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HomeMy WebLinkAbout28687 / 77-05_ _ _ T .i - �i _ � __.. . .. . . 1�tARCH ? . 1977 PURPOSE: C 0 R R E C T E D '�,' 5 hESOLEJTZON ENTER INTO AGRFEMEI�T FOR AFPRAIS�IL �FRVICES FOR SAWYER CkEEK WATLRSHED F.20JECT INITIATE7 F3Y: DzF,.`r,'CTC?R C)�' �'f>.F:k;S ti � SE iT RESOLVED by the Common Courici.l of t�:e Ca.�y af 4shkosh that the proper Ci�y official_s are hereby authoxized anc� dir���.e� to enter into an appropriate ag�eement with AP�?RAISE�2S. ZNC OF GRFEN FsAY, �25 S. Adams Street�, �:.y_�en ; ay. P7i�c:oz�sin J�30�. to �rovide appraisal services for �he Sawyer Creek Wa�ershed Project at a cast not to exceed $4,000.00. BE IT FURTHER RESOLVED that the proper City offici��.s are hereby authorize<� and di..rected to transier the su�r, of $4 RG00 �{;� Ekam th� Contingency Fu�.d, Acc°�. n095 6�C, to th� L?gaI E�cpense Account, Pcc:t. ;� 094 651. Money far said ar�praisal servi.cP a� her��v �np,�-c�r�z•ia,�.^d fzon the Lec���1 Exgense Account, a:ll w�thin t�e '_�77 �3u�q4t�. SUBI��ITTEp BY _____���„_,,,,._ - � _..._,..., a...__,.M._._�.:...,...._. , � 9I=P�Oti v - . " �- -�_ �� a .,.....a -• � -� . Februar.y 17, 1977 #� 2p RESOLUTION F'URFOSE : ENTER INTO AGR�;ENSr NT FOR APPR�ISAL SERV3:CES Ft�R SAWYER CREEF: 4-�'ATERSEIED PFOJECT IDII`I'IA'I'ED BY : DIFEC'I'OR C?F PFR�CS � ��' IT R.ESO:i�VED b_y the Ccmrtcn G:�unc .--�t5�4 � e�t� of C�stlkosri , that the p�z�op�r Ci �y ot'=ic � a1_s are: Y�r atharizea and c�irec,ted �, r � to enter r'tn�to� �n appropri� � r���¢� er, wi�.h APPFZAISERS �:NC OF � � ` �� G�:FE�7 B��', 42.�5. Adams �tr, ,t � zeen �Bay, Wisconsin 54301 to ! nrnv 1_C�.� apprai�al. s�v' `c s ft�r �.ize Sawyer Cree'r; tiv'atershed Project �. at a c.osc= nat to e.� e.d $4,0OO.OG. B� T'� Fli��THE ��SnZ,V;�:D �.h�t the p�npe.� Ca-�y �ffi�ia.l_s are Y::-�re:oy �zuth ;ced a.r+.� d�i.rE:^ted to r sfer_ the 5um of $4,OQ0.UQ fram , � �_�a�s_�_�� t��.� Cc�nt.inc�e.ricY Fund, 1,�..ct ;#f;9G 690�,I to ttie Lega.Z Expense Accoun��, ,....m:_.: , :�cct. � G�4 6�1. i-laney f.or G:;i�t a��px:ai�� 1_ serva.c<_� i.� h�r.ehy appro,.�r-z�ted :� �-c�;;� �.lie I:�egal. L:z����-,i�,.��� ?�ccat:ii� , a:� �. F�i.i.:h�.n ttl� �977 �udg�t, ( �7TJ���t ....-.i i ,...:...-...:,..�.,.....,.�..._�.� _ _..__....,....:_�.._...........,. i' � R r���`.r�n ,-'�p liY' Y . l il � ._, ... � 1� � � • � � �. + AGREEMENT FOR FINAL APPRAISAL THIS AGREEriENT, entered into this �/ -�day of Ma r c h , 19 7 7, by and between the D�artment of_Parks _ of the City of Oshkosh , State of Wisconsin __` , hereinafter referred to as the "Local Public Agency," and Appra i sers� I nc. of Green Bay , herinafter referred to as the "Appraiser," WITNF.SSETif THAT: WHEREAS, the local Public Agency proposes to acquire certain property hereinafter referred to as the Project Area (mor� particularly descri.bes hereinafter) and desires to obtain an appraisal of each parcel in the Project Area, including al1 improvements structures, appurtcnances, or other elements of value which are recogni�ed b� the courts in eminent domain proceedings; and WHLREAS, the Appraiser represents that he is autlzorized and quailfied to make such ap�raisal and is familiar with re�ogriiz.ed ap�nra:isal prac�ices and �vith the standards required for determining values zn eminent domain proceedings; NOW, THEREFURE, the Local Public Agenca% and the Appraiser, for the considera.tions and under the conditions hereinafter set forth, do agree as follows: 1. The Appraiser agrees to: a. riake a personal inspection of each parcel in ttie Project Area inc7_uding al.l improvements, str.uctures, signs, adverCising displays, f_ixtures, appurtenances, or other elements of value thereon or thereunto belongi_ng which are recognized by the courts in eminent domain proceedings and to advise the Local Public Ageney, in a written report, of his opinion. of the fair market value of each such parcel. b. Provicie the owner of each parcel or his designated representative an opportunity, by reasonable advance notice in writing or otherwise, to accompany the Appraiser during his detailed inspection of the property. In the process of inspecting property, the Appraiser sha11, to the extent practicable, ascertain the rights of all parties in possession and note for consideration ali factuai in=ormation and comments turnished by the owner or his representative relevant to the appr�isal. If another Appraiser is also to appraise the same property, each Appraiser shall make a reasonable effort to inspect the parcel at th;�. same time, as not to inconvenience the owner of each parcel or his designated representative; ho�vever, each Appraiser must otherwise prepare his appraisal report