HomeMy WebLinkAboutDocumentation_Regular_Tab 11IJ_7/23/1998 Memorandum
To: Thomas G. Bradford, Village Manager
From: Joann Manganiello, Assistant Village Mcmager/Village Clerk
Date: July 13, 1998
Subject: Tequesta Village Center Professional Services Proposals for Appraisals
Agenda Items
As you know, on June 11, 1998,the Village Council adopted Resolution No. 31-97/98 Declaring
Acquisition of Land for a Public Road and Village Hall Site to be a Public Necessity, and
Authorizing the Employment of Necessary Experts and the Filing of Eminent Domain
Proceedings. In order to accomplish the acquisition of the needed property,it is necessary for the
Village of Tequesta and the Village Attorney to take legal action and employ real estate
appraisers, surveyors, and other experts.
Enclosed are the proposals for Professional Services which were authorized per Resolution No,
31-97/98 and, subsequently, approved and executed by you, relative to the acquisition of land for
the proposed Tequesta Village Center.
• Callaway & Price, Inc.,Real Estate Appraisers and Consultants (approved by Village
Manager on July 9, 1998)
• K.J. Kissel, MAI, Real Estate Appraiser, Consultant, and Broker (approved by Village
Manager on July 8, 1998)
These Proposals exceed $5,000,therefore, the Village Council's approval of the same is needed. It
is recommended that the.Village Council approve the above referenced Professional Services
Proposals so that these experts may appraise the value of the property in question.
Please place the referenced Professional Services Proposals on the July 23, 1998, Village Council
Agenda for approval.
Enclosures-2
amipro/S1es/asstmgr/priorityapptsury
v. • Village of Tequesta
Callaway & Price, Inc. JUL 0 6 1998
Real Estate Appraisers and Consultants Village Manager's Office
Licensed Real Estate Brokers
■WEST PALM BEACH. ■FORT PIERCE■
Robert J.Callaway,MAI,SRA,CRE Harry D.Gray,MAI,SRA
St.Cert.Gen.REA RZ0000505 St.Cert.Gen.REA RZ0000662
Michael R.Slade,MAI,SRA,CRE ■BOCA RATON.
St.Cert.Gen.REA RZ0000116 Daniel P.Hrabko,MAI
Daniel P.Hrabko,MAI St.Cert.Gen.REA RZ0000048
St.CertGen.REA RZ0000048 USTUART.
Joe R.Price,MAI,SRA Harry D.Gray,MAI, SRA
St.Cert.Gen.REA RZ0000555 SLCert.Gen.REA RZ0000662
Please reply to West Palm Beach
E-mail cpwpb@aol.com
July 1, 1998
Ms. Joann Manganiello
Assistant Village ManagerNillage Clerk
Village of Tequesta
250 Tequesta Drive, Suite 300
P. O. Box 3273
Tequesta, FL 33469-0273
Dear Ms. Manganiello: VIA FAX: 561-575-6203
We would be pleased to prepare a complete appraisal in a Summary Report format on the
Tequesta Village Center site located between Tequesta Drive and Bridge Road in Tequesta,
Florida. The report will include the following:
1: Value of proposed right-of-way on a before and after basis.
2. Value of existing building on a Cost Approach basis (cost estimate to be
provided by others).
3. Market Value of a 52,000± square foot site at the southwest corner of the
Subject Property.
4 Facilitate acquisition of demolition cost estimate (fee to be paid by the
Village of Tequesta).
It is our understanding that the intended use of the appraisal is for purchase negotiations.
The fee would be $7,500 to $8,000, plus related out-of-pocket expenses which will be billed
separately on our invoice. The fee and out-of-pocket expenses are due and payable upon
delivery of the report. We will provide three copies of the final report.
We will have the preliminary valuation information completed in approximately three to four
weeks for our next meeting with a report to follow thereafter.
