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HomeMy WebLinkAboutRESPONSE - RFP - 8605 APPRAISAL SERVICESASSOCIATED VALUE CONSULTANTS INC. 333 W. Hampden Avenue, Suite 1005, Englewood, CO 80110 Douglas W. Nitzkorski, MAI, AI-GRS, SR/WA William Bush, MAI 303-789-1006 doug@avcvalue.com March 12, 2018 Ms. Beth Diven CITY OF FORT COLLINS Purchasing Division 215 N. Mason St, 2nd Floor PO Box 580 Fort Collins, CO 80522 RE: Proposal No. 8605 Proposal to provide Appraisal Review Services Only City of Fort Collins Dear Ms. Diven, This is my proposal to provide professional appraisal review services to the City of Fort Collins for the captioned project. We look forward to working with the City on upcoming projects. Thank you for your consideration. Respectfully submitted, ASSOCIATED VALUE CONSULTANTS, INC. Page 2 of 12 FIRM DESCRIPTION History – Associated Value Consultants, Inc. (AVC) has operated continuously since its creation in 1990, with original ownership shared among Doug Nitzkorski, MAI, Tom Olmsted, MAI and Wilson Wampler, MAI. The interests of Mr. Olmsted and Mr. Wampler were subsequently purchased by Mr. Nitzkorski, who has owned 100% of the company since 1995. Location/Contact – The contact information for AVC is: Doug Nitzkorski, MAI, AI-GRS, SR/WA Associated Value Consultants, Inc. 333 West Hampden Avenue, Suite 1005 Englewood, Colorado 80110 303-789-1006 doug@avcvalue.com Staff – AVC maintains a small staff by design. This guarantees a high level of quality control. The staff at AVC includes: • Doug Nitzkorski, MAI, AI-GRS, SR/WA, Principal in Charge • Bill Bush, MAI, Appraiser • Natalie Stokes, Office Manager We propose that the work required for this assignment will be completed by Doug Nitzkorski, MAI, AI-GRS, SR/WA. Resources – AVC maintains a full-service real estate valuation and consulting practice, with all of the necessary resources to provide clients with reliable and professional appraisal and appraisal review services. Confidentiality – AVC maintains a strict policy of confidentiality regarding all aspects of a professional practice, including work product, client communication, etc. Specifically, we comply with the Confidentiality Requirement in the Ethics Rule of the Uniform Standards of Professional Appraisal Practice (USPAP). Experience – AVC has a long history of providing professional appraisal and appraisal review services to a wide array of clients. AVC clients include a large number of law firms, corporations, and governmental agencies. These clients are identified more specifically in a resume that follows. Recent local projects that AVC has been involved with include the RTD FasTracks Program, including numerous light rail line segments throughout the Denver Metropolitan Area; the City and County of Denver’s National Western Center Project; numerous major CDOT projects; and Larimer County’s Fish Creek Road Reconstruction Project. Page 3 of 12 QUALIFICATIONS General – Doug Nitzkorski has been providing appraisal and appraisal review services for more than 40 years. Typical clients include local, state, and federal government agencies, as well as law firms and private property owners. Designations/Certifications – Doug Nitzkorski holds the MAI and AI-GRS designations from the Appraisal Institute, the SR/WA designation from the International Right-of-Way Association, Certified General Appraiser by the State of Colorado, and is included on CDOT’s Pre-Qualified Appraiser List and CDOT’s Qualified Appraisal Review List. These designations and certifications are described in more detail below. Appraisal Institute - The Appraisal Institute is a global professional association of real estate appraisers, with nearly 20,000 professionals in almost 60 countries throughout the world. Its mission is to advance professionalism and ethics, global standards, methodologies, and practices through the professional development of property economics worldwide. - MAI – The MAI membership designation is held by professionals who can provide a wide range of services relating to all types of real property, such as providing opinions of value, evaluations, review, consulting and advice regarding investment decisions, among others. Property types may include commercial, industrial, agricultural, residential, vacant land and others. These individuals have the necessary commercial property valuation experience and knowledge to produce a valuation that instills confidence. MAI designated members agree to adhere to the Appraisal Institute code of professional ethics and standards of professional