independently. Each Appraiser sha11 notiiy the Relocation Sp2cialist of the Local Agency, by reasonable advance notice iri writing or otherwise of the date and time of_ the inspection for each parcel, and ±o provide a reasonable opportunity for said local repre- sentative to accompany the Appraiser during inspectian. ' c. Verify, insofar as is practicable, all recent sales of the property appraised, and all recent sales of comparable property which the Appraiser has taken into consideration as reflecting the fair market value of the property appraised. Such verification shall include inter_viewing the seller, buyer, agent, or any other person kno�an to have participated in the transaction, to ascertain the consideration, the terms anci conditions of the sale, any special f actors affecting the amount of the consideration, and the actual condition of the property at the time of transfer. d. Complete appraisal report _ 45 days following notice by the Locdl Public Agency to proceed with the appraisal of each certain parcel. The property ana]_ysis, pursuant to Section 3(a), �vill be submitted to the local agency five (5) days prior to the completion of the appraisal report. 2. The report in 4 copies shall, in form and substance, conform to recognized appraisal practices and to the principles of evaluatin� propertq far determining values in eminent dom�in proceedings. In determining the fair market value of the proPerty, the Appraiser sha11 disregard any decrease or increase in the fair marl�et value of the reaZ property to be acquired (or tlic: entire p�•operty of the o�•mer _+_ the case of a partial taking) prior to tl�e d�r_e of. ��aluaii��n caused by the puhlic im�ro�.eme��t or project for which the property woul.d be acquired for such improvement or. project, other than that due to physical deterioration with:in r�asonable control of the owaer. , 3. The report shall, among other things, contain the following: a. A praperty analysis that lists, identifies and classifies as to ownership and type of improvement a11 items of physical property considered to be part of the real property. The property analysis shall also identify tangible personal property located on the premises to the extent reasonably necessary to prevent misunderstandings as to what is regarded as being real or personal property. Bui]_dings including appurtenant movable building equipment, structures, other improvements, and fixtures, including their accessories and spare parts, shall be identified and classified as to ownership and type of property as follows: (1) Ownership. (a) Owner of the land. (b) Each tenant in occupancy. �(c) Each non-occupant ocaner of any fixtures or other improvements, � or personal property on the premises. (2) Type (a) (b) (c) (d) of building Building, structure, or other fixed improvement. Building equipment, movable. Fixtures, classified as to whether economically movable for reuse, movable for salvage on:Ly, or inunovable. Persanal property, identified as to types and approximate amounts or otherwise, as needed to obviate misunderstarcdings as to the classification of any item. � b. The A�praiser's opinion of the fair market value of each parcel including improvements, structures, signs, advertising displays, fixtures, appurtenances, or other elements of value recognized by the courts in eminent domain proceedings. In the event that the parcel is improved, he shall state the age, dim ensions, kind, character and conditinn of each of the various structures, improvements, signs, advertising displays, or fixtures appertaining to the property together with the Appraiser's opinion of the property's highest and best use and an allocation of the value and utility of each such structure, improvement, fixture (or other element af value) in relation to the highest and best use to which the propert� in the Appraiser's opinion, is adaptable. It snaii inaiude a photograph of the property, along wi�h i.he date said photograph was taken. c. A report of any and all circumstances found by the Appraiser to exist with respect to unlawful condition, use, or occupancy of the property being appraised. d. The names and addresses of the present owners of the property, the date and place of recording the instrument of conveyance under wT7ich the owners claim title, any other sales of the property during the last f.ive (5) years preceeding the appraisal, and recent offer(s) by the owner to sell his property. e. A statement of all sales af comparable proper.ty which the Appraiser has taken into cons3_deration in estimating the fair mark.et value of the subject property. The statement covering sales of comparable properties shall indi.cate the factors of comparability and