SOLICITATION NOTICE
R -- Owyhee Initiative Market Survey
- Notice Date
- 3/13/2008
- Notice Type
- Solicitation Notice
- Contracting Office
- BLM-ID IDAHO STATE OFFICE* Admin Svcs Branch 1387 S. VINNELL WAY BOISE ID 83709
- ZIP Code
- 83709
- Solicitation Number
- DLQ080019
- Response Due
- 3/20/2008
- Archive Date
- 3/13/2009
- Point of Contact
- Patrica A. Fort Contract Specialist 2083733910 Pat_Fort@blm.gov;
- E-Mail Address
-
Email your questions to Point of Contact above, or if none listed, contact the IDEAS EC HELP DESK for assistance
(EC_helpdesk@NBC.GOV)
- Small Business Set-Aside
- Total Small Business
- Description
- Statement of Work - SOW Appraisal Services Directorate - ASD Agency Case & Number: 2008IDBLMID120 ARRTS Number: #LD71MG (Federal Lands) and #LD71MH (Private Lands) MARKET STUDY FOR THE OWYHEE INITIATIVE: SECTION 1 - IDENTIFICATION & GENERAL INFORMATION BACKGROUND: The Owyhee Initiative (OI) is a consensus agreement reached by a number of national, regional, and local stakeholders to promote the ecological and economic health within Idaho's Owyhee County. The agreement was crafted by local ranchers, county representatives, conservationists, outfitters, the Shoshone-Paiute Tribe and others to address longstanding public lands issues in southwestern Idaho. The agreement addresses concerns ranging from regulation of off-road vehicles, permanent protection of wilderness study areas, recognition of a traditional ranching way of life, and preservation of tribal culture and values. While the OI agreement provides a framework for resolving these concerns, the Owyhee Initiative Implementation Act introduced by Sen. Crapo (R-ID) provides the necessary legal vehicle for implementing and enforcing the agreement. Taken together, the OI agreement and OI Implementation Act achieves the following: Designation of 517,000 acres of wilderness, including 55,000 acres of wilderness that will not be grazed by livestock. Designation of 384 miles of Wild and Scenic Rivers. Closure of 200 miles of motorized trails in candidate wilderness areas and initiation of a travel planning process to establish a designated system of motorized routes for all public lands in Owyhee County. Increased protections for Shoshone-Paiute cultural sites and resources. Initiating of a county process to abandon all of its RS 2477 road claims in designated wilderness. A commitment by those involved to seek support for research and conservation projects in Owyhee County. Opening of closed roads across private land to provide better public access to public lands. PURPOSE OF MARKET STUDY: The purpose of this Market Study is to assess the feasibility of a proposed land exchange between the Bureau of Land Management and private individual land owners. Preliminary ranges of value estimates of lands involved in the proposal are needed by land (type, class)/highest and best use by ownership. The land values are to be looked at both "as is" and with the hypothetical condition that the proposed OI Implementation Act has passed and the designations contained therein are in place. The opinion to be developed in this consultation is whether or not the proposed wilderness and wild and scenic river designations would have a major impact on real property value in the impacted areas of Owyhee County. Client: U.S. Department of Interior - Appraisal Services Directorate. Intended Users: Appraisal Services Directorate and Bureau of Land Management (BLM) Intended Use: For use by Bureau of Land Management on behalf of the United States of America in analysis of the proposed Owyhee Initiative legislative action. The appraisal report is not intended for any other use. PROPERTY DESCRIPTION: The landscape within the wilderness proposal is diverse, ranging from river canyons over a thousand feet deep to vast expanses of sagebrush and grassland plateaus that provide habitat for sage grouse, pronghorn antelope, bighorn sheep, songbirds, raptors, and numerous rare plant species. More than 230,000 acres of lands proposed for wilderness are upland plateaus and 224,000 acres are classified as low or moderate hills. This high desert, sagebrush steppe habitat is not included in existing designated wilderness in Idaho and is generally underrepresented in the National Wilderness Preservation System. The river canyons in Owyhee County have been called the largest concentration of sheer-walled volcanic rhyolite and basalt canyons in the western United States. Many of the canyons are more than 1,000 feet deep, nearly twice as deep as the Washington Monument is tall. River enthusiasts come from around the country to challenge the famous white water rapids of these rivers. Federal Lands: There are 70 parcels with a total of 52,860 acres. The parcels are composed primarily of dry grazing tracts. The grazing tracts are located in high mountain deserts areas, and