or email to the points of contact is appreciated. The POINTS OF CONTACT for this RFP are: Vicki Preston Executive Director Desert Foothills Land Trust PO Box 4861 Cave Creek, AZ 85327 vpreston@dflt.org 480.488.6131 x 200 Luke Kautzman Planning Director Town of Cave Creek 37622 N. Cave Creek Rd. Cave Creek, AZ 85331 lkautzman@cavecreekaz.gov 480.488.6633 RJ Cardin Director Maricopa County Parks & Rec 41835 N Castle Hot Springs Rd. Morristown, AZ 85342 RJ.Cardin@maricopa.gov 602.506.9500 Page 8 of 8 REQUEST FOR PROPOSAL (RFP) PROJECT NAME: SPUR CROSS RANCH CONSERVATION AREA VALUATION