shall set forth the names of the grantor or grantee, a general description of the property and its condition, date of transfer, place of recor�iing of the conveyance, and a map, diagram, or other information indicating the Iocation of such sales in relation to the subject properfiy. f. g• �#, The assessed value of the property and the ainount of the current real estate tax levy. A scale map of the parcel being appraised. ������t���� o� gh� ��n�r�1 v41ue ef the property and a h�:story of the rental experiencF�, if any. i. A statement as to existing utili_ties and the adequacy thereof with respect to the service available to the property; a brie� description of the character of st7•eet improvements approximate to the site of tt�e property appra_ised; and a statement shoraing transportation, sctiool, marketing, and other miscellan�ous facilities such as chur.ches, parks, playgrounds, and public libraries. 1 j. A statement as to whether or not the property or any portion thereof is subject to special assessments; if so, the nature, amount, and number of years during which payments must be made. k. A statement of all factors taken into consideration by the Appraiser believed by him to influence, either favorably or unfavorably, the market value of the Project Area; together with a statement concexning the activity of the real estate market in the immediate area within and surrounding the Project Area during the past few years and current market conditions. 4. The report shall contain additional information under the following circum- st<�nces: a. Inspection. If an owner of a compensable interest in the property or a representative of such owner does not accompany the �.ppraiser during tlie inspection, the Appraiser shall include in his appraisal report a copy of his notification to such owner of such opportuciity to accompany the Appraiser, certified by the Apprai.ser to have been delivered ro such owner personally or by certified or registered mail not less than seven (7) days prior to his inspection of the property. b. Tenant-Owned Improvements. If any buildings, structures, fixtures, or other improvements, comprising part of the property appraised are identif ied, as provided in Section 3(a) of this agreement, as being the property of a tenant who has the right or obligation to remove them at the expiration of his term, the Appraiser shall apportion his estimate of the fair market value of the real property appraised, including the property of each such tenant, to the landowner and the tenant or tenants so that the amount apportioned to each tenant for his interest in the real property will be the greatest of (1) the fair market value of the tenant's leasehold interest in the property, (2) the amount which the tenant's propertp contributes to the fair market value of the progerty as a whole, or (3) the f air market value of the tenant's improvements for removal from tl�e property. The appraisal report shall state the basis for the valuation of each tenant's interest and furnish the data and ana.lyses on which such valua.tion was made. c. O�,mer-Occupant in a Multiramiiy or Mixed--Use Property. If tiie property is a multif amily or mixed-use (residential and nonresidential) property and t�e owner of a compensable interest therein, as defined in the next sentence, occupies a dwelling i.n the property, the Appraiser shall furnish an apportionment of his estimate of the fair market value of the whole property to such dwelling, or to each owner occupied dwelling if more than one, �:�nd to the remainder of the property. For the purpose of this paragx-; ,�h, an occupant of a dwellir_g shall be considered to oFin a compensable interest in the property if he halds fee title, a life estate, a 99-year lease, or a lease with not less thai� 50 years to run from the date of valuation, or holds an interest in a cooperative housing project �ahich includes the right af occupancy of a dwelling unit therein, or is the contract purchaser of any of the foregoing estates or interests, or has a lease hold interest with option to purchase. The Appraiser's report shall explain how he made the apportionznent and the rationale therefore. d. Fixtures. If machinery and equipment or other fixtures used in a trade or business, farm operation, or institutioazal or goverr.mental function constitute part of the real property appraised, the appraisal report shall contain, or provide as an exhibit, a separate schedule and report, which shall provide separate estimates for each such item, as prescribed below. If there is m.o::L than one owner of such items, a separate schedule shall be furnished on each item are as follows: (1) Description of the item, includiug, as