appraisal practice, underscoring their commitment to sound and ethical professional practice. The MAI designation has long been recognized by courts of law, government agencies, financial institutions and investors as a mark of excellence in the field of real estate valuation and analysis. - AI-GRS – The AI-GRS membership designation is held by professionals who can provide reviews of appraisals of a wide range of property types, including commercial, industrial, agricultural, residential, vacant land and others. These individuals possess experience and knowledge that give them the tools to address the issues unique to general and commercial real property review appraisals. AI-GRS designated members agree to adhere to the Appraisal Institute code of professional ethics and standards of professional appraisal practice, underscoring their commitment to sound and ethical professional practice. Continuing education requirements help AI-GRS Designated members stay informed of developments pertaining to review appraisals, enabling them to provide review appraisals reflecting the latest in professional practice. Page 4 of 12 International Right-of-Way Association - The International Right of Way Association (IRWA) is considered the central authority for right of way education and certification programs, as well as professional services, worldwide. - SR/WA – The SRWA designation (Senior Member, International Right of Way Association), is the most prestigious professional designation granted to IRWA members who have achieved professional status through experience, education, and examination in several right of way disciplines. While the SR/WA professional may be a specialist in one area, they must also be familiar with all disciplines associated with the right of way profession. The SR/WA designation is the only designation reflecting evidence of professional accomplishment in the right of way field. Members holding the SR/WA Designation must recertify every 5 years. State of Colorado - Colorado Certified General Appraiser – This is the State of Colorado’s highest certification for real estate appraisers. Doug Nitzkorski is a Certified General Appraiser in the State of Colorado (CO Certified General Appraiser #CG1728). - CDOT Approved Appraiser List – Doug Nitzkorski is included on CDOT’s list of qualified appraisers. - CDOT Approved Review Appraiser List – Doug Nitzkorski is included on CDOT’s list of approved review appraisers. EDUCATION Mr. Nitzkorski has completed extensive and on-going education during his entire career. Because this proposal is to provide appraisal review services, only recent classes and seminars specific to appraisal review are included here. • Appraisal Institute, Review Theory – General, 5/27/14 – 5/31/2014, 30 classroom hours and 3 exam hours, 100% attendance with a passing grade. This is the fundamental review course offered by the Appraisal Institute, and a required course for individuals pursuing the Appraisal Institute General Review Designation (AI-GRS – Appraisal Institute General Review Specialist). • International Right-of-Way Association, Course 410 – Reviewing Appraisals in Eminent Domain, 11/14/2014, one-day class with exam. This course deals with various types of reviews, common mistakes in appraisals, USPAP as it pertains to review appraisals, and review reports. Page 5 of 12 • Appraisal Institute, Appraising the Appraisal: Appraisal Review – General, 3/16/2012, one-day class. Designed specifically for appraisers who also review appraisals, this seminar presents methods for performing review assignments efficiently and effectively. • CDOT, Appraisal Review Assignments for CDOT, October 28, 2011. This 3- hour presentation included a discussion of CDOT’s expectations for contract review appraisers, CDOT review procedures and CDOT forms. • CDOT, Appraisal Review for CDOT and Local Agencies, July 24, 2015, presented by Mark Pope, MAI. This 2-hour class was offered to reviewers who were named to the CDOT approved review appraiser list. • Other – Many other classes and seminars addressing issues pertinent to review appraisers, including USPAP, Yellow Book, etc. EXPERIENCE The large majority of assignments accepted by Doug Nitzkorski during the past 20 years have involved eminent domain assignments for appraisal or appraisal review. These assignments include both total acquisitions and partial acquisitions. During the past five years, I have provided appraisal review services for: City and County of Denver CDOT Region 1 El Paso County CDOT Region 3 Clear Creek County CDOT Region 4 