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Home My WebLink About2011-280 AMS - Chapel Hill Appraisals & Consultants for Efland Buckhorn Sanitary Sewer Appraisals 1 � � CHAPEL HILL APPRAISALS & CONSULTANTS PO Box 33037 Raleigh,NC 27636 (919)932-9908 (919)308-7000 August 18,2011 Mr.Kevin Lindley,PE Staff Engineer Orange County Planning&Inspections Department 131 West Margaret Lane,Suite 201 Hillsborough,NC 27278 klindleynco.oran eg nc.us (919)245-2583 Re: AMENDMENT TO THE "SERVICE AGREEMENT" WHOSE EFFECTIVE DATE WAS JULY 26, 2011, AND THE SUBSEQUENT "LETTER OF ENGAGEMENT" BETWEEN CHAPEL HILL APPRAISALS AND CONSULTANTS (PROVIDER), AND ORANGE COUNTY (A BODY POLITIC AND CORPORATE OF THE STATE OF NORTH CAROLINA). Dear Mr.Lindley, Per paragraph nine (9) of the referenced Service Agreement, the following is an Amendment to that Service Agreement and Engagement Letter, and herein are the understood and agreed changes in the Basic Service, entitlement of additional compensation,and a change in the duration of the Agreement as described herein. Chapel Hill Appraisals & Consultants shall provide an appraisal of the opinion of the Market Value(Before the Takin and the Market Value(After the Taking)by Orange County for the two(2)additional properties identified in Attachment A of this Amendment, and as generally referenced as the Central Efland &North Buckhorn Sewer Extension projects (dated 08/10/2011). G.S. Chapter 40A (Eminent Domain) will be followed when developing opinions of value. "Before Value"will be based on the existing use of each property.The appraiser will consider the Highest and Best Use of each property before the taking in order to develop an opinion of fair market value. "After Value" or Remainder Market Value will be based on the Highest and Best Use of each property after the taking. The opinion of fair market value for the Remainder will consider the impact of the taking,to each property. Scope of the appraisal report is to set forth the opinion of the Market Value Before the taking and the Market Value After the taking by Orange County for the above referenced properties. The process will involve the collecting and analyzing of pertinent data, considering market trends, developing an opinion of each of the properties before and after Market Value and reporting the findings in a written report. At inspection the characteristics and features of each property will be noted. In addition, research and analysis of information regarding each properties neighborhood,competitive market,and historical data will be completed. The following is a summary of the assignment activities involved,but are not limited to: • Each property will be inspected,to observe,note and photograph site features and the improvements thereon(if any)including exterior building measurements as necessary. • Public Records will be researched to compile and confirm information necessary to properly identify and describe each property,its ownership,history,tax status and the affect from any relevant recorded documents. • Zoning Regulations will be researched to confirm legal uses of each property's neighborhood,its competitive market,trends and factors related to each properties highest and best use, • Market Sales Data will be researched and analyzed of similar(or as similar as possible or available)for closed sales of comparable properties,both within the defined neighborhood(if any)and within the expanded market area as needed to develop credible reports. It is hereby understood and agreed by all parties that in completing this appraisal assignment that collaboration with certain other appraisal peers is anticipated,understood and agreed as a component of completing this assignment. It is hereby agreed that Orange County will be invoiced simultaneously upon delivery of the Appraisals which shall be delivered on or before 5 PM, Friday, September YVO11. Any additional time incurred by our requested or required attendance to any Orange County meetings/he ngs and/or court proceedings related to this assignment will be invoiced separately as described below. 77 The fee for providing Appraisals on these additional properties is $5,750.00. Terms are net at billing, 1.5% per month late fee thereafter. Full written reports will be billed separately, as needed, at an administrative fee of 20% each. It must be noted that this fee does not include any court testimony or expert witness testimony for deposition. That will incur an additional fee at a rate of $150.00 per hour, which includes any preparation time, travel time, deposition time, court preparation, any governmental related appearances, and waiting time related to any of the above. If for any reason an opposing side subpoenas us for any testimony/depositions, etc, Orange County will be ultimately responsibility for payment to us as a witness, regardless if as an expert witness or a fact witness at the above billing rate. Intended Use and Users (as generally defined in the Uniform Standards of Professional Appraisal Practice — USPAP)are as follows: Intended Use is to provide Orange County with Appraisals on each property describing the Market Value(Before the Takinel and the Market Value(After the TakinQl by Orange County for the properties identified in Attachment A and as generally referenced as the Central Efland& North Buckhorn Sewer Extension projects while observing G.S. Chapter 40A. The Intended User shall be exclusively limited to Orange County, its employees, third party consultants and staff for the purpose of negotiating appropriate easements (including potential value loss, if any) for the eventual construction of a public sewer line per the provided drawings. The Intended User does not include any member of the General Public or other third party or entity. It is mutually understood that the developed opinions of value (as described herein) might be obtained through a Public Records request and that if such a request is made of Orange County, its employees, staff or third party consultants then the requesting party shall be fully identified to Chapel Hill Appraisals as quickly as is practical, including name and complete contact information. I have not performed any services regarding these properties (other than providing a general opinion of the value ranges of properties in the general vicinity of these sewer extension projects)within the immediate prior three years of this assignment,as an appraiser or in any other capacity. Delivery of the Appraisals will be as a PDF by e-mail to klindley(a?co.orange.nc.us as agreed. It is hereby understood and agreed that Frank Clifton, as County Manager (or his designee) is the representative responsible to the execution of this Amendment on behalf of Orange County, and the signature below is acknowledgement and acceptance of the all the terms and conditions described herein. Sincerely, Everett V.Knight Everett.Knight@_Earthlink-.net Chapel Hill Appraisals&Consultants NC Certified Residential/General Appraiser(A7275) ACCEPTED BY: Mr.Frank Clifton, Date Orange County Manager South Cameron Street Hillsborough,NC 27278 �I I I Central Efland/North Buckhorn Sewer Extension Project �. Easement Condemnation Appraisals Priority List 8/10/2011 New Easement Appraisal OC TAX Permanent Temporary Property Lot area Lot area Easement Easement INDEX# PIN Name Value ,(SF) Acres area SF area SF K02 9854191355 Graham, Daniel Shane $ 68,409.00 247885 5.69 6639 New Fee Simple Condemnation Appraisal OC TAX Total Total PORTION PORTION Property Lot area Lot area TAKEN TAKEN INDEX# PIN Name Value (SF) Acres (SF) Acres E14 9855003159 Forrest,Joseph T. 339314.85 7.79 78565.58 1.80 Revision to Existing Appraisal OC TAX Permanent Temporary Property Lot area Lot area Easement Easement INDEX# PIN Name Value* S( F Acres)** area SF area SF E14 9855003159 Forrest,Joseph T. 260749 5.99 10445 222 "NOTE:This Lot area was obtained from the easement plat done by Coulter,Jewell,Thames,dated July 28, 2011,and represents the area of"Lot 2"where the easements are located. Orange County will be condemning a portion of the total parcel,designated "Lot 1" on the plat,to construct a sewer pump station,with the remainder of the parcel,shown as Lot 2 on the plat,to remain under the ownership of Mr. Forrest