appropriate, the manufacturer, model and serial n�.:mbers, size or capacity, age and concIition, and d�gree of obsalesce.r.ce. Accessories and spare parts, special founda�ions, and power wiri.ng and process piping generally should be listed separately, following the listing of the item or items to which they apply. (2) Estimate of the replacement cost installed of the i.tem as listEd and identified, excluding any elements thereof lisred separatel_y. (3) Bas:is of estimated replacement cost: new or used equipment purchase. � (4) Estimated value in place for continued use as part of the rea]_ property i.e., the contributive value of the it::;a to the fr=ir market value of the real property as a whole. (S) Value in place as a percentage of the estimated replacement cost (Item 4 divided by Item 2). (6) Estimated cost to move--complete, including such expenses as dis- connecting and reconnecting, packing or crating and unpacking, loading and unloading, cartage for a reasonable distance, hazard insurance covering the move, reassembly and readjustment, and all reinstallation costs (less a credit represented by the reported in-place valuation for existing special foundations, power wiring, or process piping). (7) Estimated fair market value of the item for removal from the property at a purchaser's expense. Such value shall be considered to be the probable se_lling price if the item were offered for sale for removal from the property at the purchaser's e�ense, allowing a reasonable time to find a purchaser buying with knowledge of the uses and purposes for which it is adaptable and capable of being used, including salvag� for serviceable components and scrap when there is no reasonable prospect of a sale exc.ept on that basis. The items listed in the schedule or schedules of estimates shall be consistent, as to both the items covered and their ownership with the property analysis, as provided i.n Section 3(a) hereof. In developing estimates for large or relatively unique installations the Appraiser is expected, and is hereby permitted ta use the services of a professional rigger and such other technical specialists as may be needed to enable the Appraiser to provide valid estimates and sound valuafiions. The schedules shall be accompanied and supported by an explanation of the procedures followed in gathering the necessary :�.arket information and technical date and in making the estimates and valuations rep�rted. The princi_pal purpose of the Appraiser's accompanying narrative, ho�aever, ;ust be to explain his analyses and his evaluations of the principal evidences of the dollar amount of the overall contribution of the machinery, equipment, and fixtures to the fair market value of the real property as a whole. The narrative should also explain the principal factors.and data considered in deriving the value estimat�s for particular items of high value or unusual character. The report sha7.l contain any layout plans, sketches, or ptiotographs that are reasonably necessary for locating or identifying the facilities or illustrating the Appraiser`s analyses. e. Severance. In the event of severance, the Appraiser sha11 state his opinion of the fair market value of the whole, the fair market value of the part not talcen, and the value of any special benefits accruing to the part not taken which und�r local law may be talcen into consideration; and shall state his opinion and analysis and the fair allocation of the value of the part taken, and that represented in the diminished value of the remainder, giving due consideration under local law to the value of such special benefits, if any. Where an allocation is made for severance damages, a full statement of the reasons for such an allocation should be made. S. The }>��rf.ormanc_e of services or acceptance of the appraisal reports required hereuzider shall not relieve the Appraiser from obligation to correct any defective work subsequently discovered, and all incomplete, inaccurate, or defective wortc sha1.1 be remedied by the Appraiser on demand without cost to the Local Pu.blic Agency. 6. In the event that the testimony of the Appraiser is rec�uired in any legal proceedings in connection with the Loca1 Public Agency's acquisition of the property herein referred to, the Appraiser agrees to appear as a witness on behalf of tl�e Local Public Agency and agrees that the fair and reasonable compensati.on for his services shal�. be the sum of $� 50• pp __ per day for each ful.