lower elevation grazing. The topography is steep in some mapped areas and rolling to flat in other areas. Other possible descriptions could also include: Riparian/Creek frontage pasture/grazing areas, wet meadows, recreation. Private Lands: There are nine individual property owners and 22 parcels with a total of 5138 acres. The parcels are located primarily along water (creek/rivers) frontages and canyon areas located in the high mountain desert areas of Owyhee County. The topography is steep in some areas and rolling to flat in other areas. Other possible descriptions could also include: Dry grazing, Riparian/Creek frontage pasture/grazing areas, wet meadows, recreation. Legal Description: Legal descriptions for the public and private tracts are attached to this Statement of Work. Ownership/Occupant: Ownership is identified on the attached legal descriptions; Larger Parcel Issues: There will be no determination of larger parcels. However, the appraiser should keep in mind likely larger parcel determinations in his/her selection of appropriate sales for the market study. Personal Property: None Property Access: An extraordinary assumption will be made that legal access is available to both the public lands and the private. CONTACT INFORMATION: ASD Thomas E. Dobbin-RPRA Senior Appraiser and Contracting Officer's Technical Representative (COTR) Northwest Region Appraisal Services Directorate Voice: (208) 373-3871 Fax: (208) 373-3859 Email address: Thomas_dobbin@blm.gov BLM Howard Hedrick, BLM, Special Assistant BLM Idaho State Office, Boise, ID 208.373.4010 Fax: (208) 373-4005 Inspection Permission: Permission to enter upon and inspect the property has been granted. Arrangements must be made with Howard Hedrick, BLM. Controversies/Issues: The property and ownership information given in this statement of work pertaining to the Owyhee Initiative proposal is to be kept confidential. PROVIDED PROPERTY INFORMATION: The Appraiser shall be provided with electronic copies of maps and CD's displaying ownership boundaries and location of the properties. GPS (Global Positioning System) coordinates will be provided for each parcel. Individual tax assessment information is not required for the properties. Any requests for additional information must be made through the contact people listed in this SOW above. SECTION 2 - APPRAISAL REQUIREMENTS & INSTRUCTIONS Appraisal Standards: USPAP Standard 4: Real Property Appraisal Consulting, Development and Standard 5: Real Property Appraisal Consulting, Reporting. The report will be completed in a Summary format. Market Value: Market Value for BLM Land Exchanges: The most probable price in cash, or terms equivalent to cash, that lands or interests in lands should bring in a competitive and open market under all conditions requisite to a fair sale, where the buyer and seller each acts prudently and knowledgeably, and the price is not affected by undue influence. [43 CFR 2200.0-5(n)] Property Interest: The range of value should be concluded as if the properties are owned in fee simple. This would constitute an extraordinary assumption. No title information will be provided to the appraiser. Date of Value: Synonymous with the date of last property inspection; which must be no later than 60 calendar days prior to the submission of the completed appraisal report, unless the appraiser receives written approval from the COR/COTR prior to preparation of the report. Extraordinary Assumptions: The following extraordinary assumptions should be invoked in conducting this market study: (1) That the properties are owned in fee simple. (2) That legal access exists for all the properties. (3) That adequate water is available for livestock on parcels where the highest and best use is determined to be for grazing. That adequate water is available if irrigation is used on any of the properties. Research into actual water rights that may or may not exist is not required. (4) That there is no contributory value existing from surface or subsurface mineral estates. An analysis for surface and subsurface mineral rights is not required. The Appraiser may not assume or invoke any additional extraordinary assumptions without documented written approval from the ASD Reviewer/COR. Hypothetical Conditions: The follow hypothetical conditions should be invoked in conducting this market study: (1) That here are no known improvements, however, if any are observed they should be noted in the report but are not to be included in the range of value conclusions. The exclusion of any noted improvements is an approved hypothetical condition. (2) The ranges of value are to be developed for the private land classes both "as is" and "as if" the Owyhee Initiative Legislation has passed. For the second condition, assuming that the legislation has passed is an approved hypothetical condition. The Appraiser