Larimer County City of Thornton Rio Blanco County City of Greeley Boulder County City of Montrose Weld County City of Longmont Four Mile Fire Protection District City of Boulder E-470 Public Highway Authority City of Loveland U.S. Department of Veterans Affairs Regional Transportation District (RTD) Nearly all of the reviews prepared involve partial or total acquisitions in Eminent Domain actions. Page 6 of 12 PUBLICATIONS/PRESENTATIONS Mr. Nitzkorski has twice served as a faculty member and presented programs at the CLE International Eminent Domain Conference held in Denver. He has also presented numerous programs at local educational sessions presented by the Colorado Chapter of the Appraisal Institute. Mr. Nitzkorski authored an article “No Parking! Measuring Damages Attributed to Lost Parking”, published in the May/June 2011 issue of Right of Way magazine, the official publication of the International Right of Way Association. Page 7 of 12 SUMMARY OF LITIGATED CASES AND COURT APPEARANCES Douglas W. Nitzkorski, MAI, AI-GRS, SR/WA Court Date Client Property Type Type of Trial Property Arapahoe District 9/2015 RTD FasTracks Development Land Deposition Citypoint Aurora, LLC Denver District 1/2013 RTD FasTracks Development Land Valuation Trial (Commission) 35th and Blake Denver District 12/2012 RTD FasTracks Development Land Deposition 35th and Blake Denver District 8/2010 RTD FasTracks Improved Industrial Deposition McClurg Family, LLC Denver District 9/2009 RTD FasTracks Industrial Land Valuation Trial (Commission) Kugler Denver District 7/2009 RTD FasTracks Industrial Land Deposition Kugler Denver District 6/2009 RTD FasTracks Industrial Land Valuation Trial (Jury) McKeeta Denver District 5/2009 RTD FasTracks Industrial Land Deposition McKeeta Arapahoe County 10/2008 SEMSWA Drainage IP Hearing Heritage Place HOA Larimer County 10/2006 Star & Westbrook, P.C. Rural Residential Deposition Gilbert, etal. Arapahoe County 10/2005 Greenwood Village Hotel Land IP Hearing Motel 6 El Paso District 9/2005 CDOT Development Land Valuation Trial (Commission) Banning-Lewis Ranch El Paso District 8/2005 CDOT Development Land Deposition Banning-Lewis Ranch Arapahoe County 11/2002 CDOT Athletic Club Valuation Trial (Commission) Colorado Athletic Club Arapahoe County 10/2002 CDOT Athletic Club Deposition Colorado Athletic Club Arapahoe County 4/2002 CDOT Office/Retail Deposition Cynthia Travis Pueblo District 11/2000 CDOT Industrial Valuation Trial (Commission) Portal Drive Associates Pueblo District 11/2000 CDOT Industrial Deposition Portal Drive Associates Adams District 8/1999 City of Thornton Former Service Station Valuation Trial (Commission) AAA Propane Adams District 8/1999 City of Thornton Former Service Station Deposition AAA Propane El Paso District 2/1999 CDOT Industrial Land Valuation Trial (Commission) Seyfer El Paso District 1/1999 CDOT Industrial Land Deposition Seyfer El Paso District 2/1998 CDOT Vacant Land Deposition Sager-Locke Arapahoe District 11/1997 E-470 Vacant Land Deposition Nevin Adams District 10/1997 E-470 Vacant Land Deposition Adams District 9/1997 E-470 Vacant Land Valuation Trial (Commission) Tower 88 Arapahoe District 7/1997 E-470 Vacant Land Deposition Tower 88 Adams District 4/1997 City of Westminster Pawn Shop Valuation Trial (Jury) Anderson Denver District 4/1997 City/County of Denver Billboard Deposition Arapahoe District 2/1997 CDOT Outdoor Storage Valuation Trial (Commission) Page 8 of 12 SCOPE OF WORK The proposed “Scope of Work” for the Appraisal Review component of this project will provide the Client with a work product that satisfies all requirements regarding the appraisal review process. For each review assignment, the Review Appraiser will: • Personally inspect the subject property and all sales and rental comparables • Review the initial draft report, follow-up draft(s), and the final report for compliance with the following: o Uniform Standards of Professional Appraisal Practice (USPAP) o Uniform Appraisal Standards for Federal Land Acquisitions o 49 CFR Part 24 and 23 CFR Part 710 o CRS 24-56-101, et Seq, and 38-1-101 o Chapter 3 of CDOT’s Right of Way Manual • Complete an appraisal review (technical field review) compliant with the requirements of the Uniform Standards of Professional Appraisal Practice (USPAP), the Uniform Appraisal Standards for Federal Land Acquisitions and Chapter 3 of CDOT’s Right of Way Manual • Assure the appraisal meets applicable requirements • Contact the appraiser (for work done on behalf of the City of Fort Collins) to request any necessary