� day's attendance in court. In the event such attendance shall be one-half day or less, compensation shall be made on the basis of $75,OOfor such half day. The Appraiser shall keep such personal records of all details with respect to the appraisal of parcels as will enable the ApPraiser to appear a:; such �aitness. '' 7. It is understood and agreed that the Appraiser shall receive compensation for services performed hereunder (except as provided in Paragraphs 6 and 9 hereof) in total amount of $�� which services s�iall include reinspection for additional or supplemental daL-a as required under provision of Paragraph 5 hereof, and which shall include such supplemental services as may be necessary or desirable to enable the Appraiser to perform the services required under Paragraph 6 hereof (exclusive of payment for actual court appearances). 8. The Local Public Agency shall furnish a map or plat of the Project Area and the legal description and dimensions of the parcels. On such map the parcels shall be designated by number, and in the appraisal reports the numbers used shall correspond with the numbers shown on the map or plat of the Project Area furn- ished by the Local Public Agency. The Local Public Agency shall also furnish the tract ownership data required to be included in the appraisal report by Section 3 (d) hereof. 9. If the Local Public Agency desires to include any additional parcels the Appraiser. will, if requested by it, in writing, prior to completion of work hereunder perform the same services as herein set forth in connection with such additional parcels at the rate of $�r�`pp per parcel. and otherwise upon the same conditions as herein set forth. 10. The Local Public Agency may at any time by notice in writing to the Appraiser exclude any parcel or par.cels from the operation of this contract and in such event equitable adjustment shall be made for all work completed and accepted prior to such exclusion and for any substantial amount of work or service periormed to the date of such exclusion but not in such form that it can be accepted by the Local Public Agency, such adjustment in no event to exceed the total amount provided in Section 7 heieof (but exclusive of the provisions of Sections 6 an.d 9 hereof). 11. The Agpraiser's abligations and duties under this contract shall not be assigned in whole or in part, but this shall not prohibit the assignment of the proceeds due hereunder to a bank or financial institution. This contract may be assigned by the Local Public Agency to any corporation, agency, or instrur,.entality authorized to accept such assignment. 12. The Appraiser agrees that his report and conclusions are for the confidential infcrmation of th2 Local Public Agency and �.l;at he will n�t disclos� Y:is ccn- clusions, in whole or in part, to any person whatsoever, other than to submit his written report to the Local. Public Agency, and wi11 only discuss the same with it or its authorized reprE::sentatives, until called uPon to testify in relation to such report and conclusions under oath in a judicial forum for the purpose of determi_ning fair market value. 13. In the event of hreach of. any conclition or provision hereo�, the Local Public Agency shall have the right, by prior caritten notice to the Appraiser, to termin:�te the employment of the Appraiser hereunder and cancel this contract and have the work thus canceled otherwise performed, without prejudice to any other rights or r.emedies of the Local Public Agency. Tfie Local Public Agency shall have the benef it of such work as may have been completed up to the time of such termir�ation or cancellation, and with respect to any part which shall have bEen deliver�_�d to and accepted by the Local Public Agenc.y there shall be an equitable adjustment of compensation, which in no event shall exceed the total amount pr.ovided in Section 7 hereof (but exclusive of the provisions of Section 6 and 9 hereof), 14. The term "parcel" as used herei_n means any contiguous tract of land in the same ownership whether such tract consists of one or more platted lots or a fYactional part thereof. 15. It is understood that the time within which the work is to be performed is of primary importance and of the essence of this contract. The Appraiser will proceed with the work hereunder in such sequence and order as to the different parcels as the Local Public Agency may, in wrieing, direct, and will furnish and deliver the appraisal reports to the Local Pub�.ic Agency as soon as completed. 