WEST PALM BEACH - 1639 Forum Place,Suite 5,West Palm Beach,FL 33401 (561)686-0333/Fax(561)686-3705
FORT PIERCE - 505 South Second Street,Suite 230,Fort Pierce,FL 34950 (561)464-8607/Fax(561)461-0809
BOCA RATON - 4400 North Federal Highway,Suite 210,Boca Raton,FL 33431 (561)998-8088/Fax(561)686-3705
STUART - 505 South Second Street,Suite 230,Fort Pierce,FL 34950 (561)287-3330/Fax(561)461-0809
Ms. Manganiello
July 1, 1998
Page Two
If the above is agreeable to you, please sign below as our authorization and return it so that we
may get to work immediately. This agreement is subject to the Agreements and Conditions
listed on the attached page, a copy of which should also be signed and returned to us. Our
work will be done in accordance with the.Appraisal Institute Code of Ethics and Standards of
Professional Practice. Thank you for the opportunity to be of service.
Respectfully submitted,
CALLAWAY& PRICE, INC.
Robert J. Callaway, AI, SRA, CRE
• St.Cert.Gen.REA 000505
RJC:js
Attachments
•
Client: Village of Tequesta
Accepted BylDate: 7— —9.1—
Signature Date
Name and Title (Printed or Typed): I-sl0 0/1 A5 6-' 0t-a �`otz
G-G Vl^ ,r G Cr !L
Client Fed ID#or SS#: S9 - ‘o 44,o&/
Callaway & Price, Inc.
LIMITING CONDITIONS
1. Unless otherwise stated, the value appearing in this appraisal represents the
opinion of the Market Value or the Value Defined AS OF THE DATE SPECIFIED.
Market Value of real estate is affected by national and local economic conditions
and consequently will vary with future changes in such conditions.
2. The value estimated in this appraisal report is gross, without consideration given
to any encumbrance, restriction or question of title, unless specifically defined.
3. This appraisal report covers only the property described and any values or rates
utilized are not to be construed as applicable to any other property, however
similar the properties might be.
4. It is assumed that the title to the premises is good; that the legal description is
correct; that the improvements are entirely and correctly located on the property
described and that there are no encroachments on this property, but no
•
investigation or survey has been made.
5. This appraisal expresses our opinion, and employment to make this appraisal
was in no way contingent upon the reporting of predetermined value or
conclusion.
6. No responsibility is assumed for matters legal in nature,,nor is any opinion of title
rendered. In the performance of our investigation and analysis leading to the
conclusions reached herein, the statements of others were relied on. No liability
is assumed for the correctness of these statements; and, in any event, the
appraiser's total liability for this report is limited to the actual fee charged.
7. Neither all nor any part of the contents of this report (especially any conclusions,
the identity of the appraiser or the firm with which he is connected, or any refer-
ence to the Appraisal Institute or any of its designations) shall be disseminated to
the public through advertising media, public relations media, news media, sales
media or any other public means of communication without our prior written
consent and approval.
8. It is assumed that there are no hidden or unapparent conditions of the property,
subsoil, or structures which would render it more or less valuable. The appraiser
assumes no responsibility for such conditions or the engineering which might be
required to discover these factors.
•
7
Callaway & Price, Inc.
9. Unless otherwise stated in this report, the existence of hazardous substances,
including without limitation asbestos, polychlorinated biphenyls, petroleum
leakage, or agricultural chemicals, which may or may not be present on the
property, or other environmental conditions, were not called to the attention of,
nor did the appraiser become aware of such during the appraiser's inspection.
The appraiser has no knowledge of the existence of such materials on or in the
property unless otherwise stated. The appraiser, however, is not qualified to test
for such substances or conditions. If the presence of such substances, such as
asbestos, urea formaldehyde foam insulation, or other hazardous substances or
environmental conditions, may affect the value of the property, the value
estimated is predicated on the assumption that there is no such proximity thereto
that would cause a loss in value. No responsibility is assumed for any such
conditions, nor for any expertise or engineering knowledge required to discover
them.
10. The Americans with Disabilities Act ("ADA") became effective January 26, 1992.
The appraiser has not made a specific compliance survey and analysis of this
property to determine whether or not it is in conformity with the various detailed
requirements of the ADA. It is possible that a compliance survey of the property,
together with a detailed analysis of the requirements of the ADA, could reveal that
the property is not in compliance with one or more of the requirements of the Act.
If so, this fact could have a negative effect upon the value of the property. Since
the appraiser has no direct evidence relating to this issue, possible noncompli-
ance with the requirements of ADA in estimating the value of the property has not
been considered. •
Callaway & Price, Inc.