may not assume or invoke any additional hypothetical conditions without documented written approval from the ASD Reviewer/COR. SPECIAL ASSIGNMENT INSTRUCTIONS: A. Stratification of Results: A total of six (6) Appraisal Map Zones for the Owyhee Initiative area have been established. All six are displayed on the master map and each is individually detailed on its own separate map at a larger scale. The maps include identification of the: - Private lands to be traded to BLM - A pool of public lands from which the ranchers will select in order to achieve an equal value exchange - Proposed Wilderness Designated Areas - Proposed Wild and Scenic Rivers Designations. The appraiser will determine the general land types or classes for the properties within each of the six (6) mapped areas based on recent sales of similar properties. The appraiser will report a range of values for the determined land types or classes, for the properties, with in each to the six (6) mapped areas. One section of the report will contain the analysis and range of recent sale prices for each land type or class determined without the influence of the proposed Wilderness and Wild and Scenic River designations. (Sales that are located in areas without designated wilderness and/or wild and scenic rivers.) Another section of the report will contain the analysis and value ranges for each land type or class determined as if the proposed Wilderness and Wild and Scenic River designations are in place. (Sales that are located in a designated wilderness and/or wild and scenic rivers must be included.) This would constitute a hypothetical condition. Sales analysis sheets are required for each of the sales used in the analysis. A highest and best use analysis would be required to establish the general land types or classes for the properties within each of the six (6) mapped areas. A range of values for each of the land classes established by the appraiser must be stated in the report. A discussion of the range of values as it applies to the specified land classes must be included in the report. An example of land classifications that may be found in each of the six (6) map zones are as follows: (the survey does not include irrigated cropland) FEDERAL LANDS 1. Dry grazing PRIVATE LANDS 1. Dry Grazing 2. Recreation If any other stratification scheme is proposed for use in the report, it must have the prior written approval of the ASD COTR. B. Comparable Sales: The market data survey will stratify both the offered and selected lands by land types and uses; and develop a range of values for each based on the best market data available. Sales will be selected based on proximity, sale date, and similarity in value-affecting characteristics. The report will identify individual sales; include sales analysis sheets as outlined in attachment 1 of this SOW. Each sale must be described in narrative form in sufficient detail to indicate how it compares with the appraised property in elements affecting value. Buyer and seller motivations and highest and best use of the sale must be discussed. A sufficient number of sales must be considered and analyzed to insure credible results can be reported. The market data analyzed may have to come from other market areas but must be relevant to the properties. In selecting the comparable sales to be used in valuing a given property type, it is fundamental that all sales have the same economic highest and best use as the properties being valued. In selecting comparable sales for use in the appraisal, the appraiser should also select those sales having the same or similar zoning as the properties being valued. A comparable sales map or a series of maps, showing the relative location of the comparable sales to the property being analyzed will be included, either within the appropriate report section or in the addenda of the report. It is important that the locations of the comparable sales and the property are shown in an adequate level of detail so that a reader of the report, not familiar with the area, can understand the relative proximity of the properties. C. Land Owner Interviews: The appraiser shall interview a representative sample of landowners and as to value-affecting characteristics of property and inquire as to any known sales the owner believes would be relevant to valuing their property. D. Inspections: The appraisal is required to make low-level (500 to 1000 feet) aerial inspections of at least 80 percent of the properties which will be evidenced in the work file by photographs, and notes. The COTR will make arrangements for someone familiar with the area to accompany the appraiser on these inspection flights if requested. Some representative on-the-ground inspections are encouraged as well as time and weather conditions permit. E. Confidentiality: The property and ownership information given