16. As an inducement to the execution of this agreement by the Local Public Agency, the Appraiser represents and agrees that the Appraiser has not employed any person to solicit or procure this contract, and has not made, and will. not make, any payment or any agreement for the payment of any commission, nercentage, brol;erage, contingent fee, or other compensation in connection with the pro- curement of this c:�ntract; and that the Appraiser has not now, and will not acquire, any interest (including that of real estate agent or broker), direct or indirect, present or prospective, in any of the parcels in the Project Area prior to acquisition of all of the parcels by the Local Public Agency; and has not employed and �aill not employ in connection witti work to be performed here- under any person having any such interest during the term of this contract either directly or indirectly. 17. During the performance of this contract, the Appraiser agrees as follows: a. The Appraiser will not di.scriminate against any employee or applicant for employment because of race, color, religion, sex, or national origin. The Appraiser wi11 take affirmative action to insure that applicants are employed, and that employees are treated during emPloym�nt, without regard to their race, color, religion, sex, or national origin. Such action shall include, but not be limited to, the following: empl_oyment, upgrading, demotion, or transfer; recruitment or recruitment advertising; layoff or termination; rates of pay or other forms of compensation; and selection for training, including apprenticeship. The Appraiser agrees to post in conspicuous places, available to employees and applicants for employment, notices to be provided by the Local Public Agency setting forth the provisions of this nondiscrimination clause. b. The Appraiser will, in all solictations or advertisements for employees placed by or on behalf of the Appraiser, state that all qualified applicants will receive cansideration for employment wit�out regard to race, color, religion, sex, or national origin. c. The Appr�iser will cause the foregoing provisions to be inserted in all subcontracts for any work covered by this contract so that such provisions �vill be binding upon each subcontractor, provi.ded that the foregoing provisions shall not apply to contracts or subcontracts for standard corrmercial supplies or raw materials. 18. No riember of or Delegate to the Congress of the United States of America, and no Resident Commissione� shall be admitted to any share or part thereof or to any benefit to arise herefrom. 19. No member of the Local Public Agency shall participate in any decision relating to this contract which affects his personal interests or the interests of any corporation, partnership, or association in which he is directly or indirectly interested; n�r shall any member, officer, agent, or employee of the Local Public Agency have any interest direct or indirect in this contract or the proceeds thereof. 20. The Project Area is described as follows: Sawyer Creek Bottom land between 9th Ave. � North Washburn Frontage Rd. �n Winnebago County. Consists of approximately 62 acreas. 21• All Requirements and conditions as set forth in attachment "A," attached hereto, and incorporated herein, shall be completed and followed by the appraiser and by the local public agency. IN t•JITNESS �TfiLF�fs'G`r', Tn� parties in trip�icate on �his 25th �aY In the prese��ce of : �ierc.to have causecl this Agreement to be executed of Marc ,, 1977 APPRAISERS IN . F GREEN BAY, WIS. _.:�=- �- . _ �/ /� r� ��f , - // �ppraiser 'Local Public A e cy BY � �:..(� -e"y't�-��� � t.��� , Titl ��� � ' �G2 � � ���ti� �L � � � � �q�w,,,�,�, �ti� � � �:.!�2,� C�i �''���"- � r • "ATTACHMENT "A" �EPA`Z1�t;EtlT QF t;I;TC�Rf�L P.ESOUE;C[S Qox �`�50 � ;•?adison, !�lisconsin 5370i LCC;�L U,�IT CF Gfli'CRGi �<«T AFPP.i�I�ALS Proce�ure: .Ai � � � IY� F. M� � �Y�/ OC� 13 1y�5 D�.PARTMENT OF COMNiUN1TY DEVELOPIIENT , i ne 1 ecal ��i t of governrent ��ti 11 sut:;,:i t. the acqui si ti on appl i cafii on ���i th apprai sal to the Di stri ct Dire�tor if there is a Fecreatien Aids Specialist i�: the district. If there is not a Recreation �i�s Saecialist in the district the application t•:ith the appraisal is subn�itted to the Bureau af �id Progra�s. - . t�!here there is a Recreatian 1'.ids S.pecialfist in District 7h� Di s �ri ct Oi rector reti�i e�•rs upprai sal , provi des Recrea�i ar� fi i ds Speci al i s f: tvi i:fr For�n 2?_UO-f33 a nd send a copy to the 6ureau of Real Es±afie. t��here the� e i s �o Rc:creati �r: Ri ds S�eci al i s � i n Ui s tri c�. �ureau of f:id Progr�,�s sends appraisa7 to Bureau oi Real Esfi�i:e. �urE:au af Rea1 fsf:ate prov�des B�reau of tiid Prograr^s with Form 2200-53. F�praisal Require�nents The appraisal should be an analytical narrat;ve repo3°t follaw�r�� Gur���ent profiessional appraisai przctices imolvirg the application of standard tect�niques, such as con�paratt��e at° ma�°ket, cos�. less depreciation, 2rd incomc apprcaches to �-alue. O�hei` �InY`l:1UC-iS of the r�pt�rf.s such as l�traductory ar.d sUpporting data, ]intiting condit�ors and certifications thould a7sc� meet thc��c .standerds.