corrections, clarifications, etc. Reviews of appraisals prepared on behalf of the landowner will not include any contact with the appraiser. • Develop opinions to address the completeness, accuracy, adequacy, relevance and reasonableness of the work under review. • Develop an opinion as to whether the analyses are appropriate, whether the opinions and conclusions are credible, and develop reasons for any disagreement • Develop an opinion whether the report is appropriate and not misleading and develop reasons for any disagreement • Complete an Appraisal Review Report using the Colorado Department of Transportation form, dated October 2017, and including an appropriate Appraiser Review Certification • Complete CDOT’s Determination of Fair Market Value (FMV) form • Consult with City of Fort Collins project personnel as deemed necessary by the Client Deliverables: For each review assignment, the review appraiser will deliver (electronically): • Signed Review Report in acceptable CDOT format • Signed Certification in acceptable CDOT format • Electronic signed Determination of Fair Market Value (FMV) in acceptable CDOT format Page 9 of 12 TIMING We proposed to complete our review of the initial draft appraisal promptly. We expect this initial review to be completed within about one week of receipt of the draft appraisal report. If revisions are requested, the appraiser will be encouraged to make such corrections or revisions promptly. The final review, with review report and FMV will follow shortly after receipt of the requested revisions. When two appraisals are anticipated for the same property, we will wait to receive both before preparing our review and FMV, unless directed otherwise by the client. PRICING This proposal includes pricing estimates based on a “per reviewed appraisal” basis. We expect that the City will from time to time require professional appraisal review services for projects involving partial or total acquisitions from multiple ownerships. We also expect that the City may require a review of a single appraisal. At times, the City may require customized professional appraisal review services and/or consultation. In these instances, we will discuss and identify an appropriate scope of work and negotiate a fee for those services. Certain efficiencies result when a review assignment includes multiple appraisals on the same project. The following fee schedule considers these efficiencies, with a sliding fee scale dependent upon the number of reviews to be performed within the same timeframe and project. Number of Reviews in Project Fee per Review 1 – 4 $1,800 5 – 10 $1,650 11 + $1,500 For customized services, the hourly rate for Doug Nitzkorski is $175 for consultation and $275 for litigation-related services. These fees include all costs and expenses. Page 10 of 12 REFERENCES The following list of professional references represents a partial list of clients for whom Mr. Nitzkorski has provided Appraisal Review Services. Contact information is included for each. Mr. Phil Mazur, SR/WA Western States Land Services, Inc. 505 North Denver Avenue Loveland CO 80537 Bus: 970-667-7602 Mobile: 303-589-5282 E-mail: pmazur@ws-ls.com Mr. Brad Rodenberg Transportation Resources Corporation 2850 Serendipity Circle West, Suite 200 Colorado Springs, CO 80917 Bus: 877-494-8067 Mobile: 303-378-6238 E-mail: brad.rodenberg@trscorp.us Mr. Scott Twombly Real Estate Manager City of Thornton 12450 Washington Street Thornton, CO 80241 Bus: 720-977-6228 E-mail: scott.twombly@cityofthornton.net Mr. J Parker, Esq., SR/WA H.C. Peck & Associates, Inc. 4001 Fox Street Denver, CO 80216 Bus: 303-623-6112 x202 Mobile: 303-884-8230 E-mail: jparker@hcpeck.com Mr. Mark Pope Statewide Appraisal Program Manager Colorado Department of Transportation 4201 E. Arkansas Avenue, 4th Floor Denver, CO Bus: 303-757-9335 E-mail: mark.pope@state.co.us Mr. Ed Blieszner, Esq. Welborn Sullivan Meck & Tooley, P.C. 1125 17th Street, Suite 2200 Denver, CO 80222 Bus: 303-830-2500 E-mail: EBlieszner@wsmtlaw.com Page 11 of 12 INSURANCE Associated Value Consultants, Inc. carries all of the requisite insurance coverages required by this proposed contract. We will provide all required insurance certificates, if requested. SUMMARY Associated Value Consultants, Inc. is pleased to submit this proposal. We believe that we are very well-qualified to provide professional appraisal review services for this project. A summary of qualifications for Doug Nitzkorski is included on the following page. Page 12 of 12 QUALIFICATIONS OF DOUGLAS W. NITZKORSKI, MAI, AI-GRS, SR/WA