in this statement of work pertaining to the Owyhee Initiative proposal is to be kept confidential. The market study report and all information furnished to the Appraiser are DOI internal documents and are to be considered confidential by the Appraiser. The general public is not an intended user of the market study report; however the Appraiser must also be aware that the Freedom of Information Act and Agency policy may result in the release of all or part of the market study report to others. If sales analysis includes information considered confidential, the confidential information can be omitted from the report by disclosing the confidential nature of the sale. ASD may require verification of the information verbally or in writing so an understanding of the sale analysis is possible by the reviewer. In no circumstance must such a confidential sale be the exclusive sale for a value conclusion of a specific land type. The Appraisal Services Directorate - ASD will not normally accept custody of confidential information. Should the Appraiser find it necessary to rely on confidential information, he or she will contact the COR for instructions. The COR will arrange for the reviewer to view the information and provide further instruction to the Appraiser regarding handling and storage of the confidential information. GENERAL ASSIGNMENT REQUIREMENTS & INSTRUCTIONS: 1. The contracted Appraiser must hold a valid State Certificate as a Certified General Appraiser for the jurisdiction in which the property is located. (Valid credentials include those obtained directly from the jurisdiction, those issued under a reciprocity agreement, and/or those characterized as "temporary" under the jurisdiction's licensing and certification statutes.) The appraiser must have experience in dry grazing, riparian, and recreational valuation in high mountain deserts, with and with-out the influence of wilderness designations and wild and scenic rivers designations. 2. The Appraiser's Scope-of-Work must result in credible assignment results for the intended use. 3. The ASD Statement-of-Work and employment contract (purchase or task order) must be included within the Addenda to the appraisal report. 4. The appraiser may be required to attend a pre-work meeting with the property owner, the Bureau of Land Management and ASD. The date, time and place of the meeting (if required) will be coordinated by the COR and communicated to the appraiser and other necessary parties. 5. This report does not require that each sale is individually confirmed by the appraiser; however, the sales analysis sheets must show that the information was attained by reasonable and reliable sources. 6. The appraiser's conclusion of highest and best use must be an economic use. A non-economic highest and best use, such as conservation, natural lands, preservation or any use that requires the property to be withheld from economic production in perpetuity, is not a valid use upon which to estimate market value. 7. The report will be reviewed for compliance with the terms of this Statement-of-Work and USPAP Standards 4 and 5. Findings of inadequacy, if any, will require clarification and/or correction to the report. 8. No regression analysis may be employed in the analyses without prior discussion with, and written concurrence of, the Review Appraiser. 9. If sales to government entities, including sales to non-profit entities with the intention of transferring the sale property to a governmental entity, are included in the report, they must be prominently identified and confirmed with at least one party to the transaction. SECTION 3 - (Acquisition Services Directorate) CONTRACTING, PERFORMANCE & PAYMENT Contracting Officer's Technical Representative (COR/COTR) Any questions regarding these appraisal instructions and/or technical requirements for this solicitation should be addressed to the COR/COTR. The Contracting Officer's authorized technical representative (COR/COTR), for this assignment, is as follows: Thomas E. Dobbin-RPRA Senior Appraiser Appraisal Services Directorate 1387 S. Vinnell Way Boise, ID 83709-1657 Voice: (208) 373-3871 Fax: (208) 373-3859 Thomas_dobbin@blm.gov The COR/COTR will also be the ASD Review Appraiser, unless identified otherwise. A second level review will be completed at the ASD Regional Office in Portland. Contracting Officer: Patricia A. Fort BLM, Idaho State Office Contract Specialist 1387 S. Vinnell Way Boise, ID 83709-1657 Telephone: 208-373-3910 Fax Number: 208-373-3915 Patricia_fort@blm.gov PERFORMANCE: Unless otherwise agreed upon, two draft reports are to be submitted to the Appraisal Services Directorate not later than June 1, 2008. The submitted appraisal reports will be reviewed for compliance with the terms of this Statement-of-Work and USPAP. ASD will review the report within thirty (30) calendar days of