- n11 ap�raisals should be in�eper,dentiy prepared by qualified lucal unit staff or fee �'� =P?raisers. � Ti�e forr:.ality ar,c4 detail of requir�d docu��entation s,�ill be detersnined, as describc� beloti�, by the val u� 4` tF2 i�eal prop2rty i nvol ved i n each i ns�ance. DepenQi r;� on <<al ue, t:f�e Ue��at�tcnent �•ri l l re:,�i re forral apprai sal reports , abbrevi ated a;�prai sal r�pori:; , o; 5•tl'1 t�E'll i i rcdi nc�s of t��l u�, � �pes of fip�rai sal s �- N. P?OJECT �'i;Lt;E $25,000 - OR h1QRE -- "FORt�G;L APPRAISI`tiL REPORT". �. F�OJcCT �Ji;ii;E S1,000 t0 �25,C00 _ "AGuRE4`il„E[} kPPRAISAL {;EP�f'.i�". C. PROJECT �fhLU� Gr UP T? $l,OQO -"FIt��JING Or= VALUE". 1r,�.°�i_°ia1 . - � � � - - . . �. �re signec� copy of each appra�sal is rec�uir4t�. . 2. The cast of land appraisal is noi eligible �or cost sha.rinc assistance und�r the �;ecre�ti�n Rid Progr�ns. 3. Separate appraisals are required for each o�Yne;�hi�.- �. F',ore than one appraisal �ay be rec�uired in situations of particularly higFF unit ar total ��alua. 5. Apprai sal s o` ov�r $50,Q00 or hi gh uni �t val uv t�ri 11 be gi e1 d ct�ecl:ed b>> U��ft, 6. �hen t�,•o zp�raisals are sub,��itted only one rrili be certified by b��P.. _. Fer^z1 l;p�rzisal Reoort Rec«irea�ents Fcr projects �;i*h total cost of $25,000 cr more, projects •invoiving tiie prrrr.fiase o� real prcper;,y r're�a anotber pu�lic ay�ncy or exchan�e a� real properLy the folla�•rinc� ��ppraisal req�irc^er:ts a��1Y: 7i�e re;;;,;-t cr ai�y ir;�iividual prop��rty riay vary dependi�rri upo�1 the ty�c� of ��ra�,er Cy� us�cei� c;�;�tGiSei. NGG1L1Utiili Lntd i:1ay iic: iCyiii�eu }�� �itse ui iiiyiiiy S�e�fdiiZrci; j�iO�ei'�ii:i. � �. '�� _2,. T^2 Dar.��'� SF�^.!.:�� CCVE1": (�) �::311�icatfen. Statere��t of qu�lificaticns of all appraiser and/or technicians contributing � t0 tt;e repo: t. (2) S�?t�er.; cr Liritir:c Ca��i�iors. 7i�e apprais�r s1�oulc! s4ate that he assumes th� ti�le to be r.:ar�et,��e, that ne assu::�rc+ r.o respoc:siuility for le�al r�atters, and tfiat all data furnished F�i� Fy-ot1:�:s are presur.:e� correct, tie should also r:�ntton ary other ass�^�ptions he has r:a�e, (3) Pur�ose of �he hp�ra:sal. Include a definitlon of al1 values re��uired and appraised. (4} I�e��itic���cn er Pre�ert:�, Lega7 descriptior of ihe �rhale tract and thar to be acquired, (�) CZ�ard l�rea Oa'_a. 7his dafia (mostly social an� ecenc�n;c) shou7d L�e kept to a nininum ard inc �,:e= only sueh ir.ferr,ation as directly a�fe�ts the Froper�y b�ing appraiseci. (6) Pra�erty r,�ta. (a) Si �e. Describ2 soi7 s topUqt'�p}1y, n�ineral deposi�i:s, easer;ent�, ctr., (b} Ir.:�ro�:_^�n�s. Give a narrative descriptian. ir�cludino �7rn�:r�sians ofi �rincipai l.,ui1dings, � er;ajcr �r�p��ov2r•.erCs. .�(c} Jcu;�:cni. Give a na��rative d�s���iptiQn 9n�luding tfie r_onditiq��, (d� C�r.diticn. The current pt;ysical condit,ion ar�z' �-elative use cnd ut�salescence shall be st?�ec Tor each or group iteni appraised and �•rl�ere applaca.blc: t.hc: repair or rep7ar.en:ent to 5rirg the property to usabl� co�;dii:ion. {e� Rssessed �'alue and Annual 7ax Load, Include the current assc�stn,enfi and dollar a�ount of �°� reaies-tate tax�s. Ififie �prnperty is nat tar,ed the appraiser sha11 estimate �he assess�ent in case it is placeJ upon the tax rc,�il, state the ratc, a�ld give i:l�e dollar �:,aunt o� the tax estii�ate. (f} Zorir,�. D�scribe the zoning for subject and cor.:parable propr�r-t;ies and '1�'� Y'L'LdTt'111cj is - 1:rllc12f1�, d15CUS5 u���er lt�iil �7�, t (7} 1�.;�a1 sis c` F!iahest ar,d Eest Use. State the highest and best markef. use that can be made o �ne prererty ( ard ar:d impt-ove�ents and �.here ap�;licable, m,achinery and eGuip�,�ent) for � r.fiic`� there is a current r�arket. Tne 4�aluation shall be basQd on �:his use. (2} Lar.d L'a�::�. The .appraiser's opinion of the vatue of i:he land sha'll be based upon its iS^�s� ar,d best use, regardless of any existin9 structurES and shall b� sup�artecf b,y ecr:fir:��G cj�rren� factual data (sales ar,d offerie�c;s} nf cor^e,arat�le, or r�early caa�p�:rable, la^ds hzv;rg like optinun uses. Differences shall bE areigh�d rn� e>:�ilained to shaw how they indicat� the value oF the 1Gnd beirg appraisedo (Q) Va�ue Esti�ate by Cost P.