EDUCATION Moorhead State University; Bachelor of Science - Business Administration American Institute of Real Estate Appraisers/Appraisal Institute: Appraisal Principles, Capitalization Theory, Residential Valuation, Urban Properties, Investment Analysis, Water and Value, Case Studies, Report Writing, Standards of Professional Practice Certified through 12/31/19 in the Continuing Education requirements of the Appraisal Institute International Right of Way Association: Ethics, Business Relocation, Skills of Expert Testimony, Valuation of Contaminated Properties, Appraisal of Partial Acquisitions; EXPERIENCE Jan. 1996-Present Owner and president of Associated Value Consultants, Inc. Nov. 1990-Jan. 1996 Co-Owner of Associated Value Consultants, Inc. (successor to Value Consultants, Inc.) involved in the valuation of all types of commercial/industrial properties for various purposes, such as acquisition, financing, foreclosure, condemnation, etc. in Colorado and Wyoming Mar. 1988-Nov. 1990 Associated with T. R. Olmsted, MAI and W. W. Wampler, MAI, doing business as Value Consultants, Inc., Denver, Colorado, a valuation firm active in the valuation of all types of commercial and industrial real estate Nov. 1984 - Feb. 1988 Senior Appraiser in the Western Region Real Estate Valuation Group, American Appraisal Associates, Denver, Colorado Apr. 1982 - Oct. 1984 Associate Appraiser with William Woolford & Associates, Denver, Colorado Apr. 1973 - Mar. 1982 Appraisal Services, Inc., Fargo, North Dakota, progressing from Staff Appraiser to Owner VALUATION EXPERIENCE Extensive experience in the valuation of many types of real estate in over twenty states. Property types include office, retail, industrial, and multifamily as well as vacant land, development land, and gravel properties. Appraisal functions include financing, purchase, sale, insurance, eminent domain, title conflicts and other litigation. PROFESSIONAL AFFILIATIONS - The Appraisal Institute: MAI Member #9630; AI-GRS Designation Colorado Chapter – Board of Directors – 2005-2008 Colorado Chapter – Region Representative – 2007-2008, Chapter Secretary/Treasurer -2009, Vice President – 2010, President - 2011 Colorado Chapter – Leadership Development and Advisory Council Representative – 2006 - International Right-of-Way Association: Senior Member (SR/WA) #5424; Past President of Chapter 6; Past Chairman of International Valuation Committee; Past Member International Nominations and Elections Committee - State of Colorado: Certified General Appraiser #CG1728 COURT EXPERIENCE Testified as Expert Witness in the matters of real estate valuation before U. S. District Court, County District Courts, and County Board of Assessment Appeals. REPRESENTATIVE CLIENTS Governmental: Adams County Parks Arapahoe County Wastewater Authority Arvada Urban Renewal District Boulder Urban Renewal Authority City of Aurora City and County of Broomfield City of Centennial City of Commerce City City and County of Denver City of Grand Junction City of Greenwood Village City of Thornton City of Westminster Clear Creek County Colorado Department of Transportation Denver Water Department El Paso County Federal Housing Authority Internal Revenue Service Metro Wastewater Reclamation District Regional Transportation District Thornton Development Authority Town of Parker Southeast Metro Stormwater Authority Urban Drainage & Flood Control District Law Firms Duncan, Ostrander & Dingess, Denver, CO Krys Boyle, PC, Denver, CO Lind, Lawrence & Ottenhoff, Greeley, CO Mehaffey, Brubaker & Ernst, Boulder, CO Notarianni & Notarianni, Lakewood, CO Opperman & Schell, PC, Denver, CO Starr & Westbrooke, PC, Loveland, CO Williams, Porter, Day & Neville, Casper, WY Corporations/Utilities: Burlington Northern Railroad Engineer 470 Partnership H.C. Peck & Associates Platte River Power Authority Public Service Company of Colorado Ready Mixed Concrete Company Ritchie Bros. Properties Southern Pacific Railroad Transportation Resource Services Union Pacific Railroad United Power Western Gas Supply Company Western States Land Services, Inc. Wilson & Company Almost Anything Stored Arapahoe District 2/1997 CDOT Mixed Use Commercial Inlimine Hearing Quelland Arapahoe District 1/1997 CDOT Outdoor Storage Deposition Almost Anything Stored Arapahoe District 6/1996 CDOT Mixed Use Commercial Deposition Quelland Denver District 4/1996 CDOT Truck Terminal Valuation Trial (Commission) EXDC Adams District 2/1996 Westminster Pawn Shop IP Hearing Anderson Denver District 3/1996 CDOT Regency Hotel Deposition Regency