receipt. Findings of inadequacy, if any, will require clarification and / or correction. Review comments and suggestions, if any, will be provided to the appraiser - after which the appraiser will submit one signed copy of the report for final review. Corrections, if needed, must be with-in one (1) week of notification by ASD. Upon review and acceptance of the final report, six additional signed original final reports are to be delivered to the Review Appraiser within 15 calendar days after approval. The appraisal report and all information furnished to the appraiser are DOI internal documents and are to be considered confidential by the appraiser. All requests for information concerning the appraisal must be referred to the Review Appraiser. The general public is not an intended user of the subject appraisal report; however, the appraiser must also be aware that the Freedom of Information Act and Agency policy may result in the release of all or part of the appraisal report to others. PAYMENT: Payment will be made after final acceptance and approval by ASD. EVALUATION CRITERIA: This market study solicitation will be based on "Best Value". Cost factors will be considered, however, cost is not expected to be the controlling factor in the selection of the appraisal contractor for the work described. Report delivery date, contractor, past performance, and experience and education towards the assignment will outweigh cost in determining which proposal represents "best value" to the government. The appraisal contractor must have extensive working knowledge of USPAP and UASFLA - Yellow Book. The appraisal contractor must have previous experience in appraising similar properties in the same geographical area as described in this Statement of Work that adhered to USPAP and UASFLA. He/she must be a Certified General Appraiser or must obtain a temporary general certification in the State of assignment. The contractor is to indicate in the cost proposal what specific roles, if any, associates or subcontractors will play in the assignment. This does not include office support staff. If any associates or subcontractors are contemplated, then their qualifications must be included with the proposal. If the contractor is awarded the assignment, no other associates or subcontractors may work on the project without prior written authorization from the Review Appraiser. The specific contribution(s) to the appraisal of any and all individuals, other than the signer(s), must be detailed in the appraisal report. If the contractor does not list anyone else as providing assistance, then the proposal is assumed to be based upon the contractor doing 100 percent of the research, analysis and writing. ATTACHMENT # 1 SALES ANALYSIS SHEET REQUIREMENTS This information will be summarized for each sale on comparable sales form/sales analysis sheet and included in the report. All comparable sales forms/analysis sheet used will contain the following: - Sales confirmation source with name, phone number, and date - Buyer and Seller - Date of Sale - Recording Information - Legal Description (can be abbreviated) - Property rights conveyed - Financing terms - Conditions of sale - Market conditions - Location - Physical characteristics - Economic characteristics - Present Use and zoning - Highest and Best Use - Non-realty components of value included in the sale property - An aerial photo (preferably), and/or topographic map with an outline of the sale property must be provided and attached to or incorporated in the sales analysis sheet. - When possible ground level photographs of the sales used in the range of values should also be provided in the report. The sales analysis sheets must show that the information was attained by reasonable and reliable sources and shall be confirmed by the buyer, seller, broker or other person having knowledge of the price, terms, and conditions of sale if possible. Buyer motivation and highest and best use of the comparable sale should be discussed. The sales should also contain a sufficient description so that it is possible for the reader to understand the conclusions drawn by the appraiser from the comparable sales data. If sales to the government or to third party non-profits are included, the appraiser should discuss to what extent the sale was or was not a typical market sale and why.
- Web Link
-
Please click here to view more details.
(http://ideasec.nbc.gov/j2ee/announcementdetail.jsp?serverId=LM142201&objId=1426914)
- Place of Performance
- Address: Bureau of Land Management Idaho State Office 1387 S. Vinnell Way Boise, ID 83709
- Zip Code: 837091657
- Country: USA
- Zip Code: 837091657
- Record
- SN01532075-W 20080315/080313224637 (fbodaily.com)
- Source
-
FedBizOpps Link to This Notice
(may not be valid after Archive Date)
| FSG Index | This Issue's Index | Today's FBO Daily Index Page |