�proach. this seciion shail be ir� the fornt of cth-nputative dafia, arra;�te� 1n se �uence, �egir.ning with repreduction or repiace:r.er�t cost, and shall si.ate the so�rce (boo4; ar,d paoe if a national ser��ice) of a11 figures used. 1-he ciol7ar ar-A«n�s of physical c�e.eriora4ion ane� functior.al and econor�ic obsolescence, ar~ the omission o� sane, sE;a11 Ee exalaired in narrative form. This proGed��re r,.ay be o�E,ii�eci an improvements, both real at d persor.al, for which only a salvage or scrap value is est.i!r,ated. (ZOr Value Es*i-zte b Ii:cc^e l.pproach, �This shall in�lude adequate f�ctual data to zupport ezcn s��ure an fac�or usea a�`n3-st�all b� arra�t,eci ir�� r;etailed fc�ri�i to sfror; at least (a} ES�11=•C�L�d gross rent or incen�e; (b) zn itemize�' cs�imate of total expenses incluciiiig reserves for replace�ents. Cepi �.alizat;on of ret inco�:�e sha11 i:� at the rate pt�evail �r�g for fih�is type of property and lo;:ctic�. T;e cepitali�ation technique, rethod ar;d rate used shall be explained ii� r.�rra�ive for�a su�ported by a state:+�.k�ni of sour:.es o� rates ar.d f�:ci:or�s, (Ii) '�?1::e _s:i:-�_e b•: CO�'Dd;"dt1VE.' �'ar�:et.) /��_proach. All ce^.parable sales �iseci st:�l�l bc confinred by �� i,t.t�:T'� S� e�i i•, :�i•o�.cr, cr c��l.e�� ��erscriiavinq i:r;::�rle�r,e c;f tf�: {.:z-ice, t.er��:s ancf ec,r.�i ��cns of sale. Fach cc:�.parat,le st,�,ll be �l�lC�heu �,i,d explainec' in r!�latien to the subject G~C�C�i�' �0 1fi;lCltr� fi1P r�.tcnnin� h�^hir.ri tiin anr.ra�cr�r'c final valirA nctimatn f��nm thic � .I 1 • • -3- (?2) In�er�re�=�icn a;:d Co��reletion of Estir.�ates. The appraiser st�all interpret the foregoing eszir.,at�s �r,ct sna T—stute �7s reasuns �:hy ene or r.�ore of the corclusions reached in iteTS (9), (lOj, ar.� (�1) are ir,��icative of tt�e i�af-ket value. _ (?3� i���la`ic•n or 'r.istory of Conveyance_(�ro.�ert-y s�alcs zrd trznsfers). Include parties to the tr�:+sactic,:s, �'ates of purcfyase, ai;d ar�aur�ts oi carsi e�n far 4t least 10 years prior to a;,�raisal. . {�4� Certi�icatic� of .`tppraiser, � - (a} Ha has �ersonally inspected the prop�rty. . {�} He has r.e preseni, or centerplated interest in tlie property. .{c} That i� hi s o�i ni on the market val ue oF �f�e taki r�g as af' ___ � s a uation �ate S � Si SnatureT�� _ Date reF�ort s4b�ni tte.dj-�-� (la) Exhibits a^d fidder.da. (aj Lcca�io� t:ap. I/ (t•)ithin the city or araa) - (b) Ce:�lzra�ive �`:ap Gata, (Sho��r eographic location n� �he a��praised �rrt��erty and �itc� co�parative Farcels analyzed.�} � (c) Detail ef tne Ca�:��ar�tive Data. (�;arrai.ive) (d) PZo� Plan. 1/ � . {ej Fleor ?lans. �(i�lhen needed to explain the value esi.�irate} . . 1/ n11 naps and plans r,ay b2 bound as facing pages opposite the �escription, tabulaiionf or discuss7c�ns — �ftey ccacern. (f) P�oao^rz�hs, pictures sha71 shoti� at least the fr�nt elevaticn o` the najor improverrents, pi�ss a;:y� 4nusual features. l�'hen a large nt,��:ber of bui7dings are involved, includir�� � ����l�cates, one picture may be used for eacir type, Yieti•rs of the best cam�arables s}�ouid � includ�d hhenever possible. Except fior the ove�°all vie�rr, ph�otasi-�,phs nay be bour�ct as pa5°s facir.g the discussion or de�cripi.ion to Yrhic � the phatagra�?h:; pertain. Al l - �rephic r:ateria1 snall in�lude captions. (S) Qthe^ Pertinent Exhibit$. B. �`-.�Srevia�ed r^arzis?1 Reaort, An abbreviated appraisal repc�r4, compiled by a qualified appr«iser anc! zc;��uate]y relatQd to ccirparable sales, is acceptable far� a. project r�itii �. t�alue esLima�4e �e�reen �1,QG0 �<<� $25,000. The a6breviated repor� should include: (1} a Ie�al d�scrigtion of ii�e real proper•�y fio be ac�uire�! atid a p7a� (2)' th� dtte the va7Ge estimate applies (3} su�rcrting �ata, includir,, t�•;o or three co^parable real property sales, a bt�iet analysis �f those sales, znd a r.:ap sl�o;aing their loca;.iuns relzti�te t� the land acuctired (4) a� a^�lysis and state�:.e+it �f i.he propzr�y's higiesfi arir; I�es� use (5) a st�te.�.�^� c; the �pprziser's experience anci qualifica�io�s (o) the �p�ra;scr's C?T'�i,li`lcation and si,rat±;re (7} 10 _,ear �;is,:ry o` co��.�e,ances (sales �nd tra;,sfer5). zr��lude pari.ies to the t►'ansactions, �a_es o� F::rc�ase, and ����;o�nts of cansic�e;ation for af: ieasL ]0 y?ar� prior to apprais�i�. ~ .. ., �- � - _ �- . `•� _ � - , Y � ' � `'' . _ . -' ' � � C. �ir.di^o of t'e1c.�. 4;nere a parccl has a �•alue �f less than $1,OC�0 ar,d the expenses o� an z;:�r�is� ►,�cJ �' be �ispro�ortionate to its ber,efit, a rrri�ten fir.ding of value by a c�ualified - F�rso:��;iii be �cccpt�ble. ihis finding af ti•alue can be based on ihe indivi�ual`s kno��ledge cf 2a: d val�es, b�et sh�uld incluc�e a stat�,:�nt of the appraiser's ex.perience and c�ualificatien, . i�,clu�i:g a shert ��scr;pticn af the factors he considered and the a�ezns by �;hich he reached _ . his ce.�clLSie�, ihese stateai�nts should be sufficien�l� ��tasie� so as #.� �eab1e the State - Liais�n GT�icer to judge their resp2ctive r,�erits. . � . 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