CONDITIONS OF AGREEMENT
1. Premise: The completed report shall comply with the professional and ethical
standards of the Appraisal Institute. The report will be addressed to the Client, or, as
directed by the Client.
2. Compensation: The fee is due and payable as designated in the contract letter; the
retainer is to be sent to the Appraiser along with the signed contract letter, which
constitutes authorization to commence the assignment. The
Appraiser's/Consultant's compensation is in no event contingent upon a
predetermined value or conclusion.
3. Completion Date: Every effort will be made to deliver the report as per the specified
date in the contract letter. _If delays occur for reasons beyond the control of the
Appraiser/Consultant, such as not receiving necessary data requested from the
Client in a timely manner, changes in the scope of services of the assignment, acts
of God, et cetera, the due date shall be extended.
4. Changes: The Appraiser/Consultant shall, to the best of his ability, complete the
assignment in compliance with professional and ethical standards of the appraisal
industry. Changes which are not in keeping with these standards will necessitate a
new contract letter and renegotiation of the original fee; or billed on a time basis plus
the original fee.
5. Cancellation: This agreement may be cancelled by the Client by written notice, or
telephone followed by written notice. Appraiser/Consultant shall submit a statement
based on professional time and expenses accrued, if applicable, for all services
expended to the date of cancellation.
6. Additional Report Copies: Additional copies will be furnished upon request, and pre-
payment of$1 per page per report.
7. Collection: All fees and expenses are due upon delivery of the final report. A late
charge of_1.5% per month shall be imposed on balances unpaid 30 days after the
statement date. If collection efforts become necessary, all costs for same, including
court costs and attorney's fees will be added to the balance due. We are currently
operating under an agreement with a collection agency which charges us 53.8%. IF
THEIR COLLECTION SERVICES ARE REQUIRED, CLIENTS TOTAL BALANCE
DUE WILL BE INCREASED BY 53.8%.
Callaway & Pricey Inc.
8. Limiting Conditions: This agreement and the completed report shall be subject to the
attached Limiting Conditions (also included in said report).
9. Confidential Data: Data assembled for the assignment will remain the property of the
Appraiser/Consultant. Data provided by the Client will be held in file, unless other-
wise instructed by the Client, and considered confidential. Appraiser/ Consultant is
authorized by the Client to disclose the report to appropriate representative of the
Appraisal Institute to comply with the Bylaws and regulations of this professional
organization.
I hereby agree to the "Conditions of Agreement"as outlined above.
Client's Name Date of Acceptance
f
K.J. KISSEL, MAI Real Estate
Appraiser.Consultant• Broker
11380 Prosperity Farms Road State Certified General Appraiser#0000873
Suite 216E
Palm Beach Gardens, FL 33410
Village of Tequesta
June 30, 1998 J U L 9 8 1998
Village Manager's Office
Ms. Joann Manganiello
Assistant Village Manager
Village of Tequesta
250 Tequesta Drive
Suite 300
Tequesta,F1 33469
RE: Tequesta Shopping Center Property
Dear Ms. Manganiello:
As requested, I am submitting a fee proposal for appraising the above captioned property, per
discussions at our meeting on Monday. Basically this would involve valuing the following:
1. A 60' RIW per the proposed development plan.
•
2. A 53,000± S.F. site, location of proposed Village office building.
3. The existing building improvements, in"as is"condition.
It is my understanding that this assignment would be"scheduled"as follows:
1. Work to begin as soon as notification to proceed is received by the appraisers.
2. A meeting.to be held on July 23rd.to discuss the preliminary values, and any
issues that need to be addressed.
3. A final report to be prepared following the meeting,if no unusual issues
arise that need to be resolved,(say)`within 1-2 weeks following the meeting.
The fee would be for appraisal work, meetings, consultation with building contractor, and report
preparation. The total fee is estimated to fall in the range of$5,500 -$6,500.
I have asked Calvin Campbell, the contractor, to submit a fee estimate directly,to you for his
work.
TELEPHONE 561-694-2227 • FACSIMILE 561-694-2231
If there are any questions at all regarding this letter,please don't hesitate to call me.
Yours truly,
,Ken Kissel
cc: H. Adams Weaver, Esq.
KJK/ajh