SOLICITATION NOTICE
R -- MARKET VALUE APPRAISAL, FORMER INDIANA ARMY AMMUNITION PLANT, CHARLESTOWN, IN
- Notice Date
- 8/8/2003
- Notice Type
- Solicitation Notice
- Contracting Office
- US Army Corps of Engineers, Louisville - Military, 600 Dr. Martin Luther King, Jr. Place, Room 821, Louisville, KY 40202-2230
- ZIP Code
- 40202-2230
- Solicitation Number
- DACA27-03-T-0045
- Response Due
- 8/29/2003
- Archive Date
- 10/28/2003
- Point of Contact
- Denise Gill, 502-315-6188
- E-Mail Address
-
Email your questions to US Army Corps of Engineers, Louisville - Military
(denise.m.gill@lrl02.usace.army.mil)
- Small Business Set-Aside
- Total Small Business
- Description
- NA Market Value Appraisal of former Indiana Army Ammunition Plant. Solicitation package will be available o/a 13 August 2003 and will be available by electronic copy only. To download the solicitation package go to website http://ebs.lrl.usace.army.mil/ebs and click on solicitation DACA27-03-T-0045. The property lies between State Highway 62 and the Ohio River near Charlestown, Clark County, Indiana. The property contains approximately 4,390 acres. There are numerous buildings of various sizes and uses, m ost of which have no or nominal value. The government intends to retain a few buildings for ten years. Information will be provided on those buildings. Also, the government intends to burn various buildings. Information on those will also be provided. Approximately 91 acres lie on the north end of the installation. This area contained office buildings and was known as the administration area. It housed the headquarters building. Also there is a landfill area at the north end and an area improved with storage and shipping houses. The south end of the installation contains the remaining property to be appraised. Property near the state highway was originally the site of miscellaneous lower administration buildings, the clinic, change houses, and the ba g sewing building. Also at the south end and nearer the river are the powder load lines, igloos, and other support buildings that are still standing. The last propellants were packed by the government in 1995. This area contains approximately 260 buildi ngs, several storage tanks and approximately 26 miles of railroad track. The railroad track is outleased to an operator. There are explosive and burn arcs that impact use. Other Interests: The property is currently leased to the INAAP Reuse Authority. There are approximately 47 existing subleases to the private sector, some of which were assumed by the reuse authority from the government. Those leases must be analyzed and considered for their impact (enhancement or encumbrance), on market value. Some of these leases involve operating utilities and current uses for explosive material. Information will be provided on explosive arcs. The property will be appraised as clean and free from environmental contamination. However, the appraiser will briefly di scuss known environmental problems and will have information available to him, including an environmental baseline study. Other adjacent areas containing approximate 3,650 acres and running more or less along the eastern perimeter of the property will be transferred to the State of Indiana for use as a park. This property will not be included in the appraisal. Also there are approximately 1,660 acres in the propellant and explosive manufacturing area that will not be included in the appraisal. This prope rty lies between the north, administrative area and the southern loading/packing area discussed above. Before inspecting the property, the appraiser will coordinate visits with R. Marc Elliott, Executive Director of INAAP Reuse Authority. The appraiser mu st also undergo a safety briefing before inspecting the property. Mr. Elliott will coordinate all plans for this briefing. The inspection date will be the valuation date of the appraisal. Mr. Elliott will have various documents available for the appraise r??????s use. Those include but are not limited to: Master Development Plan for River ridge Commerce Center, June 2001; INAAP Installation Action Plan, 2002; INAAP Explosive Desensitization Plan, 2002; INAAP Preliminary Engineering Report, QK4 2002, and the Cultural Resources Management Plan. The appraiser may, or may not use information provided by the reuse (Mr. Elliott) as he deems appropriate. The appraiser will develop his own, independent, objective opinions as to any and all property values, costs and other estimates required to complete the appraisal from sources he deems reliable. Requirements: The appraiser must be a state certified general appraiser . The appraiser named as the principal appraiser in the proposal and in the demonstration of experience will be the signatory of the appraisal report. The appraiser shall prepare a complete, narrative self-contained appraisal. If necessary, the apprais er may adopt support reports of experts in other fields that may contribute to the understanding and valuation of the elements of market value. Such experts must be professionals recognized in their areas of expertise and hold appropriate certificates, re gistrations or acknowledgments. Any person signing the appraisal report will have sufficient knowledge and experience to meet the Competency Rule of USPAP within the context of the appraisal problem. The appraisals will comply with the Uniform Appraisal S tandards for Federal Land Acquisition (yellow book) http://www.usdoj.gov/enrd/land-ack/, and the Uniform Standards of Professional Appraisal Practice (USPAP) http://www.appraisalfoundation.org/uspap/toc.htm. If there are conflicting standards, the Uniform Appraisal Standards for Federal Land Acquisition will prevail and the appraiser may invoke jurisdictional exception. The market value definition will be taken from the Uniform Appraisal Standards for Federal Land Acquisition. National, regional and local economic conditions must be considered in developing the highest and best use and the estimates of market value. Those conditions as they affect value must be discussed in the appraisal reports. The appraisal must thoroughly describe the property and inc lude adequate color photographs to give the reader a visual understanding of the improvements. Also include an aerial photograph if possible. In evaluating the Highest and Best Use, the appraiser should take into account the full range of potential purcha sers in the market. By legislative directive, the subject property will be transferred for industrial reuse, which defines the highest and best use of that tract. However, one would assume that site specific improvements could be used for administration support or industrial commercial support use. Highest and Best Use as though vacant and improved must be discussed as to the type of industrial user. A conclusion will be drawn and thoroughly supported. A discussion of marketing time and absorption shou ld be included if applicable. An in-progress draft should be submitted for review approximately 30 days before completion of the appraisal report. Six copies of the final report will be submitted. The finished report must be completed within 120 days after award of the contract. The appraiser may be required to attend one or more meetings in connection with the valuation of the subject property. The appraiser shall not publish any data in whole or in part, pertaining to the appraisal report or appraisal su bject, or in any manner or form authorize others to do so without the written consent of the Government, or until such time as the Government may have released such data to the public. An authorized review appraiser designated by the government must review the appraisal. Thirty (30) days will be allowed for appraisal review and payment. However, the government may consider partial payment dependent upon receiving drafts and/or synopses of work completed. A real estate map and a list of improvements will b e forwarded to prospective contractors if requested. The Government will establish a committee to review and evaluate the proposals received. The evaluation will be based exclusively on the content of the information provided with the proposal, and any sub sequent discussions required to clarify the information received with the original proposal. Any information or data incorporated by reference or otherwise referred to in the original proposal will not be considered. If neither clarifications nor further negotiations are required, an award will be made based on original proposal. The following factors will be considered during the evaluation process listed in o rder of descending importance: 1) Principal appraiser??????s experience in appraising large industrial and/or mixed-use government-owned properties; principal appraiser??????s experience in appraising government-owned properties intended for disposal; prin cipal appraiser??????s experience in appraising closed industrial facilities; appraiser??????s experience in appraising active heavy industrial facilities; principal appraiser??????s experience in appraising leased fee industrial and/or mixed-use propertie s; general experience, education and professional designations of the principal appraiser and appraisal staff; demonstration of principal appraiser??????s ability to provide manpower, transportation, materials and facilities to meet time requirements; and principal appraiser??????s willingness to attend meeting(s) with principal parties for discussion of valuation analyses pertaining to the subject property. 2) Experience in Appraising Large Industrial and/or Mixed-Use Government-Owned Property; 3) Experie nce in Appraising Government-Owned Properties Intended for Disposal; 4) Experience in Appraising Closed Industrial Facilities ; 5)Experience in Appraising Active Heavy Industrial Facilities; 6) Experience in Appraising Leased Fee Industrial and/or Mixed-Us e Properties; 7) General Experience, Education and Professional Designations of the Principal Appraiser and Appraisal Staff; 8) Demonstration of Principal Appraiser??????s Ability to Provide Manpower, Transportation, Materials and Facilities to meet Time R equirements; 9) Willingness to Attend Meeting(s); and 10) Price. For those requests and other technical issues, contact Karen Gehlbach, Review Appraiser, Louisville District Corps of Engineers. Telephone: (502) 315-6946; FAX: (502) 315-7008. To downl oad the solicitation package go to website http://ebs.lrl.usace.army.mil/ebs and click on solicitation DACA27-03-T-0045. Project specification files are portable document format (pdf) files and can be viewed, navigated, or printed using Adobe Acrobat Read er. Minimum system requirements are 486-based personal computer, Microsoft windows 3.1 or greater, 8 MB application RAM and 4 MB hard disk space. Amendments will be available from the above website by download only. See Note 1.
- Place of Performance
- Address: US Army Corps of Engineers, Louisville - Military 600 Dr. Martin Luther King, Jr. Place, Room 821, Louisville KY
- Zip Code: 40202-2230
- Country: US
- Zip Code: 40202-2230
- Record
- SN00396312-W 20030810/030808213829 (fbodaily.com)
- Source
-
FedBizOpps.gov Link to This Notice
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